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HomeMy WebLinkAboutPermit L04-069 - CHANG ARTHUR / FREIHEIT AND HO ARCHITECTS - SOUTHCENTER SQUARE DESIGN REVIEWFREIHEIT & HO ARCHITECTS CHANG, ARTHUR JC PENNEY SITE 17200 SC PY L04 -069 Cizy of Tukwila Department of Community Development Steve Lancaster, Director BOARD OF ARCHITECTURAL REVIEW NOTICE OF DECISION DATED SEPTEMBER 29, 2006 To: Mon and Leshya Wig, Wig Properties, LLC -SS King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Notice of Decision. Permit Application Types and Procedures Chapter, Tukwila Municipal Code (TMC,)" (18.104.170 TMC) on the following project approval. Location: I. Project Information File Number: L04 -069 — Design Review L04 -049 — Perimeter Landscape Averaging Type of Permit Request: Type 4 approval for: Associated Files: L06 -055 — Complementary Parking and Parking Variance E04 -019 — State Environmental Policy Act Applicant: Wig Properties, LLC -SS 1. Design review of the Southcenter Square project, which includes 231,100 square feet of new building square footage allocated into three one story buildings, with accessory parking, landscaping and service areas; and 2. Perimeter landscape averaging as allowed under the Landscape Recreation Recycling/Solid Waste Space Requirements Chapter of the Zoning Code, Tukwila Municipal Code (TMC18.52.020 (B).) Steven M. Mullet, Mayor The 18.8 site is northeast of the intersection of Minkler Boulevard and Southcenter Parkway and is addressed as 17200 Southcenter Parkway. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Notice of Decision Owner: Notification: Comprehensive Plan & Zoning Designation: SEPA Compliance: Wig Properties, LLC -SS L04 -069 & L06 -049 Southcenter Square Design Review Perimeter Landscape Averaging Notice of Application for this Type 4 permit was mailed to surrounding properties and posted on the site on August 7, 2006. Tukwila Urban Center A Determination of Nonsignificance was issued on July 26, 2006. II. Decision Based upon the plans and information submitted in connection with this application; the finding and conclusions contained in the staff report dated September 21, 2006; the public hearing on September 28, 2006; and subject to the conditions recited below; the Tukwila Board of Architectural Review determined that the application for Southcenter Square does comply with applicable design review criteria and approves the landscape perimeter averaging. 1. Relocate miscellaneous above ground and wall mounted utility fixtures or screen with landscaping. 2. Improve the alignment of pedestrian paths and minimize elevation changes in the pedestrian system. 3. Modify the planting plan to provide paints in the four foot ransition area long the east half street, decrease the spacing on the groundcovers that exceed 18 inches on center, use specimen plant material to provide year round interest and visual detail on the north elevation of the east building and expand the plantings in the northeast corner. 4. Eliminate the utilitarian wall paks and either use decorative lighting or obscure security lighting, where appropriate. Extend the canopy treatments over two of the four bays of spandrel glazing on the north elevation of the north building and over the center bay of the south elevation of the east building. III. Your Appeal Rights Page 2 of 4 6. Address the architectural treatment on all four sides of the tower feature. The decision on this Permit Application is a Type 4 decision pursuant to the Tukwila Municipal Code (18.104.010 TMC.) Notice of Decision L04 -069 & L06 -049 Southcenter Square Design Review Perimeter Landscape Averaging One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. A party, who is not satisfied with a City Council decision on an appeal, may file an appeal of the Council's decision in King County Superior Court. In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, that is by September 29, 2006. The requirements for such appeals are set forth in the Appeal Processes Chapter of the 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. IV. Procedures and time for appealing 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. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 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. V. Appeal Hearings Process Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal of the EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue an EIS for this approval and any other pending permit applications for the development of the subject property is final. Page 3 of 4 Notice of Decision VI. Inspection of Information on the Application Project materials including the application, the staff report, and other studies related to the approval are available for inspection at the: Department of Community Development City of Tukwila Tukwila Department of Community Development, 6300 Southcenter Blvd., and Suite 100, Tukwila, Washington 98188 Monday through Friday - 8:30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw, who may be contacted at mbradshaw @ci.tukwila.wa.us or 206 -431 -3670 for additional 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. Page 4 of 4 L04 -069 & L06 -049 Southcenter Square Design Review Perimeter Landscape Averaging 2 ;0 • - From: To: Date: Subject: 'Auyy ziU 1 tdertitication staffer "c.armour" <chad©chadarmour.com> "Moira Bradshaw" <mbradshaw@cl.tukwila.wa.us> 7/19/06 5:35PM Rebekah Padgett - Ecology 401 Certification staffer 'wry %sr.. • GEV VIA Hi Moira - ^- ".■ , : Federal Permit Coordinator - 401/CZM Department of Ecology, NW Regional Office 3190 - 160th Avenue SE 1,144, q14--& • Bellevue, Washington 98008 425.649:7129 Fax - 425.649.7098 Chad Armour 6500 126th Avenue SE Bellevue, Washington 98006 (425) 641-9743 (425) 643-3499 fax www.chadarmour.com 1 1111 1 - Pcil'ee" Tel.c-6(09 W4- 9 g etn, A. • u p. - • - 1■ '17 s GOOGJ From: "Leshya Wig" <leshyawig©wigproperties.com> To: "'Moira Bradshaw" <mbradshaw©ci.tukwila.wa.us> Date: 7/25/06 5:29PM Subject: SEPA Addresses Hi Moira, Please see the mailing addresses you requested below. I ZZaMVA-3 1 47 . „Var DOE 111601/451. 3190 160th Avenue SE Bellevue, WA 98008 US Army Corps of Engineers Sisefte-Gkeelowsk 4735 E. Marginal Way S. Seattle, WA 98134 Thanks, t Leshya Wig Wig Properties LLC Office: (425) 957-4774 Fax: (425) 865-8648 tuasciATZW I would like to check the Department of Fish & Wildlife address with Chad. He is on vacation but I will try and contact him, since I do not know the individual contact at this organization. CC: 'Mon Wig' <monwig©comcast.net> , From: "Leshya Wig" <Ieshyawig @wigproperties.com> To: "'Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 7/26/06 9:39AM Subject: Additional SEPA Address Hi Moira, I have not been able to touch base with Chad, but I got the following contact information & address for HPA off of our application: Thanks, Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 Washington Department of Fish & Wildlife North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 Control Number for HPA Permit: 105529 -1 'f+ Page 1 „ # Department of Ecology NW Regional Office 3190 - 160th Ave. SE Bellevue, WA 98008 Rebekah Padgett Federal Permit Coordinator — 401/CZM DOE, NW Regional Office 3190 — 160 Ave. SE Bellevue, WA 98008 Kathy Kunz US Army Corps of Engineers 4735 E. Marginal Way So. Seattle, WA 98134 Wig Properties 4811 134 Pl. SE Bellevue, WA 98006 Larry Fisher WA Dept. of Fish & Wildlife North Puget Sound 16018 Mill Creek Blvd. Mill Creek, WA 98012 K.C. ASSESSOR'S OFFICE ACCOUNTING DIVISION 500 4 AVE — RM 709A SEATTLE, WA 98104 Richard Robohm DOE 3190 — 160 Ave. SE Bellevue, WA 98008 Georgina Kerr 3834 So. 116 St. Tukwila, WA 98168 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION 1, .ck ca HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Project Name: .QIt Notice of Public Meeting Project Number: L ` 1 LO14 /- O11f9 Mitigated Determination of Non - Significance c Person requesting mailing: 14/( Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action • Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Mail : Gail Muller Classifieds PO Box 70 - Seattle WA 98111 V Other rClassifieds Airtic_(_ oic Was mailed to each of the addresses listed on this c;day of year 20gxcl P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM in the Project Name: .QIt Project Number: L ` 1 LO14 /- O11f9 Mailer's Signature: * ' ' 4.0 ek c Person requesting mailing: 14/( atzu, Was mailed to each of the addresses listed on this c;day of year 20gxcl P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM in the HEARING DATE: FILE NUMBER: APPLICANT: OWNERS: REQUEST: LOCATION: ASSOCIATED NOTIFICATION: City of Tukwila Department of Community Development STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED SEPTEMBER 21, 2006 September 28, 2006 L04 -069 — Board of Architectural Review L06 -049 — Perimeter Landscape Averaging Wig Properties, LLC -SS Wig Properties, LLC -SS Steven M. Mullet, Mayor Steve Lancaster, Director 1. Approval of the design for the Southcenter Square project, which includes 231,100 square feet of new building square footage allocated into three one story buildings, with accessory parking, landscaping and service areas; and 2. Approval of perimeter landscape averaging as allowed under the Landscape Recreation Recycling/Solid Waste Space Requirements Chapter of the Zoning Code, Tukwila Municipal Code (TMC18.52.020 (B).) The site is located at 17200 Southcenter Parkway, which is the address of the former J.C. Penney warehouse and automotive service center, and approximately 5 acres of undeveloped area to the east of the developed property. The site is bounded by Minkler Boulevard, Southcenter Parkway, the Macy Warehouse and distribution Center and Southcenter Corporate Square. E04 -019 — SEPA L06 -046 — Tree Clearing Permit L06 -055 — Complementary Parking and Variance Application Notice of Application for this Type 4 permit was mailed to surrounding properties, parties or record, affected governmental agencies and posted on the site on August 7, 2006. Notice of 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report to the Boar Architectural Review L04 -069 & L06 -049: Southcenter Square Page 2 of 17 Public Hearing was posted on the site on September 14, 2006 and published in the Seattle Times on September 15, 2006. COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center ZONE DESIGNATION: Tukwila Urban Center SEPA DETERMINATION: A Determination of Nonsignificance issued on July 26, 2006 DECISION: Approval subject to conditions STAFF: Moira Carr Bradshaw ATTACHMENTS: AR. Applicant's Response — Design Review Criteria A 1.0 Vicinity map and Project Data A 2.0 Site Plan A 2.1 Trellis and Pavilion Elevations A 2.2 Screening Wall Elevations A 2.3 Sign Elevations A 4.0 "S" (south) Building Elevations A 4.1 "S" (south) Building Elevations - continued A 4.2 "N" (north) Building Elevations A 4.3 "N" (north) Building Elevations - continued A 4.4 "E" (east) Building Elevations A 4.5 "E" (east) Building Elevations — continued L 1 Landscape Plan L 3 Planting Concepts for Courts and L 4 Plant Palette and Landscape Perspectives R Recommendations CP Colored Perspective Drawing Staff Report to the BoAlif Architectural Review L04 -069 & L06 -049: Southcenter Square VICINITY INFORMATION PROJECT INFORMATION Background FINDINGS Page 3 of 17 The site encompasses approximately 18.8 acres and sits at the northeast corner of the intersection of Minkler Boulevard and Southcenter Parkway. (Attachment A 1.0) The site's dimensions are 1,292 feet by 632 feet. The site was developed as a warehouse and distribution facility for J.C. Penney department stores. A five acre area, although filled in the 1960's during development of the warehouse facility, was left undeveloped to the east of the warehouse. Southcenter Parkway, the City's main regional commercial corridor, stretches from the site to the west and south and north and is primarily known for its retail, commercial services and entertainment businesses. The exception is a warehouse and distribution facility for Macy's department stores immediately adjacent to the site along the north property line. East of the site is a low scale office development with commercial service and educational businesses with primary access from Andover Park West. Off - Site Wetland Mitigation A 2004 investigation into redevelopment of the site revealed six distinct wetlands totaling 1.6 acres of low quality emergent and forested wetlands on the eastern 5.22 acres. These wetlands developed on top of the fill that was placed in the 1960's on the site. A sensitive areas review and decision was therefore required prior to proceeding with a BAR review for any redevelopment of the site that included the use of the eastern 5 acres. Generally, the six wetlands are low functioning because they have formed on imported fill that was placed on site in the 1960s when the site was converted from agricultural use to warehouse use. The J.C. Penney wetlands are physically surrounded by developed urban area. Due to the isolation of these natural systems and because the plant communities within the wetlands are immature, the wetlands are of low habitat value and an off -site mitigation plan was suggested, developed and approved. The approved off -site Mitigation Plan describes the creation of .88 acres of wetlands, the enhancement of 1.72 acres of existing wetland, and the additional enhancement of .88 acres of adjacent wetland at Tukwila Pond Park. Implementation of the Plan provides compensation for the filling of the on -site wetlands at 17200 Southcenter Parkway and satisfies the City's code requirements for wetland mitigation (TMC 18.45.090.) Staff Report to the Boar6f Architectural Review L04 -069 & L06 -049: Southcenter Square Adjacent Circulation Improvements In addition to the off -site wetland mitigation, the applicant will be expanding and making improvements to the public infrastructure. Two new "half' streets will be dedicated along the north and east property lines. These half streets will be dedicated right of way, improved to public standards, and function like driveways around the site until the adjacent properties redevelop and the remaining halves are improved. The applicant will also be installing a new traffic signal on Southcenter Parkway at the northwest comer of the property. The signal will allow safe left turns into and out of the site. Staff is talking with the owners and managers of Centerplace in order to coordinate access to the development across Southcenter Parkway, directly west of the subject site. Additional right of way is also being dedicated along Minkler Boulevard thereby allowing wider travel lanes and a center turn lane along the length of the proposed development. PUBLIC COMMENT Page 4 of 17 No written comments have been received on the proposed project; however, a phone call was received from the eastern property owner asking if access to the new half streets from the adjoining property would be allowed. Staff's response is that the half streets are designed and improved for through movements and limited access from the proposed project. If and when the adjacent sites dedicate and improve the remaining halves then access will be appropriate. DESIGN REVIEW CRITERIA The applicant has submitted a project description that is Attachment PD. 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; b) Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c) The height and scale of each building should be considered in relation to the site. Four streets will surround the site — the two existing streets, Minkler Boulevard and Southcenter Parkway - and the new north and east half streets. The applicant will be Staff Report to the Boaif Architectural Review L04 -069 & L06 -049: Southcenter Square improving all four streets by providing sidewalks and a landscaped edge along the curbs. Street illumination will also be added where needed. Sidewalks, in addition to being included around the perimeter of the project, will be provided along building entries, connecting store entrances and the perimeter public sidewalks. Additionally, more informal paths are designed to connect the three buildings through the parking areas for the customers. The 231,100 square feet of retail square footage is divided into three buildings that are referred to as the north, south and east buildings. Three main parking areas in the center of the site are created by the distribution of retail space into these three building blocks on the north, east and south sides of the site. The largest paved area, approximately 5 acres, lies to the west of the public entries of the east building. The trash, recycling and loading areas are located adjacent to the public streets; the majority of these areas will be screened with eight foot high walls. The buildings, including parapets, are between 27 and 36 feet. A decorative tower on the south building measures approximately 25 feet on each side and extends up to 60 feet. 2. Relationship of Structure and Site to Adjoining Area. a) Harmony in texture, lines and masses is encouraged; b) Appropriate landscape transition to adjoining properties should be provided; c) Public buildings and structures should be consistent with the established neighborhood character; d) Compatibility of vehicular 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. The three buildings on the site are typical of the size of building located along Southcenter Parkway. They are approximately 500 feet in length and except for the tower on the south building between 27 and 38 feet in height. The depth of the north and south buildings are just over 100 feet and the east building is over 200 feet in depth. In addition to the special corner treatments, the north and south building walls are modulated with offsets that vary from three to 37 feet. (Attachment A2.0) The east building, in particular the north, east and south elevations, are relatively unmodulated with walls that extend from 230 to 500 feet. A number of techniques are employed to reduce the scale of the walls on the east building. Canopies, awnings, and storefront glazing animate Page 5 of 17 Staff Report to the Boaf Architectural Review L04 -069 & L06 -049: Southcenter Square the entry facades. The architect uses low walls that project out and allow plantings on a different horizontal plane, a combination of pilasters of different materials, a lowered cornice line, different wall materials, and additional reveals on the north elevation. In addition to these techniques, storefront glazing and spandrel glass with awnings are added to provide visual interest to the south elevation, which faces Minkler Boulevard. (Attachment A 4.4) 15 feet of perimeter landscaping is required in the Tukwila Urban Center. The applicant proposes averaging the landscape areas located around the perimeter in order to allow flexibility in building width, location and size. In some locations, where less than the minimum is proposed, improvements such as pedestrian canopies, windows and sidewalks are proposed. The exception is the northeast corner of the east building. The new traffic signal installed along the site's northern property line at the intersection of the new north half street and Southcenter Parkway, will be approximately 600 feet from the Minkler Signal to the south and 650 feet from the closest signal to the north. The new north half street does not currently align with the vehicular entrance to the west, across Southcenter Parkway. In addition to the new north half street, the project will have one additional access onto Southcenter Parkway, located generally equidistant between the Minkler and new north half street intersections that will be restricted to right in and right out only. Dedication of additional right of way and street improvements to Minker Boulevard provide sufficient area for a left turn lane. The project's driveways along Minkler Boulevard create block faces of 500 and 400 feet and are evenly distributed along the 1,300 foot length of frontage. The easternmost access point will be for the new eastern half street. Its location is separated by approximately 35 feet from a driveway into the Southcenter Corporate Square development. The new half streets will separate the site from the adjoining properties. Because of grade differences a four foot landscape transition area will be created between the new half streets and the adjoining properties. The Planting Plan (Attachment L1) shows plantings within the 4 foot transition strip to the north but has no plants shown in the strip to the east. The loading and service area for the east building is on the east side of that building and away from the main customer access and the majority of parking. A conflict point exists between customers and loading/service areas adjacent to the eastern edge of the north and south buildings where a driveway to the trash and loading areas share a driveway with customers and then crosses the pedestrian circulation paths leading into the project. 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; Page 6 of 17 Staff Report to the Boart of Architectural Review L04 -069 & L06 -049: Southcenter Square 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; J Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; 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; 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. The site is relatively flat however the buildings will sit approximately three feet above surrounding street grades; except for the southwestern corner of the east building, which will sit approximately five feet above street grade. A combination of court yards are created and placed throughout the project. Adjacent to Southcenter Parkway and at the corners of the public entry side of the north and south buildings are courtyards framed with trellises. (Attachment A2.1) Additional smaller courtyards are centrally placed on the public entry sides of the north and south building and serve to anchor the main north south pedestrian sidewalk system through the parking lot. Additional smaller Pocket Courts are created in the elbows of these buildings where the facade angles and expands out. (Attachment L3) Transitions and ramps as well as stairs are provided throughout the site to allow both accessibility and access for pedestrians. Material changes provide visual cues in the parking lot to indicate to motorists and pedestrians the location of crossing areas. Fifteen square feet of landscaping per parking stall with landscape islands of 100 square feet are required in the interior of the site with plantings located at the ends of each interior row and elsewhere to break up the expanse of asphalt in a parking lot. Oaks and maples are planted along the existing street edges, which complies with the City's adopted street tree plan. Columnar maples are proposed along both sides of the western half of Page 7 of 17 Staff Report to the Board Architectural Review L04 -069 & L06 -049: Southcenter Square the central east west drive. Deciduous Birches are planted at regular intervals along the building and between the largest parking field and the adjacent public streets. (Attachment L1) A special mix of deciduous and evergreen trees, shrubs and groundcovers are shown for the street side of the screening walls. (Attachment L1) 4. Building Design. a) Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b) Buildings should be to appropriate scale and in harmony with permanent neighboring developments; 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; J 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 buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The dominant building materials are brick veneer and concrete tilt up panels. Parapet cornices are formed with EFIS and edged with metal coping. A variety of materials and architectural treatments are used to design the public entry side of the buildings. The entry facades include: cloth and metal awnings, which provide articulation and weather protection for the customers; a variety of window mullion patterns and parapet/cornice heights, which give the appearance of multiple storefronts; brick and painted concrete pilasters with capitals, which provide some modulation; and decorative tile, which is a high quality decorative detail. A circular bull's eye decorative motif is carried out in several different building components providing additional detail and a project identity. The brick pilasters are carried around to the street side of the buildings along with the variable cornice /parapet line and a dropped cornice line that is intended to reduce the mass of the unmodulated building walls along the streets. The tilt up concrete is more evident on these street sides along with a varied reveal pattern. (Attachments 4.0, 4.1, 4.2, 4.3, 4.4, 4.5) Page 8of17 Staff Report to the Boarf Architectural Review L04 -069 & L06 -049: Southcenter Square The design and materials on the north side of the east building, which is designed for the Kohl's tenant, is distinguished from the architectural treatment of the other buildings. Its public entries are highlighted with two freestanding arches finished with porcelain tile. The cornice and stepped parapet line is similar to the treatment on the other buildings. The Kohl's sign attached to the west elevation of the east building provides some detailing on an 25 foot tall 48 foot wide flat porcelain tile wall located between the two entries. Brick used throughout the rest of the site is for the Kohl's space in low planter seating walls and pilasters along the west, east and north elevations. Storefront glazing extends to either side of and behind the gateway arches. Warm earth tone colors that are subdued are proposed with brighter creams acting as accent. (Attachment CP) Greyer colors are proposed for the Kohl's tenant space. Building mechanical systems are located on the roofs of the structures and are behind the parapets. Banks of gas meters are mounted on the building walls facing the streets. Various other utility structures are located on the ground such as transformers, RPBA boxes, and fire hydrants. Several different lighting fixtures are proposed. A decorative fixture is proposed for the public entry side of the buildings and "utilitarian" wall paks are proposed for some sections of the public street side of the buildings. Ambient lighting from the retail spaces will mix with the lighting of the brick pilasters. The Kohl's west facade will rely on ambient lighting from the entry windows and recessed lighting behind the freestanding gateway arches and canopies. 5. Miscellaneous Structures and Street Furniture. Page 9 of 17 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. Several types of freestanding structures are proposed for the site. Trellises, which serve to connect the west to the east and the north to the south portion of the site, will be located over pedestrian pathways. (Attachment A2.1, 2.2, 2.3 and L4) Metal benches, bollards, bike racks and trashcans are proposed with the same materials and with the same design motifs used on the main structures built on the site. Eight foot high screening walls are shown along Minider Boulevard and the new north and east streets and are functionally used to screen the trash and loading areas as well as screen a "blank" wall. They are designed with capped, brick columns, split faced concrete masonry unit (CMU) bases and CMU capped and "stucco" finished wall sections. Decorative metal Staff Report to the Boarf Architectural Review L04 -069 & L06 -049: Southcenter Square work, which reflects the design motif, used throughout the project, tops the walls. (Attachment A2.2) Freestanding walls and freestanding signs are placed along Southcenter Parkway at the center vehicular entrance to the site. Two low curvilinear walls are placed on either side of the center vehicular entrance from Southcenter Parkway. These two walls are stepped and vary in height from two and a half feet to a little over three and half feet. They are anchored with columns and capped in a similar manner to the main structures on the site. On one of the walls are bronze letters with the name of the project "Southcenter Square," and the area measures approximately one foot by 15 feet. The second freestanding sign is 30 feet tall and constructed of brick, concrete and finished with cement plaster, decorative tile and EFIS cornices. The sign area for multiple tenants measures ten feet by ten feet. (Attachment A2.3.) A Kohl's wall sign, which consists of illuminated letters, is attached to the tile wall located between the two public entries on the west elevation. (Attachment A4.4) 6. Comprehensive Plan Consistency. a) Commercial Areas Goal and Policies i. The design includes consideration offeatures that reflect characteristics of Tukwila's history (1.2.4). ii. The development provides adequate parking and lighting (1.7.3) iii. 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). Parking meets the minimum required for retail development. Safe parking lot lighting will be installed. Four general types of lighting are proposed — security lighting for the parking lots and the non public entry sides of buildings, internal lighting that will illuminate the windows along the public entries, decorative architectural lighting attached to the buildings, and the "task" lighting that will illuminate trellises, signs and walkways. The project will connect and extend the City's sidewalk system; no trail system is adjacent to the site. b) Tukwila Urban Center Goal and policies i. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). ii. The development should be designed with an appropriate scale and proportion; pedestrian- oriented features and street front activity areas, such as ground floor Page l0 of 17 Staff Report to the Boar rt f Architectural Review L04 -069 & L06 -049: Southcenter Square 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). iii. Parking areas should be designed with appropriate screening, landscaping and corner site /parking relationships (10.2.6) iv. 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) The project will increase the City's public street and sidewalk system by creating two new half streets that will be expanded to full width streets when the adjacent properties redevelop. The new half streets will allow greater circulation opportunity within the urban center and eventually greater access to adjacent properties. Staff is currently working with the western property owner to discuss alignment with the new signalized intersection being created on Southcenter Parkway and with the eastern property owner to discuss combining their western driveway onto Minkler Boulevard with the new eastern half street. Pedestrian oriented features such as sidewalks, weather protection, enclosures, seating, etc. are being provided throughout the project. Pedestrians on the perimeter sidewalk will be separated from traffic by curb side landscaping. Where the project does not provide street front activity; landscaping, higher quality building materials, miscellaneous structures or building details are provided. Numerous freestanding trellises are shown as linkages between the buildings on site in an effort to encourage pedestrians to walk from building to building. The trellises offer pedestrians weather and vehicle protection, illumination, and places to sit. The west building corners of the north and south buildings have been architecturally emphasized by chamfering the corners and adding planter boxes that transition between the sidewalk and the storefront window, which are approximately three feet above the sidewalk. The southeast corner is treated with a denser high quality landscape. The northeast corner of the site is not treated with any special architectural feature or landscaping. This portion of the property is deficient in part due to the short term need for additional street easement to allow turning movements at the intersection of the two half streets. Cloth awnings, decorative metal work, pedestrian furniture, brick detailing, decorative lighting, pedestrian pathways and a varied plant palette are proposed. Page 11 of 17 Staff Report to the Boarf Architectural Review L04 -069 & L06 -049: Southcenter Square PERIMETER LANDSCAPING AVERAGING CRITERIA The Zoning Code specifies that decision makers may approve modifications of the adopted landscaping standards. The Landscape Chapter specifically states that, "The landscape perimeter may be averaged if the total required square footage is achieved, unless the landscaping requirement has been increased due to proximity to LDR, MDR or HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission decision is all of the following criteria are met: " (18.50.020(B) TMC.) 1) Plant materials can be clustered to more effectively screen parking areas and blank building walls. There are several locations along Minkler Boulevard and the new north half street where the perimeter landscaping does not meet the fifteen foot minimum. Along Minkler Boulevard, where the buildings are designed with storefront glazing and awnings, (Attachment A4.4) the public sidewalk extends up to the building wall and or to the low planter boxes (Attachment A 2.0) The storefront and spandrel glazing are shown at three locations with canopies over two of the locations along this south elevation. The area along the north half street has from 14 to less than 7 feet of landscaping behind the curb. For the near term, along the north half street, the perimeter will be enhanced by from 4 to 25 feet of additional landscaping on the north side of the street. In addition, the use of spandrel glazing where the building comes closest to the public sidewalk or the low planting walls and higher quality building materials will mitigate the lack of perimeter landscaping in front of the blank walls. The perimeter landscaping exceeds the minimums along the east street where there is currently less pedestrian and public activity and more intensive loading/service functions. 2) Perimeter averaging enables significant trees or existing built features to be retained. Not applicable. 3) Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. The City's policy of increasing the network of streets requires the dedication of additional right of way on an incremental basis as sites redevelop. These two half streets, which require over 48,282 square feet of area will, when fully developed, allow joint use of on -street parking and create a pedestrian oriented neighborhood, where driveways and curb cuts can be reduced. Page 12 of 17 Staff Report to the Boartt'of Architectural Review L04 -069 & L06 -049: Southcenter Square 4) Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. Site neighbors are effectively screened from areas that could potentially be a nuisance. The area to the east of the east building has the most intensive loading and service area and that perimeter exceeds the minimum and has a dense planting palette. Activities on site are not expected to be a nuisance to neighbors and will likely attract customers from the adjacent properties. Staffs expectation is that neighbors will want access to the project site and walkways through the perimeter landscaping should be provided. 5) Averaging does not diminish the quality of the site landscape as a whole. The Landscape Architect has chosen a varied and unique plant palette with a rich collection of plant species. (Attachment L4) The majority of the locations where the landscape depth is less than the minimums are where the building facades are pedestrian oriented or where the facades have received special treatment. The exception is the northeast corner of the site where the two half streets meet and the temporary turning radius required additional area. The plant spacing of two to three feet for some of the groundcovers is not typically sufficient to create 90% coverage in three years as required by the Zoning Code. CONCLUSIONS DESIGN REVIEW CRITERIA 1. Relationship of Structure to Site. The new half streets, improvements to the existing streets, the generous walkways into and through the site provide for adequate pedestrian movement. The use of low planter boxes adjacent to the storefront glazing is an appropriate transition technique between the public sidewalk and building wall because of the grade differences between the sidewalk and floor elevations. Several utility facilities such as the meters located along the walls and electrical transformers adjacent to the public sidewalk on the north and east half streets are not adequately placed or screened by the proposed landscape plan. Attachment R identifies where additional screening could be provided or the facilities shifted slightly. The unique paving pattern located between the north and south buildings and the small plaza areas located adjacent to the public entries to the north and south buildings provide additional landscaping and assist in breaking up the parking lots between these two buildings. Page 13 of 17 Staff Report to the Boar »f Architectural Review L04 -069 & L06 -049: Southcenter Square The large parking area in front of the public entries to the east building is moderated by the two 15 foot wide east west pedestrian paths with trellises. The height and scale of the structures are similar and compatible to the other structures in the area. Landscape transitions vary significantly around the site. There are locations where the scale and design of the structures are inappropriate relative to their location next to the sidewalk. Mitigation of these conditions is discussed in subsequent paragraphs. 2. Relationship of Structure and Site to Adjoining Area. The project is successful at breaking up the long block that extends from Strander Boulevard to Minkler Boulevard and from Southcenter Parkway to Andover Park West. Loading and service facilities are located around the perimeter of the site thereby minimizing incompatibility with pedestrians or customers using the site. Opportunity for adjacent property owners is being created by the access improvements. The properties to the north and east, if and when they choose to dedicate and improve their edge of the new half streets will have better and safer access to Southcenter Parkway. The signal being installed on Southcenter Parkway could benefit Centerplace, which is located on the west side of Southcenter Parkway, if they choose to reconfigure the location of their driveway and some parking stalls. The east half street parallels Southcenter Corporate Square's parking lot. Conversations have been initiated with the owners to discuss combining their driveway with the new east half street. This would require the relocation of one of Corporate Square's trash dumpsters and some parking stalls. Regardless of whether the existing adjacent driveway is combined with the new east half street, the two access points on Minker could exist side by side because traffic out of this half street is anticipated to be fairly low. Additional future extensions are planned for these new north and east streets. 3. Landscaping and Site Treatment. The existing small grade differences are preserved and used to create transitional semi - private patio areas overlooking the public sidewalks and street. The small elevation differences allow the applicant to use low walls that act as transitional elements, seating and modulation of the building facades. Some of the grades and widths of the pedestrian paths on site are awkward and not aligned with the natural and likely path of travel but are otherwise safe and continuous around and through the site. Dropping the pedestrians to the grade of the parking lot and using the standard width handicap ramps is adequate but does not promote the movement of customers around the site. More could be done to invite and enhance customer movement through the large parking areas. Page 14 of 17 Staff Report to the Boarf Architectural Review L04 -069 & L06 -049: Southcenter Square The plants shown on the landscape plan will strengthen axes, provide shade and act as attractive focal points. The use of evergreens will help screen unsightly elements of the project such as where building walls are uninteresting or where utilities are located. As mentioned previously, Attachment R shows where utilities should be moved slightly to allow adequate screening or planting modified to improve /create an effective screen. The architect has designed screening walls that reflect the overall character of the site's architecture and when combined with the proposed planting plan will help to screen service areas as well as some of the "blank" walls that face streets. The use of a specimen evergreen tree could enrich several sections of the building facades by providing detail and visual interest in front of the blank walls on the east building. The use of the utilitarian wall paks along the street sides of the buildings does not enhance the buildings' design. They should be removed and replaced with either hidden security lighting, such as spot lights placed behind the screen walls or decorative lighting that treats these facades with higher quality detail. 4. Building Design. The applicant proposes a mix of high quality materials. The project's focus is clearly to Southcenter Parkway where the project relates well to the streets and the street corners in terms of the architectural treatment. A number of techniques are employed to assist with relationships to the north, east and south. The south facade of the east building (Attachment A4.4) will be structurally designed so that it can be modified for store fronts in the future should Minkler Boulevard become a more prominent retail location. The overall design of the buildings and the various building components use good proportions and relationships to one another. Colors are subdued and harmonious with each other. Mechanical equipment for the most part is well screened from public views. Building components for the most part, as well as architectural ornamentation, are integrated into the design in a harmonious interesting way. On the south elevation of the east building, the lack of an awning over the center section of the spandrel glazing seems to interrupt a pattern and rhythm that is created by the design and materials. In a similar fashion, canopy treatment used on the north facade of the north building should be repeated over the spandrel glazing in order to echo the architectural treatment of the window treatment along this wall elevation. Overall, the exterior lighting is subdued and part of the architectural program; the wall paks, as discussed earlier, should be removed so they don't call attention to the utilitarian aspect of the facades facing the streets. 5. Miscellaneous Structures and Street Furniture. Page 15 of 17 Staff Report to the Boar 6 f Architectural Review L04 - 069 & L06 -049: Southcenter Square The proposed pedestrian trellises, planting boxes, bollards, walls, and benches, all harmoniously reflect the architectural style of the building design. The wall sign shown for the Kohl's tenant space exceeds the maximum of 150 square feet that is allowed and will need to be reduced slightly. The two freestanding signs located adjacent to Southcenter Parkway are compatible with and complement the architecture of the project. 6. Comprehensive Plan Consistency. The project's improvements lay the framework for future redevelopment adjacent to the site. A significant value is being added to the City's urban center with the break -up the "super block," which is a long held policy of the City's Comprehensive Plan. The street cross - sections will be high quality and include street trees, landscaping and street illumination. The addition of a traffic signal on Southcenter Parkway will enhance safety for pedestrians and motorists by providing protected crossing and turning movements. The design of the project and the use and placement of materials will result in an attractive, functional piece of the urban environment. The project creates a signature motif with the medallion metal work that is carried throughout the project from the walls, windows, landscape furniture to the one building tower that will distinguish the project. PERIMETER LANDSCAPE AVERAGING The total landscape area provided around the perimeter of the site exceeds the square footage requirement. In the areas with deficient landscape depth, a variety of landscape and architectural treatments are used to compensate for the lack of transitional plantings and the prominence of blank walls on the streetscapes. Blank walls are activated with spandrel glazing and canopies, which are important features when the fairly massive and unmodulated walls are relatively close to the public sidewalk. In other locations, the use of specimen evergreens, high quality building materials and raised planting beds provide modulation as well as visual interest. Further refinements are recommended around the project site where there are blank walls and minimal landscape depth. Specifically, canopies should be repeated over the spandrel glazing on the north elevation of the north building and the south elevation of the east building, and additional plantings should be used in the northeast corner of the site at the intersection of the two new half streets. RECOMMENDATION Adopt the Finding sand Conclusions and approve the design of the project and the landscape perimeter averaging subject to the following conditions being incorporated into the building permit applications: 1. Relocate miscellaneous above ground and wall mounted utility fixtures or screen with landscaping. (Attachment R) Page 16 of 17 Staff Report to the Boar"ttutif Architectural Review L04 -069 & L06 -049: Southcenter Square 2. Improve the alignment of pedestrian paths and minimize elevation changes in the pedestrian system. 3. Modify the planting plan to provide plants in the four foot transition area along the east half street, decrease the spacing on the groundcovers that exceed 18 inches on center, use evergreen plant material to provide year round interest and visual detail on the north elevation of the east building, and expand the plantings in the northeast corner. 4. Eliminate the utilitarian wall paks and either use decorative lighting or obscure security lighting, where appropriate. 5. Extend the canopy treatments over two of the four bays of spandrel glazing on the north elevation of the north building and over the center bay of the south elevation of the east building. Q:\HOME\MOIRA \penneys\BARSTAFF.doc Page 17 of 17 FREIHEIT & HO ARCHITECTS INC. P.S 10940 NE 33RD PLACE SUITE 202 BELLEVUE, WA 98004 P:425.827.2100 F:425.828.6899 October 25, 2004 City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 ATTN: Carol Lumb, Senior Planner RE: Southcenter Square Design Review Criteria Please find the following desaiption of how our proposed project meets the City of Tukwila's Design Review Criteria. Please note that many of our responses are general in nature due to the schematic stage of design we are currently at. As this is a large complicated project with many yet unresolved issues, we would like to work closely with the city to clarify the site requirements before proceeding with more deeply into facade and site detail design. Of particular concem is the resolution of the wetland mitigation issues. Our goal is to move this project ahead as fast as possible, and additional design information will be forthcoming. Following is an itemized list of the City's Design Review Criteria, each followed by a response in italics: CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS 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. Appropriate transition has been provided between our proposed development and Southcenter Parkway and Minkler Boulevard. Required landscaping buffers are provided at these streets and many pedestrian sidewalk links are provided at regular intervals. dx b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. A parking garage is being proposed to reduce the amount of surface parking required. The surface parking is partially shielded from the streets by both buildings and landscape buffering. Parking fields have been broken down into smaller sections by a combination of pedestrian paths, landscape islands, and vehicle circulation rou?E 4rrjeNMer M pap 1068 n DEVELOPI!rVT Southcenter Square October 25, 2004 Page 2 c. The height and scale of each building should be considered in relation to its site. The buildings generally transition between one -story buildings near Southcenter Parkway to taller two -story buildings to the east. The buildings will be very similar in scale to neighboring buildings and well below the maximum building height of 115 Two story buildings are anticipated to be 40' tall modulated with varying parapets and tower elements that may rise another 15 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. The proposed structures will relate well with the adjoining properties along Southcenter Parkway, especially with the newer retail shopping center located to the south, which has a similar retail use. b. Appropriate landscape transition to adjoining properties should be provided. Our site provides all landscape buffers as required by the City of Tukwila Zoning Code. In addition to 15' front landscape buffers along Southcenter Parkway and Minkler Boulevard, we are providing an 8' landscape buffer to the properties to the north and south. c. Public buildings and structures should be consistent with the established neighborhood character. Our development will be in character with the existing retail developments along Southcenter Parkway. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Our site plan separates the majority of loading and service areas from the pedestrian retail areas by providing a rear perimeter service road. Pedestrian circulation around the site is enhanced by raised landscaped pedestrian walkways. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Vehicular traffic within the site will be guided by a subsystem of wider drive aisles that lead to various access points to the right of ways. We are proposing a new traffic signal to allow for controlled ingress and egress from Southcenter Parkway. The other access point to Southcenter Parkway will have access as restricted by the city. In addition, we are proposing three other access points along Minkler Boulevard No loading is proposed directly from right of ways. 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. The site is relatively fiat, and there are no significant topographic f D 20n4' Southcenter Square October 25, 2004 Page 3 b. DesignReviewCriteria.doc preserved. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. All walks and pedestrian areas will be relatively fiat and be designed to meet accessibility standards. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. In addition to required bu ffers, landscaping will be provided to enhance pedestrian routes, defined the major vehicle distribution aisles, and compartmentalize parking and provide shade. A detailed landscape plan will be submitted in the future. d. Locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Landscaped areas will be protected from pedestrian and motor traffic. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Large paved areas will be softened with planting 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. Most service areas are located to rear of the buildings and will be screened by evergreen landscaping buffers from adjacent properties. Trash enclosures will be provided and they will in turn be landscaped when appropriate. 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. g. N/A 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. Exterior lighting will be provided on the buildings to highlight architectural features and provide a well -lit pedestrian environment adjacent to the buildings. Parking lot lighting will be shielded to prevent excessive glare to adjacent properties. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. RECEIVED 5 2004' MUNITY Southcenter Square October 25, 2004 Page 4 g. Sir Appropriate lighting will be selected. Architectural style is still being determined, but will draw on the site context. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Buildings will be similar in scale to those in adjacent neighborhood. 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. The structures will be designed for a long life span, and the architectural details will reflect this. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Colors have yet to be selected, but they will follow these recommendations. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Exposed mechanical equipment will be screened from view with appropriate screens or landscaping. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Architectural lighting will play an important part in the look and feel of this project, especially in the winter. months. Fixtures selected will be appropriate to the location and style of architecture. 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. Architectural design will vary between buildings to reflect the differing uses and tenants, yet be tied together with elements to provide a cohesive composition. Elevations are being developed and will be submitted in the future. 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. • The entire project will be designed harmoniously. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. RECEIVED oEvELop NT Southcenter Square October 25, 2004 Page 5 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.- . Our proposed use is consistent with the City of Tukwila's • Comprehensive Plan and Development Regulations. See responses in next section COMPREHENSIVE PLAN POLICIES RELATED TO DESIGN REVIEW A. ALL COMMERCIAL AREAS 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to.the City's trail network, where feasible. The development is well connected the sidewalks at both Southcenter Parkway and Minkler Boulevard C. TUKWILA URBAN CENTER (TUC) ZONE 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas. na ,x c..a;,.aa -page 50‘ 1. The design includes consideration of features that reflect characteristics of Tukwila's history. The design will integrate with the immediate context, and well as take into account Tukwila's larger context. 2. Fencing and landscape buffers are provided between commercial and residential uses. No residential uses abut our project, but landscape buffers are proposed to the surrounding right of ways and neighbors. 3. The development provides adequate parking and lighting. Our design proposes a parking ratio of 4.3 stalls/ 1000 SF., in excess of the city requirement of 4 stalls/ 1000 SF. The parking and building areas will be lit with a combination of building mounted fixtures and freestanding standards. 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, and they are designed and constructed in a manner that is safe for all users and adjacent property. owners. Pedestrian plazas and connections will be intimate in scale and will not adversely affect adjacent property owners. RECEIVED Ak 5 2004 UN/7 Mpvr Southcenter Square October 25, 2004 Page 6 DesignReviewCriteria.doc The design provides interior connections between all parking areas including the parking garage. - 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) Our site does not abut any parks. 3. The development should be designed with an appropriate . scale and proportion; pedestrian- oriented features and street front 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. Our design will have facades designed to optimize retail activities. As such, much of the ground floor facades will have storefront and be detailed to provide a pleasant and appropriately scaled interface. Rear facades will be modulated and screened with landscaping. 4. Parking areas should be designed with appropriate screening,. landscaping and corner site/parking relationships. Parking areas will be bu by landscaping as required by the zoning code. In addition, the parking is divided into smaller areas to reduce the apparent size of each area. A traffic subsystem will be accentuated with landscaping. 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. The site has been designed to optimize three separate circulation systems: service, pedestrian, and auto. Service has been separated to a separated service road around the perimeter. The auto access has been designed to have strong access points that quickly diffuse the traffic, reducing high traffic routes mixing with pedestrian areas. Pedestrian areas will be raised and protected from traffic areas. 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 space are oriented with access to sunlight and are designed to promote security and visibility). The design will provide some internal public open spaces, but does not abut any public parks. D. TRANSPORTATION CORRIDORS 1. The development provides through -block pedestrian connections. Pap 6 '8 RECEIVE, OCT 2 5 20041 ktuNny LoPmea Southcenter Square October 25, 2004 Page 7 DdgiReviewCrtaia.doe Pedestrian connections are provided between all the buildings, including mid -block connections. 2. Building facades provide pedestrian weather protection, see - through glass . and distinctive rooflines. On minor facades adjacent to secondary streets or pedestrian paths, the development incorporates interesting and pedestrian friendly features. Retail facades will provide pedestrian weather protection via canopies and building extensions. The same features will be used to modulate the building facades and give interest. Clear storefront will be located at the fronts of most retail buildings: 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. All building entrances will be connected to each other and the right of way by accessible paths. 4. Parking areas include landscaped interior areas as well as perimeter landscape strips. Parking areas include landscaped interior areas as well as perimeter landscape strips. 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. Mechanical equipment will be roof mounted wherever practical and screened from view. Trash/recycling areas are planned at the rear of buildings and will be screened by trash enclosures, which in turn will be screened with landscaping when appropriate. 6. Roof lines are prominent and contribute to the distinct character of the area. The buildings will vary in the number of stories, and the roof lines will be varied to give the center a modulated appearance. 7. Where appropriate, the development should provide or allow for future facilities/improvements that support transit use. In the northwest corner, near the new traffic area, an area has been provided that serves as a drop -off area • 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). The complex of buildings has been designed to promote visibility from both Southcenter Parkway and Minkler Boulevard into the retail center. The parking has been softened by providing pad smaller buildings at the street at certain locations. A good portion of the parking is provided in a parking .structure which is mostly hidden from view in the northeast corner of the site. The remainder of the parking is centrally located to be easily shared between all the tenants. ?ale 7zr R -C IVED 20IW Dom! COMMUNITY Southcenter Square October 25, 2004 Page 8 Hopefully these descriptions give you a starting point for the review of this project Please don't hesitate to call me to discuss anyquestions or issues you may have. Sincerely, FREIHEIT i0 ARCHITECTS, INC., P.S. ur S. Chang, AIA Principal Filar by 5 de RECEIVED OCT 2 5 2004 COMMt/Nl DEVE LOPMENT RECEI OCT 2 COMMiJ DEVELOP May 17, 2007 Dear Arthur: City of Tukwila Department of Community Development Steve Lancaster, Director Arthur Chang Freiheit & Ho 10940 NE 33 Place Suite 202 Bellevue, WA 98004 Subject: Southcenter Square Design Review: L04 -069 Minor Modification Decision #2 Based upon the information submitted in your "Request for Minor Modification" letter and the revised color and materials board, which was received on May 1, 2007, I hereby approve the proposed changes. In addition to the items listed in your letter, additional site modifications have been identified by staff on your permit application D07 -165. Background On September 28, 2006, the Board of Architectural Review held a public hearing and approved with conditions the Southcenter Square project. The 18.8 acre site will contain 230,100 square feet of retail arrayed in three building locations around the perimeter of the site along with required accessory parking and landscaping. Per the Scope of Authority section of the Board of Architectural Review Chapter of the Zoning Code (16.60.030 TMC,) on November 2, 2006 the Director of Community Development approved a minor modification for revisions to the south and north facades of Building E. Summary of Proposed Modifications The requested modifications are listed in your letter, Attachment A, contained on the revised color and materials board, and illustrated on the colored elevations submitted with your letter. Based upon a review of the permit application for site improvements, additional changes are also summarized here Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 gior Southcenter Square: L04 -069 Design Review Minor Modification Decision #2 The colors remain harmonious and earth toned without the use of bright or brilliant colors. The use of stone versus tile will be of equal quality. Translucent glass versus transparent in the upper level windows of buildings north and south will maintain the lighting and architectural effect of the design without negatively impacting the pedestrian environment. The proposed varied cornice treatment will be acceptable as it will be in scale with the buildings and proportionally a good match. The varied cornice treatment between and within the buildings avoids monotony in design. The decorative motif of a circle with a vertical and a horizontal line through its center is now a more elaborate motif that conveys the letter "W." The use of the motif has not changed and is consistently shown throughout the project. In addition, staff notes that the roof material for the four pedestrian pavilions has changed from a translucent material to metal standing seam roof. The applicant proposed a pendant light as well as the sconces for lighting the areas within and around the pavilions. The color of the roof is the same as the color for all the miscellaneous structures on site including the cloth awnings and the metal canopies. Because the roof is no longer translucent additional lighting is needed. The pendent lights however introduce a new fixture that is not consistent with the overall fixtures and is some what incompatible with the size and shape of the pedestrian gazebos. In order to avoid possible maintenance issues and to minimize new design elements, the pedants should be removed and replaced with more sconces, where necessary, and with recessed or concealed illumination of the raised planter boxes. The required fifteen foot front yard landscape area is being proposed for modification with additional pedestrian oriented space, that is a wider sidewalks along the west sides of the North and South buildings and the replacement of stairways with walkways at the southwest comer of North building and the northwest comer of the South building. The project requested and received approval for perimeter landscape averaging. Most of the landscaping is being added on the east side of the project. Placement of trees and shrubs in paved areas is encouraged by the BAR guidelines. Because the amount of landscape area is being further reduced, albeit in favor of pedestrian space, additional landscape amenities should be provided along the west side of the site, such as in the form of planters or vertical landscape elements, in order to strengthen the landscape impact. Decision Based upon the plans and information submitted in connection with this second request for modification; and subject to the original BAR conditions recited below; I hereby approve the requested changes subject to the original conditions and the additional conditions number 7. and 8. For reference, all previous conditions are contained herein and those already implemented are indicated as "Done." Page 2 of 4 Appeal Southcenter Square: L04 -069 Design Review Minor Modification Decision #2 1. Relocate miscellaneous above ground and wall mounted utility fixtures or screen with landscaping. (D07 -165) 2. Improve the alignment of pedestrian paths and minimize elevation changes in the pedestrian system. (D07 -165) 3. Modify the planting plan to provide plants in the four foot transition area long the east half street, decrease the spacing on the groundcovers that exceed 18 inches on center, use specimen plant material to provide year round interest and visual detail on the north elevation of the east building and expand the plantings in the northeast corner. (Partially complete — condition D07 -165) 4. Eliminate the utilitarian wall paks and either use decorative lighting or obscure security lighting, where appropriate. (Done D06 -384 East Bldg.; D06 -416 South Bldg.; D06 -457 North Bldg.) 5. Extend the canopy treatments over two of the four bays of spandrel glazing on the north elevation of the north building and over the center bay of the south elevation of the east building. (Done - see permit number above) 6. Address the architectural treatment on all four sides of the tower feature. (Done D06 -416) 7. Eliminate the use of pendant lights within the pedestrian arbors, increase the sconce lighting on these structures and highlight the planting beds within the larger arbors. ta 8. Modify the landscape plan for consistency with the 1 . scape plan and create additional plant features within the hardscape and or improve the visual impact of the landscape element. This decision is a Type 1 decision that may be appealed to the City's Hearing Examiner. The Permit Application Types and Procedures chapter of the Zoning Code, Classification of Project Permit Applications section (18.104.010(B) TMC,) outlines the authorization and process for appeal. Page 3 of 4 Sincerely, J k Pace Acting Director Attachment One Requested Minor Modification Letter Copy: Wig Properties, LLC -SS Q:\ penneys \Barrevision#2approvalletter.doc Southcenter Square: L04 -069 Design Review Minor Modification Decision #2 Page 4 of 4 May 1, 2007 FREIHEIT & HO ARCHITECTS, INC., P.S. 10940 NE 33 PLACE SUITE 202 BELLEVUE, WA 98004 P•425 827 2100 F:425.828.6899 City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 RECEIVED MAY 01 2007 comMUN1 t Y DEVELOPMENT ATTN: Moira Bradshaw, Senior Planner Re: Southcenter Square — Request for Minor Modifications to Design Review Approval Dear Moira, We are submitting revised elevations and color board for your review. These reflect minor modifications made to refine our original design or to accommodate structural or construction requirements. Please find the following summary of the changes to each building: East (E2 /E3) Building: Building design has basically remained the same since the last minor modification request was approved on 11/6/07. The following noticeable changes are: • Cornices changed — profiles changed and deepened to cast more shadow. • Building colors revised to a warmer and earthy palette. • Awning gaps removed and pattern widened. Colors stay the same. • Added brick planters with benches along west side of building, including pedestrian light poles with banners. • Added egress ramp and railing at south side of building for Nordstrom Rack. South Building: • Building colors revised to a warmer and earthy palette. • Awning patterns widened. Colors stay the same. • Cornices changed — profiles changed and deepend to cast more shadow. • Changed High Bay Storefront to frosted glazing. • Changed decorative metal grilles from circle with crosshair to a stylized "W" and changed glazing behind to frosted glazing. • Added pedestrian Tight poles with banner arms North Building: • Building colors revised to a warmer and earthy palette. Note colors, though same pallete as the others, is slightly different, to differentiate buildings. • Awning patterns widened. Colors stay the same. • Cornices changed — profiles changed and deepend to cast more shadow. • Changed High Bay Storefront to frosted glazing.' • Changed decorative metal grilles from circleithh crosshair to a stylized "W" and changed glazing behind to frosted glazing. • Added pedestrian Tight poles with banner arms Southcenter Square - Elevation Changes 04- 27- 07.doc w The color board we are submitting reflects the changes in material that we are proposing. We are returning the orginal color board so that you can compare the revisions. As mentioned above, the major changes are in paint color, and these have already been applied to building E, so you can get a better sense of them if you want to visit the field. The tile has also been upgraded to stone to better match with the new color scheme. If you have any questions, please don't hesitate to contact me. Sincerely, FREIHEIT HO ARCHITECTS, INC., P.S. Arthur S. Chang, AIA Principal CC: File Southcenter Square - Elevation Changes 04- 27- 07.doc November 2, 2006 Mon Wig Wig Properties 4811 134 Place SE Bellevue, WA 98006 Dear Mon: Background tto Cizy of Tukwila Summary of Proposed Modifications Department of Community Development Steve Lancaster, Director Subject: Southcenter Square Design Review & Perimeter Landscape Averaging: L04 -069 & L06 -049 Minor Modification Decision #1 We have reviewed the proposed revisions for the Southcenter Square project L04 -0069 and your request for approval of modifications to the BAR approved plans. According to City regulations, no changes shall be made to approved designs without further BAR approval and consideration of the change in the context of the entire project. However, the Director of Community Development is authorized to approve minor, insignificant modifications that have no impact on the project design. (Scope of Authority, Board of Architectural Review TMC18.60.030.) On September 28, 2006, the Board of Architectural Review held a public hearing and approved with conditions the Southcenter Square project. The 18.8 acre site will contain 230,100 square feet of retail arrayed in three building locations around the perimeter of the site along with required accessory parking and landscaping. The proposed scope of changes presented to the City are contained on the architectural drawing set on pages A 3.1 - E Bldg. North floor plan, A3.2 E Bldg. South floor plan, Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Decision Southcenter Square: L04- 0691 L06 -049 Design Review & Perimeter Landscape Averaging Minor Modification Decision #1 A4.0 E Bldg. west and south elevations, and A 4.3 Elevations for North Bldg. The proposed changes are the following: 1. Replace "spandrel" glass with "frosted" glass on the north side of the north bldg. and the south windows of the East building and back light the windows to provide night time illumination. 2. Replace one bay of clear storefront glazing with concrete tilt -up panel on the west side of the E building. 3. On the south side of the E building, which fronts on Minkler Boulevard: • Replace the one bay (16 feet 4 inches) of clear glass with frosted glass. ■ Provide clear windows over two bays and additional reveals that reproduce the detailing located elsewhere in the project. The proposed modifications are in keeping with the architectural treatment of the project and maintain the quality of the building materials. The use of clear and frosted glass, the use of cloth awnings and low planter boxes, the use of additional concrete detailing will activate the building wall along Minkler Blvd. The use of frosted glass instead of spandrel will allow back lighting for night time illumination along both Minkler and the new North street. Additional windows are being added along the Minkler Boulevard wall that will be at eight feet above the sidewalk which will further enliven the streetscape and provide more detailing on this south facade. The proposed changes do not change the site plan or square footage of the buildings. Based upon the plans and information submitted in connection with the "Request for Minor Modification" letter, I hereby approve the proposed changes. This decision does not modify the existing BAR conditions associated with the project. Appeal This decision is a Type 1 decision that may be appealed to the City's Hearing Examiner. The Permit Application Types and Procedures chapter of the Zoning Code, Classification of Project Permit Applications section (18.104.010(B) TMC,) outlines the authorization and process for appeal. As a reminder, Westfield has committed to returning to the Board of Architectural Review with a comprehensive signage plan and elevations for any outlying buildings. No signage indicated on any plans to date have been reviewed or approved for number, size or placement. A minimum or four months should be allocated for this review. Page 2 of 3 Sincerely, Steve Lancaster Director Copy: Freiheit & Ho Architects Attachment A 2.0 Site Plan Attachment A 4.3 Elevations for N Building (Before) Attachment A 4.3 Elevations for N Building (After) Attachment A 4.4 Elevations for E Building (Before) Attachment A 4.0 Elevations for E Building (After) Q:\HOME\MOIRA\penneys\Barrevisi on# 1 approvalletter.doc Southcenter Square: L04- 069L06 -049 Design Review & Perimeter Landscape Averaging Minor Modification Decision #1 Page 3 of 3 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I , HEREBY DECLARE THAT: Vl, Notice of Public Hearing pa Project Number: L 9-'-cL1 Lb (. ---vrt Determination of Non - Significance Person requesting mailing: P/Lict)>er 0_,,f Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda 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 / V Other ` /4f' D � ' "I , - O`'i k Si Q V V Was mailed to each of the addresses listed on this S day of year 20194 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:3I PM v- in the Project Name: ot G, pa Project Number: L 9-'-cL1 Lb (. ---vrt 1 Mailer's Signature: ( � D. Ai1.D k Person requesting mailing: P/Lict)>er 0_,,f Was mailed to each of the addresses listed on this S day of year 20194 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:3I PM v- in the 10940 NE 33" PLACE SUITE 202 BELLEVUE, WA 98004 P:425.827.2100 F:425.828.6899 October 30, 2006 City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 -2544 ATTN: Moira Bradshaw, Senior Planner Re: Southcenter Square — BAR Minor Modification of E2/E3 Building Dear Moira, Per your request and per Wig Properties' negotiations with Nordstrom Rack, we are requesting a Minor Modification to the BAR approved for the Southcenter Square project. These revisions are based on what was discussed and agreed upon in your meeting with Arthur Chang on October 16, 2006. We are requesting the following modifications to the Nordstrom portion of the E2/E3 Building: 1. Elimination of "storefront glazing" at the second storefront location from the southwest corner, adjacent to gridline F, converting it to "frosted glazing over concrete tilt -up panel ". This glazing would be lit during the dark hours. 2. Add two new clerestory openings to the left and right of the center awings /pilasters on the south wall. These will be clear glazing with the sills located approximately 8 feet above grade. 3. Change the remaining "spandrel over concrete tilt -up panels" on the south elevation to "frosted glazing over concrete tilt -up panels" 4. Elimination of "storefront" south of Gridline 3 and adjacent to the demising wall between Petco and Nordstrom Rack stores, converting it to "concrete tilt -up panel" with reveals to match proposed storefront designs along said same wall. Additionally, we are requesting the following modification to the North Elevation of the North Buildings: 5. Change the "spandrel over concrete tilt -up panels" on the north elevation to "frosted glazing over concrete tilt -up panels" so as to,match the E2/E3 Building. We are attaching drawings indicating these revisions for your review. Please don't hesitate to call either Arthur or I if you have any questions. We look forward to your approval and response. Sincerely, FREIHEIT & HO ARCHITECTS, INC., P.S. Sonny Vinberg, RA Associate CC: File FREIHEIT & HO ARCHITECTS, INC., P.S. Southcenter Square BAR_Mmor Modification 10- 25-06.doc RECEIVED COMMUNITY DEVELOPMENT aire City of Tukwila ila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director INTERDEPARTMENTAL MEMORANDUM To: Laurie Anderson From: Moira Carr Bradshaw Date: 5 October 2006 Subject: Application Refund Background On July 14, 2006, Wig Properties, LLC -SS submitted revisions to an existing land use application file L04 -069, which is a Design Review file for Southcenter Square, 17200 Southcenter Parkway. The materials submitted were revisions and updates and not a new file. Unfortunately, a new fee of $1,590.00 was charged and two checks were received by the City. Check #1334 for $1400.00 came from Wig Properties and Leshya Wig submitted check #1118 for $190.00 to make up the difference. On 24 July 2006 I sent a memo requesting a refund of $1,400 for the Wig Properties, LLC.SS. I was unaware at the time of the separate check. Request File number L06 -045 was canceled and Leshya Wig should receive a refund of the $190.00 fee collected. Attached is a copy of the receipt the City issued her for the $190.00 check. Her mailing address is: 4811 134 Place SE Bellevue, WA 98006 If you have any questions please contact me at 1651. Copy: L04 -069 Q:\ TOME \MOIRA\penneys\refundmemo #2.doc 6300 Southcenter Boulevard, Suite 11100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Moira Bradshaw - Southcenter Square Moira, From: "Arthur Chang" <AChang @FHOARCH.COM> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 10/4/06 8:36AM Subject: Southcenter Square We have been negotiating with Nordstoms about the storefront glazing that is required at Building E. They have come back to us with a compromise which I think is closer to what the city would like. I've attached thier drawing showing what they would like to do. Each panel is labeled "conc" for opaque wall sections, "gl" for clear storefront glazing, and "spandrel" for spandrel sections installed over concrete walls. The are only two panels that are revised from our original proposal. These are: 1) The panel closest to gridline three is made solid in lieu of the previous storefront glass. 2) The second panel counting from the west on the south facade is made solid in lieu of the previous storefront glass. There are many ways we can treat this panel, including installing spandrel glazing. I would like to talk to you briefly about this after you get a chance to review. Thanks, Arthur S. Chang, AIA Principal Freiheit & Ho Architects, Inc., P.S. 425.827.2100 www.fhoarch.com <http: / /www.fhoarch.com /> Page 1 Mon Wig From: Dotson, John [John.Dolson @nordstrom.com] Sent: Thursday, September 28, 2006 4:25 PM To: Mon Wig (E- mail); Lynn Hurst Cc: Randy Cantrell (E- mail); Rettkowski, April; Percy, Brian Subject: Southcenter Square Mon, April, Brian and I spoke this afternoon. Brian shared with us your conversation about the glazing and your architects desire to address this at a future date. I want to emphasize that we are not interested in the amount of glazing that you currently propose and as such will insert language to this effect into the lease. The time for you to address this with the City is now. We are willing to accept some glazing on our western wall; however, it must be limited to our entryway and the western wall area between our entryway and Petco. The glazing south of our entryway and the glazing on the southern wall must be eliminated. We will be merchandizing these walls. We are also not interested in any opaque glazing system. These do not work The walls will need to be concrete. We are more than willing to entertain decorative features in lieu of the glazing you showed the City. We are also willing to increase the heights of the glazing in area where we will agree to glazing in order to increase the amount of area covered by glazing. We hope you understand our position. John C. Dolson Nordstrom, Corporate Real Estate 1700 7th Avenue, Suite 1000 Seattle, WA 98101 (206) 303 4408 phone, (206) 303 -4419 fax john.dolson@nordstrom.com 10/2/2006 Page 1 of 1 The Public Hearing was called to order by Chair Ekberg at 7:00 PM Present: Chair, Allan Ekberg, Vice Chair, George Malina, Commissioners, Bill Arthur, Lynn Peterson, Henry Marvin, and Chuck Parrish. Absent: Margaret Bratcher Representing City Staff: Jack Pace, Moira Bradshaw, Brandon Miles, and Wynetta Bivens A MOTION WAS MADE TO ADOPT THE PUBLIC HEARING MINUTES FROM AUGUST 24, 2006. THE MOTION WAS SECONDED; THE MOTION WAS UNANIMOUSLY APPROVED. CASE NUMBER: APPLICANT: REQUEST: LOCATION: Now PLANNING COMMISSION PUBLIC HEARING MINUTES SEPTEMBER 28, 2006 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING L04 -069 — Board of Architectural Review L06 -049 — Perimeter Landscape Averaging Wig Properties LLC -SS Approval of the design for the Southcenter Square project, which includes 230,100 square feet of new building square footage allocated into three one story buildings, with accessory parking, landscaping and service areas; and approval of modification of the landscape standards to allowing perimeter landscape averaging The site is located at 17200 Southcenter Parkway which is the site of the former J.C. Penney warehouse and automotive service center and approximately 5 acres of undeveloped area to the east of the developed site. The site is bounded by Minkler Boulevard, Southcenter Parkway, the Macy Warehouse and distribution Center and Southcenter Corporate Square. Chair Ekberg swore in those wishing to give public testimony. Moira Bradshaw gave the presentation for staff. Ms. Bradshaw entered into the record the staff report with staff's findings, conclusions, exhibits, and recommendations. She provided an overview of the project. She also summarized benefits of the project to the urban center as part of the applicant's proposal with the conditions that staff is recommending. Ms. Bradshaw stated that groundwork is being laid for future re- development of the area, and that this project accomplishes the goals in the Comprehensive Plan for the Urban Center. Kohl's, described as a typical big box retailer, has been announced as one of the tenants that will be located in the biggest of the three buildings on the site. Ms. Bradshaw explained that the orientation of the buildings was a major issue. Staff is recommending approval with several conditions as listed in Planning Commission Minutes September 28, 2006 Page 2 of 5 the staff report. Ms. Bradshaw answered several questions for the Commission. Ms. Bradshaw read related information from the Zoning Code In response to Commissioner Marvin's question regarding parking stalls. Mon Wig, applicant, thanked the Commission for the opportunity to introduce himself and provide some background information on the project. He stated that he has been developing shopping centers for about 20 years, and always try to design and construct quality developments for the long haul. Work has been going on full time for the last three and half years on this project, and there has been over 225 different site plans drawn. Mr. Wig stated they want to assure that they have the best site plan for access and parking, one that is acceptable to tenants, as well as, the City. He also stated that he believes that the proposed combination will better serve the community and the City of Tukwila. Mr. Wig said the direction they are following is tougher and riskier than other options evaluated. If approved, the opening will be September 28 2007. In response to a question raised regarding staff's conditions for the project, the applicant stated he had no objections. Mr. Wig also addressed other questions. David Hills, Architect for the applicant, answered questions concerning lighting, flood issues and the large tower. Ray Robinson, Landscape Architect for the applicant, stated that they agree with staff's conditions. However, he point out that staff's condition to add more evergreen trees on the north side of the east building may not last for the long term due to soil conditions. Sonny Vinberg, Architect, for the applicant, reiterated that they are in agreement with staff's conditions and offered to answer any specific questions. There were no questions. Commissioner Malina asked Ms. Bradshaw if she wanted to revise staff's recommendation on condition number three based on comments made by the landscape architect. Moira Bradshaw, Planner, Department of Community Development, stated she does believe that condition number three should be revised. Chair Ekberg suggested the language on condition number three is changed by replacing "evergreen plant" with "specimen plant ". He also asked Ms. Bradshaw to have someone address his concerns regarding the architectural treatment of the tower on the front on the south building. Ms. Bradshaw suggested the condition, with the proposed language, to read "address the elevation detailing for the tower element on the south building ". REBUTTAL: Moira Bradshaw, Planner, Department of Community Development, further addressed Commissioner Marvin's question concerning landscaping in parking areas. Mon Wig, applicant, addressed the issue of the walkway and the parking in front of Kohl's. He explained that they proposed arches for pedestrians to walk through from one building to another, in order to make it more pleasing. Planning Commission Minutes September 28, 2006 Page 3 of 5 There were no public comments. The Public Hearing was closed. The Board of Architectural Review deliberated. It was the consensus of the Commission that the project provides a lot of interesting visual design, extra attention to detail, and an outstanding job of what the design portrays. CHAIR EKBERG MADE A MOTION TO APPROVE CASE NUMBER L04 -069 AND L06 -049 WITH STAFF'S FINDINGS, CONCLUSIONS, RECOMMENDATIONS, AND MODIFIED CONDITIONS. COMMISSIONER MAUNA SECONDED THE MOTION. ALL VOTED IN FAVOR. Chair Ekberg called a recess at 8:20 PM. Chair Ekberg reconvened and called the Planning Commission public hearing to order at 8:30 PM. PLANNING COMMISSION CASE NUMBER: L05 -080 APPLICANT: Chris Listfjeld, on behalf of T- Mobile REQUEST: T - Mobile has submitted a Conditional Use Permit Application to install and operate a wireless telecommunications facility (cell antenna) at the Riverton Methodist Church. The antennas will be placed on top of a Christian Cross. The cross structure will be approximately 53 feet tall. The associated ground equipment will be located along the eastside of the existing church building. A six -foot tall chain -link fence with privacy slats will be used to secure the ground equipment. LOCATION: 3118 S. 140m Commissioner Arthur gave a declaration that he has an adult daughter living with him that is employed by a competitor of the applicant. Commission Arthur stated that it would not affect his objectivity. Chris Listfjeld, for the applicant, had no objections. Brandon Miles gave the presentation for staff. Staff recommended approval of the Conditional Use Permit as presented with no conditions. Chris Listfjeld, for the applicant, handed out binders of documentation prior to his overview. He talked about the search area, which he said was literally a ring on the map. Mr. Listfjeld explained what is necessary in order to get a facility, one of which is a willing landlord. He stated that if one component is missing, there can be no site. He also stated finding building sites is a challenge. The applicant Planning Commission Minutes September 28, 2006 Page 4 of 5 initially approached a veterinary clinic, than several residential property owners, regarding renting ground space to locate a utility pole, but was turned down. However, the Riverton Methodist Church was a willing tenant. Even though it was not the applicant's first choice, this site provided the ability to locate in the middle of the property to minimize the total overall height, which was not possible in more densely populated areas. This site also provided the opportunity to isolate the facility away from surrounding properties, which is typically the biggest complaint in this sort of venue and still provide the service. Mr. Listfjeld addressed the issues raised on the color of the cross and, at Commissioner Parrish's request, he addressed electro magnetic radiation. He provided some statistics from the FCC and stated that neither OSA nor any of the watch dog groups find issues with the standards concerning health risk associated with such sites. Anything 30 feet or higher is exempted from further testing by the FCC because the power level of the signal strength at that height is so low. Mr. Listfjeld provided for the record a copy of the brochure and weblink sites that he was providing statistic information from. Adrian Moraru, for the applicant and Mr. Listfjeld gave an overview of the binded documentation provided at the hearing, and answered questions. Barbara Bader, a neighboring homeowner, stated her concerns regarding how the antenna is sited, the applicant's approach in asking homeowners to volunteer to site the cell tower, the location of the antenna, safety, and a potential housing project. There was extensive discussion between Ms. Bader and Commissioner Peterson regarding her concerns with the project. Commissioner Malina informed Ms. Bader that the City Council is currently reviewing a Wireless Communication Chapter and that they would be interested in her concerns. Marilyn Coots, who is employed with a Veterinary Office, asked if there was a study done to determine how the closeness of the frequency affects dogs and cats. REBUTTAL: Brandon Miles, Planner, Department of Community Development, clarified that the conduit lines on the facility for all new equipment will be stored underground. Mr. Miles addressed the health affects for the nearest resident, 210 ft. away. Mr. Miles stated that the Commission might want to consider adding a condition for the cross and the shroud to be painted the same color. He stated that the applicant has provided documentation from the world health organization, as well as, the National and Global health organizations regarding these facilities. He also stated he was unaware of any studies that were conducted on how animals are affected. The FCC regulates the health affects from wireless facilities. Mr. Miles also addressed the potential housing project raised during public testimony. Chair Ekberg asked staff to confirm that they have affirmation from the Riverton Park United Methodist Church that they concur with the applicant's proposal. Commissioner Marvin asked staff to define Conditional Use. Brandon Miles and Jack Pace provided explanation of the process and defined Conditional Use. Planning Commission Minutes September 28, 2006 Page 5 of 5 Chris Listfjeld, for the applicant, addressed safety and the impacts to animals. Mr. Listfjeld will also provide weblink sites to the citizens that gave testimony. There were no public comments. The Public Hearing was closed. The Board of Architectural Review deliberated. COMMISSIONER MAUNA MADE A MOTION TO APPROVE CASE NUMBER L05 -080 WITH STAFF'S FINDINGS, CONCLUSIONS, RECOMMENDATIONS, AND A CONDITION THAT THE CROSS AND THE SHROUD ARE PAINTED THE SAME COLOR. COMMISSIONER PARRISH SECONDED THE MOTION. ALL VOTED IN FAVOR. Director's Report: • Jack Pace informed the Commission of the holiday schedule. • Jack Pace informed the Commission a letter will be sent to them regarding a joint meeting in November. • Commissioner Peterson asked for comments from staff on his performance on the Planning Commission Board. Minimal discussion followed. Meeting adjourned at 9:45 PM Submitted by: Wynetta Bivens Secretary Adopted: 10/26/06 INC !!;'111.1111 TOTAL AREA: 231,103 S.F. TOTAL PARKING: 921 (PROPOSED) PARKING RATIO: 4.0 STALLS / 1,000 S.F. (PROPOSED) SOUTHCENTER SQUARE SOUTHCENTER PKWY. & MINKLER BLVD. TUKWILA, WASHINGTON PERIMETER LANDSCAPING REQUIRED: 48,238 S.F. PERIMETER LANDSCAPING PROPOSED: 56,977 S.F. INTERIOR LANDSCAPING REQUIRED: 13,815 S.F. (15S.F. / PROPOSED STALL) INTERIOR LANDSCAPING PROPOSED: 15,610 S.F. SITE PLAN 190 - ALL SINGLE STORY seal.: 7 N - NORTH BUILDING GROUP E - EAST BUILDING GROUP S - SOUTH BUILDING GROUP Quo FREIHEIT & HO ARCHITECTS, INC., P.S. 1ONO K 3R/CE 9111 202 RLLMR.YM 9N04 M25X272100 17421020.6099 CITY OF TUKWILA NOTICE OF PUBLIC HEARING Other known required permits include: • SEPA Decision • Demolition Permit • Building Permit • Tree Permit • Sign Permit Q:WOME\MOIRA■penneys\notice of hearing.doc 14 September 2006 PROJECT INFORMATION Wig Properties, LLC -SS, requests approval for the design of Southcenter Square, a proposed 231,100 square foot retail space distributed among three one story buildings, with accessory parking, landscaping and service areas; and approval of perimeter landscape averaging. The site's address is 17200 Southcenter Parkway and is bounded by Minkler Boulevard, Southcenter Parkway, the Macy's Warehouse and Distribution facility and Southcenter Corporate Square. Permits applied for include: • Design Review • Perimeter Landscape Averaging • Administrative Variance from Parking Standards and Complementary Parking Decision LES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: • L04 -069 Design Review • L06 -046 Tree Permit • L06 -049 Perimeter Landscape Averaging • L06 -055 Parking Variance /Complementary Parking • E04 -019 SEPA OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public Architectural Review, scheduled for 7:00 p.m. Thursday, Tukwila City Council Chambers, 6200 Southcenter Boulevard. For further information on this proposal, contact. Moira Carr visit our offices at 6300 Southcenter Boulevard, Suite #100, a.m. to 5:00 p.m. or go to the City's web site at: www.ci.tukwila Applications Filed: October 25, 2004 and July 31, 2006 Notice of Completeness Issued: August 1, 2006 Notice of Application Issued: August 7, 2006 hearing before the Board of 28 September 2006 at the Bradshaw at (206) 431 -3670, Monday through Friday, 8:30 .wa.us. Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I , ?) HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt ! Determination of Significance & Scoping Notice Mailer's Signature: C. Board of Appeals Agenda Pkt etoL4-01( Notice of Action l.a G�[1 Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Was mailed to each of the addresses listed on this tc day of year 20 in the Project Name: 4 47 ,4-i*741L-- U Project Number: L-20 ` . a # . O ! 1 "0 •" -O Mailer's Signature: C. � etoL4-01( Person requesting m a i l i n g : MMIlla l.a G�[1 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Was mailed to each of the addresses listed on this tc day of year 20 in the Moira Bradshaw - BAR submittal From: Moira Bradshaw To: monwig @comcast.net Date: 09/07/2006 3:55 pm Subject: BAR submittal CC: Dear Mon - Achang @fhoarch.com; Jill Mosqueda; Leshya Wig Here is the punch list for the drawing set for the 14 of Sept. Recommendation of approval for the perimeter averaging request will be based upon: 1. transparent glazing in the two bays at the southwest corner of the east building. 2. awnings over these two window bays. 3. spandrel glass and awnings in the remaining areas discussed and shown on the plans submitted on 9/5/06 on both the east building and north building. In an effort to provide some modulation, or in exchange for the lack of modulation, on the south side of the east building we recommend: 4. raised planter boxes adjacent to the remaining bays on the south side of the east building. Instead of spandrel glass on the north side of the Kohl's building 5. decorative tile or stone treatment in the two bays (center and western section) of the wall will be acceptable. Remaining BAR items include: 6. We would like to see the geometrics for the truck loading area to the east of the east building. Our goal is to see the paved area minimized and efficiently allocate the parking, service and loading thereby potentially greening up some of the space. 7. I have not reviewed the signage for the site but will do that. 8. The Kohls sign appears to be 171 square feet and it may not exceed 150 square feet. 9. the decorative paving pattern that is equidistant between the north and the south building seems like it should be more centrally located? Is there a reason why its not closer to the east building? Barring that it would be more balanced to have some of that same treatment in the eastern portion of the site. A perspective drawing will be helpful for the BAR. Please call me if you have any questions. Regards, Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX Project Address 17200 Southcenter Parkway Parcel # 262304 -9081 262304 -9117 262304 -9080 Type of Use Mixed Retail Size of Use 231,100 sf Expiration 11/30/2006 This Concurrency Test Notice shall expire within 90 days from issuance unless a SEPA Environmental Checklist and all required documentation is submitted in accordance with Ordinance 2110. 90 days from issuance By: Print Name: Cvndy Kni Approved 01.01.2006 Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE TRANSPORTATION For all development except a single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, non - residential development that is categorically exempt from SEPA, and projects that generate less than 30 new PM peak hour trips. Submit a detailed project description including location, vehicular circulation, and gross floor area by use. PASSED This test notice is valid for one -year from signature date. Capacity of the concurrency facilities with addition of capacity of the proposed development is equal to or better than capacity required to maintain the established level of service standard. DOES NOT PASS Sr. Transportation Engineer September 1. 2006 Date August 24, 2006 Mr. Fred Barber R2R Investments, LLC. 7979 S. 180 Street Kent, Washington 98032 SUBJECT: Property at 575 Andover Park West (Parcel 2623049142) Dear Mr. Barber: I am writing to inform you that, as part of the Southcenter Square development to the west of this property, existing conditions along Minkler Boulevard and along the subject property's west property line will change. A new 1/2 street will be built on the east side of the Southcenter Square development, along the subject property's west property line. This %s street will intersect with Minider Boulevard and will require relocation of the subject property's westerly access onto Minkler Boulevard. If you have any questions or would like to meet, please contact me at 206.431.2449 to arrange a time to meet. Sincerely, Ms. L. Jill Mosqueda P.E. Public Works Engineer cc: Moira Bradshaw Jim Morrow Wig Properties, Inc. (P:Laurie Admin/JiWFred Barber 082406) City of Tukwila Steven M. Mullet, Mayor Department of Public Works James E Morrow, P.E., Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 433 -0179 • Fax: 206 -431 -3665 August 24, 2006 Phoenix Life Insurance Company C/o Pinnacle Properties 2801 Alaskan Way #200 Seattle, WA 98121 City of Tukwila Department of Public Works James E Morrow, P.E., Director SUBJECT: Property at 17197 Southcenter Parkway — Central Place Dear Pinnacle Properties: On June 29, 2006, City representatives met with Tamara Gillespie regarding future changes to Southcenter Parkway, including installation of a new signal and reconfiguration of the signal at Minkler /Southcenter Parkway intersection. These changes will affect accesses to the subject property. The City is hoping that the Central Place Owner/Manager will take advantage of these changes in order to improve access to Central Place. Ms. Gillespie indicated that she would speak to Kelly Norris (Investment) and Steve Bowman, (who represents Henderson) and would get back to me by July 17, 2006. I have not heard from Ms. Gillespie and am concerned that Pinnacle Properties has not been informed of the right -of- way changes that will affect the subject property. If there is someone else that I must contact, please provide that person's name, address, telephone number and e-mail so that this can move forward. The signal changes are being designed as I write this and it is essential that Central Place be informed of these changes. You may contact me at 206.431.2449 or through my e-mail jmosqueda@a,ci.tukwila.wa.us. Sincerely, Ms. L. Jill Mosqueda P.E. Public Works Engineer cc: Moira Bradshaw Jim Morrow Wig Properties, Inc. (P:Laurie Admin/Jill/Letter Phoenix Life Insurance 082406) Steven M Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -433 -0179 • Fax: 206- 431 -3665 August 24, 2006 Ms. Tamara Gillespie Pinnacle 810 Third Avenue Suite 140 Seattle, WA 98104 SUBJECT: Property at 17197 Southcenter Parkway — Central Place Dear Ms. Gillespie: I am writing to follow up on our meeting of June 29, 2006. During that meeting, we discussed changes to Southcenter Parkway, including installation of a new signal and reconfiguration of the signal at Minlder /Southcenter Parkway intersection that will affect accesses to the subject property. The City is hoping that the Central Place Owner/Manager will take advantage of these changes in order to improve access to Central Place. During the meeting, you indicated that you would speak to Kelly Norris (Investment) and Steve Bowman, (who represents Henderson) and that you would get back to me by July 17, 2006. I am requesting that you contact me regarding these changes. If there is someone else that I must contact, please provide that person's name, address, telephone number and e-mail so that this can move forward. The signal changes are being designed as I write this and it is essential that Central Place be informed of these changes. You may contact me at 206.431.2449 or through my e-mail jmosquedaeci.tukwila.wa.us. Sincerely, Ms. L. Jill " osqueda P.E. Public Works Engineer cc: Moira Bradshaw Jim Morrow Wig Properties, Inc. City of Tukwila Department of Public Works James E Morrow, P.E., Director (P:Laurie Admin/Jill/Letter Tamara Gissespie 082406) Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 433 -0179 • Fax: 206 - 431 -3665 Moira Bradshaw - Re: Sign Possibilities Page 1 From: Brandon Miles To: Leshya Wig Date: 8/24/06 4:46PM Subject: Re: Sign Possibilities Leshya, 1) The total number of freestanding signs permitted on the site is two. 2) Freestanding signs can be located within building setback areas. Freestanding signs have a different setback requirement from buildings. The setback requirement for a freestanding sign is one foot for every foot in height. So a five foot tall sign must be five feet from the property lines. 3 and 4) The sign code does not permit sign area to combined or separated into additional freestanding signs, even if the total area of the sign(s) will equal or be Tess than the cumulative of having two signs. 5) Perhaps, but a wall sign can only be located on a wall occupied by the tenant. For example Kohls could not place a sign on a building or tenant space they do not occupy. Let me know if you have any other questions. Best Regards, 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 »> " Leshya Wig" <leshyawig @wigproperties.com> 08/18/06 02:58PM »> Hi Moira, I wanted to follow up with you before you leave re the sign possibilities for our site. I recall from our last meeting that you had spoken to Jack Pace about this item, but I was unclear as to whether there was any resolution. We had asked several questions of Jack and they were as follows: 1. What number of signs can we have on our site? 2. Is there any possibility that we can put a sign in the building setback in the NW corner of the site (due to the utilities in that corner)? 3. Could we have one, large sign that has all of our allowable signage for the entire site on it? 4. Could we split up one of our signs into two smaller signs such that half of that sign's allowable signage would be on 1 curved wall, and the other Moira Bradshaw - Re: Sign PossibilitieF ,r half of that sign's allowable signage would be on a second curved wall? 5. Could we put a sign on a building face and list tenants in the Shopping Center on that sign? We are trying to get as good an idea as possible from the City as to our sign options. We need to include the number of monument/pylon signs allowed, the location of all monument/pylon signs, and the size of these signs in all of our leases with tenants. Please let me know. Thank you! Sincerely, Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 CC: Moira Bradshaw; Pace, Jack �/g wd: Southce a • auet nR otwaop saQ fuS!saa/4 t4I — [Moira 8P�iaw S DresteMs Page 1 I From: Jill Mosqueda To: Jay D. Decker Date: 8/9/06 3:44PM Subject: Fwd: Southcenter Square Design items Jay, In response to your phone message. The stop bar location is not the main issue. The main issue is the problem with WB -67 trucks dinging the pole (and maybe other stuff) when turning right. The BRH turning analysis provided yesterday for the WB -67 right turns has the truck turning into the oncoming left-turn pocket, traveling over the c -curb in SC Pkway, and performing a peculiar jiggle in order to take the right and avoid going over the curb ad hitting the pole. No one in PW is going to allow this. So, I think we are back to moving the pole. As a note... We discussed having a truck route plan for Kohl's. But there is no way to enforce this or to ensure the plan will be followed. L. Jill Mosqueda P.E. CC: Achang©fhoarch.com; Bob Giberson; Freiheit @fhoarch.com; Leshya Wig; Moira Bradshaw; monwig @wigproperties.com; Pat Brodin; Robin Tischmak; Ron Goldy; Scott Bates; Stan Anderson Z .10 Z 0Sed °Ho. atsaJ - u2!sapiriip C ITY OF TUKWILA, NOTICE OF APPLICATION 7 August 2006 Wig Properties LLC, SS has filed applications for development of a 229,500 square foot retail development called Southcenter Square to be located at 17200 Southcenter Parkway, which is at the northeast intersection of Southcenter Parkway and Minkler Boulevard. Permits applied for include: Board of Architectural Review (BAR); administrative decisions on a tree clearing permit, perimeter landscape averaging, complementary parking; and a parking variance. Other known required permits include: National Pollutant Discharge Elimination System (NPDES) and Joint Aquatic Resource (jARPA) Permits from the Washington State Department of Ecology, Hydraulics Permit from the Washington State Department of Fish and Wildlife, a Nationwide Permit from the Army Corps of Engineers; a permit from the Puget Sound Clean Air Authority, electrical permits from Washington State Labor and Industries and Tukwila Demolition, Public Works, and Building permits. Studies required with the applications include: Wetland Mitigation Plan; Geotechnical Report and Traffic Access Study. An environmental checklist was submitted with these studies and a SEPA Determination of Nonsignificance has been issued. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development .(DCD), located at 6300 Southcenter Boulevard #100, Tukwila, WA 98188. Project Files are: E04-019; L04 -069; L06- 046; L06 -049 and L06 -050 OPPORTUNITY FOR PUBLIC COMMENT- Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., 21 August 2004. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for Thursday, 28 September 2006. To confirm this date call the Department of Community Development at (206) 431 -3670. You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. The BAR, landscaping decision and parking deviations are appealable to the Tukwila City Council. For further information on this proposal, contact Moira Carr Bradshaw at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Applications Filed: 25 October 2004 and 31 July 2006 Notice of Completeness Issued: 1 August 2006 Notice of Application Issued: 7 August 2006 Q: \HOME \MOIRA \pen eys \APPNO'IE.DOC Y11YYM A 111 TOTAL AREA 229,689 S.F. TOTAL PARKING: 923 (PROPOSED) PARKING RATIO: 4.02 STALLS / 1,000 S.F. (PROPOSED) PERIMETER LANDSCAPING REQUIRED: 48,290 S.F. PERIMETER LANDSCAPING PROPOSED: 51,681 S.F. INTERIOR LANDSCAPING REQUIRED: 13,845 S.F. (15S.F. / PROPOSED STALL) INTERIOR LANDSCAPING PROPOSED: 15,378 S.F. SOUTHCENTER SQUARE SOUTHCENTER PKWY. & MINKLER BLVD: TUKWILA, WASHINGTON 0 SITE PLAN 185 - ALL SINGLE STORY soft : roted' N - NORTH BUILDING GROUP E - EAST BUILDING GROUP S - SOUTH BUILDING GROUP FREIHEIT & HO ARCHITECTS, INC., P.S. W.o P MDIVCE SUM= watiftsw „ POSAV2100 F.42512•4499 Jam Free Printing (1se Aver TEMPLATE 5160 Washburn Piano 17312 Southcenter Parkway Tukwila, WA 98188 Bergman Luggage 17328 Southcenter Parkway Tukwila, WA 98188 PacSun 17340 Southcenter Parkway Tukwila, WA 98188 Clear Freight 545 Andover Park West #201 Tukwila, WA 98188 Sankyo Transportation Co. 545 Andover Park West, #201 Tukwila, WA 98188 Metro One 555 Andover Park West, #101 Tukwila, WA 98188 Washington State Nurses Assoc. 575 Andover Park West, #101 Tukwila, WA 98188 Eclipse Engineering 375 Corporate Drive South #201 Tukwila, WA 98188 Reliable Parts 1051 Andover Park West Tukwila, WA 98188 King County Housing Authority 600 Andover Park West Tukwila, WA 98188 609LS eAU9Ad IMMO Hallmark 17320 Southcenter Parkway Tukwila, WA 98188 Bath & Body Works 17332 Southcenter Parkway Tukwila, WA 98188 Stanford's Bar & Grill 17380 Southcenter Parkway Tukwila, WA 98188 www.averycam 1- 800-GO -AVERY Mares - Shreve & Associates, Inc. 545 Andover Park West, #109 Tukwila, WA 98188 Standard Register Company 625 Andover Park West, #111 Tukwila, WA 98188 Reynolds & Reynolds 565 Andover Park West, #101 Tukwila, WA 98188 Wireless Facilities Inc. 575 Andover Park West, #201 Tukwila, WA 98188 Hayek's Leather Furniture 1015 Andover Park West Tukwila, WA 98188 Disc Makers 730 Andover Park West Tukwila, WA 98188 A83M1-09-008-I WOTA ARIA Mn AVERY 5160® 3 Day Blinds 17326 Southcenter Parkway Tukwila, WA 98188 America's Best Contacts & Eyeglasses 17334 Southcenter Parkway Tukwila, WA 98188 Advanced Interactive Systems 665 Andover Park West Tukwila, WA 98188 Pierre Amelotte International 545 Andover Park West, #205 Tukwila, WA 98188 Home Depot 370 Corporate Drive South Tukwila, WA 98188 Showa Company 575 Andover Park West, #105 Tukwila, WA 98188 Market Trends Research 375 Corporate Drive South #100 Tukwila, WA 98188 IPTN North America, Inc. 1035 Andover Park West, #B Tukwila, WA 98188 Alliance for Affordable Service 720 Andover Park West, #201 Tukwila, WA 98188 •0915 imam ordeev es0 6uguud eau WBf Jam and Smudge Free Printing Use Avery® TEMPLATE 5160® Bon - Macy's Clearance Store 17000 Southcenter Pkwy Tukwila, WA 98188 Party City 17356 Southcenter Parkway Tukwila, WA 98188 Red Robin 17300 Southcenter Parkway Tukwila, WA 98188 Marshalls 17348 Southcenter Parkway Tukwila, WA 98188 Best Buy 17364 Southcenter Parkway Tukwila, WA 98188 Ethan Allen 17333 Southcenter Parkway Tukwila, WA 98188 LA -Z -BOY 16875 Southcenter Parkway Tukwila, WA 98188 Recliner Land 17197 Southcenter Parkway Tukwila, WA 98188 Mayflower of China 17005 Southcenter Parkway Tukwila, WA 98188 Futon 17015 Southcenter Parkway Tukwila, WA 98188 ®0915 ®At13AV re �■� www.averycom 1- 800 -GO -AVERY ''National Bedrooms Men's Wearhouse 17065 Southcenter Parkway 16971 Southcenter Parkway Tukwila, WA 98188 Tukwila, WA 98188 Plat's Closet 17095 Southcenter Parkway Tukwila, WA 98188 Subway 17105 Southcenter Parkway Tukwila, WA 98188 Check Cashing Payday Loans 17115 Southcenter Parkway Tukwila, WA 98188 Jenny Craig 17125 Southcenter Parkway Tukwila, WA 98188 Oreck Vacuums 17139 Soutficenter Parkway Tukwila, WA 98188 KJC Salon & Spa 17145 Southcenter Parkway Tukwila, WA 98188 Golden Indian Curry House 17155 Southcenter Parkway Tukwila, WA 98188 Happy Teriyaki 17165 Southcenter Parkway Tukwila, WA 98188 Lamps Plus 16839 Southcenter Parkway Tukwila, WA 98188 AH3AV -O9 00s wm tiane MMM MIEN V AVERY® 5160® Car Toys 16901 Southcenter Parkway Tukwila, WA 98188 Silver Platters 16935 Southcenter Parkway Tukwila, WA 98188 ' Grazie Ristorante 16943 Southcenter Parkway Tukwila, WA 98188 Karaoke Enterprises 16831 Southcenter Parkway Tukwila, WA 98188 Regal Cinemas Parkway Plaza 12 17800 Southcenter Parkway Tukwila, WA 98188 Tony Roma's 17305 Southcenter Parkway ' Tukwila, WA 98188 Coldstone's Creamery 17304 Southcenter Parkway Tukwila, WA 98188 Quizno's Sub 17308 Southcenter Parkway Tukwila, WA 98188 Mali Thai Cuisine 17310 Southcenter Parkway Tukwila, WA 98188 ®091s wege6 ei zasw n epidei a6eyp9s ;e e6eunoggue uoissardwi Jam and Smudge Free Printing Use Avery® TEMPLATE 5160® Bergman Luggage 17328 Southcenter Parkway Tukwila, WA 98188 PacSun 17340 Southcenter Parkway Tukwila, WA 98188 Clear Freight 545 Andover Park West #201 Tukwila, WA 98188 Sankyo Transportation Co. 545 Andover Park West, #201 Tukwila, WA 98188 Metro One 555 Andover Park West, #101 Tukwila, WA 98188 Washington State Nurses Assoc. 575 Andover Park West, #101 Tukwila, WA 98188 Eclipse Engineering 375 Corporate Drive South #201 Tukwila, WA 98188 Reliable Parts 1051 Andover Park West Tukwila, WA 98188 MTI Enterprises LLC 375 Corporate Dive S Tukwila, WA 98188 0 0915 ®AtI3Ad Q 2001 __ m www.avery.com —•— 1- 800 -GO -AVERY koer' & Body Works 3 Day Blinds 17332 Southcenter Parkway 17326 Southcenter Parkway Tukwila, WA 98188 Tukwila, WA 98188 Stanford's Bar & Grill 17380 Southcenter Parkway Tukwila, WA 98188 Mares- Shreve & Associates, Inc. 545 Andover Park West, #109 Tukwila, WA 98188 Standard Register Company 625 Andover Park West, #111 Tukwila, WA 98188 Reynolds & Reynolds 565 Andover Park West, #101 Tukwila, WA 98188 Wireless Facilities Inc. 575 Andover Park West, #201 Tukwila, WA 98188 Hayek's Leather Furniture 1015 Andover Park West Tukwila, WA 98188 Disc Makers 730 Andover Park West Tukwila, WA 98188 Hayek Hussein 79 Columbia St Seattle, WA 98104 All3AV - 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WO3 Mane nNMM MIME V AVERY® 516o® America's Best Contacts & Eyeglasses 17334 Southcenter Parkway Tukwila, WA 98188 Advanced Interactive Systems 665 Andover Park West Tukwila, WA 98188 Pierre Amelotte International 545 Andover Park West, #205 Tukwila, WA 98188 Home Depot 370 Corporate Drive South Tukwila, WA 98188 Showa Company 575 Andover Park West, #105 Tukwila, WA 98188 Market Trends Research 375 Corporate Drive South #100 Tukwila, WA 98188 IPTN North America, Inc. 1035 Andover Park West, #B Tukwila, WA 98188 Alliance for Affordable Service 720 Andover Park West, #201 Tukwila, WA 98188 eo9LS ;uege ai zasii!tn spider ebeq s @ ;e a8 .unogpue uoissaadwi Jam and Smudge Free Printing Use Avery TEMPLATE 5160 King County Housing Authority 600 Andover Park West Tukwila, WA 98188 First Magnus Financial 625 Andover Park West Tukwila, WA 98188 KCHA Capital Construction Dept. 625 Andover Park West Tukwila, WA 98188 SeaSystems Ocean Line, Inc. 545 Andover Park West Tukwila, WA 98188 Ygnition 565 Andover Park West Tukwila, WA 98188 MTI Enterprises 375 Corporate Drive South #205 Tukwila, WA 98188 Greenbrier Logistics 351 Upland Drive Tukwila, WA 98188 Mechanical Solutions 1125 Andover Park West Tukwila, WA 98188 Carton Service Company 1141 Andover Park West # C Tukwila, WA 98188 Roffe Inc 3602 SW 112 St Seattle, WA 98146 0O9IS ®Atl]AV .D ass, www.avery.com 7 1- 800 -GO- AVERY kiimw Sankyo Transportation Company, LTD 545 Andover Park W # 201 Tukwila, WA 98188 HCM 545 Andover Park West Tukwila, WA 98188 McLeod USA 635 Andover Park West Tukwila, WA 98188 Trac Associates 545 Andover Park West Tukwila, WA 98188 WFS Financial Inc. 375 Corporate Drive South #202 Tukwila, WA 98188 U.S. Customs Examination Station 315 Upland Drive Tukwila, WA 98188 Performance Tool 350 Upland Drive Tukwila, WA 98188 Barnett 1149 Andover Park West Tukwila, WA 98188 Pioneer Ship Supply, Inc. 1177 Andover Park West Tukwila, WA 98188 IPTN North America Inc. 1035 Andover Park W Seattle, WA 98188 A213AV - 1 wo) MIaAE'MMM Sea -Aire Inc 340 Upland Dr Tukwila, WA 98188 IADT Seattle 645 Andover Park West Tukwila, WA 98188 Zki AVERY® 516o® Pierre Amelotte International 545 Andover Park West Tukwila, WA 98188 Washington Holdings 575 Andover Park West Tukwila, WA 98188 Informa Research Services 375 Corporate Drive South #100 Tukwila, WA 98188 The Super Bedroom Store 349 Upland Drive Tukwila, WA 98188 Alside Supply Center 1105 Andover Park West Tukwila, WA 98188 Alexander Tent Rentals 1127 Andover Park West # D Tukwila, WA 98188 Fisher Bag Company 1167 Andover Park West # B Tukwila, WA 98188 Dania Furniture 1 1251 Andover Park West Tukwila, WA 98188 ®0915 ;uege a1 zasgpn apldeJ a6eq s g ;e a6e.unoggue uoissaidWI Jam and Smudge Free Printing Use Avery TEMPLATE 5160® Omni Fitness 1171 Andover Park West Tukwila, WA 98188 Sansaco Furniture 5950 S 180 Street Tukwila, WA 98188 Rattan Interiors 1191 Andover Park West Tukwila, WA 98188 Joanne Etc. 17501 Southcenter Parkway Suite 100 Tukwila, WA 98188 KG Fasion 17501 Southcenter Parkway Suite 300 Tukwila, WA 98188 Ross 17672 Southcenter Parkway Tukwila, WA 98188 Babies "R" Us 17500 Southcenter Parkway Tukwila, WA 98188 Starbucks 17450 Southcenter Parkway Tukwila, WA 98188 Taco Del Mar 17424 Southcenter Parkway Tukwila, WA 98188 Pier 1 Imports 17388 Southcenter Parkway Tukwila, WA 98188 e091S ®AU3AV Q Vina Sewing 1207 Andover Park West Tukwila, WA 98188 Norwalk Furniture 1189 Andover Park West Tukwila, WA 98188 Applebee's Neighborhood Grill 17790 Southcenter Parkway Tukwila, WA 98188 Azteca 17555 Southcenter Parkway Tukwila, WA 98188 Catherine's Plus Sizes 17580 Southcenter Parkway Tukwila, WA 98188 Old Navy 17470 Southcenter Parkway Tukwila, WA 98188 Sports Authority 17450 Southcenter Parkway Tukwila, WA 98188 CompUSA 17400 Southcenter Parkway Tukwila, WA 98188 Cameras West 17420 Southcenter Parkway Tukwila, WA 98188 Furniture Factory Direct 1181 Andover Park West Tukwila, WA 98188 Aa3AV- 09.008 - 1 wm tleABWuu►nn www.avery.com 1- 800-GO -AVERY fi• U AVERY® 5160® Aptex, Inc. 1205 Andover Park West Tukwila, WA 98188 Home USA Warehouse 1187 Andover Park West Tukwila, WA 98188 Borders 17501 Southcenter Parkway Suite 200 Tukwila, WA 98188 Linens `N Things 17501 Southcenter Parkway Suite 400 Tukwila, WA 98188 Aaron Brothers Art & Framing 17570 Southcenter Parkway Tukwila, WA 98188 Starbucks 17480 Southcenter Parkway Tukwila, WA 98188 Sprint 17430 Southcenter Parkway Tukwila, WA 98188 David's Bridal 17740 Southcenter Parkway Tukwila, WA 98188 Liquidation World 1185 Andover Park West Tukwila, WA 98188 Technology Unlimited, Inc. 1179 Andover Park West Tukwila, WA 98188 e 09 LS ;uege6 01 zasii!1n apider afeip9s g 1e a8eiinogiiue uoissaidwi Jam and Smudge Free Printing Use Avery TEMPLATE 5160® Bicycles West 1183 Andover Park West Tukwila, WA 98188 Proactive Learning Systems, Inc. 1035 Andover Park W Tukwila, WA 98188 Space Works 365 Upland Drive Tukwila, WA 98188 Litho Design Inc. 370 Upland Drive Tukwila, WA 98188 Cascade Sign Company 354 Upland Drive Tukwila, WA 98188 Elliott Bay Service Transfer 305 Upland Drive Tukwila, WA 98188 Hobby Town USA 17774 Southcenter Parkway Tukwila, WA 98188 Sleep Country USA 17782 Southcenter Parkway Tukwila, WA 98188 Scarbos 16706 Southcenter Parkway Tukwila, WA 98188 The Tux Store 17185 Southcenter Parkway Tukwila, WA 98188 80915 eAll3A11 Mayflower 1071 Andover Park W Tukwila, WA 98188 Plastics Northwest 360 Upland Drive Tukwila, WA 98188 Motivational Systems Inc. 374 Upland Drive Tukwila, WA 98188 Unitec 358 Upland Drive Tukwila, WA 98188 Shoe Pavilion 17720 Southcenter Parkway Tukwila, WA 98188 Cucina! Cucina! 17770 Southcenter Parkway Tukwila, WA 98188 Cost Plus World Market 17680 Southcenter Parkway Tukwila, WA 98188 Neovita 17135 Southcenter Parkway Tukwila, WA 98188 Macy's Furniture Gallery 17750 Southcenter Parkway Tukwila, WA 98188 Ati3AV-O9 - 1 WOV IGane n tMM www.avery.com 1- 800 -GO -AVERY Famous Footwear 17401 Southcenter Parkway, # 161 Tukwila, WA 98188 Spider — Seattle Branch 369 Upland Drive Tukwila, WA 98188 Datec Inc. 364 Upland Drive Tukwila, WA 98188 Zee Medical Service 378 Upland Drive Tukwila, WA 98188 T.W. Carrol & Co. 350 Upland Drive Tukwila, WA 98188 Sleep Country Plus 17710 Southcenter Parkway Tukwila, WA 98188 U AVERY 5160® Michael's 17686 Southcenter Parkway Tukwila, WA 98188 Ulta Cosmetics 17320 Southcenter Parkway Tukwila, WA 98188 Home Furniture 17855 Southcenter Parkway Tukwila, WA 98188 T Mobile 17401 Southcenter Parkway, # 121 Tukwila, WA 98188 Petsmart 17585 Southcenter Parkway Tukwila, WA 98188 ®091S ;iaege 01 zesi@3t1 apidei a6etp s ie eSaunogaue uoissaidwi Jam and Smudge Free Printing Use Avery® TEMPLATE 5160® Casual Male XL 17401 Southcenter Parkway, # 141 Tukwila, WA 98188 Levitz Furniture 17601 Southcenter Parkway Tukwila, WA 98188 Liquidation World 1185 Andover Park West Tukwila, WA 98188 Luwa Distributing Co. 1112 Andover Park West Tukwila, WA 98188 Fellers 1031 Andover Park East Tukwila, WA 98188 Tuesday Morning 700 Andover Park West Tukwila, WA 98188 Comer & Hanby Wholesalers 520 Andover Park West Tukwila, WA 98188 Mikami Masao Trust 999 3` Ave #2525 Seattle, WA 98104 Heitman 191 N WACKER DR STE 2500 CHICAGO IL 60606 Erre LLC & Evans LLC 117 E LOUISA ST #230 SEATTLE WA 98122 00915 eA?J3Ad 1 JDM Infrastructure 635 Andover Park West Tukwila, WA 98188 Abrasives Northwest 114 Andover Park West Tukwila, WA 98188 S P Richards Co 1100 Andover Park West Tukwila, WA 98188 Enders & Assoc 1033 Andover Park East Tukwila, WA 98188 UPS 550 Andover Park West Tukwila, WA 98188 REPC 510 Andover Park West Tukwila, WA 98188 OCM Escrow Administration/Tamayo LLC 1717 Main Street �► Dallas, TX Federated Department Stores 7 W 7TH ST CINCINNATI OH 45202 Matsu 4212 HUNTS POINT DR BELLEVUE WA 98004 A113AV-09 - L wog .10APA MM www.avery.com 1- 800 -GO -AVERY Liu Alfred B & Ellen Y Trustees PO Box 95235 Seattle, WA 98145 UCAW 635 Andover Park West Tukwila, WA 98188 Aero Go Inc 1170 Andover Park West Tukwila, WA 98188 Silver Superstore 760 Andover Park West Tukwila, WA 98188 Sound Sleep Products 1041 Andover Park East Tukwila, WA 98188 Specialty Warehouse Ltd 530 Andover Park West Tukwila, WA 98188 Courtyard Marriott 400 Andover Park West Tukwila, WA 98188 AVERY 5160® Washington Real Estate Holdings 600 UNIVERSITY ST #2820 SEATTLE WA 98101 Phoenix Life Insurance Co. C/O PINNACLE REALTY 2801 ALASKAN WAY #200 SEATTLE WA 98121 00915 ;uegeb el zasii!tfl epidel 05eLp9s g;e a6eunogiue uoissaiduq KIR TUCKWILA LLC/KIMCO 3333 NEW HYDE PK RD STE 100 NEW HYDE PARK NY 11042 Impression antibourrage et a sechage rapicie Utilisez le gabarit 5160 9QQ6 ito ranAa1I �s �t bsi -as VIP saII ea /avd 9/1 Z£086 VM !NMI i H.L11OS RANT QAIZL OZIOZ 1 s1ouaful moll uatld u"'11g IMMO ®09LS ® 3AV 1`�IJ AU3AV-09.008 -L w03 AJOFLWMMM www.avery.com 1- 800 -GO -AVERY $ v96 s pi 'Nunn. 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' A 98145 Masao Mikami 999 3rd Ave # Seattle 98104 Takumi- yoshie Llc 999 3rd Ave #2525 Seattle, WA 98104 Federated Dept 7 W 7th St Cinci ti, OH 45202 Tukwila Kir 301 Minker Blvd Tukwila, WA 98188 Washington Real Est 600 University Seattle, W . • 8101 ores Inc Washington Real Est H 600 University St : 0 Seattle, WA ' : 01 820 Washington Real Es oldings 600 Univers]. #2820 Seattle, 98101 Washington Real Est Hold' 600 University St #28 Seattle, WA 98 Hussein Hayek 79 Columbia S Seattle, W ' 8104 A1J3AV woriGane MMM www.avery.com 1- 800 -GO -AVERY ldings Masao Mikami 999 3rd Ave #25 Seattle, WA ` :104 © AVERY® 5160® Phoenix Insur & Cente • ce 401 2nd Ave S # Seattle, W Southcenter Western Llc 999 3rd Ave #3000 Seattle, WA 98104 _____________2 Tukwila Kir 301 Minkler Blvd Tukwila, WA 98188 Mti Enterprises Llc 375 Corporate Dr S Tukwila, WA 98188 Washington Real Est Holdings 600 University St Seattle, W 101 Washington Real Es 600 Universi ± : #2820 Seattle, 98101 Washington Real Est 600 University 820 Seattle, W ' 8101. Washington Real ' oldings 600 Univers t #2820 Seattle A 98101 Roffe Inc 3602 SW th St Seattl ' A 98146 ®0915 3iVldIN31 ®AtaAy es f 6uguud eaiA we Liu Alfred B & Ellen Y Trustees PO Box 95235 Seattle, WA 98145 OCM Escrow Administration!Tamayo LLC 1717 Main St. Dallas, TX 95701 -4612 Kathy Kunz US Army Corps of Engineers 4735 E. Marginal Way So. Seattle, WA 98134 Rebekah Padgett Federal Permit Coordinator — 401/CZM DOE, NW Regional Office 3190 — 160 Ave. SE Bellevue, WA 98008 Wig Properties 4811 134 Pl. SE Bellevue, WA 98006 Larry Fisher WA Dept. of Fish & Wildlife North Puget Sound 16018 Mill Creek Blvd. Mill Creek, WA . 98012 Richard Robohm DOE 3190 — 160 Ave. SE Bellevue, WA 98008 Georgina Kerr 3834 So. 116 St Tukwila, WA 98168 Moira Bradshaw - RE: Location of drive , y on East Road - Southcenter Parkway Page 1 '■40. From: Moira Bradshaw To: Jay D. Decker Subject: RE: Location of driveway on East Road - Southcenter Parkway Jay - I've spoken to Jill about the new northeast corner that is being created (at the back of Kohl's ) and it will be easier to make the setback if you use a smaller curb radius here. If need be you could prohibit truck access. »> "Jay D. Decker" <jayd @brhinc.com> 08/01/06 01:03PM »> Moira - We are using a 35 -foot radius, the same radii that we have been using in the past based on the WB -67 design vehicle. Original Message--- - From: Moira Bradshaw [mailto:mbradshaw ci.tukwila.wa.usj Sent: Tuesday, August 01, 2006 8:09 AM To: Jay D. Decker; Jill Mosqueda Cc: Ron Goldy; monwicOcomcast.net; leshyawiqawiaprooerties.com Subject: Re: Location of driveway on East Road - Southcenter Parkway Jay - What curb radii are you using on these driveways? Thanks. Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX »> "Jay D. Decker" <jaydebrhinc.com> 07/31/06 02:15PM »> Jill /Moira - Attached please find a .pdf showing a proposed change in location of the northerly driveway on the East road. It has been moved approximately 54 -feet south of its previous location to accommodate a change in the location of the Kohl's building. The two proposed driveways on the East Road will still remain about 133 -feet apart (center to center). Please let me know if you have any problems with this. Jay D. Decker, P.E. Bush, Roed and Hitchings, Inc. 2009 Minor Avenue East Seattle, Wa. 98102 (206) 323 -4144 ph. (206) 323 -7135 fx. (206) 375 -0783 cell August 1, 2006 Mon Wig Wig Properties, LLC SS 4811 134 Place SE Bellevue, WA 98006 Dear Mon: City of Tukwila Subject: Southcenter Square L04 -0069, L06 -049 & L06 -050 NOTICE OF COMPLETE APPLICATION Page 1 08/01/2006 Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Your applications for administrative decisions on complementary parking, on a parking deviation and on perimeter landscape averaging; and for a Board of Architectural Review decision on the Southcenter Square project are considered complete on 1 August 2006 for the purposes of meeting state mandated time requirements. Please stop by the DCD office and obtain the laminated copies of the Notice of Application that you will post on the two notice boards located on the subject property. After installing the sign with the laminated notice, you need to return the signed Affidavit of Posting to our office. A Notice of Application will be mailed by the City to all tax payers and residents or businesses within 500 feet of the site. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. I am enclosing comments from Sandra Whiting, the City's Environmental Planner, regarding the July 2006 Wetland Mitigation Plan. There are a number of informational items as well as some items that need to be modified within the Plan in order for the City to consider it finaled. The Plan will become a reference for future work and it needs to be correct. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Moira Carr Bradshaw Senior Planner Copy: Engineer, Public Works Fire Prevention, Fire Department Urban Environmentalist Enclosure Q: WOMEIMOIRA\penneys\COMPLETE.DOC Page 2 08/01/2006 MEMORANDUM July 25, 2006 TO: Moira Bradshaw FROM: Sandra Whiting RE: Southcenter Square (J.C. Penney Redevelopment), Comments on " Final Wetland Mitigation Plan" (July 2006) I have reviewed the Final Wetland Mitigation Plan of June 2006 for the above - referenced project. I have the following comments: 1. The Mitigation Plan needs to make it clear that the entire wetland site (2.48 acres) will be mitigated. The entire wetland should be treated as a whole and not as separate projects. The 0.88 acres should be incorporated into the objectives in Section 5.4.2, into the performance standards in Section 5.5, and into the planting plan. References to 2.6 acres and 0.88 acres of Reed canarygrass should be removed from the several places in the plan where they occur. 2. Section 3.1.8. We wanted it to be clear in the Plan that the Washington Wetland Rating method was used to evaluate wetland functions and not the Washington Functional Assessment Method (WAFAM). It is still not clear. 3. Section 5.2.2, last sentence, first paragraph, and Appendix B. The wetland classification for the Tukwila Pond site should be revised for a depressional wetland and the corresponding references to the classification as a lacustrine fringe wetland changed in the body of the Plan and the Appendix. 4. Section 5.5.1. The hydrology performance standard states that the bottom of the new channel will be at 15.2 feet, but Figure 5 still shows 17.2 feet and should be corrected. 5. Section 6.2 and 6.5. Both sections state that compost will be tilled into the subgrade, but Section 6.5 states that the decision to do so will be based on a chemical analysis of the soil left after removal of the Reed canarygrass. Who will do this analysis and make the determination and how will this be incorporated into the contractor's bid documents? 6. Section 6.2, second paragraph. We have recently consulted the Corps of Engineers with respect to the regulatory status of Tukwila Pond and have been told that the Corps will consider the pond a jurisdictional wetland because it was not created as a stormwater pond. The memo from the Corps dated August 16, 2001 (revised October 4, 2001) was not a jurisdictional determination carried out by the regulatory branch. Instead, it was a justification for denying funding for a grant application. Therefore, it is our understanding that a Corps permit will be required for soil removal at the wetland mitigation site, and the applicant should take the necessary actions to obtain a permit. 7. Section 6.5, sixth paragraph. What does " the landscaping contractor will likely have to treat the mitigation site for weeds prior to planting" mean? City of Tukwila Department of Community Development Steve Lancaster, Director INTERDEPARTMENTAL MEMORANDUM To: Laurie Anderson From: Moira Carr Bradshaw Date: 24 July 2006 Subject: Application Refund On July 14, 2006, Wig Properties, LLC -SS submitted revisions to an existing land use application file L04 -069, which is a Design Review file for Southcenter Square, 17200 Southcenter Parkway. The materials submitted were revisions and updates and not a new file. Unfortunately, new application fees for $1,400.00 was charged and check #1334 was received by the City. File number L06 -045 has been canceled and the WIG Properties LLC -SS should receive a refund of the fee collected. Their mailing address is: 4811 134 Place SE Bellevue, WA 98006 If you have any questions please contact me at 1651. Copy: L04 -069 \ \Tuk2 \vol3\ HOME \MOIRA\penneys\refundmemo.doc Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Jill Mosqueda - Intersection of Minkler an(' Couthcenter Boulevard Jill - From: "Jay D. Decker" <jayd @brhinc.com> To: "Jill Mosqueda" <jmosqueda @ci.tukwila.wa.us> Date: 7/24/06 1:39PM Subject: Intersection of Minkler and Southcenter Boulevard Welcome back from vacation... We have done our initial layout of the curbs, sidewalks and ADA ramps on Minkler Boulevard at the SC Parkway intersection and find that the existing signal pole and signal control cabinet remain clear of the face of curb by over four feet. In addition, it does not appear that leaving the existing pole and cabinet in place will create sight distance issues because the intersection is stop - controlled and these elements are on the north side of the intersection. Attached please find a layout drawing showing the orientation of the existing pole and cabinet relative to the other proposed elements. I am sending this to you for your initial review to see if leaving the pole and cabinet in place would be an acceptable solution to the City. We have discussed this design with the Wigs and they are willing to adjust the necessary sidewalk easements to accommodate the sidewalk improvements. In addition, we understand from the Wigs that by NOT moving the pole, the traffic impact credit given by the City back to the Wigs for infrastructure improvements could potentially be reduced if the pole and cabinet remain in their existing locations. Thank you for your input on this. Jay D. Decker, P.E. Bush, Roed and Hitchings, Inc. 2009 Minor Avenue East Seattle, Wa. 98102 (206) 323 -4144 ph. (206) 323 -7135 fx. (206) 375 -0783 cell CC: "Ron Goldy" <rong©brhinc.com>, <monwig©comcast.net>, <leshyawig @wigproperties.com >, <larry@nwtraffex.com> Page 1 Facsimile Cover Sheet CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT To: Mr. Mon Wig Company: Wig Properties LLC Department: Phone: FAX: 425 / 865 -8648 From: BOB BENEDICTO Phone: (206) 431 -3670 Fax: (206) 4313665 Date: July 19, 2006 Pages including this 3 cover page: Comments: The enclosed memo from Jill Mosqueda, Development Engineer for public works (approved by Jim Morrow) outlines the conditions by which Public Works and Planning have placed an encumbrance on future development of the property to the North of your development. As such, I am satisfied that a 60' open space will be provided along the North wall exposure of the Kohl building. Provided that all other requirements can be met, the building can be considered qualified as an "unlimited area" building . TO: Bob Benedicto FROM: Jill Mosqueda DATE: 07.18.06 SUBJECT: Southcenter Square Building Separation Requirements 17200 Southcenter Parkway This is in response to the July 17, 2006 e-mail from Arthur Chang, AIA, Freiheit & Ho Architects to Leshya Wig, Wig Properties. The proposed site plan for this project shows a new building in the northeast corner of the site. In anticipation of a new, full -width city street running east to west along the north side of this property, Wig Properties will dedicate 24.5 feet for right -of -way and provide a 10 -foot easement for sidewalk and landscaping. Additionally, there will be 11 -13 feet of landscaping between the easement and the proposed building. Therefore, the proposed building will be set back from the existing property line at least 45.5 feet. Please refer to the attached drawing. The International Building Code requires 60 feet of separation around buildings of unlimited area, such as the proposed building. Under IBC Section 507.4, this separation may be reduced to 40 feet if the wall facing the reduction is a 3 -hour firewall. However, the anticipated tenants for this building will not accept a firewall at this location. Therefore, any new building on the property to the north of the proposed building would have to be located at least 14.5 feet from the existing property line. Therefore, the 60 -foot separation can be met in one of three ways: 1. At some future date, the Building Department would not allow a new building to the north unless it is set back from the property line at least 14.5 feet (totaling 60 feet separation). The rationale for this is that the building department would not issue a permit for a new structure that would make an existing structure non - compliant. 2. Planning Department requires 15 feet of landscaping between the building and the right -of -way. So, 45.5 + 15 = 60.5 feet of separation. 3. The City plans a new, full -width city street running east to west along the north side of this property. When the property to the north redevelops, Public Works will request 24.5 feet of property dedication for right -of -way and a 10 -foot easement for sidewalk and landscaping. Any new building would have 11 -15 feet of landscaping between a new building and the easement. In this case, the total building separation would be at least 91 feet. CC PW File Moira Bradshaw Mr. Mon Wig Wig Properties LLC -SS 4811 134 Place SE Bellevue, WA 98006 tt, te a( (-6 \N 61 V Etuf,A.ExT tk) Li 5 '4 7P-0..VC C e I t-tzl 1.0 r ttic.1 Ai.' ULTI SVAel Te ego zce C /5 st NA set fx>" g0 TO a„,2# k 3 ..‹.••••••■•■■■■14•11M■■■■•MOMIIM.M.••••■•■••..11100 IVO 6 • # e/tte rD aaP xe . e• &AO 7;0 r) 46. 5 To ti 46, s' v0.-zr 05;12%006 15:55 FAX CP IPP •c suave .:otoi vty Takw toiim 16.101.1 vti c eAii - _,,, (PRIM NAME) understand that Section 16.1001.110 of the pal Cede t4lt ues the to pour else property no pater than fat:rteea ( days 'he isstiante a t t f Co ttletenss 11.,. .�.. --_. the Public ?Tthhe Boards) In attvrdurc with Sector. *tat on t a o*+tf a- ;liable guidelines ware p posted on the property faceted at *Cosa to the p y rfurc pplicator: tie otcrtu* authorize ae City of Tteswila co _.t., representative tot tout d' ' s , t1 m the elan .s sits pro owner's expense, li not roved Ina timely (14) day of a dodo. letter. CITY OF TUKWYLA. .74 wteatr of CormRNlrtty tsw.r�..id �t V $ t t w 'c er reset s4 tkiC<rtla, WA 181.8 rtiepdu ' . (206) 431 -iC70 MX !1Q) 431-366.1 ntGi;. tvITLiftQ'et.tiiiortriwo ArcIDAVIT OF 1NST*LLLATlON AND POSTING OP PUBLIC INFORMATION SIGN(S) So at to be teat stet from each right-of-way printery volwrighn Appsciz t or Project Manttgar's Signature CM day personal y appeared baron we _co me Wrier be the inditnisatl who eRwntme4 the foregoing tas:nanlent es4 etknowled act that WAS the sone as his Iher voluntary acs and deed for the tern and purposes mentioned thee Ss;'BSC+tiv AND SWORN to before ale title day of—. NOT.APX PLMLUC 1r, end for the State of Washington teaidilg at My corrocissi.:rs expir+ss LWawdo - e t3 CAtite3S aim RECEIV M AY 1 7 2006 commuNVr Li °N 6e9t3G9f1S6' S5 =7t 920 16Z From: "Jay D. Decker" <jayd @brhinc.com> To: <rlarson @ci.tukwila.wa.us >, <jmosqueda @ci.tukwila.wa.us> Date: ' 5/1 /06 12 :04PM I Subject: Southcenter Square Storm Drainage Ryan /Jill - Thank you for meeting with the design team the other day regarding storm drainage on the site. This email is meant to summarize our understanding of storm drainage issues /design for the site. If you have any comments or changes to this summary please get back to me. 1.) Stormwater detention for the project will be provided for the net new impervious area on the site. (New landscaping is a credit toward the pervious areas being removed on the site.) Stormwater detention for the net new impervious area will be calculated using the 1998 KCRTS Level 1 standard. 2.) Some areas will "bypass" detention and stormwater will be "overdetained" in the proposed detention vault to allow for the bypass areas. Areas to be bypassed may include but are not limited to the proposed roads (62nd Avenue South and South 172nd Street) as well as area on the east side of the proposed retail buildings on the east side of the site. Due to these relatively large areas that will bypass the detention system, the KCSWDM bypass limit (0.4 CFS for 100 yr storm - see page 1 -36, KCSWDM) of site area to be bypassed does not apply to this site. 3.) Water Quality treatment will be provided for all new impervious areas subject to vehicular traffic. Roof areas are considered clean and will not be treated. Options for water quality treatment on the site include all of the options shown in the 1998 KCSWDM including media filtration and leaf compost filters. "Vortechnics" and "Stormceptor" units are not preferred by the City. Note, although detention for roads will be provided by the on -site detention system, the future public roads (62nd Avenue South and South 172nd Street) require dedicated water quality treatment systems independent of the water quality systems for the remainder of the site. 4.) Stormwater Conveyance and Backwater Calculations - The 1998 KCSWDM applies for conveyance sizing. For conveyance sizing assume that the tailwater elevation is the invert of the large pipe in Minkler Boulevard. For the 100 -year backwater analysis flow velocity requirements do not apply and theoretical overflows must be shown to flow away from buildings and into the public right -of -way. 5.) Currently there is a known downstream constriction in the drainage system at the interesection of Andover Park East and Minkler Boulevard (approximately 1,700 -feet from the east property line of this site.) Due to the combination of mitigating measures proposed for this project including stormwater detention on -site as well as Wetland Mitigation and volume addition at the Tukwila Pond, no additional mitigation measures are required to address the downstream constriction. Jay D. Decker, P.E. Bush, Roed and Hitchings, Inc. 2009 Minor Avenue East Seattle, Wa. 98102 (206) 323 -4144 ph. (206) 323 -7135 fx. (206) 375 -0783 cell CC: "Ron Goldy" <rong@brhinc.com >, <monwig@comcast.net >, "Leshya Wig" <leshyawig@wigproperties.com> For all development except one single - family residence, 2-9 lot short plats, four -plex or smaller multi - family residence, or non - residential development that is 'categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: /7ZDO SYlillairj& &J/O PARCEL #: 26230g9!/7 Contact's Name: y nc(ve, � �.E L )J1 Contact Phone #: LZc) 323 - Vgg Contact e-mail: G9yD Contact Address: Z/z) /V /mil/, /WE , 957 , A. & 1✓i9 5j?M PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: By: DOES NOT PASS Print Name: Ryan D. Larson Approved 0120.2006 VO ublic Works �artment 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 Sr. Surface Water Engineer CONCURRENCY TEST NOTICE SURFACE WATER APR 2 5 2006 TUKWILA PUBLIC WORKS Date : IV ED D / 9 t p, o - 0 3 o J ack Pace - Re: Thank you for the retu 'd call! From: Brandon Miles To: Leshya Wig Date: 4/19/06 12:27PM Subject: Re: Thank you for the returned call! Leshya, Hope that helps, 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 Thank you for your help! First Question: Up to four internal information signs can be placed on site without a permit. This specific requirements for internal information signs is found in TMC 19.24. One of the big limitations is that the signs cannot list a business or logo. For example a starbucks could not be listed, but the type of store, coffee shop could be. Given the large size of the site, I think you might need more than four signs and the signs may need to be larger than what is permitted under TMC 19.22. TMC 19.22.020, .030 and .040 allows the Planning Commission to waive certain requirements when there is a "demonstrated need ". I would suggest you put a proposal together and we could incorporate that into the design review application. These signs would have to be clearly for "internal information" and could not be used to get additional signage along the public street. Second Question: You are corrected you can have up to two freestanding signs and they can be placed either on Minkler or Southcenter Pkwy. However, if a business is listed on the freestanding sign they would only be permited to have one additional sign. If they are not listed on the freestanding sign the businesses could have two wall signs. »> " Leshya Wig" <leshyawig @wigproperties.com> 04/18/06 03:49PM »> Thank you for returning my call! I was able to get most of my sign questions answered. My only outstanding questions are as follows: Will directional signs be allowed in the Shopping Center? If so, where can I find the guidelines on these signs? Secondly, my understanding from the sign code is that we are allowed a total of 2 signs for our project. They can be either monument or pole signs and can be located on any of the streets surrounding the project. Is this a correct understanding? Page 1 Ja ck Pace - Re: Thank you for the retuy -d call! Sftwi Sincerely, Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 CC: Bradshaw, Moira Page 2 1 Moira Bradshaw - NW Utilities Page 1 From: "Leshya Wig" <leshyawig @wigproperties.com> To: <mbradshaw @ci.tukwila.wa.us> Date: 1/24/06 5:16PM Subject: NW Utilities Hi Moira, Attached please find a blown up drawing of the location of the existing utilities in the NW corner of our site. The scale is 1" = 20'. This drawing also shows the existing curb cut, the proposal for the new driveway (with 3 lanes), and the location of the driveway across the street. There are quite a few issues involved with the relocation of the utilities, the placement of the new stop light, aligning our new driveway with the existing driveway across the street, and the future plans for S. 172nd. As I understand it, you were going to look into the items we discussed on the phone and get back to us. I think it would be more productive to talk about the NW utility issues when you call re the other outstanding issues (rather than me trying to describe them over e- mail). Thank you! Sincerely, Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 ii NEW TRAFFIC SIGNAL EXISTING LANES <-) c (s. CENTER PINY) 15 REQUIRED BUILDING SETBACK EXISTING UTILITIES EXISTING CURB BE REMOVED 17‘‘1- 1 ':F-i11- -- / 9 NEIN PROPOSED •4- .1-ANE5 (SITE ACCESS) - SITE PLAN 0 N SCALE: I"= 20 /.1 / \ \ , + I ; 1 -F i I t i ' I! _ 5'-I" FRONTAGE LANDSCAPING -1-4■1!1- IE-1,111■8 -El 11■187 II- .1 L 4! \\\ 01123/06 1523 A03-446SITEPLAN138.dwg N \ + 7. FREIHEIT & HO ARCHITECTS, INC., P.S. 10940 PE 33ROPLICE SUITE 202 80.14..W 98004 M25827.2103 F:425.8266899 4811 134` Place SE, Bellevue WA 98006 Tel: 425- 747 -8540, Fax: 425- 865 -8648 December 16, 2005 Mr. Jack Pace Ms. Jill Mosqueda Ms. Moira Bradshaw Ms. Nora Gierloff Mr. Steve Lancaster City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 RE: Your Letter Dated November 29, 2005 Re Redevelopment of 17200 Southcenter Parkway, Tukwila, WA Dear Jack, Jill, Moira, Nora, and Steve, art Wig Properties, LLC Thank you for your letter titled "Notice of Incomplete Application" dated November 29, 2005. We understand that this City letter was in response to Site Plan #119 that was used in our October 20, 2005 meeting with Kohls representatives. We first want to take the opportunity to explain why this site plan did not incorporate previous City comments and suggestions. We were not planning on submitting the site plan to the City during our October meeting. Site Plan #119 was an early draft depicting a possible building configuration for the sole purpose of restarting negotiations with Kohls (after a very significant personnel turnover in Kohls' top management that created extensive delays for Kohls as well as for various Landlords). Since it was an early rough draft for the new people at Kohls, several key items that the City had previously asked for with respect to site design had not yet been incorporated. We want to assure you that your previous comments did not go unheard. We have been working with two anchors simultaneously and now our negotiations with them are becoming serious. After receiving your letter dated November 29 we have revised our site plan to include each and every item you requested in your letter and we have already submitted the revised site plans to both anchor tenants for their detailed review. We expect in the next few weeks to receive their comments /approvals on the revised site plans. After we receive feedback from the anchors and incorporate their requests /requirements as well, we would be able to submit a site plan to the City which complies with your site design comments as well as meets anchor tenants' requirements. We wanted to take this opportunity to give you this update on our project status, and thank all of you for your past consideration as well as for your continued feedback. We look forward to an ongoing excellent working relationship with the entire City Staff that results in a positive development for all of us to be proud of. Moira, welcome back and we look forward to working with you! Please feel free to call with any questions and/or comments. Sincerely, Mon & Leshya Wig Wig Properties, LLC . RECORD Location of Visit/Conference: SUBJECT: _L t hdt Wo 7_- 10 ,o2C) 1) AVN nUE FR SAT DATE: /2 / / / 0 5 TYPE: ❑ Visit ❑ Conference PITelephone — Aincoming 0Outgoing Name of person(s) contad or in co' you: Organization (office, dept., bureau, etc.) (/(J 11/30/6_; ie1g1° luinkltr .97/-hz4. /9 /6 J =5- l a cl d creity n.o t 5 S;,7V 32.5 4- l5' 475 /geb , cti 1 r/ 1.2f aar ira /(.2/ z !/ v ee't 7z) 0 i 6 a 1 54 L? .. .5r /4/(v?. TIME: /a ;/ fitX .� C - kA/ (t t,1 ..; t ; t ,', /) c fh. .4,-, . t G ? %: ,,' f .. l'f - ' 10 6.1J,1 ( S ,t ( e e_---, -1 .e.' , Q eit e b Signature: Telephone No.: FOR OFFICE USE ONLY tutte,Av4d Title: Date: j/) Alai litt ,- c it ( pi, i Jr teirita_ric . 5if,ttf Y ( Aen,' (rd, s J / /6-)a t d Wit 1 ? _,f ar 4 ,17/17-/-04: 11 dLb - !.s to a 1, 664197)111.5 // hi) fk ` e Q 7, ;'" Gfr /GSa 16 /4040 CONVERSATION RECORD DATE: , J / 9 / 0 5 Name of person(s) contacted or in contact your.. : W, Organization (office, dept., bureau, Location of Visit/Conference: SUMMARY: Signature: Mr)N TUE KEDD THU F7?! S4T SUN IlbragIll i.rip sK� - 11111111. vino TIME: - ,. ...-01. MI/J1<- Lam"r. _ - — —.r... AM. P.M TYPE: ❑ Visit ❑ Conference ❑ Telephone— °Incoming 0Outgoing SUBJECT: g /Th f8 'era_ 4/ J q 4 » 1 c) Wiz- 7: .), _ -gong --esiolt --Alit -41•11111- ONO - pop Telephone No.: MI - nKier FOR OFFICE USE ONLY Date: 5e49Y s hy d Title: a � c - 1 CONVERSATION RECORD DATE: , J / 9 / 0 5 Name of person(s) contacted or in contact your.. : W, Organization (office, dept., bureau, Location of Visit/Conference: SUMMARY: Signature: Mr)N TUE KEDD THU F7?! S4T SUN IlbragIll i.rip sK� - 11111111. vino TIME: - ,. ...-01. MI/J1<- Lam"r. _ - — —.r... AM. P.M TYPE: ❑ Visit ❑ Conference ❑ Telephone— °Incoming 0Outgoing SUBJECT: g /Th f8 'era_ 4/ J q 4 » 1 c) Wiz- 7: .), _ -gong --esiolt --Alit -41•11111- ONO - pop Telephone No.: MI - nKier FOR OFFICE USE ONLY Date: 5e49Y s hy d Title: tab mai 4110 4116 Ott s 4 ' • sty • 41 b 11:•4!;11 4 41 11-31.c , d01 Ai )nr) eir - 44 mom sow ammo dirm:e 4111111r 411110 SINS 4 1114140 t November 29, 2005 Mr. Mon Wig Ms. Leshya Wig Wig Properties 4811 134 Place SE Bellevue, WA 98006 Subject: L04 -069 and E04 -019 Southcenter Square Site Plan #119 Dear Mr. Wig and Ms. Wig: City of Tukwila Notice of Incomplete Application Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director This letter is a follow up to the meeting with you, representatives from Kohls department store, Nora Gierloff and Carol Lumb on October 20, 2005. At that meeting possible time lines for the land use applications (Design Review and SEPA) and the building permits for development of the J. C. Penney site were discussed. At that meeting you provided the City with a revised site plan, Site Plan #119, that shows five one -story buildings, four clustered at the front of the site, with the anchor tenant in a portion of the remaining building at the rear of the site. It was dismaying that this site plan reflects very little of the comments we have provided over the last year on the different site plans you have provided to us for review. This site arrangement does not meet the criteria and guidelines of the Board of Architectural Review or advance the goals of the City's Comprehensive Plan. I believe that our goals are mutual in that in the near term the J.C. Penney site must be redeveloped into a strong retail center. In addition, the site redevelopment must build in the potential for the site to be integrated into the heart of a retail entertainment district. As you know, you have applied for design review and a SEPA determination. In order to proceed you must address the outstanding issues that we have raised in both applications. With regard to design of the site we have the following comments. The site's redevelopment must recognize the site's role as a piece of the urban fabric. The site is over 18 acres of commercial land and measures approximately 620 feet by 1,200 feet. Redevelopment of the site must reflect an urban pattern and incorporate improvements to the network of streets, trails, sidewalks, and other infrastructure. Page 1 of 4 11/29/05 11 :47 AM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 Mr. Mon Wig Ms. Leshya Wig November 22, 2005 The City asks for the following treatment around the perimeter of the site. Southcenter Parkway Create a new intersection between a minimum of 500 feet from Minkler Boulevard and the north property line and coordinate with the access driveways on the west edge of the Southcenter Parkway. • The north property line is 620 feet from the intersection of Minkler Boulevard, which is a generous urban block face. Left turns onto Southcenter Parkway are also very difficult. A traffic signal toward the north end of property would address both situations and is required. A developers reimbursement agreement can be developed so that the cost of the signal may be shared with other developing properties. • Coordination with other access points on the opposite side of Southcenter Parkway from your property is necessary. Driveways should line up with the driveways across any street including Southcenter Parkway. It is in everybody's best interest to have the accesses on both sides of the street align with the new signal. Any additional driveways on either side of the Parkway should align, so you must either move the location of your driveway, or come to agreement with the adjacent property owners to relocate their driveway across Southcenter Parkway to match up with yours. • Because there are on site utilities at this new intersection's location you may design a divided "driveway" on your property so that the existing utilities may remain in place in a landscaped island. • Adequate right of way exists along Southcenter Parkway and the location of the curb is acceptable. Frontage improvements consist of sidewalk, landscaping, handicap ramps and street illumination. There are sections where the existing sidewalk is in place adjacent to the curb. The City's preference is for a 5 foot planting strip and an 8 foot sidewalk; however, you may rely on the existing improvements where they exist if they meet minimum standards. • A minimum 15 foot landscape strip must be provided within along all four frontages as well as a 15 foot minimum building setback from the property line. • Please consider establishing a building setback on your site that reflects the building line that has been created along Southcenter Parkway, which is approximately 75 feet. In addition, if possible, a 30% building frontage along this building setback is desired. Minkler Boulevard • An additional four feet of right of way is needed along Minkler Boulevard in order to widen the vehicle travel lanes within the street. Therefore the curb will need to be moved north onto your property. Behind the curb the City requests a four foot landscape strip and then an eight foot sidewalk. If you prefer, the 12.5 foot wide sidewalk/landscape strip may be constructed on an easement or may be dedicated to the public, resulting in a dedication of 16.5 feet rather than four. Page 2 of 4 11/29/05 11:47 AM Mr. Mon Wig Ms. Leshya Wig November 22, 2005 City Comprehensive Plan goals are to increase access and circulation options and create pedestrian scaled improvements within the urban center. Therefore existing development patterns and block sizes must be reduced. New streets need to be developed along the north (S. 172 Street) and east (62 AV. S.) edges of the site. Your contribution to this effort will be half of what is necessary. One half of a commercial local access street right of way is 32.5 feet. Until the opposite properties are redeveloped, the interim 1/2 street improvements shall be designed and improved as follows: 1) A 20 -foot road, accommodating two travel lanes; and 2) A half foot curb and 12 foot wide sidewalk with trees in grates placed at regular intervals near the street side. When the properties to the north and east redevelop, the street cross section will be a 12 foot wide sidewalk, 8 foot wide on- street parallel parking and a 12 -foot travel lane that is mirrored on the opposite side of the street. Internal organization of the site should continue the urban streetscape pattern established around the perimeter of the site. As stated earlier, the site is approximately 620 feet by 1,300 feet, the later distance being the maximum distance most pedestrians /customers prefer to walk. Our goal is to make provisions for customers who wish to walk to the site but also to encourgeuvalking_withiu the site between the businesses. Sidewalks, building location and building design must be oriented to the customer in order to encourage pedestrian trips throughout the site. Internal driveways and buildings must break up the typical "strip" retail parking lot into smaller lots. Sidewalks must be developed along internal driveways as well as along building walls. It must appear that the site is a place to come and walk around rather than a place that is oriented to accommodate primarily cars and buildings. Enfronting orientation As noted earlier, blank building fronts are not acceptable along either Minkler or Southcenter Parkway. Since this parcel will in effect be bordered on all sides by streets, the property owner may choose where the building entrances will be located. All street frontages, except the S 172 Street on the north side and 62 Avenue S. on the east must be animated with windows and doors and may not contain blank walls. The anchor tenant building at the east end of the site has loading shown on the east side of the building. Access to the building will be from the new street, 62 Avenue S., so a new driveway off Minkler for trucks as shown on site plan is not needed. Instead, access to this end of the site can be via the new %z street that you will be providing. The loading area should be reconfigured so that it's service impact is minimized through appropriate design and landscaping that serves to screen. In order for review of your application to continue, the revised set must incorporate the above concepts and specifically the following. Page 3 of 4 11/29/05 11:47 AM Mr. Mon Wig Ms. Leshya Wig November 22, 2005 • The site plan must show all new streets with sidewalks; existing and future property lines, landscaping and building setbacks with curb cuts clearly identified. • Minkler Boulevard cannot be treated as an alley — the buildings must have active facades and delivery areas must minimize visibility from the street. • The site lacks pedestrian connections between the buildings — there must be pedestrian linkages /plazas to create a sense of place on the site. • Parking must not be the dominant presence on the site. • Landscaping that meets City requirements (TMC 18.52) must be shown on the site plan. • The parking standard is 4 parking stalls per 1,000 sq. ft. of usable floor area. Note that you can take advantage of a 10 percent "shared parking" reduction but that this reduction must be done through a formal application for Administrative Review. • The site plan must be at a scale that allows these details to be seen. The City cannot commit to any timeline for the Design Review and SEPA applications until the key issue of site design is addressed. We believe the direction provided to you has been explicit, however, if you have any questions please call me at 206 - 431 -3651. I will be resuming responsibility for the project. Please submit the requested plans and reports so that we may proceed with processing your applications. On the issue of the Developer's Agreement, which must be approved by the City Council we do not want to proceed until we know if issues other than the use of Tukwila Pond need to be addressed, such as concurrency, traffic impact fees or SEPA mitigating measures. Sincerely, /11,0(4. Moira C. Bradshaw Senior Planner cc: Nora Gierloff, Planning Manager Jill Mosqueda, Development Review Engineer Donald Tomaso, Fire Marshall Q: \HOME\MOIRA \penneys \Wig -5 -Lynn Edits.doc Page 4 of 4 11/29/05 11:47 AM From: Leshya Wig <leshyawig @gmail.com> To: <clumb @ci.tukwila.wa.us> Date: 10/18/05 4:35PM Subject: Fwd: meeting on Thursday Carol, got an e-mail back from Jeff re issues to address on Thursday. Please see below. Thank you, Leshya Forwarded message - - - - -- From: Jeff.Adam @kohls.com <Jeff.Adam @kohls.com> Date: Oct 18, 2005 3:24 PM Subject: Re: meeting on Thursday To: Leshya Wig <leshyawig @gmail.com> Leshya, I am basically looking for an idea of where the project currently stands and what else still needs to be done. The main question for the city is what their approval process will be and what is a general timeline to get us through the landuse and permit process. I would also like to know what the design review process will be as well as any other public hearings we will have to go through. I have also heard that the city is in the process of changing /adding traffic impact fees, so does the city have any idea what kind of number we will be looking at. 17 pt a24., no& l A s NVclIVEJ L SiThr daw 1?' ''-° PP -tv c N . a4A 4 'tuAq c -d.-up f 4C 131 From: Carol Lumb To: Leshya Wig Date: 9/21/05 3:39PM Subject: Re: Fw: accurate time frame Leshya: The Planning Commission public hearing is the same as the "public hearing ". And hopefully this won't confuse things too much, but when the Planning Commission considers design review projects, it sits as the "Board of Architectural Review". Under state law, there is only one open record hearing (in this case, before the Planning Commission acting as the Board of Architectural Review), and then if there is an appeal of the decision, there is a closed record hearing before the appeal body (in this case, the body to hear the appeal would be the City Council). The public hearing takes place within the 120 day clock time period. The building permit review time is separate from the 120 day clock that land use permits, such as SEPA and design review operate under. Please remember the 5-6 month estimate that Brenda gave you is only an estimate. hope this helps clarify my earlier e-mail. On the appraisal, please send me 3 copies for our review. Thanks much. Carol »> "Leshya Wig" <leshyawig ©wigproperties.com> 09/21/05 02:59PM »> Carol, Thank you for your e-mail. A few points of clarification: What is the difference between the Public Hearing and the Planning Commission hearing? Do we have to schedule both a public hearing and a planning commission meeting? Also, the City has 120 days after receiving a complete SEPA and Design Review App. to review these applications? Does this include scheduling a Public Hearing and /or Public Commission hearing? Or are these hearings scheduled after the approval of the applications? After these 120 days, is it then 5-6 months to get the building permit? When does the 5-6 month period begin exactly? Also, I just received the appraisal in the mail re the mitigation area. How many copies would you like for me to send? Thanks again, Leshya Wig Wig Properties, LLC Phone (425) 957 -4774 Fax (425) 865 -8648 — Original Message — From: "Carol Lumb" <clumbtcaci.tukwila.wa.us> To: <leshvawiaCcawigproperties.com> Cc: "Brenda Holt" <bholt Oci.tukwila.wa.us >; "Nora Gierloff' <nq ierloffccaci.tukwila.wa. us> Sent: Wednesday, September 21, 2005 2:21 PM Subject: Re: accurate time frame Hi Leshya: Thanks for your e-mails - basically, you have the time frame correct. When you tum in the remaining materials for SEPA and design review, we have 14 days to determine if everything is there. If there are materials missing, we send a letter identifying what is missing. If everything is there, then we proceed to the next step, which is routing the project for review by other departments and sending out public notice to property owners and tenants within 500 feet of the site. You will post a notice board as part of the public notification process �n which information is posted about the project. The review clock established by state law (120 days) can stop if we determine that additional information is needed. Typically, once the project is reviewed by other departments there is at least one round of technical comments with additional information or corrections requested to the project. The review clock stops while the applicant responds to the technical comments letter. When we send out the public notice, we like to have the date established for the public hearing, so it gives the public as much notice as possible. We will send out a notice of public hearing prior to the hearing date as well (14 days prior to the hearing). There is really no way to tell if you will be scheduled for a hearing before the Planning Commission this year - I imagine we will be talking further about the design of the project, there may be additional discussions on traffic etc. After approval of the design by the Planning Commission, then Brenda estimated it would be 5-6 months until the building permit is issued. You can submit the building permit at any time, however it is not productive to submit it until we have all the design details and any other issues that affect site layout worked out, which is usually close to when the public hearing is held. We are reviewing the revised wetland mitigation calculations and will get back to you soon with an answer. Let me know if you have additional questions on the time frame for building permits. Carol Thanks, »> "Leshya Wig" <leshyawia wigoroperties.com> 09/21/05 12:21 PM »> Hi Carol, I wrote the following paragraph to submit to one of our anchors regarding a realistic time frame to get building permits. Please let me know if this is accurate or if I am missing anything in the sequence of events that needs to take place before the building permit will be issued. We first need to complete our SEPA and Design Review Applications. We must have staff approval for these applications to be deemed complete. Once these are completed, then within 1 month, the City will set a date for the Public Hearing. The Public Hearing meets the 2nd week in November and the 2nd week in December in 2005. It is unclear whether or not we would be able to get a Public Hearing this year. After we have the Public Hearing, it will take 5-6 months for the City to issue building permits. Leshya Wig Wig Properties, LLC Phone (425) 957 -4774 Fax (425) 865 -8648 CC: Brenda Holt; Nora Gierloff July 29, 2005 Ms. Leshya Wig Project Manager Wig Properties 4811 134 Place SE Bellevue, WA 98006 Dear Leshya: City of Tukwila Department of Community Development Steve Lancaster, Director RE: Signage for Southcenter Square Property I am responding for Brandon Miles to your letter of April 11, 2005 regarding the City of Tukwila's Sign Code. I apologize for the delay in getting back to you. We have spent some time within the Department discussing the issues you raise in your letter. We recognize that the current Sign Code has its limitations for large rectangular sites such as yours that front on two streets. To that end, we are proposing in the 2006 to re -write the sign code entirely to address a number of important issues, such as the ones you raise, rather than address the issues piecemeal. We are proposing funding for staff support to re -write the sign code in the Department of Community Development 2006 budget, however, this budget proposal must be balanced by the City Council with other competing proposals, when it reviews and approves the 2006 budget for the City. The Council will also determine the extent of the code revisions when it considers the proposed budget. There will be a public involvement process for the re -write of the sign code and we will put your name on the list of parties of record who will be notified of meetings. We appreciate knowing of the problems that the current code poses for your project and will add this information to the other issues that will be addressed in the sign code re- write. CL q:\J.C. Penney \Wig - signs.doc Page 1 of 2 07/29/2005 2:53 PM Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Ms. Leshya Wig Wig Properties July 29, 2005 If you have any questions, please feel free to contact me at 206 - 431 -3661 or Brandon Miles at 206 - 431 -3684. Sincerely, r, Carol Lumb Senior Planner cc: Jack Pace, Deputy Director Nora Gierloff, Planning Manager Brandon Miles, Assistant Planner CL Page 2 of 2 07/29/2005 2:53 PM q:\J.C. Penney \Wig- signs.doc June 1, 2005 Mr. Mon Wig Wig Properties 4811 134` Place SE Bellevue, WA 98006 RE: Off -site Mitigation for Wetland Fill on Southcenter Square Property Dear Mr. Wig: Thank you for providing the letter prepared by your wetland consultant, Mr. Chad Armour, dated April 21, 2005, which discusses the costs of mitigating the wetland impacts on -site versus off - site at Tukwila Pond. We have reviewed the letter internally, and also asked Teresa Vanderberg of Adolfson Associates, to review Mr. Armour's analysis. A copy of Ms. Vanderberg's letter is enclosed for your review and files. I would like to provide a couple comments on the analysis provided in Mr. Armour's letter. First, at the staff level we disagree that enhancement of the degraded wetlands at Tukwila Pond fulfills our responsibility to make sure that appropriate compensation is received for the use of City property. If City property were not available, and you wished to mitigate off-site, then you would need to purchase sufficient property in the same sub -basin to provide the required amount of mitigation area. You would incur the cost of purchasing property, as well as the costs to construct the wetland mitigation (either enhancement, restoration or creation) and then monitor and maintain the mitigation for 10 years. Second, Mr. Armour notes that he has identified just under one acre of upland that previously appeared to be part of the Tukwila Pond wetland. It would be helpful to have this area identified on a map so that we can confirm his findings. The conversion of this upland area to wetland is proposed in his letter as possible additional mitigation for the use of City property and also in recognition that enhancing only a portion of the wetland is less beneficial than improving the entire area. We would want to talk further about the benefits of converting the upland area to wetland - it may be that the City would want to have you enhance or create just the area required by TMC 18.45 for mitigation as compensation for the filling of wetlands on the J.C. Penney site and have the new upland area preserved for habitat purposes. We would want to talk further with you and Mr. Armour about this option. CL q:V.C. Penney \Wig3.doc City of Tukwila Department of Community Development Steve Lancaster, Director Page 1 of 3 06/01/2005 3:05 PM Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. Mon Wig Wig Properties June 1, 2005 CL q:\J.C. Penney \Wig3.doc We would note that the issue of tax benefits realized by the project if wetland mitigation occurs on -site, while important in your considerations of where to locate the wetland mitigation, is not relevant to the City's decision on additional compensation for use of City property. . We would like to take the issue of additional compensation to the City Council Community Affairs and Parks Committee (CAP) for their review and guidance at their June 28 meeting. To prepare the staff report for the CAP meeting, I would appreciate it if you could provide the following by Monday, June 13, 2005: 1. A finalized compensation proposal proposed by Wig Properties; and 2. A revised mitigation plan that incorporates the data and analysis of the monitoring of water levels that have been collected since October, 2004 including mapping the newly identified upland area noted by Mr. Armour in his e-mail on April 21, 2005. We anticipate that the Committee will ask about the possibility of dredging as part of an enhancement plan for the Pond. As there has not been much research conducted on Tukwila Pond directly related to pond sediment, it is not clear where the sediment is coming from that is being deposited in the pond and whether there would be long -term benefits from dredging or whether the benefits would be strictly short term. If your wetland consultant has an opinion on this issue, we would be interested in hearing his views. I would expect that the staff report that is given to the Committee would identify several options for the Council's consideration as far as compensation for the use of Tukwila Pond: 1. The Wig Properties proposal for additional wetland creation/enhancement beyond code requirements as compensation for the use of Tukwila Pond; 2. Staff proposals for possible compensation in addition to what you propose which could include requiring any of the following: a. a study on the feasibility and habitat benefits of dredging Tukwila Pond, which would evaluate hydrology and sediment deposition, identify the sources(s), of sediment, evaluate sediment control options, and assess various scenarios for habitat improvement and possible recreation opportunities; b. dredging Tukwila Pond; or c. cash compensation. We have been reviewing options on how to determine the cash compensation and are considering using the value per acre of the land that is to be developed. The transfer of mitigation from the J.C. Penney site to City -owned property is a "first" for the City, as we have never approved such a proposal before. We want to make sure we have carefully considered all the options and present a fair approach for the Council's consideration. Page 2 of 3 06/01/2005 3:05 PM 4 Mr. Mon Wig Wig Properties June 1, 2005 Carol Lumb Senior Planner Enclosure • We appreciate your willingness to discuss the important issue of compensation and exchange ideas on protecting the overall public's interest. Sincerely, a t cc: Steve Lancaster, Director, Department of Community Development Jack Pace, Deputy Director Nora Gierloff, Planning Manager Sandra Whiting, Urban Environmentalist Teresa Vanderburg, Director of Natural Sciences, Adolfson Associates Jim Morrow, Director, Department of Public Works Jill Mosqueda, Development Engineer. CL Page 3 of 3 06/01/2005 3:05 PM q:U.C. Penney \Wig3.doc May 6, 2005 Dear Carol: Ms. Carol Lumb, Senior Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, Washington 98188 -2544 A D O L F S O N Environmental Solutions SUBJECT: Southcenter Square Proposal, Letter from Chad Armour LLC, dated April 21, 2005 Adolfson Associates, Inc. (Adolfson) is pleased to present this review letter for your information and consideration of mitigation requirements for the Southcenter Square development. The Southcenter Square development is proposed by Wig Properties. This letter is provided at the request of the City and relates to a comparison of on -site mitigation costs versus mitigation off - site on the City -owned Tukwila Pond property. I have read the letter prepared by Chad Armour LLC dated April 21, 2005 and have the following comments related to wetland mitigation and the costs presented. Mark Epstein, LA, our landscape architect, has assisted me with the review of costs proposed. The cost estimates per unit area presented in Mr. Armour's letter appear to lie within the range of standard costs for wetland mitigation work in western Washington. We recognize that there is some variability in certain figures (for example unit costs for grading and soil movement) but the construction costs and maintenance costs provided are generally appropriate. However, we also recognize that certain monetary advantages to use of the off -site mitigation area have not been included in the cost summary table. For example, use of the entire property in the proposed Southcenter Square development must result in greater financial rewards than maintenance of this area in conservation easements. However, as wetland consultants, we will limit the scope of our review to the cost estimates and details presented. One point of clarification is needed in the letter. Mr Armour refers to the cost of developing 2.58 acres of wetland on the off -site mitigation area near Tukwila Pond and compares this to developing 3.48 acres of mitigated wetland there as well. It is unclear why there is a difference in mitigation area provided by the applicant and his consultant. If this is voluntary, the reason for the additional acreage should be clearly described. In an email, Mr. Armour refers to an approximately 1.0 acre area of the Tukwila Pond property, which may be considered upland within the proposed mitigation site. The applicant should clarify if the approximately one acre Lumb / Southcenter Square May 6, 2005 Page 2 of 2 Teresa Vanderburg Director of Natural Sciences difference in total off -site mitigation area is related to the new determination of non - wetland on the Tukwila Pond site. In relation to the wetlands identified on the Tukwila Pond site, I understand that a conclusion has been made as to the wetland area currently existing on the Tukwila Pond property based upon groundwater monitoring data accomplished this spring. I have received the groundwater monitoring data, but have not received a revised wetland delineation map or other summary memorandum providing the analysis and evaluation of the groundwater monitoring conducted. We recommend that the results of the groundwater monitoring be provided to the City in the form of an addendum memo and revised map for review and approval. Thank you for the opportunity to prepare this material for you. If you have any questions, please contact me at (206) 789 -9658. Sincerely, ADOLFSON ASSOCIATES, INC. Jill Mosqueda - Traffic Impact Study From: Carol Lumb To: Internet:Ieshyawig @comcast.net; Internet:monwig @comcast.net Date: Fri, Apr .15, 2005 11:01 AM Subject: Traffic Impact Study Good morning Mr. Wig & Leshya: I had a chance to check with Cyndy regarding a meeting to discuss the traffic impact study. She believes that the comments from Mirai are clear and provide the needed direction to your consultant, Mark Jacobs. The way Mr. Jacobs proposes to calculate trip generation is not acceptable to the City. Your consultant needs to prepare a standard Traffic Impact Analysis report using ITE trip generation rates. She said that there is no problem with the trip generation study allowing pass -by trips, and possibly internalization reduction, although the internalization reduction would likely be small because of the size of the site. I hope this helps Mr. Jacobs in the development of the trip generation study. Thanks. Carol 00 /E0 39tid 1 4811 134 Place SE, Bellevue WA 98006 Tel: 425 -747 -8540, Fax: 425- 865 -8648 April 11, 2005 Mr. Brandon Miles City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 RE: SIGN CODE 17200 Southcen ter Parkway Dear Mr. Miles, Wig Properties, LLC Thank you so much for taking the time to meet with my father and I regarding the City of Tukwila sign code. A: we mentioned to you at our meeting, signage is crucial for the survival of retailers on any site. However, signage on our site is particularly crucial because of the extraord inary depth of our site and because we would like to construct a higher end center that )es not maintain the traditional lines of site of a power strip mall Under the existing sign code, corner lots as well as larger lots are at a huge disadvantage. As the sign code curr :ntly exists, in Section 19.32.140D, commercial properties are allowed to have two freestanding signs if the site has at least 400 linear feet of frontage on a public street, has a t least 2 detached buildings, and is occupied by at least 2 tenants. Our property is located at the comer of Southcenter Parkway and Minkler Boulevard, has 1300 feet of frontage on Minider Boulevard and approximately 630 feet of frontage on Southcenter Parkway, aid will have dozens and dozens of tenants. Thus, per the existing code, our property is a lowed the same amount of signage as properties that have only 400 feet of frontage on one public street and have only two tenants! For our project to work, we would need tc have one monument sign at each entrance into the center and one monument sign on the c omer of Southcenter Parkway and Minkler Boulevard. Another difficulty with the existing sign code is that, per section 1932.140, businesses are allowed a maximum of two exposed signs. This limitation on signage is particularly problematic for leasing on the east end of our site which is 1300 lineal feet away from Southcenter Parkway. We have already agreed to terms with several tenants on our property, only to have . :hem back out of the deals once they go on site and see how far they are from Southcenter Parkway. We have found through negotiations that we need to be able to allow Tenant: to display their signs in at least 4 different places. 1N3Wd013f13a OVIV39 8b985985Zt' OZ :9I 500Z/L0/90 Finally, the sign code does not encourage very dense developments. We are planning on building two stories of retail buildings on our site. We would like to be able to display signs of the second le vel retailers situated on the east end of our site on the building fascia that fronts Southcenter Parkway. However, under the existing sign code, we would be prohibited from displaying signs for businesses on walls that do not directly touch their space. This prohibition in the code has severely limited our ability to sell second story retail space in the back of the site. Other cities, such as Lakewood, WA, allow signage on building fa: kiss that do not directly touch a Tenant's premises. In order for Tukwila to see more 1: itense developments, developers need to be able to give tenants signage right on Southcenter Parkway. Thus, to summarize, we • would like to be able to achieve the following: 1. Install one mon anent sign at each entrance to our site, and one on the corner of Southcenter Parkway & Minkler Boulevard 2. Increase the number of places Tenants' signs can be displayed from two to four 3. Allow Tenant ; ignage on walls that are not on the perimeter of the Tenant's premises These allowances are elude! for us to be able to achieve a high quality, lifestyle center in Tukwila. Without giving Tenant's the ability to be seen, they will not go into our center. We believe that our sit; needs particular consideration because it is (i) a comer lot, (ii) twice as deep as it is wide, (iii) a two -story development, and (iv) a lifestyle type of a center. We would like to work with you to achieve our above requests. Please let us know how we may assi! t you in this matter. Sincerely, Leshya Wig Project Manager Wig Properties, LLC Phone: (425) 957 -4774 170 /00 3EVd 1N3Wd01313a 0ti1V3S 8098S980b bZ :9t S00Z/L0/90 April 8, 2005 Mr. Mon Wig Wig Properties 411 134 Place SE Bellevue, WA 98006 Dear Mr. Wig: City of Tukwila Department of Community Development Steve Lancaster, Director RE: Off -site Mitigation for Wetland Fill on Southcenter Square Property As part of the proposed development on the former J.C. Penney property, you are proposing to fill a number of wetlands to take full advantage of the site's development potential. In lieu of providing mitigation for on the wetlands being filled on -site, you are considering providing mitigation at Tukwila Pond, a City -owned property just to the north of your property. You are considering using City -owned property rather than looking for a privately owned piece of property on which to locate the mitigation. Steven M. Mullet, Mayor We have discussed briefly your providing additional compensation to the City for the use of City property, in addition to the mitigation that you would provide at Tukwila Pond. Since the mitigation is proposed on publicly owned property, rather than on property that you would have to purchase, we have a fiduciary responsibility to make sure appropriate compensation is received. You have asked for clarification on what compensation in addition to what you will be spending to implement the mitigation at Tukwila Pond would be required so that you can evaluate your options. As we discussed yesterday, one option we had discussed within DCD is to require the dredging of Tukwila Pond in addition to the mitigation plan you have proposed. We have not determined as yet whether that is an appropriate requirement. Please have your biologist make some recommendations for betterment that could be accomplished concurrently with the mitigation. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. Mon Wig April 8, 2005 Sincerely, 0420(( ti Carol Lumb Senior Planner q:U.C. Penney \Wig -2.doc After you provide the information requested above, we can better determine what additional compensation (monetary or in -kind) is needed for the use of public property. Please let me know if you have any questions. I can be reached at 206 - 431 -3661. cc: Nora Gierloff, Planning Manager Jack Pace, Deputy Director Jill Mosqueda, Development Engineer, Public Works Dept. 2 April 1, 2005 Mr. Mon Wig Wig Properties 4311 134 Place SE Bellevue, WA 98006 Dear Mr. Wig: Sincerely, Carol Lumb Senior Planner Enclosure City of Tukwila Department of Community Development Steve Lancaster, Director RE: E04 -019 and L04 -069, SEPA and Design Review for Southcenter Square As part of the environmental review for the Southcenter Square shopping center, you submitted a traffic impact analysis, prepared by Jake Traffic Engineering. Due to workload in the Public Works Department, we requested that Mirai Transportation Planning and Engineering review and provide comments on your traffic study. While we are still waiting for materials to be submitted that will complete your design review and environmental review applications, I wanted to pass along the comments we have received on the traffic study. It appears that additional information will be needed in order for the Traffic Impact Analysis to be considered complete. Please share the enclosed analysis with your traffic consultant and submit a revised traffic impact analysis for our review. If you have any questions, please call me at 206 - 431 -3661. I am out of the office Monday, April 4, 2005 but will be in the office the remainder of the week. cc: Nora Gierloff, Planning Manager Jill Mosqueda, Engineer, Public Works Department Cyndy Knighton, Senior Transportation Engineer Steven M. Mullet, Mayor q:U.C. Penny \Mirai Comments.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Memorandum To: Cyndy Knighton, Senior Transportation Engineer, City of Tukwila From: Tom Noguchi, Mirai Transportation Planning and Engineering Subject: Southcenter Square Traffic Impact Analysis Report Review Date: March 22, 2005 Mirai Transportation Planning and Engineering reviewed the traffic impact analysis report entitled "Southcenter Square Trip Generation and Distribution Analysis ", dated October 28, 2004. This report was prepared by Jake Traffic Engineering (JTE). My comments are outlined below: 1. Overall Comment This Southcenter Square Traffic Impact Analysis report is incomplete as it has not presented anything other than trip generation rates. A TIA must show compliance with Tukwila codes (both concurrency and general safety - site access falls partially under that). 2. Page 4: PM Peak Hour Trip Generation livi i . ra l Transportation Planning 6 Engineering JTE estimated that the 307,298 square feet of shopping center would only generate 300 new weekday PM peak hour trips, which is only 23 percent of the estimated total trips generated from the proposed development (1,315 trips in weekday PM peak hour). It estimated that 30 percent of the site generated trips are pass -by trips and 47 percent are "shopping district trips ". JTE's approach to trip generation is that the Tukwila Urban Center (TUC) retail as a whole (3.5 million square feet) is one big shopping center and it applied the shopping trip generation rate to the entire retail floor areas within the TUC. There are significant problems with this approach. It is not clear how the reduction of the trips due to the "shopping district trips" are applied to the traffic impact analysis. It appears that the intension is to ignore a majority of the trips made internally within the TUC that would be generated by the proposed development. The JTE proposed approach to trip generation would seriously under estimate the traffic impacts on the street system within the TUC. Review on Southcenter Square Traffic Analysis Report Page 1 6b4-oIS M i r a i I Treneportetlon Planning 6. Engineering 3. Weekend Trip Generation Analysis JTE provided the trip generation analysis for the weekday PM peak hour only, although we do not agree with the approach to the proposed trip generation rates. Shopping centers generate higher trips during the peak hour on Saturdays. No Saturday traffic analysis was provided in this report. 4. Page 4, Trip Distribution It is difficult to assess whether the JTE's assumption on the trip distribution pattern is reasonable by reviewing Figure 4. The graphic is poorly shown. The report should explain how the trip distribution was estimated. The Tukwila model should be used if other tools are not available. 5. Level of Service Analysis This report does not include level of service analyses. The City requires the applicant to evaluate traffic impacts of the proposed development on the affected intersections. The applicant is required to analyze levels of service for the weekday PM peak hour per TMC 9.48 (Concurrency and Impact Fees) and Saturday peak hour immediately adjacent to the site. This would be comparable to what was required for the Westfield Mall EIS. 6. Site Access Analysis This report does not include evaluation of traffic conditions at site access locations surrounding the proposed site. Since it is estimated that over 1,300 vehicles during the PM peak hour would access to the site, the applicant must show how this traffic volume can be accommodated at the proposed driveway locations and the adjacent street intersections. The applicant must propose mitigating actions, if the existing facilities cannot accommodate this level of the traffic volumes. 7. Page 6, Summary and Conclusions As outlined above, it would be difficult for the City to accept the JTE's conclusion that the proposed Southcenter Square would only 185 new trips because the TUC is one big shopping center. Review on Southcenter Square Traffic Analysis Report Page 2 March 8, 2005 Mr. Mon Wig Wig Propterties, LLC 4811 134 Place S.E. Bellevue, WA 98006 Dear Mr. Wig: City of Tukwila Department of Community Development Steve Lancaster, Director RE: Southcenter Square Site Designs Thank you for the opportunity to meet with you and the architects from Sienna Architecture Company on March 1 to discuss site design issues. At the end of the meeting there were several questions that I was to provide further guidance on. Issue 1: Building location at the corner of Minkler and Southcenter Parkway. The Preliminary Draft of the Tukwila Urban Center Plan indicates that the corner of Minkler and Southcenter Parkway is one at which buildings should be brought out to the northeast corner of the intersection, with no parking in between the building and the required landscaping area. The anchor tenant is requesting a minimum of three rows of parking with three drive aisles. Steven M Mullet, Mayor The City certainly supports and shares your goal of a quality development at the J.C. Penny site. As we have stated before, the redevelopment of this site will set the tone for future developments in the Urban Center, so a well designed project that incorporates Comprehensive Plan goals for the urban center is critical. We disagree that locating the building as currently proposed maximizes visibility for the anchor tenant given the location of the retail buildings on the southeast corner of Minkler and Southcenter Parkway. However, we would be willing to consider permitting 2 rows of parking rather than 3 between the building and the southeast corner of the parcel, with a prominent architectural feature such as a clock tower at the corner of the site in lieu of the building being brought out to the corner. The site plan also needs to provide retail use along Minkler, rather than having faux frontage on the building facades. A single aisle of parking would be permitted between the building and the on -site landscaping. Streets: I think it is critical for the next iteration of site plans to reflect the new dedicated streets that the City is requiring on the north and east and the additional ROW that will be dedicated on the south to Minkler. Public Works staff have revised the amount of right -of -way needed for Minker to fourteen (14) feet so that there is ample room for a landscaping strip and sidewalk in 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. Mon Wig Wig Properties March 8, 2005 addition to the area needed for travel lane. The dimensions for the streets were provided with the Public Works comments from the September 23, 2004 Development Review meeting. You will be required to install curb, gutter and sidewalk on all of these 1/2 streets, with the remaining V2 street right -of -way to be dedicated and constructed by adjoining property owners when those sites redevelop. For the road that runs along the eastern side of the site, the Tukwila Urban Center plan envisions that this road will eventually connect to a new street that runs along the southern side of Tukwila Pond. The buildings on the site must be set back from the new property lines as the streets will not be on private property but rather public right of way. This requirement will affect the proposed overhang of the northern building, which is currently shown extending over the internal circulation road on the north. Also, after the dedication of the right -of -way on the north and east, all sides of the site will be "fronts" requiring landscaping, building setbacks and design treatment. Realistic Truck/Loading Access: Access for delivery trucks is also a critical component to the site design. Minkler cannot be used for truck queing or backing movements. The movements of the delivery trucks within the site are also important and how the trucks will interact with pedestrians and other vehicles. Minkler curb cuts: the site plan prepared by Sienna shows two curb cuts on Minkler distributed somewhat differently than the current curb cuts, which are approximately 350 feet and 820 feet from the intersection of Minkler and Southcenter Parkway. The construction of the eastern road will provide additional site access along the eastern side of the site. A maximum of three curb cuts would be permitted on Minkler and Public Works staff would need to review the spacing of the curb cuts in relation to existing and new streets. The eastern curb cut should line up with the "cross street." Southcenter Parkway: the comments provided by Public Works for the September 23, 2004 Development Review meeting state that the middle entrance to the site off Southcenter Parkway is right in/right out only. You have provided a traffic study for the project — we will review it to determine whether it is possible to have any left turn movements into or from the middle entrance. Pedestrian circulation: We would like the subsequent site plans to show more clearly pedestrian circulation throughout the site. Tukwila Pond Mitigation: The Council has authorized the Mayor to enter into an agreement with you on the use of Tukwila Pond as your mitigation for filling the wetlands on the J.C. Penny site. While the monitoring of the water level fluctuations is continuing at Tukwila Pond so that the mitigation plan can be finalized, we should get started on the Agreement language and discuss compensation for the use of City property so that these details are worked out before the building permit is ready to be issued. Penny\Site Design 3 -I.doc 2 Mr. Mon Wig Wig Properties March 8, 2005 Carol Lumb Senior Planner q:U.C. Penny \Site Design 3 -1.doc Future draft site plans should be produced at a scale of at least 1" =100' so that we can give better guidance on aspects of the site plan. The small scale of the site plans we have been reviewing makes it difficult to appreciate the true scale of the site and how the buildings relate to curb cuts, pedestrian circulation etc. Please let me know if you have any questions. I can be reached at 206 - 431 -3661. Sincerely, cc: Nora Gierloff, Planning Manager Lynn Miranda, Senior Planner Jill Mosqueda, Engineer, Public Works Department 3 From: " Leshya Wig" <leshyawig @wigproperties.com> To: <bmiles @ci.tukwila.wa.us> Date: 3/2/05 6:25PM Subject: Questions on Sign Code Thank you so much for your call the other day to discuss the sign code. It is very helpful to be able to speak with someone at the city about these items so that we can properly be prepared for what is and is not allowed per the code. I had a couple new questions re the sign code that I was hoping I could ask you. I also left you a voice message to this effect, but some more questions popped up since I left my message that I thought might be easier to shoot over to you in e-mail format. They are as follows: I wanted to confirm that we can have 2 freestanding signs on the property for businesses in the center (because we have more than 400 ft of frontage on 2 public streets). In addition to these 2 freestanding signs, we can have signs up to 300 sf per street (i.e. 300 sf for Minkler and 300 sf for SC Parkway) that identify the shopping center as a whole? Would our businesses signs be subject to 19.32.140 or 19.32.150 in the code? That is, could our businesses each have 4 signs provided that each business only has one sign on any one exposed building face? Where does it say in the sign code that the exterior sign for a business must touch the wall of that businesses space? Finally, I know you had mentioned that it would be very unlikely that the city would grant a variance for our property. In 19.12.060, it states that the Hearing Examiner may grant a variance if it is necessary because of "special circumstances relating to the size, shape, topography, location of surroundings of the subject property." Would the extreme depth (1300 feet) and narrowness of our site qualify us to apply for a variance? Thank you so much for all of your help! I really appreciate it! Sincerely, Leshya Wig Wig Properties, LLC Phone (425) 957 -4774 Fax (425) 865 -8648 February 18, 2005 Mr. Mon Wig Wig Propterties, LLC 4811 134 Place S.E. Bellevue, WA 98006 RE: Conceptual Site Designs Dear Mr. Wig: ti Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Thank you for the opportunity to review two conceptual site plans, numbered 11 and 59, which you e- mailed to me on February 10, 2005. I wanted to follow up our telephone call yesterday with a quick summary of our conversation. First, I wanted respond to your question on whether you could use a grass lined swale for storm water as the required landscaping area along Minkler. Perimeter landscaping may not be used for achieving storm water requirements, however, you may integrate grass swales in the landscape areas required for interior parking. A good example of storm water swales being integrated into the interior landscaping is the Tukwila Community Center. I am enclosing some information from the Preliminary Draft Tukwila Urban Center Subarea Plan provided by Lynn Miranda, Project Manager. While the information is draft, it builds upon current Tukwila Comprehensive Plan policy guidance on development in the Urban Center. A map in included, which identifies the location of future street connections, classifies the streets according to the desired purpose and then provides suggested streetscape designs. The Subarea Plan also provides guidance on intersection locations where the Plan would require buildings at the corner. I wanted to summarize briefly what we talked about regarding the site designs. As you noted, the architects for site plan #11 have not received any of the information provided to Frieheit and Ho at the Development Review meeting, so that is why the site plan does not reflect this guidance. Landscaping: neither site plan reflects the current Zoning Code landscaping requirements, particularly in the parking areas — I am concerned that leaving out the landscaping does not accurately reflect the actual available building areas for the site. The site plans also do not reflect the landscaping that will be required in the frontage right -of -way. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. Mon Wig Wig Properties February 18, 2005 Sincerely, Carol Lumb Senior Planner q: \7.C. Penny \Site Designs 2- 17- 05.doc Curb cuts: both site plans indicate many more curb cuts than what Public Works has indicated would be safe and acceptable; Pedestrian Circulation: both site plans need additional work to accommodate the safe circulation of pedestrians from one building to another as well as to encourage pedestrian interaction between buildings. Internal circulation conflicts with parking: We would want to review more carefully whether the parking stalls included on Site Plan #11's main circulation spine would pose safety concerns with conflicts between parked vehicles and moving vehicles. Delivery movements: adequate provision must be made for accommodating deliveries on -site and making sure that Minkler Blvd. does not become a de facto delivery alley particularly for the buildings located along that street. Access: neither site plan reflects the two public streets on the north and east that were discussed at the Development Review meeting. Please let me know when you have possible dates from your architect for a meeting and I will check calendars here. Again, we appreciate having the opportunity to provide comments on the draft site plans. Please give me a call if you have any questions. Enclosures: Excerpts from Tukwila Urban Center Subarea Plan Sign Permit Application cc: Nora Gierloff, Planning Manager Lynn Miranda, Senior Planner Jill Mosqueda, Development Engineer 2 From: "Mon Wig" <monwig @comcast.net> To: "'Carol Lumb "' <clumb @ci.tukwila.wa.us> Date: 2/10/05 3:07PM Subject: Site Plans Carol, With warmest regards, Sincerely, Mon Wig Wig Properties LLC 4811 -134th Place SE Bellevue, WA 98006 Tel: 425 - 747 -8540 Cell: 425 - 941 -5007 Fax: 425 - 865 -8648 monwig @wigproperties.com sof It was good talking with you today. For your review, I am attaching two site plans (site plan 11 and site plan 59) that we are currently working with. You are already familiar with Site Plan 59. Site Plan 11 is new and Pic2 file is an image of what the front of Site Plan 11 may look like. Please keep in mind that these are NOT the final versions, we are still working with various anchors and no anchor has committed to the project as yet. Please let me know what your thoughts are as soon as possible. Thank you again for doing a terrific job on the SAO. It was a lot work that you orchestrated and coordinated with so many people in a very effective manner. 1 look forward to hearing from you re the use of landscaping strip along Minkler for a grass Tined swale. I need this info as soon as possible. 0 vpf‘LP4' (II TRAFFIC ` SIGNAL } EXISTING TRAFFIC SIGNAL ulu 121' � J+LW I I I f I I I l I I I l U l l l IMJ+I I I I I_. rx111111111111111111 I I 1 — 1 — — 1 1 1111 IFf IFl 1 I 111 I l'f 1 I I►f iI 111 I I 1 I I 1 I I I 1 I MINI(I S1 1 STORY RETAIL (39.847 S.F.) 435 tH 1 1 1 2 R ETAIL (28.031 SF.) 234' HUH! 1- VAI111 TOTAL AREA: 307,298 S.F. TOTAL PARKING: 1,333 STALLS (PROPOSED) PARKING RATIO: 4.3 STALLS / 1,000 S.F. (PROPOSED) SOUTHCENTER SQUARE SOUTHCENTER PKWY. & MINKLER BLVD. TUKWILLA, WASHINGTON 100' 100 (NEWLY DEVELOPED THREE LANE ROAD) 290' (3HR WALL) 2 STO N3 ETAL (37,109 S.F. FIRST FLOOR) (37,109 S.F. SECOND FLOOR) 125 f 11111IIII1IIIIIIOIIIIIIIIIIIIIIIO _ 51111111111111101111111111111110 F IIIIIIIIIIIIII011IIIIIIIII11110 N1111111111111101111111111111110 1 Iw III 1111111111111111111111111141111 01 1111111111111101111111111111110 1! 0111111111111114Id (44 4, Aila Ill 0 kkAA 125 1111 III 1111111111111111 I' 2 STORY RETAIL (33,230 S.F. FIRST FLOOR) (33230 S.F. SECOND FLOOR) 270' E2 El 255' -8' 1 STORY RETAIL (58,925 S.F.) 248' (3HR WALL) III 13 139' 19'5' 42' L 0 SITE PLAN 59 - DOUBLE STORY 0 50 100 150 N - NORTH BUILDING GROUP E - EAST BUILDING GROUP S - SOUTH BUILDING GROUP FREIHEIT & HO ARCHITECTS, � I INC., ,�� S P.S. 10910 NE 339DR/Q 9AIE 20¢1 1/04 153 9 A03446 I I t�UW59 d EXISTING TAAFFtC SIGNAL it' ITT I t I m G 'T I;TT1 t 1 IllTfl: trSti OIGN 'toted Data N I 24,600 SF N2 26,300 SF N3 46,800 SF / Plate N4 40,000 SF N5 35,000 SF I!11 Southcenter Square 11,�hltl� la�et >t 5 � k( V614')(1 S I 29,600 SF S2 25.500 SF S3 46,800 SF / Plate Si 46,400 SF SS 41.000 SF Total Building Area: Parking: 328.600 SF 1,640 Stalls Wig Properties LLC 4811 -134t1 Place SE Bellevue, WA 981816 architecture company From: Carol Lumb To: Georgina Kerr; Mayor Mullet Date: 2/3/05 10:11 AM Subject: Re: duck pond - mitigation - J.C. Penny site Hi Georgina: Thanks for copying me on your e-mail to the Mayor. I have made a copy of the proposed Wetland Mitigation Plan for Tukwila Pond and will mail it to you today. I apologize for the delay in getting this to you. Mr. Wig has applied for SEPA and design review of his project, but the applications are not complete as we are awaiting more detailed information on the site and building designs. Mr. Wig just purchased the site on January 24, so I would imagine that the project will start to move forward now that he is the owner. have your name and address in the file for when we mail out Notice of Application for the project. Notice of Application will be mailed when we have all the materials needed to begin our review of both SEPA and the design review. The City has not approved the wetland mitigation plan. Mr. Wig's wetland consultant is currently monitoring water levels at Tukwila Pond. The information gathered on water levels will be factored in to the review of the mitigation plan. Let me know if you have any questions. You can call me at 206 -431 -3661 or e-mail me back. Carol I see in the Hazelnut that you will be negotiating with Wig Properties regarding enhancement of the pond wetlands. I had asked city staff to provide details on exactly what kind of mitigation measures will be involved, so I'm happy to see that you'll be able to provide details on this. Thanks. Georgina Kerr Communications Specialist 3834 S. 116th St. Tukwila WA 98168 206.444.9695 georgina-on- the- Duwamishacomcast. net »> "Georginakerr" <georgina -on- the - Duwamish @comcast.net> 02/02/05 09:18PM »> Hi Steve, Specifically, I'm interested in knowing exactly what enhancements will be made to the duck pond, whether there is maintenance involved (for example, if invasive plants will be removed, is there a plan to make sure the invasives don't re- invade ?), who will be the point person on this project, and so on. I'm very much interested in these kinds of environmental and ecological issues, so I'll be looking forward to your response. p.s. As you know, I'm also interested in staying in the loop on what will be happening with the south annexation Segale property as well, because there are many environmental and even cultural issues, especially in and around the Duwamish River, that will need to be addressed. January 28, 2005 Mr. Arthur S. Chang, Freiheit & Ho Architects, Inc. 10940 NE 33 Place, Suite 202 Bellevue, WA 98004 RE: Southcenter Square, L04 -069 and E04 -019 Dear Mr. Chang: Carol Lumb Senior Planner Enclosure City of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director I was reviewing the Assessor maps and mailing labels for the Southcenter Square project and noticed that mailing labels are missing for some of the parcels within 500 feet of the J.C. Penny site. I have identified the missing parcels on the enclosed Assessor maps. Please provide mailing labels for the following parcels: 262304 -9067; 262304 -9068; 262304 -9120; 262304 -9135; 883650 -0050; 883650 -0060; 883650 -0070; 883510 -0010 through 0110. Additional Parkway Super Center tenants may need to be included as well, since it appears that when the 500 -foot distance was measured from the perimeter of the J.C. Penny site, the wrong scale was used to measure. The Assessor maps are at a scale of 1 -inch equals 100 feet — it appears that a scale of 1 -inch equals 200 feet may have been used when identifying the parcels within 500 feet of the J.C. Penny site. Please let me know if you have any questions. I can be reached at 206 - 431 -3661. Sincerely, Okl,tdA 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 From: Derek Speck To: Ieshyawig @wigproperties.com Date: 1/26/05 10:21AM Subject: Southcenter Area Retail Sales Leshya, At this time, our best estimate of retail sales for the Southcenter Area, the area bounded by 1-405, 1 -5, 180th Street, and Tukwila's eastern border (roughly West Valley Highway), is $1.1 - $1.2 billion per year. This estimate is based on the following: (1) We looked at sales tax generated in Tukwila for a one year period (December 2003 through November 2004) and divided by Tukwila's percentage of the sales tax to calculate the total retail sales. (2) We included only the following sales categories (Retail Building Materials, Retail General Merchandise, Retail Food Stores, Retail Auto /Gas, Retail Apparel, Retail Furniture, Retail Eating & Drinking, and Misc. Retail Trade). (3) It is very time consuming to assign a geographic location to specific retailers. Since we're familiar with the retail environment in Tukwila (there is very little outside of the Southcenter Area), we assumed the Southcenter area accounts for 90 -95% of all retail sales in Tukwila. Thus, we multiplied Tukwila's total retail sales for the period of $1.26 billion by 90% or 95% and then rounded. We are excited about your development and hope this helps! -Derek \r' From: Carol Lumb To: Leshya Wig Date: 1/3/05 4:59PM Subject: Design Guidelines for Tukwila Urban Center Leshya: I checked with Lynn Miranda who is managing the Tukwila Urban Center plan and she says the design guidelines are not ready for public review - she just got them and wants a chance to review them and ask others inside the City to review them before possibly sharing them with anyone else. So, it will probably be 3 weeks at least (and probably longer) before I would have something that I could share with you and your architect. Hopefully the brokers representing your tenants will give you the tenant requirements soon so that we can get started on review of the site design. Let me know when you want to get together to discuss design issues and I'II set up a meeting with Nora. Prior to the meeting it would be helpful to have a revised site plan and some building elevations to review so we can give you as much guidance as possible. One of the issues I know we want to talk about is the building orientation to Minkler. Your site has quite a bit of frontage on Minkler, so it is important on the site design to not have blank walls of buildings facing Minkler that would give the feeling of a "fortress ". I'm hoping that the next site plan we see will show a different layout or treatment along that street frontage. Anyway, we're looking forward to getting going on the project. I'll let you know as soon as we have design guidelines that I can share. Carol ecember 14, 2004 q:U.C. Penny \Wilson.doc City of Tukwila Department of Community Development Steve Lancaster, Director Mr. Patrick Wilson First Horizon Construction Lending 5808 Lake Washington Boulevard, Suite 400 Kirkland, WA 98033 Re: JC Penney Property, 17200 Southcenter Parkway Dear Mr. Wilson, At the request of Mr. Mon Wig, I am writing to confirm the following regarding the J.C. Penny property located at 17200 Southcenter Parkway in Tukwila: 1. The City Council approved the Sensitive Areas Ordinance last night. The new ordinance permits the wetlands located on the subject property to be filled, with the mitigation for the filling to be located off site. 2. The City Council has already authorized the Mayor to enter in to an agreement with Mr. Wig of Wig Properties to mitigate the wetlands being filled on the J.C. Penny site off -site at Tukwila pond, a property owned by the City of Tukwila. I hope this information is adequate for the purposes of closing the loan for Mr. Wig for the subject property. Please feel free to call with any questions. I can be reached at 206- 431 -3686 incerelly, 6 :1--e...0 ck Pace Deputy Director Department of Community Development cc: Nora Gierloff, Planning Manager, Department of Community Development Carol Lumb, Senior Planner Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. Mon Wig Wig Properties 4311 134 Place SE Bellevue, WA 98006 RE: E04 -019 and L04 -069, SEPA and Design Review for Southcenter Square & Adolfson Invoice Dear Mr. Wig: Since the initial submittal of the SEPA and design review applications for Southcenter Square on October 25, 2004, you have submitted the mailing labels and four copies of the traffic report for the files on November 9, 2004. A number of other items are still needed in order to complete the applications. We agreed that you would submit the SEPA and design review applications, knowing that they were incomplete for GMA purposes, so that we could continue to work out the details of off -site mitigation utilizing the assistance of Adolfson Associates for their expertise in wetland reconnaissance and mitigation while we waited the adoption of the new Sensitive Areas Ordinance. I am enclosing a copy of the invoice we have received from Adolfson Associates for review of wetland mitigation for the J.C. Penny project by their staff after October 25, 2004. TMC 21.04.140 authorizes the City to utilize outside consultants (peer review) in the review of sensitive area studies should the need arise and to be reimbursed by the applicant for these costs. Please remit your payment of the invoice to the City of Tukwila for the amount shown, $1,348.33. After the adoption of the Sensitive Areas Ordinance, and your return from vacation I would like to move forward with obtaining the materials needed to complete your applications so that we can begin internal review of the project and schedule a hearing date for the design of the project. If you have any questions, please let me know. I can be reached at 206 - 431 -3661. Sincerely, te/ 6e Carol Lumb Senior Planner Enclosure: 12/07/04 Invoice q:U.C. Penny \Wig - Incomplete.doc ‘sr, city of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director December 10, 2004 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 City of Tukwila Washington Resolution No. 13 to 5 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AUTHORIZING THE MAYOR TO NEGOTIATE AN AGREEMENT WITH WIG PROPERTIES, LLC, FOR USE OF CITY -OWNED PROPERTY AT TUKWILA POND. WHEREAS, the City of Tukwila owns property identified by the attached Exhibit A and referred to hereafter as the "Tukwila Pond Property;" and WHEREAS, the Tukwila Pond Property is deemed to have significant value as bird and wildlife habitat; and WHEREAS, portions of the Tukwila Pond Property are subject to a "Conservation Easement" intended to preserve the ecological system thereof, a copy of which is attached hereto as Exhibit B; and WHEREAS, much of the wetland area and associated habitat is significantly degraded due to poor water quality; invasive, non -native vegetation; and lack of appropriate native vegetation; and WHEREAS, the City of Tukwila wishes to preserve and improve the habitat and related ecological and other values provided by the Tukwila Pond Property; and WHEREAS, Wig Properties has proposed development of property lying approximately 310 feet southwest of the Tukwila Pond Property and within the same watershed, which property is identified as the "JC Penny's Site" by Exhibit A; and WHEREAS, the Wig Properties proposed development site contains approximately 1.16 acres of wetland; and WHEREAS, Wig Properties has proposed that it mitigate the adverse impacts of developing these wetlands by enhancing wetlands at the Tukwila Pond Property at a ratio of 3 to 1; and WHEREAS, off -site mitigation of wetland impacts would provide significant benefits to Wig Properties' development proposal; and WHEREAS, the Tukwila City Council is considering amendments to the City's Sensitive Areas Ordinance that would make it possible to mitigate the impacts of filling these wetlands at the Tukwila Pond Property; and WHEREAS, the potential of off -site mitigation for the Wig Properties development proposal occurring at the Tukwila Pond Property provides a unique opportunity to improve the overall functions and values of wetlands and wildlife habitat on publicly - owned property within a heavily - urbanized area; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: Tukwila Pond 11/12/04 Page 1 of 2 PASSED BY THE CITY COUNCIL OF THE CITY at a Regular Meeting thereof this Ott da of Section 1. The Mayor of the City of Tukwila is hereby authorized to enter into an agreement with Wig Properties or its designee, allowing the use of a portion of the Tukwila Pond Property for mitigation of wetland impacts associated with development of the "JC Penny's Site," identified by Exhibit A. Section 2. Any agreement for use of the Tukwila Pond Property for such mitigation shall be consistent with all applicable City of Tukwila ordinances and regulations, including the Tukwila Sensitive Areas Ordinance in force at the time of development approval. Section 3. Any agreement for use of the Tukwila Pond Property for such mitigation shall incorporate measures approved by the Director of the Department of Community Development to ensure the long -term ecological success of the mitigation program. OF TUKWILA, WASHINGTON, f J /errs bu , 2004. d4. ATTEST /AUTHENTICATED: E. Cantu, CMC, City Clerk APPROVED AS TO FORM BY: Tukwila Pond 11/12/04 Page 2 of 2 im aggerton, Council President Filed with the City Clerk: Passed by the City Council: Resolution Number: 7 11. • 114 1 • /x-1 I5Ip , .c,•••• f4:tif 9311091903 declaration of conservation easement sh benoliel romney #179 :KNOW ' • PERSON ' B DES P 2ESENT'S. C,� • L as. "o • of Lots 1 and 2 • .t 3:79 j ,:• .a: California;•7sr;mit :ed Pa nets cip;, a `r ` "' recorded under . .44 • . of ,:City' of Tukwila : Short 'J? f'No _.:91 ; .9 Sg a ou r Washington, N .0 , ".Record of : fix � tYr 'CZ': Recording o:..`• :• " <: Y Y i . E 14 .. 5 • • . .. :...•. s ' f all hg�C ea f te be held, . • • _ ' � EC L A S t�`s5aid. ,ots 1 ••and n , f { � :• •. _. •� � •t Yia . 443- � � �t .. a d " ~ccinve e d ' S UBJECT 'T ••Cb Ea 'e eint ovir and scl t . • , t is ' -1 ails '2 legally described on . � . acrs�ss'• ��iat"'portion••.of•.�said••.Lo , • . - ' ' • E ibit. I..? attached • here .and in he j'b ( rain ' ises i1a •.Pond ".herein),• which generally, " r at r ' .:. : .;z . • • • ' ; .E; H t . • 7 • f • :: - • , "•;: .;. /. 1 . • • ••••... •is :s hall be retained z"n , : •_: ' �• ^' t shal be , permitte d. on Takw Pond ,that • .. :: . de .c �-''. ,•r •: ioti aff €at:. e.::ability• to 'preserve the ecological •.� -� ~ e H :'as.' bird and 'other • wildlife habitat for .�. ' of '�r• • . ' ,' • "so' t ;iiilg• ' ' TU) W1Ia Pond is daemed to have significant . • . °'a1ue ' and other wildlife habitat according to - •. • ' °• h , ,;Stat'e..`of:= W Department of Wildl •' ' o or.. tft w � he ":u':=S U 's � r •'Fish are d frild:i .fe Service, or their •.St . • s " , • . .. : • • ... • ..: • EIC3 aMNE #179 has cau 1N`•• .S=H B L, 1993. this melt. :to• b e e xe:uted{.thiS clay of November, • iristrii •.•. �-•- - • • . •.:' `S- Fi -33EN ts/ L -RO_ MNEY #179 • .••••••••• • fornt°a.Limi d Partnership ii I: • • THIS SPACE PROVIDED FOR RECORDER'S USE: • • • . ' By Bruce E. • •s o: d • Managing • rtera.l partnet • caPV 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 APPLICATION NAME OF PROJECT/ / DEVELOPMENT: 5 tt.'l1GenTe( '%uar 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. /?.20o Soutiieeh .r l'c fkweq 2 623oy 4oSo J 2 & Inca 1 2Q 2301 17- Quarter: 5 /4/$f Section: 245 Township: 23 Range: I (This information may be found on your tax statement.) PUBLIC HEARING DESIGN REVIEW 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: At -I-Le 3. Chaell j Fre heir '2 4 fIo (*ch J IPIC. 7.S. Address: 142, 30 /4. . L► • csids Dl'' 5 1'ui4c 3 c F+i'r , 75033 Phone: 4 '25 S27,2.1o0 FAX: 25• $2B.(e t' Date: 7 / D6 FOR STAFF USE ONLY Sierra Type P -BAR RECEIVED Planner: File Number: PJul 1 4 2006 Application Complete (Date: ) Project File Number: D COM UN LuPMENT Application Incomplete (Date: ) Other File Numbers: CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us APPLICATION NAME OF PROJECT/ / DEVELOPMENT: 5 tt.'l1GenTe( '%uar LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. /?.20o Soutiieeh .r l'c fkweq 2 623oy 4oSo J 2 & Inca 1 2Q 2301 17- Quarter: 5 /4/$f Section: 245 Township: 23 Range: I (This information may be found on your tax statement.) PUBLIC HEARING DESIGN REVIEW 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: At -I-Le 3. Chaell j Fre heir '2 4 fIo (*ch J IPIC. 7.S. Address: 142, 30 /4. . L► • csids Dl'' 5 1'ui4c 3 c F+i'r , 75033 Phone: 4 '25 S27,2.1o0 FAX: 25• $2B.(e t' Date: 7 / D6 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). Check items submitted with application c os cxL s 1� W /I- Information. Required. May be waived in unusual cases, upon approval of both aiblic Works and Planning CEI 'JUL 14 APPLICATION MATERIALS: COMM 1. Application Checklist (1 copy) indicating items submitted with applicatio 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 $1,400. 5. SEPA Environmental Checklist if required (see SEPA Application Packet) PUBLIC NOTICE MATERIALS: 6. King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. 7. Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple - family buildings —e.g. apartments, condos, trailer parks —must be included (see Public Notice Materials section) 8. A 4' x 4' public notice board will be required on site within 14 days of the Department determining that the application is complete (see Public Notice Materials section). PROPERTY INFORMATION: 9. Vicinity Map with site location. 10. Document sewer and water availability if provided by other than the City of Tukwila. PROJECT DESCRIPTION AND ANALYSIS: VED 2006 Check items submitted w ith application SURVEY: SITE PLAN l-1/q. information Required May waived in unusual cases, upon approval of both Public Works and Planning 11. A written discussion of project consistency with decision criteria. (See Application) 12. Technical Information Report (TIR) including feasibility analysis per King County Surface Water Design Manual (KCSWDM). For additional guidance contact Public Works. 13. Pr_vide sensitive area studies as needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). 14 (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right -of -way width. 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 and proposed building footprints. (d) Fire access lanes and turn- arounds per Fire Department standards. 15 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". (b) Existing and proposed building footprints. (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. (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 50 %). LANDSCAPE PLAN: 16 (a) Landscape planting plan that meets the standards at TMC 18.52 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). Check items submitted !with application Information .Required. May be waived in unusual eases upon approval of both Public Works and Planning SENSITIVE AREAS PLAN: ?/ e,,' 3k 17 (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 existing and proposed top of stream bank, stream bank toe, stream mean high waterpmark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36 ". V (b) ; ocation of all required sensitive area buffers, setbacks tracts and protection measures. 1/ (c) Show all trees over 4" caliper, indicating those to be retained. c' s o (d) Existing and proposed building footprints. v CIVIL PLANS: ✓ 18 (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 talcs, invert depth, valve locations or the like are needed. / (f) Storm drainage design at least 90% complete, which meets the TIR and KCSWDM. Include all storm drainage maintenance access and safety features. Call out total existing and proposed impervious surface in square feet. / (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. / (i) Plan, profile and cross - section for any right improvements. V (j) Show planned access to buildings, driveways, fire access lanes and turn- arounds. OTHER: ✓ 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and /or any proposed screening. ✓ 20. Color and materials board accurately representing the proposed project. T. be gb.Na ck. t*.( Aga 21. 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). at 1 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot - candles), and measures to shield adjacent properties from glare. ✓ 23. All existing and proposed signage with sign designs and locations. 1 NO SCALE } L A A a MINKLER BLVD. VICINITY MAP RECEIVED IJUL 14 2006 COMMUNITY DEVELOPMENT R E N T O N DESL 10N: PARCEL k THAT PORTION OF THE NORTHWEST QUARTER CF THE SOUTHEAST QUARTER AND OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88'05'42" WEST ALONG THE NORTH UNE OF SAID SOUTHEAST QUARTER A DISTANCE OF 1998.68 FEET TO THE WEST UNE OF THE EAST 659.34 FEET OF SAID NORTHWEST QUARTER OF THE SOUTHEAST OUARTER; THENCE SOUTH 01'47'29• WEST ALONG SAID WEST LINE A DISTANCE OF 658.25 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID WEST LINE, A DISTANCE OF 662.05 FEET TO THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE. NORTH 8735'02 WEST ALONG SAID SOUTH UNE, 666.56 FEET TO THE WEST UNE OF THE NORTHWEST QUARTER OF THE SOUTHEAST OUARTER: THENCE NORTH 0192'25' EAST ALONG SAID WEST UNE, 661.03 FEET; THENCE SOUTH 88'00'36' EAST 673.30 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF 11/KWILA BY DEED RECORDED UNDER RECORDING N0. 9408290323 FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA. COUNTY OF KING, STATE OF WASHINGTON. PARCEL 6: THAT PORTION OF THE. NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26. TOWNSHIP 23 NORTH. RANGE 4 EAST. W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88'05'42' WEST ALONG THE NORTH UNE OF SAID SOUTHEAST QUARTER. A DISTANCE OF 2678.68 FEET TO THE EAST LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 0192'25' WEST ALONG SAID EAST LINE 657.29 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 0192'25' WEST 661.03 FEET TO THE SOUTH LINE OF SAIO NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 5715'53' WEST ALONG SAID SOUTH UNE, 185.28 FEET; THENCE NORTH 01'58'27' EAST 349.95 FEET; THENCE NORTH 87'55'53' WEST 48 FEET; THENCE SOUTH 0204'07' WEST 10 FEET; THENCE NORTH 87"55'53' WEST 371.43 FEET TO A TANGENT CURVE TO THE LEFT, WITH A RADIUS OF 25 FEET; •THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90'55'31', AN ARC DISTANCE CF 39.67 FEET; THENCE NORTH 01'08'35' EAST TO A POINT NORTH 88'00'36" WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 88'00'36' EAST TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING N0. 9408290323 FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. PARCEL C: THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING T THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88'05'42' WEST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER. A DISTANCE OF 2678.68 FEET TO THE EAST UNE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 0192'25" WEST ALONG SAID EAST. LINE 1318.32 FEET TO THE SOUTH UNE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 87'55'53' WEST ALONG SAID SOUTH LINE. 185.28 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 8715'53' WEST 439.92 FEET TO THE EAST RIGHT -OF -WAY LINE OF SOUTHCENTER PARKWAY; THENCE NORTH 01'08'32 EAST 314.59 FEET ALONG SAID EAST RIGHT - OF -WAY LINE TO A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 25 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90'55'31', AN ARC DISTANCE OF 39.67 FEET; THENCE SOUTH 87'55'53' EAST 371.43 FEET; THENCE NORTH 02'04'O7" EAST 10 FEET; THENCE SOUTH 5755'53" EAST 48 FEET; THENCE SOUTH 01'58'27' WEST 349.95 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING N0. 9408290322, FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING. STATE OF WASHINGTON. TITLE REPORT REFERENCE: TF SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPT' ' SHOWN. F MED BY COMMONWEALTH LAND TITLE INSURANCE COM CONT1ORTMENT NO. 10076766. DATED OCTOBER 28, 2002. THE' SEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. RECEIVED TITLE REPORT SCHEDULE 8 EXCEPTIONS: ITEMS CIRCLED ARE SHOWN 014 MAP. r 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: 'J'L 14 2006 PURPOSE: POLE LINE RIGHT -OF -WAY COMMUNNIE T AREA AFFECTED: A PORTION OF NORTHWEST QUARTER OEVELQ SOUTHEAST QUARTER OF SAID SECTION RECORDING NO.: 2554742 SAID EASEMENT SUPERCEDES EASEMENT RECORDED UNDER RECORDING N0. 1869452. O EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE SAMMAMISH COMMERCIAL CO., INC PURPOSE: AS PER DOCUMENT AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: JUNE 11, 1965 RECORDING NO.: 5890081 AND AMENDMENTS THERETO: RECORDED: RECORDING NO.: 6343885. 6397173, 7608130538. 8507230567 A140 9505310735 0 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: UNDERGROUND UTILITY FACILITIES AREA AFFECTED: A PORTION OF SAID PREMISES RECORDING 140.: 6227103 O EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF TUKWILA PURPOSE: WATER MAINS AND LINES SYSTEMS AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: AUGUST 26, 1968 RECORDING NO.: 6397106 SAID INSTRUMENT IS A CORRECTION OF INSTRUMENT RECORDED UNDER RECORDING N0. 6355531. O 9 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: UNDERGROUND ELECTRIC SYSTEM AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: MAY 14. 1968 RECORDING NO.: 6404219 0 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: PASSAGE OF MOTOR VEHICLES, AND PEDESTRIANS, PARKING AND STORAGE OF MATERIAL AREA AFFECTED: A PORTION OF PARCELS A & B OF SAID PREMISES RECORDING NO.: 6436259 AND 6436261 11 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT PURPOSE: COMPANY UNDERGROUND ELECTRIC SYSTEM AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: MARCH 5, 1976 RECORDING NO.: 7603050554 8 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE U.S. WEST COMMUNICATIONS, INC., A COLORADO CORPORATION PURPOSE: TELECOMMUNICATIONS SYSTEM AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: APRIL 14, 1993 RECORDING NO.: 9304141848 0 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: UNDERGROUND ELECTRIC SYSTEM AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: AUGUST 24, 1993 RECORDING NO.: 9308240700 0 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF TUKWILA PURPOSE: CURB AND GUTTER, SIDEWALK AND UNDERGROUND UTILITIES AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: AUGUST 29, 1994 RECORDING NO.: 9408290324 Southcenter Square m!/1Uij / RECEIVED FJUL' . 1 4 2006 COMMUNITY DEVELOPMENT Southcenter Square will be a unique retail village located on one of the last remaining undeveloped properties on Southcenter Parkway in the busy Southcenter Shopping area. It is located at the northeast comer of Southcenter Parkway and Minkler Boulevard; and it is designed to attract customers through a combination of ease of access, and site and building aesthetics. Further, it is designed to encourage customers to extend their shopping experience at Southcenter Square by providing comfortable surroundings and easy access to other on -site buildings and tenants. The site features its own personality that will cater to the vehicular and pedestrian circulation in the area; and add an enormous aesthetic appeal to this area of Tukwila. The total area of the Southcenter Square site is 18.8 acres (817,502 square feet) and the design features three single -story retail buildings with a total building area of approximately 223,856 square feet (Building N, the North Building with 43,420 square feet; Building S, the South Building with 45,738 square feet; and Building E, the East Building with 134,698 square feet). The site will include on -site parking for 920 cars plus loading areas. The North and South Buildings have been designed to accommodate smaller shops which will benefit from the accessibility and visibility from Southcenter Parkway, while the East Building is focused toward larger tenants which can be successful without the direct Southcenter Parkway connection. All of the buildings have been grouped around a common parking area to encourage patrons to move by foot from shop to shop and building to building. Pole mounted site lighting has been provided for site safety and security; and this has been augmented by canopy lights and building mounted lights in appropriate areas. Further, accent lighting has been provided in landscaping, plazas and walkways to enhance the visual interest of the center. The buildings have been carefully designed to bring character to the area and enhance the Tukwila retail shopping environment. At the grand entrance, located along Southcenter Parkway, two short curving masonry monument walls welcome visitors and include center identification signage. Concave curved walls at the west ends of Buildings N and S and adjacent to Southcenter Parkway were designed as an aesthetic appeal to welcome customers as they enter the shopping center. A grand entrance is located in the center of each of these two buildings and acts as a central plaza to create an area where people can congregate. Also included in the design of these buildings is a tower element to create a pair of landmarks on the site. The building exteriors maintain consistency throughout by the use of a common pallet of materials and colors - brick and tiles at selected areas, fabric awnings, and metal canopies. A variety of warm textured earth tone paint colors with reveals at areas where tilt -up wall panels are exposed create a unique consistency that adds to the aesthetic appeal of the buildings and also provide a very rich emotional experience. Black colored awnings and a metal roof produce an accent which gives the buildings a very sharp contemporary edge but does not take away from the traditional feel of the architecture. Due to the length of the buildings, a variety of facade treatments and facade accent lighting have been used to generate interest. Interest is also created by setting up several gathering points along the buildings. This was effectively accomplished with the "grand entrance" facade in the center of the North & South Buildings, the concave curved glazed walls at the west ends of these buildings, and a tower feature towards the east ends of these buildings. These add to the aesthetic appeal of the shopping center and add a note of distinction to the individual stores. The buildings' overall heights are also varied throughout the shopping center to give tenants a choice of a small or large space depending on their business requirements, and once again add visual interest to the center. Also, parapet walls of extra height are used throughout the project to screen rooftop mechanical equipment from view. One of the main focuses in the design of this project is to establish a very pedestrian friendly area with a variety of unique features to accommodate the public and encourage personal interaction. Despite the large area of the site and the amount of required parking to accommodate the building area, there are many carefully planned pedestrian additions such as benches and other street furniture located throughout to provide customers with a walking friendly shopping experience. Landscaping is also very crucial to the site, and has been used to integrate the site and the buildings as thoughtfully as possible. To accomplish this, careful attention has been paid to critical areas such as the street right of ways, the perimeter of buildings visible from the street, the main entry from South Center Parkway, pedestrian walkways and parking areas, and screening of service areas. Street trees provide shade and definition between busy roadways and public sidewalks while plantings at the perimeter of buildings provide an informal transition between public walkways and storefront facades. The primary vehicular entry at South Center Parkway is accentuated by lushly planted raised planters and a dramatic specimen tree on each side, and a colonnade of trees that line the central access driveway of the shopping center and set up a grand entrance into the site. The character of plantings in the parking areas include a variety of trees for shade, low groundcover, and accent plants with decorative paving to signify pedestrian crossings. The pedestrian walkways incorporate site furnishings, accent planters with seasonal color, vine covered trellis's and pavilions. Plantings at the service areas enable screening of these areas, but in a way that has variety and is consistent with the character of the general landscape so as not to call attention to the functions it screens. In addition the site includes several pedestrian amenities such as landscaped pavilions and trellises. These not only provide for pedestrian interests and aesthetic appeal to the site, but also promotes pedestrian circulation and helps tie the entire site with the overall design of the buildings. The character of the designs relate to one another through material selections and architecture; and the landscape further adds to this consistency. Two large center canopies on the pedestrian pathways between Buildings N and E and between Buildings S and E will give the area more charm and provide a resting place for pedestrians to sit and relax. A translucent roof will allow light to pass through and promote openness, but will still protect pedestrians from the rain. Planter boxes built underneath will also add to the color and aesthetic appeal of the area. Along these pathways there are also a series of trellises to further define the circulation route and provide visual interest. To complement to the large center canopies and trellises, a curvilinear trellis above a curvilinear masonry seating wall will be placed at the west ends of buildings N and S. These will curve opposite in direction to the concave curved glazed walls at these buildings and are designed to create a welcoming patio at these locations. These add to the visual interest of the shopping center but also create another pedestrian friendly component. In addition to these unique pedestrian features, to help with the landscaping of the site, decorative and landscaped walls screen the service areas of the buildings from the public and the street. All of the elements included in the design - the buildings, materials, colors, pedestrian features, and landscaping, will help to make Southcenter Square a lasting shopping center that people will want to visit time and time again. 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 APPLICATION NAME OF PROJECT/DEVELOPMENT: outhcev tey vta re_ LOCATION OF PROJECT/DEVELOPMENT: (Give street address gr, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. 17200 - o((1 - 1 , 1 tevl PaNk wet 262304- Rog°, 2623c44o61 x 2623o4g117 Quarter: W/ - Section: 2b Township: 23 Range: 4 (This information may be found on your tax statement.) PUBLIC HEARING DESIGN REVIEW 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: V+k tIW 5. Gvwvn9 , Fre) n.P)I f 0 Arve141 -fry,1 /&i C . / P. S . Address: 1 044 -o kg- 33 72D pla r2 , Lj 144 20 2 / ge ((elm e t WA- 4 Phone: FOR STAFF USE ONLY Sierra Type P -BAR Planner: File Number: L 0 14 . 064 Application Complete (Date: ) Project File Number: e t ItE oq - 030 Application Incomplete (Date: ) A' Other File Numbers: ` C �D�l - c�t�j / 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 APPLICATION NAME OF PROJECT/DEVELOPMENT: outhcev tey vta re_ LOCATION OF PROJECT/DEVELOPMENT: (Give street address gr, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. 17200 - o((1 - 1 , 1 tevl PaNk wet 262304- Rog°, 2623c44o61 x 2623o4g117 Quarter: W/ - Section: 2b Township: 23 Range: 4 (This information may be found on your tax statement.) PUBLIC HEARING DESIGN REVIEW 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: V+k tIW 5. Gvwvn9 , Fre) n.P)I f 0 Arve141 -fry,1 /&i C . / P. S . Address: 1 044 -o kg- 33 72D pla r2 , Lj 144 20 2 / ge ((elm e t WA- 4 Phone: • MUO, 0 and RCM zoned buildings greater than 5,000 s.f. & all with multi -family units • In the Tukwila International Boulevard corridor RC zoned structures over 1,500 s.f., outside of the TIB corridor RC zoned structures over 5,000 s.f. • TUC zoned buildings greater than 2,500 s.£ & all with multi -family units • NCC and RCC zoned developments over 1,500 s.f. • C/LI and TVS zoned buildings greater than 10,000 s.f. 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 PUBLIC HEARING DESIGN REVIEW INFORMATION City of Tukwila design review combines specific standards, design criteria and illustrative design guidelines to require that all developments reflect a high level of design quality. Tukwila has two design review processes, one for projects that require a public hearing before the Board of Architectural Review and one for smaller projects that are approved administratively by the DCD Director. This application packet is for public hearing design review. REQUIREMENTS: Board of Architectural Review (BAR) a p p r o v a l is r e q u i r e d f o r t h e f o l l o w i n g W k . of development: VF/� New Development or Redevelopment beyond the Existing Exterior Walls 0 V 1. All mobile/manufactured home parks and multi- family or hotel/motel buildings over 1,500 s.f.. co ' e5 ?e 2. Projects in a Commercial Redevelopment Area. O $4. _ 3. All commercial and industrial development in various zones, when over a certain size as follows: vp A. B. Exterior Repair, Reconstruction, Cosmetic Alterations Or Improvements 1. Any exterior repairs, alterations or improvements, if the cost of that work exceeds 25% of the building's assessed value: • in the MUO, 0, RCC, NCC, RC, RCM, TUC and C/LI districts, for sites with more than 10,000 g.s.f of building area and • all sites in the Tukwila International Boulevard corridor zoned NCC, MUO or RC. 2. Developments with a previous Board of Architectural Review, approved design may make minor changes with Department approval. All other changes require Board review. C. Proposed Development Standard Waivers The Board of Architectural Review may reduce landscape and building setbacks for Projects in the Tukwila International Boulevard corridor, in the MUO, NCC, and RC zones. PROCEDURES: Within 28 days of receiving an application, City staff determines if it is complete, based on the following "Complete Application Checklist". If not, a letter will be mailed outlining what additional information is needed. The Board of Architectural Review will hold a public hearing after a complete application is received, design issues are defined with staff, and an environmental "Determination" has been issued. The Board's approval will expire unless construction begins within three years of Board action. Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning ...: APPLICATION MATERIALS: li 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form and drawings (5 copies). s 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. J 4. Application Fee $1,400. 5. SEPA Environmental Checklist if required (see SEPA Application Packet) PUBLIC NOTICE MATERIALS: G^- 6. King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. Dr -fee: 7. Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple- family buildings—e.g. apartments, condos, trailer parks —must be included (see Public Notice Materials section) O erec ., 8. A 4' x 4' public notice board will be required on site within 14 days of the Department determining that the application is complete (see Public Notice Materials section). PROPERTY INFORMATION: J 9. Vicinity Map with site location. 1 IA 10. Document sewer and water availability if provided by other than the City of Tukwila. PROJECT DESCRIPTION AND ANALYSIS: . 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). Check items " - submitted with application Information Required May be waived in unusual cases, upon approval of both Pub s Works and Planning pp / V 11. A written discussion of project consistency with decision criteria. (See Application) Pert-9- 12. Technical Information Report (TIR) including feasibility analysis per King County Surface Water Design Manual (KCSWDM). For additional guidance contact Public Works. / 13. Provide sensitive area studies as needed per Tukwila s Sensitive Areas Ordinance (TMC 18.45). SURVEY: �/ 14 (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. / (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right -of -way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. V (c) Existing and proposed building footprints. ji- �C=Q., (d) Fire access lanes and turn - arounds per Fire Department standards. SITE PLAN. V 15 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". / V (b) Existing and proposed building footprints. V (c) Dash in required setback distances from all parcel lot lines. OG -P-a0L (d) Fire access lanes and turn - arounds per Fire Department standards. V (e) Parking lots with dimensioned stalls and drive aisles. V (f) Loading and service areas. f1 f A (g) Fences, rockeries and retaining walls with called out colors and materials. Dc -r-c.-4_ (h) Street furniture such as benches and bike racks. J (i) Pedestrian connections between the building entrance(s) and the sidewalk /public street. tA la (j) In MDR and HDR zones provide a development coverage calculation (maximum 50 %). LANDSCAPE PLAN: pc -aL 16 (a) Landscape planting plan that meets the standards at TMC 18.52 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 ". DC. (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). Check items ; submi application Information Required. May be waived in unusual cases, upon approval o 'boat Pu 1C► ; Works and Planning 4 SENSITIVE AREAS PLAN: J 17 (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 existing 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 ". ✓ / (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. (c) Show all trees over 4" caliper, indicating those to be retained. (d) Existing and proposed building footprints. CIVIL PLANS: D eg 18 (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. (f) Storm drainage design at least 90% complete, which meets the TIR and KCSWDM. Include all storm drainage maintenance access and safety features. Call out total existing and proposed impervious surface in square feet. (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. (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: DcfGd- 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and /or any proposed screening. 20. Color and materials board accurately representing the proposed project. 21. 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). 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot - candles), and measures to shield adjacent properties from glare. V 23. All existing and proposed signage with sign designs and locations. Zvi 4 f cuu4 �,u: t i t'A3 4L5 , 693. $Qf1Z, FREIHEIT & HO CITY OF TUKWILA Dar ownt of Community Development 6300 SourhcenterBoulevarc4 Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 43/ -3665 E-mail tukttlan r(lol.tukwi la.wa.as 4 .HON WIG 00 01 R AFFIDAVIT' OP OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1, i am the currant ownof the property which is the subject of this applitationn. 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, engineers. contractors or other representatives the right to enter upon Owner's real property, located at 172 0 0 SOUTH CE'7(X PKur, Tut r,3tt -4, w p for the purpose of application review, for the limited time necessary to complete That purpose. S. 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 loss or damage is the result of the sole negligence of the City. 6. The City shell. at its discretion , cancel the application without refund of fees, if dm 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(.) without refund of fees. $$ EXECUTED at 13e ((e ti t (city), ta A (state). on d CTa 1. 1 1-. . 20 0 4 (Print Name) M ,( L„.1( (Address) ( 81( 1 3 t# - '1-i Pte. P C E 5 E. j3 E Lc. E VLc t, , t.J A et S era (Phone Number) 4, 44 ,1_ , 4 0 (Sim) ryYn (C . cAi tunr4:9) On this day personally appeared before me 74 • R • La to me known to be the individual who executed the foregoing instrument and aclatowledgcd thatheibe signed the lb hie= voluntary act and deed for the uses and purposes mentioned therein. 11111/1/ SUBSC v �1$ltl FA BEFORE ME ON THIS /V DAY OF De...4tpt3IS 2004 L 0.4/4°. IY Oo t t 9 NOTAR FUEL C in and for the State of Was i ngron V 2 Residing at( let/UC 1 W i 12 -• ` My Commission expires on (p /aifo -1E ac.l - "H pFt�P - - FIrJE'� AS rftE P11QcHAsE�Z a fJ T11 I11NN QV2CN g sALE A- cQ£fMEwT Fall T14-E pRaOfi s v!j ,TEC 10940 NE 33RD PLACE SUITE 202 BELLEVUE, WA 98004 P:425.827.2100 F:425.828.6899 October 25, 2004 FREIHEIT & HO ARCHITECTS, INC., P.S. City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 ATTN: Carol Lumb, Senior Planner RE: Southcenter Square Design Review Criteria Carol: Following is an itemized list of the City's Design Review Criteria, each followed by a response in italics: CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS RE CEIVED OCT 25 2004, DgELOp j t71 ' FM' Please find the following description of how our proposed project meets the City of Tukwila's Design Review Criteria. Please note that many of our responses are general in nature due to the schematic stage of design we are currently at. As this is a large complicated project with many yet unresolved issues, we would like to work closely with the city to clarify the site requirements before proceeding with more deeply into facade and site detail design. Of particular concem is the resolution of the wetland mitigation issues. Our goal is to move this project ahead as fast as possible, and additional design information will be forthcoming. 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. Appropriate transition has been provided between our proposed development and Southcenter Parkway and Minkler Boulevard. Required landscaping buffers are provided at these streets and many pedestrian sidewalk links are provided at regular intervals. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. A parking garage is being proposed to reduce the amount of surface parking required. The surface parking is partially shielded from the streets by both buildings and landscape buffering. Parking fields have been broken down into smaller sections by a combination ofpedestrian paths, landscape islands, and vehicle circulation routes. Southcenter Square October 25, 2004 PZ'G+P V F Page 2 .00T DesignReviewCriteria.doc 25 200¢ c. The height and scale of each building should be considered in relation to itSO /OpN M The buildings generally transition between one -story buildings near Southcen Parkway to taller two -story buildings to the east. The buildings will be very similar in scale to neighboring buildings and well below the maximum building height of 115 Two story buildings are anticipated to be 40' tall modulated with varying parapets and tower elements that may rise another 15'. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. The proposed structures will relate well with the adjoining properties along Southcenter Parkway, especially with the newer retail shopping center located to the south, which has a similar retail use. b. Appropriate landscape transition to adjoining properties should be provided. Our site provides all landscape buffers as required by the City of Tukwila Zoning Code. In addition to 15' front landscape buffers along Southcenter Parkway and Minkler Boulevard, we are providing an 8' landscape buffer to the properties to the north and south. c. Public buildings and structures should be consistent with the established neighborhood character. Our development will be in character with the existing retail developments along Southcenter Parkway. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Our site plan separates the majority of loading and service areas from the pedestrian retail areas by providing a rear perimeter service road. Pedestrian circulation around the site is enhanced by raised landscaped pedestrian walkways. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Vehicular traffic within the site will be guided by a subsystem of wider drive aisles that lead to various access points to the right of ways. We are proposing a new traffic signal to allow for controlled ingress and egress from Southcenter Parkway. The other access point to Southcenter Parkway will have access as restricted by the city. In addition, we are proposing three other access points along Minkler Boulevard. No loading is proposed directly from right of ways. 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. The site is relatively flat, and there are no significant topographic features to be Southcenter Square sway' `' October 25, 2004 Page 3 °it OCT c5`• 1 preserved. D� _�, o U ,,, N , 00¢ b. Grades of walks, parking spaces, terraces and other paved areas should promotesaffe r and provide an inviting and stable appearance. All walks and pedestrian areas will be relatively flat and be designed to meet accessibility standards. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. In addition to required buffers, landscaping will be provided to enhance pedestrian routes, defined the major vehicle distribution aisles, and compartmentalize parking and provide shade. A detailed landscape plan will be submitted in the future. d. Locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Landscaped areas will be protected from pedestrian and motor traffic. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Large paved areas will be softened with planting 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- Most service areas are located to rear of the buildings and will be screened by evergreen landscaping buffers from adjacent properties. Trash enclosures will be provided and they will in turn be landscaped when appropriate. 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. N/A 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. Exterior lighting will be provided on the buildings to highlight architectural features and provide a well -lit pedestrian environment adjacent to the buildings. Parking lot lighting will be shielded to prevent excessive glare to adjacent properties. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. Sae " Ott b 00 Oe¢ Architectural style is still being determined, but will draw on the site context. v N/>). � r b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Southcenter Square October 25, 2004 Page 4 Buildings will be similar in scale to those in adjacent neighborhood. 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. g. The structures will be designed for a long life span, and the architectural details will reflect this. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Colors have yet to be selected, but they will follow these recommendations. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Exposed mechanical equipment will be screened from view with appropriate screens or landscaping. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Architectural lighting will play an important part in the look and feel of this project, especially in the winter months. Fixtures selected will be appropriate to the location and style of architecture. 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. Architectural design will vary between buildings to reflect the differing uses and tenants, yet be tied together with elements to provide a cohesive composition. Elevations are being developed and will be submitted in the future. 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. The entire project will be designed harmoniously. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Appropriate lighting will be selected. Southcenter Square October 25, 2004 Page 5 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. Our proposed use is consistent with the City of Tukwila's Comprehensive Plan and Development Regulations. See responses in next section COMPREHENSIVE PLAN POLICIES RELATED TO DESIGN REVIEW A. ALL COMMERCIAL AREAS 1. The design includes consideration of features that reflect characteristics of Tukwila's history. The design will integrate with the immediate context, and well as take into account Tukwila's larger context. 2. Fencing and landscape buffers are provided between commercial and residential uses. No residential uses abut our project, but landscape buffers are proposed to the surrounding right of ways and neighbors. 3. The development provides adequate parking and lighting. Our design proposes a parking ratio of 4.3 stalls/ 1000 SF., in excess of the city requirement of 4 stalls/ 1000 SF. The parking and building areas will be lit with a combination of building mounted, fixtures and freestcmding standards. 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, and they are designed and constructed in a manner that is safe for all users and adjacent property owners. Pedestrian plazas and connections will be intimate in scale and will not adversely affect adjacent property owners. 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible. The development is well connected the sidewalks at both Southcenter Parkway and Minkler Boulevard. C. TUKWILA URBAN CENTER (TUC) ZONE 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas. Southcenter Square October 25, 2004 Page 6 na eviewcruuer;a doc The design provides interior connections between all parking areas including t parking garage. 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) Our site does not abut any parks. 1. The development provides through -block pedestrian connections. D. TRANSPORTATION CORRIDORS 3. The development should be designed with an appropriate . scale and proportion; pedestrian- oriented features and street front 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. Our design will have facades designed to optimize retail activities. As such, much of the ground floor facades will have storefront and be detailed to provide a pleasant and appropriately scaled interface. Rear facades will be modulated and screened with landscaping. 4. Parking areas should be designed with appropriate screening, landscaping and corner site /parking relationships. Parking areas will be buffered by landscaping as required by the zoning code. In addition, the parking is divided into smaller areas to reduce the apparent size of each area. A traffic subsystem will be accentuated with landscaping. 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. The site has been designed to optimize three separate circulation systems: service, pedestrian, and auto. Service has been separated to a separated service road around the perimeter. The auto access has been designed to have strong access points that quickly diffuse the traffic, reducing high traffic routes mixing with pedestrian areas. Pedestrian areas will be raised and protected from traffic areas.. 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 space are oriented with access to sunlight and are designed to promote security and visibility). The design will provide some internal public open spaces, but does not abut any public parks. Efri Southcenter Square October 25, 2004 T { Page 7 '98 Pedestrian connections are provided between all the buildings, including mid -bloc connections. DesignReviewCriteria 4oc 2. Building facades provide pedestrian weather protection, see - through glass . and distinctive rooflines. On minor facades adjacent . to secondary streets or pedestrian paths, the development incorporates interesting and pedestrian friendly features. Retail facades will provide pedestrian weather protection via canopies and building extensions. The same features will be used to modulate the building facades and give interest. Clear storefront will be located at the fronts of most retail buildings. 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. All building entrances will be connected to each other and the right of way by accessible paths. 4. Parking areas include landscaped interior areas as well as perimeter landscape strips. Parking areas include landscaped interior areas as well as perimeter landscape strips. 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. Mechanical equipment will be roof mounted wherever practical and screened from view. Trash/recycling areas are planned at the rear of buildings and will be screened by trash enclosures, which in turn will be screened with landscaping when appropriate. 6. Roof lines are prominent and contribute to the distinct character of the area. The buildings will vary in the number of stories, and the roof lines will be varied to give the center a modulated appearance. 7. Where appropriate, the development should provide or allow for future facilities/improvements that support transit use. In the northwest corner, near the new traffic area, an area has been provided that serves as a drop -off area. 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). The complex of buildings has been designed to promote visibility from both Southcenter Parkway and Minkler Boulevard into the retail center. The parking has been softened by providing pad smaller buildings at the street at certain locations. A good portion of the parking is provided in a parking structure which is mostly hidden from view in the northeast corner of the site. The remainder of the parking is centrally located to be easily shared between all the tenants. Southcenter Square October 25, 2004 Page 8 ur S. Chang, AIA Principal Hopefully these descriptions give you a starting point for the review of this project. Please don't hesitate to call me to discuss any.questions or issues you may have. Sincerely, FREIHEIT ,HO ARCHITECTS, INC., P.S. VICINITY MAP R eelvED OCT 25 2004+ EM' DESCRI PARCEL A: THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER AND OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88'05'42" WEST ALONG THE NORTH LINE OF SAID SOUTHEAST OUARTER, A DISTANCE OF 1998.68 FEET TO THE WEST LINE OF THE EAST 659.34 FEET OF SAID NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE SOUTH 01'47'29" WEST ALONG SAID WEST LINE A DISTANCE OF 658.25 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID WEST LINE, A DISTANCE OF 662.05 FEET TO THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE NORTH 87'55'02" WEST ALONG SAID SOUTH LINE, 666.56 FEET TO THE WEST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE NORTH 0112'25" EAST ALONG SAID WEST LINE, 661.03 FEET; THENCE SOUTH 88'00'36" EAST 673.30 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 9408290323 FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B: THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88'05'42" WEST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 2678.68 FEET TO THE EAST LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 0112'25" WEST ALONG SAID EAST LINE 657.29 FEET TO THE TRUE POINT OF BEGINNING: THENCE CONTINUING SOUTH 0112'25" WEST 661.03 FEET TO THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 87'55'53" WEST ALONG SAID SOUTH LINE, 185.28 FEET; THENCE NORTH 01'58'27" EAST 349.95 FEET; THENCE NORTH 87'55'53" WEST 48 FEET; THENCE SOUTH 02'04'07" WEST 10 FEET; THENCE NORTH 87'55'53' WEST 371.43 FEET TO A TANGENT CURVE TO THE LEFT, WITH A RADIUS OF 25 FEET; THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90'55'31 ". AN ARC DISTANCE OF 39.67 FEET; THENCE NORTH 0r08'35" EAST TO A POINT NORTH 88'00'36" WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 88'00'36" EAST TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 9408290323 FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. PARCEL C: THAT PORTION OF THE NORTHEAST OUARTER OF THE SOUTHWEST OUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING T THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88 '05'42" WEST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 2678.68 FEET TO THE EAST LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 0112'25" WEST ALONG SAID EAST LINE 1318.32 FEET TO THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 8755'53' WEST ALONG SAID SOUTH LINE, 185.28 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 8755'53" WEST 439.92 FEET TO THE EAST RIGHT -OF -WAY LINE OF SOUTHCENTER PARKWAY; THENCE NORTH 01 '08'35" EAST 314.59 FEET ALONG SAID EAST RIGHT - OF -WAY LINE TO A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 25 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90'55'31 ", AN ARC DISTANCE OF 39.67 FEET; THENCE SOUTH 87'55'53" EAST 371.43 FEET; THENCE NORTH 02 '04'07" EAST 10 FEET; THENCE SOUTH 87'55'53" EAST 48 FEET; THENCE SOUTH 01'58'27" WEST 349.95 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 9408290322, FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE r "OORT REFERENCE: THIS FEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION '•WN, FURN J BY COMMONWEALTH LAND TITLE INSURANCE COMPANY�� COMM NT NO. 10076766. DATED OCTOBER 28, 2002. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE 8 EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: O EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDING NO.: SAID EASEMENT SUPERCEDES EASEMENT RECORDED UNDER RECORDING NO. 1869452. GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: AND AMENDMENTS THERETO: RECORDED: RECORDING NO.: 6343885, 6397173, 7608130538. 8507230567 AND 9505310735 0 7 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: UNDERGROUND UTILITY FACIUTIES AREA AFFECTED: A PORTION OF SAID PREMISES RECORDING NO.: 6227103 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: SAID INSTRUMENT IS A CORRECTION OF INSTRUMENT RECORDED UNDER RECORDING NO. 6355531. O EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: EASEMENT AND THE TERMS PURPOSE: AREA AFFECTED: RECORDING NO.: 0 EASEMENT AND THE TERMS GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING Na: 12. EASEMENT AND THE TERMS GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING Na: 0 EASEMENT AND THE TERMS GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING Na: 0 EASEMENT AND THE TERMS GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: POLE UNE RIGHT -OF -WAY A PORTION OF NORTHWEST QUARTER SOUTHEAST QUARTER OF SAID SECTION 2554742 SAMMAMISH COMMERCIAL CO.. INC AS PER DOCUMENT A PORTION OF SAID PREMISES JUNE 11, 1965 5890081 CITY OF TUKWILA WATER MAINS AND LINES SYSTEMS A PORTION OF SAID PREMISES AUGUST 26, 1968 6397106 PUGET SOUND POWER & LIGHT COMPANY UNDERGROUND ELECTRIC SYSTEM A PORTION OF SAID PREMISES MAY 14, 1968 6404219 AND CONDITIONS THEREOF: PASSAGE OF MOTOR VEHICLES, AND PEDESTRIANS, PARKING AND STORAGE OF MATERIAL A PORTION OF PARCELS A & 8 OF SAID PREMISES 6436259 AND 6436261 AND CONDITIONS THEREOF: PUGET SOUND POWER & LIGHT COMPANY UNDERGROUND ELECTRIC SYSTEM A PORTION OF SAID PREMISES MARCH 5, 1976 7603050554 AND CONDITIONS THEREOF: U.S. WEST COMMUNICATIONS, INC., A COLORADO CORPORATION TELECOMMUNICATIONS SYSTEM A PORTION OF SAID PREMISES APRIL 14. 1993 9304141848 AND CONDITIONS THEREOF: PUGET SOUND POWER & LIGHT COMPANY UNDERGROUND ELECTRIC SYSTEM A PORTION OF SAID PREMISES AUGUST 24, 1993 9308240700 AND CONDITIONS THEREOF: CITY OF TUKWILA CURB AND GUTTER, SIDEWALK AND UNDERGROUND UTILITIES A PORTION OF SAID PREMISES AUGUST 29, 1994 9408290324 MN* 'MSC 2 1822922991892901118891999W MI I 8712!1.4 9116CT 981224C41112 2O 2787 1887 NO 2787 WO 24 990 28O S9 24'874'87 L L LL 1 ♦i IBMI MP .,,r 1 f81 MI SII�I1 =4;tivilimaThvo• v1 z ,1 T. 011•=' VICINITY MAP 1200.1 LEGEND 4881819 P8886 1.882•0212 IIA.N.71•AvAs RECEIVED OCT 25 2004 PROJECT DATA Na ace YTS /064 1011718.1.17110 24V 948. 12 =PS S7 .8.264 au mu. S. WWI St [MT DAMS MW S9.NO sr 87/8. Mw 522281 97. 21102 SJ. 2140X42 MINN WARY SWAM 21911.11.1. .0 VOW/ 1,0011 16.[2916p0e912 21 391/8.! .33 91/4191222 97. PROJECT DATA te.881881LEIERIN .M[M ROM. M•IS1ML /40fry 978.1.6 OAT WOO • M�MfAS64 SSi.41 S . M1W WPM. 1.128011L WAS 12.2. rc2..2c1.rJ. 48,412 9.2227 4A2O. 8828.9 rwa 11m1o1m. 584 SPAM MOW 1P 48. 1C■324 2 2.4[! 42 21 21/1191 1048718.' 1,10 PROJECT DATA a 426LA WWII Dan !6✓Lf4S4MN PROW !Nl 4 4 /e.w M MUMS 0.8 14 !NSSALLI Bti`6 LMSL•! 4211920. 14228.8P2 .•c.09e2 220 M1 4C111M 4 A9 '4 dl 81 SP A21 lA@i1 16/09* 9.7 T SP. /181626 9128. COMMUNITY DEVELOPMENT DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA WA IIEVEC1e OEOOIM710I F RE ?Tait INC., O 00181812688/81 88•61.66 P•66.518826 F.81688211. 4.••R AMMO MR ■1111 .96292198 0•24 1681204• 48.11 0144419 2116.11•1•94 P1.0 24.16162..1.4.2.9_.4 TITLE REPORT REFERENCE: "'IS SURVEY WAS CONDUCTED ACCORDING TO THE DESCR' '')N SHOWN. '.NISHED BY COMMONWEALTH LAND TITLE INSURANCE C NY, 4 ' 1 ...ehiMITMENT N0. 10076766. DATED OCTOBER 28, 2002. L ASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE 8 EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: POLE LINE RICHT -OF -WAY AREA AFFECTED: A PORTION OF NORTHWEST QUARTER SOUTHEAST QUARTER OF SAID SECTION RECORDING NO.: 2554742 SAID EASEMENT SUPERCEDES EASEMENT RECORDED UNDER RECORDING 140. 1869452. EASEMENT AND THE TERMS AND GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING 140.: AND AMENDMENTS THERETO: RECORDED: RECORDING NO.: O 7 EASEMENT AND THE TERMS AND PURPOSE AREA AFFECTED: RECORDING NO.: O EASEMENT AND THE GRANTEE: PURPOSE AREA AFFECTED: RECORDED: RECORDING NO.: GRANTEE PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: CONDITIONS THEREOF: SAUMAMISH COMMERCIAL C0.. INC AS PER DOCUMENT A PORTION OF SAID PREMISES JUNE 11, 1965 5890081 6343885. 6397173. 7608130538. 8507230567 AND 9505310735 CONDITIONS THEREOF: UNDERGROUND UTILITY FACIUTIES A PORTION OF SAID PREMISES 6227103 TERMS AND CONDITIONS THEREOF: CITY OF TUKWILA WATER MAINS AND LINES SYSTEMS A PORTION OF SAID PREMISES AUGUST 26, 1968 6397106 SAID INSTRUMENT IS A CORRE RECORDING N0. 6355531. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: CTION "OF INSTRUMENT. RECORDED UNDER PUGET SOUND POWER & LIGHT COMPANY UNDERGROUND ELECTRIC SYSTEM A PORTION OF SAID PREMISES NAY 14, 1968 6404219 0 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDING NO.: EASEMENT AND THE TERMS AND CONDITIONS THEREOF: 11 GRANTEE PURPOSE AREA AFFECTED: RECORDED: RECORDING 140.: 0 EASEMENT AND THE TERMS GRANTEE PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: 13. EASEMENT AND THE TERMS AN GRANTEE PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: 14. EASEMENT AND THE GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: PASSAGE OF MOTOR VEHICLES, AND PEDESTRIANS. PARKING ANO STORAGE OF MATERIAL A PORTION OF PARCELS A & B OF SAID PREMISES 6436259 AND 6436261 PUGET SOUND POWER & LIGHT COMPANY UNDERGROUND ELECTRIC SYSTEM A PORTION OF SAID PREMISES MARCH 5, 1976 7603050554 AND CONDITIONS THEREOF: U.S. WEST COMMUNICATIONS, INC., A COLORADO CORPORATION TELECOMMUNICATIONS SYSTEM A PORTION OF SAID PREMISES APRIL 14, 1993 9304141848 0 CONDITIONS THEREOF: PUGET SOUND POWER & LIGHT COMPANY UNDERGROUND ELECTRIC SYSTEM A PORTION OF SAID PREMISES AUGUST 24, 1993 9308240700 TERMS AND CONDITIONS THEREOF: CITY OF TUKWILA CURB ANO GUTTER. SIDEWALK AND UNDERGROUND UTILITIES A PORTION OF SAID PREMISES AUGUST 29, 1994 9408290324 ( '.IPTION: PARCEL A: THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER AND OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88 WEST ALONG THE NORTH UNE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 1998.68 FEET TO THE WEST LINE OF THE EAST 659.34 FEET OF SAID NORTHWEST QUARTER CF THE SOUTHEAST QUARTER; THENCE SOUTH 01'47'29' WEST ALONG SAID WEST LINE A DISTANCE OF 658.25 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID WEST LINE, A DISTANCE OF 662.05 FEET TO THE SOUTH UNE OF SAID NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE. NORTH 87'55'02" WEST ALONG SAID SOUTH UNE. 666.56 FEET TO THE WEST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE NORTH 0192'25" EAST ALONG SAID WEST UNE, 661.03 FEET; THENCE SOUTH 881)0'36" EAST 673.30 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 9408290323 FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA. COUNTY OF KING, STATE OF WASHINGTON. PARCEL B. " THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26. TOWNSHIP 23 NORTH. RANGE 4 EAST. W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88'05'42" WEST ALONG THE NORTH UNE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 2678.68 FEET TO THE EAST LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 019215" WEST ALONG SAID EAST LINE 657.29 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 0192'25" WEST 661.03 FEET TO THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 8755'53" WEST ALONG SAID SOUTH LINE. 185.28 FEET; THENCE NORTH 01'58'27" EAST 349.95 FEET; THENCE NORTH 87"55'53" WEST 48 FEET; THENCE SOUTH 02'007' WEST 10 FEET; THENCE NORTH 87'55'53" WEST 371.43 FEET TO A TANGENT CURVE TO THE LEFT, WITH A RADIUS OF 25 FEET; THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90'55'31', AN ARC DISTANCE OF 39.67 FEET; THENCE NORTH 01'08'35" EAST TO A POINT NORTH 88130'36` WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 88'00'36' EAST TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 9408290323 FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING. STATE OF WASHINGTON. r'AI?CEL C: , - :'f THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING T THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88105'42" WEST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER. A DISTANCE OF 2678.68 FEET TO THE EAST UNE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 0192'25" WEST ALONG SAID EAST UNE 1318.32 FEET TO THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 8755'53" WEST ALONG SAID SOUTH LINE. 185.28 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 87•55•53` WEST 439.92 FEET TO THE EAST RIGHT -OF -WAY UNE OF SOUTHCENTER PARKWAY; THENCE NORTH 0108'35" EAST 314.59 FEET ALONG SAID EAST RIGHT - OF - WAY LINE TO A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 25 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90'55'31', AN ARC DISTANCE OF 39.67 FEET; THENCE SOUTH 87'55'53' EAST 371.43 FEET; THENCE NORTH 021)4'07" EAST 10 FEET; THENCE SOUTH 87'55'53" EAST 48 FEET; THENCE SOUTH 01'58'27' WEST 349.95 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO. 9408290322, FOR MINKLER BOULEVARD; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. RECEIVED MAY 0 5 10 COMMUNITY DEVELOPMEN :. L.1 .. . FREIHEIT & HO ARCHITECTS, INC., P.S. csMtaalW uqm .a.vo rm. sw}c•.J sGIFi�M VICINITY PLAN DRAWING INDEX DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA WA I L PAFA KM -» AIO 01PLA41 PEW A21 ! WE ALS - S P UM3 • TRAM All t .AE191 NL IXI WE 74 Ll A2.9 MEWORE 16X46! AI WE P - MILD Fx+0epR 0tVA TGN6 61RD6MP — 11I=aw - _ 1 __ 441 CX19bORBNAIIOw W601NX M9 CX1EOOR ELLAIATICN5 BALM. X A44 !XTptIORGfVA10w CL4.GNM15 - 5 MOTH 5T , MS O 00tlgt 0NATIOw Mons - N tearzomogstem — ® A aV� [ Q , � MLR1 fit! PLAN IWOME. SN¢f1 Q5 O2VATIOM MOWN! - - IWIMAX 'JBT 4 Or f Q 5 SLVA I@9+YM 5*05* I MErSCPS 4 MOM....NE MO248 w C - N SN@ P9tYPLTtAmatuw T. .l © � �� � 5180TH 9021105 LAOS PLAN PLAN 51421.]01. LAOSGM 8111 :oP4 LAOSGAC ELAMr=RR CC PLATq AO',WM EEWM5 MEI 51428 10' 2 !oa4ATIG DRAMs AO LIIL ,Y PLAN - 50/714.0/71* MARE ME1 Or I 100447 G 6NAOIIA AIO M1Wff PLAN - SCWII1NCEMA 1 4144. 51421 1 Q 4 A.rAMCA LAO Mt 'WET -4014.5 WWI 90212 OF 4 ALi1ASGMLAO mtC 4RKf -404.5 WWI 942f a 4 ALrNA0CMLANOmMr alter - X014.5 MALT 51@1., Orb ATAASGN LAO TITLC 'ANTE -404.5 TEAGT 1 MIMIIK CAL4.115 l LEGAL DESCRIPTION r F i 111 it 0 1 1112 [ l a 2 Illii* ° li ! 6 i 6 it i R 1 111!2 F 1 lil F F 1 11 ti'l l! ° Ii 0 IP i q a r 6 a 4 1Rl i 1 k t 1 1 WI �� � � �� te e` � g �er�o Y e6 ; F �� 6� e 1 � @ 1 ; w 6 41 ht I NQ- 1 it rli t i 1 1 11 itit ; a 1 1 4 1 R 8 a x t62 h rata a< o 0 ts : ts3ag. a s La f u i 441 Ka!$ `Ri- mmm601 € s11 `iE i;l 111 € i lIx il i 1 i liliiII I 0 i 1 11 Ili Milli ili li 1 PROJECT DATA Am016TT� WYCP TIIi5A 1.1.0.!0 ALOP+ee, MOO SA) 1, Cart 0 PA60UE 005,8. 41104A 11044 PM2B 6 252041260 ]6'1'41161 21mM11 WE ARM WW2 5P. C• 164 ACIES. MINN, —1•01•051W NMI. RECEIVED 'SEP 14 2006' COMMUNITY DEVELOPMENT REVISIONS REGISTRATION r0. OWN OIITMRC401MT141 00.0666 -DESI nLww5E- SUFWITA . 05 NW MEN RENEW NES6MITA F R E I H E I T & HO ARCHITECTS, INC P. S. �ANXLM CRAM Fly: 1411.11IAMM DATE WM PROJECT NO: AIXMN PRIMATE 85406 0511 DRAWING NANE 40444_A7O.Np ri CoP„w.2006G.r.XA SHEET A1.0 . PS. • h R � I 1 1 I I 81 i i ' I I E'oREa"emcwaw SMACK ROA D®ICAnOM NORTH STREET Lew ' DESIGN REVIEW FOR SOUTHCENTER SQUARE TUIWILA, WA y :: +�"r -'Y ., .. - .... _. i'- d/RpPpr� y�:yyX Oee,I PPOPN[tt 1110 244. TOTN. ROA DOMWMW Iqd SOdMlK 6l'8M ►t ...� --- NEDCOSen , R�„m �.PR�YI � . ,RS. � _. N° � � 7� sss ` `V � , �— ° p Acc P ° ° : -�A ° PAS _ l -ITV � � • 14 1111...411 "L� .-:` © "_ - - ` - t .. -•-- — O -` -, ,... _ _ ....,. '--;' - .i,„ \�` ? ° e ^ I 1 S'IJ' i RE•"`e° S - Lx REAIee)o , R s R aA® i .W 1 Z ! W R 2 ' 2 , i r ©MN • IIII ( � . VVV [ = .,. 2ER / 54 a' eq ref N (44,�77 © © . " _ c A 2 d T _ P Ls ii == t 1 D e� '`®° , .. , ..�.. , - 4o, ,_, . % ,. LOAM, ....�.,...� '� "� F - - - 0 to /,e / TO , ° n ":3 :. I ead '` ..:3k\k C1� i vg, C £^e 188.p e ,6 x. P k k k "id �1 �� h 47- - /// I __d__ / //////////// :' t4 0'4.. iii in - 1111 -- 11111 _� �p, ` . j Bar 11 O 8 A 2.4-2 E1 (89911 S.F) n. aes m ° . -- 4 f Ii # � 1 �` I :� { l i L.I I CC f I e I SRe .0,0. o O 1 i� �Rg 3e O 1 § n >e ¢ I ---«. 11118 111 1 q { i ! R 0.R I SR R ' �' t . # iii O ,a f , -:QY ).... to I 9. a - .... ,. ' u t 11Wj _ •tt a l s � ' n - TL I J o t9 © � ,> v E2 ° - \ F RL^ < ; _ \' ! + O 0 r f L ° 1 f , Y ° Xi �3\ 1 x (15,871 S.F.) M]! • LOAM* \`, 17 ` O ' 1 '` }:; }� YYY Q Cn t0• PROPOSED SSSULK aiPRara�nTReePIT i ' 24 14 RAN CE>RC,R14N \'`' Rd IT SO © �' M . 5, 1Y?.� .. � \ � ''. II7I - NR. o' S i• b. (45915 S.F.) , 0 #� T .9S © Q• a �' ■ R y 1yf } I2 V^° ?* \. F ��1`>:iY : •T \ \ b \i T' \�"YY" ?'' 4>� j ` 0 © , l � a b 1. 01 1 I p f + CC ,e C'4 e e • C 1 /, O i. • © ©� O E3 - O St , O (35 S.F.) • r 1.24 I ` I ,. EP-0 REWIRED J W-11 REWIRED slvaw.c e 0 la © \i OT,T. D, 1b e C STRIP 100 IT - r , ••• � . -R ET . to ' 6 . 1 © • 0 4 4 1 K.cess „ I to - - - •+�••_,,. • . " tom" .w•i �r3 z 1/ 20 � w + pd' ' •• MINKLE B. • • RIH 7 0P- MAY )�IOATION - - - -- — BOULEVARD - , WORM _ __ _'-- -------- _ -__._ REAR.T LLVELP� 11R@4./eE ROAD) -0' R621"RPD WO�cAP =x, 1 GN0 ---- -- --- --`-- ,. - - - ' Q.R1xiJll®SIDEN�fC • ,' -`- -- - ; LOINS -0 ._.___•::•-- _Al .-- ___ ___ -- GETRI! 'RR0o4RTYZ - SITE PLAN SCALE. I' • 40' REVISIONS 0 40' e0 160' LEGEND KEYNOTES PROJECT DATA PROJECT DATA PROJECT DATA 0 TARKNY LOT user PER SIR PLAN O] At01t)9m ,RARYtlPfCI LOCATION L64 0 WRAC Lr EATER S.RLDIW 10 a DlMt 0 PRERIOIC 11RNAR0.W O EAST* STEAM WATER TO EE MANED. O TOSTR 4 OAS MIT TO EE RELOCATES. TRpRLA MRSN COM(RGJ �. MINKLER BLVD, REIARECUR= 6 ROR DmIOA PROPOSED. 4'd RON OEWATOR PROP PROPOSES !WORM 4' -0' LAM,SCXRw ADJACENT iO MNLER MVO ,a N 4 P NNALK v""Rm, ew s1DETALR PROPOSES e'a SOEAKK EA T ST @M1 t05AATES 4 -0' SICAUI.R (4 TINT PIT 41' SIOb•YLKI PROPDSm: 10.4. UMW. (44' TOT PrtS • s' SOEVLKJ NORM STEM RF4ARES 10 W SIOEVLK W4' T M POT. e' SMARR/ PROroSrA e' -0' SIMALK ORM POIRTON OP SR- 44 TRS PITS • 4' STEALF4 10-0 SIDEN"LK (CAST PORTIOII q` ST - 4'!' 1R@ PRS.O' SOEULA(J � ��11r�P ED y■I�■ SEP 1 A 2006 l to 1 1 1 ✓U P,1Nill1•11i'�' LE�J 1_0 7 PROM 01911.1X®, S PROW PROPCSEA SSITICEN RPARNMAT, PJ MN(LEt ELVIS D,1 IMO AK? E e. 1790 ST. d moo, SALONS NM" IS SALONS MENRS PPpOSSA RNYES PROM 2 TO r0' L REGISTRATION La IAA •DESRW RENEW RESNORTIN OR. R. O5.IE54NWEN RESIANTRN MMOe.OFSRYI REVIEW IE.RIEMITIN O EAST,' CONGRER TANKS TO EC WOVE). O MANTES PALL 0 CONCR,EW®.STOI O E,OSTMS MATER VAULT TO EL REtl.TD 0 LNOELAPE PAVILION PER 01/A.1.1 0 DRICk FLAMER DON 0 7 1 1 1 9 . 1 . 0 N A L K I M Y , PEe 02/A21 8 NOT MO s 2 KK !6A I INTERIM PAWNS LNOSCAR, LANDSCAPE WORTS R 4/ P A R K I N S STALL • 121 R S . MAO SP LNOSCAPR PROPOSED. E64 EP OR MD SP /PMNS WW1 .21D sr. LN09 REQUIRES S 56 LNOSOIR PROPOSES Sem Sr. L. APr...T0 RR� F R E I H E I T & HO ARCHITECTS, INC., P.S. WS Ma ta rot. cavE Ran. i..uIDe9 DRAWN if NWADM OM 000501 P A53-14 PER 00,71, 001105 ORS AW WARM NVJE 41eeREPRAp,Bp.erq O P®ESTIDAN YVLK -WRAF DTRI:Ti1E PER M 0 TRAY6RBCYgi ERlgsue PEt 01013 0 FRE N19R•WT PER ont. paN•YN6e. 0 EAST* MILLT16 TO ?VMS O MST hlq""•8R SIeR1PER q /AL' 0 SOWN HALL, PEI 0 /012 O ERomps 2.-TRAFFIC, 2.-TRAFFIC, JNCTIM COALS TO et RELOCATE, O ERSTI E TRAFFIC CONTROLLER CAeIIE010 AOE4AN 0 MILE 511 01 W EMT IN EVEN STISII:TRE, PER 05/011 P EgTirE SOMICETERPNWMAY, REQUIRES 9-0'LAIOTAPINS STRIP ADJACENT TO SA PAPANAT PROPOSES 9-0'LNOSfMw RCfsRllm. D'-0' SIOE'IV.K PROPO55 e'de 4L56LX ��� SHEET A2.0 FRONT ELEVATION SO. Slm 1E[ .44' TD. GAUT5ASE 0 - PNYI MUER m o SCAM SM • T4" 1111111111111111 11111 II II 1111111 SIDE ELEVATION TRELLIS WALKWAY ELEVATIONS [[ r ET rr rr rr rr rr Fr rr - rt — 1 FT rri rn FRONT ELEVATION 404 MITI MSS 0 490' STEEL TIES Oi VEL MAT 1E TRUE 11. O 4964 6Tm 1R IC) LOMLRIE LM LRILK SOLDIER 104434 ME; PALMS SO MG( VENEER 61VLLL TIT. CD l i I \ ryII��MM��11■��I�7 Ian y R� I� II 1. .III 11111111111 11111111111P1111111111 { r _ i � Mil �� pIitLVtiII�IIII�1111 IIll7>rflhIIIlI Il1i il � 111111111111111 1111111111111111111111111111111111111111 111111111111111111111 ..� � 1111M II'1J111� II RECEIVED 'SEP 14 2006' COMMUNfTy DEVELOPMENT u SCALE 5/6' • 1 PEDESTRIAN WALK -THRU STRUCTURE CONT. AUM eWTITA O C34Sar PL,Vm DECORATIVE T32 O WeRETE SASE O HOT IE® rPLTT LW SIDE ELEVATION 1111111111 llllllllllll CEMENT PL.Vm OVERT LW -SHOOM PAGED O PAVILION ELEVATIONS Az O GIPS. C0R4C2 SANG MOM O METAL OECZTATRRE GNUS PANE O STEEL TL@ FRAM / POST emir O METAL „AUNT PAW 6 TRELLIS ELEVATION WALE. 1/0• • r-c EXTERIOR FINISH SCHEDULE FOR SITE DETAILS NO. MATERIAL FINISH COLOR IMP PAM O EICLOAR •ATE r A CSI6OR13 POW •PNNTES O PM' OECOIRATNE KEY9TOG 12 .. O OEIR PLMm PANT O COMM GA4 PANT CLEA4 IMO YARROW 14,101 MAMMALS R[DOW SPAY HAS&HMT9IALS BLAGIC HMV* 89060 lalV6RN MOORS PHl. S/AA MAP. 1430 E®WAM MOMS SACK HORIZON 211]-001344+141,ORE 1LAC3 HORIZON 812-00 [M N T 1400RE MACK I•ZLN 2132 -50 IeWAM woe LOP[ 28-40 eel.. WM. HAM LOTTO 6544 DAL -T12 HART LATELY RESET 21H0 eIXWi4 FKOR PANT LOW ZS E-40 3344•.3 WOK SLACK HORIZON =ea SSLVHM MOMM 9311 T DAL 112 EARTHLY 9I2ET 211110 10 11443 HDORL CORK 279-40 EATIILY 90 3T 813-70 7844463 KY)RE DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REVISIONS REGISTRATION +ex -0113 AFCf {W NF0316"4. WMW DLVQYNEVTWRE.WIINfI'TAL W. N A . DESIGN RENEW W RE9R4TTR FREIHEIT & HO ARCHITECTS, INC., P.S. I:425ffil 1]40 84080 F+ B DRAWN ST NHYII DATE. OM* PROJECT PM 00344 PRO? DATE: 0713921 03O MATT; AW N RIE9ETAE8 .aq — SHEET A2.1 1113+4+.011.80+6 no8009 40. R.O. SIDE ELEVATION REAR ELEVATION e' -0• 24• SOLID oC UP, M. •iTfACto M. 16 I lia 1 1 sa 1rasisiRsiElta�d� i moslo1dtt RR 111101 SIDE ELEVATION RECEIVED SEP 14 2006 COMMUNITY DEVELOPMENT 9601.11.2 6PSLLLM. • 0 � IN- iiCK16RIPMFAVIISOISEPRI152111: i1f;51I.51iSdV dIMMLISI 9MN -- 2Ta 6262 { FRONT ELEVATION ne SCALE 'SW • 2,0' FRONT ELEVATION SCALE 9/16•.1'-0• 7•N• BUILDING E2 SCREEN WALL ELEVATION BUILDING E2 TRASH ENCLOSURE ELEVATION NO N• to. ou„ PM96RADE TO. COIL* To 0111e, -0'o• TRA•IYIYM PANS, Yee [MCA •am -ACCas BUILDING S &N SCREEN WALL ELEVATION SCALE 9ro • ro• BUILDING S &N TRASH ENCLOSURE ELEVATION EXTERIOR FINISH SCHEDULE FOR SITE DETAILS MATERIAL 0040. AUK 6Uf12R PANT O ETAS Co1NC2 SAIID TRAM O PCCOATN2611112 PAKr O 9Tm. UV 'RAW /POST PA60 O ORAL RALNtl PANT O men. P1.45109t PANT O 0000700V2062 O WORM WC PAINT I2 NOT U592 000092, PLAMTAT 0/21E PANT 010 - 9•00104 PACO, O 0X 1.0910 6AT2 r Acceecone PR9'®R PNNI® O 10• 0000101102 40191010010.2 O MEAT PLASTER • CONOTET2 BIB O SPUT-FAC2 CPU PAINT FINISH COLOR OlM Rm YARROW IVNAL 01101511•19 11•0,00 *RAY •unw MA100*•u CLACK REVISIONS 2192-00 MANN 110002 4210001.410 CREAM 00-00 9194.1•691•0061 ELA M ILRIZ101 2192-90 L691461•0260 PLACI. 1g617.01 252-00 1931I•EN MGM CLACK 14097.01 REGISTRATION 2192 999LLVRN X:012 2411102159 - CIO M MM%MOOR 14101010E COH015N DAL -TLE 01019210 IE1921 2r9-10 ®iw161 MOOR! CORN:25E 99114•61111600P9 CLACK HORIZON 252—'0 CDWMN woe KATE D9P1 DAL. 111.2 PARHLY RUSYT 2r9-10 072•44 •0010 CORK 219340 07220044IYGK EARTHLY 0110001 211}10 eaM19N 40018 DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA 08.400 0[000 0EV11004- 9J040TP1 OS.C..06•DEW. W':V11W RC.SU0Mfrh1 acme -19609 RENEW 9E0UNMRAL FREIHEIT & HO ARCHITECTS, INC.. P.S. nsm7nm ssne.Mu i :Nas: . .ee '�" w NUM 96 *040)4.01 011E 090909 M9E97N0 1009416 PRNT DAIS: Prime 6921 DIATNDNPAIE. *0919 6rIFDETAL30* SHEET A2.2 14 01 14 0 1 R • tb006. .Irc.. F.S. • TO. CN HI • TD.PNL T40.CQIRN TG. nu .2-,• T T1J p 7illlh'I1 II SOUTHCENTER SQUARE 21d (ARCM LOOM; 111 II 11 iiLil'LtlilltllLLllllllliilll liiJlL'luiftllJlilil ll ll1'(LIIIiL ililliill1 ;l ail; ITT iff rT171PIIT 1111i11 -Tr! ,7101; r Irrl'i 11TiImirl(I .I r rr)`TlTll ru II m1 I' ENTRY MONUMENT SIGN - PLAN 6•EE. ND' • IN• ELETEE In lr;' mffi'IPTI' MOP/ P @•1 51145E CGCAF•E Molt* MUM D6 //�� CN NITT•MG T. TO• 61 MCA VB®1 TT. O ® ENTRY MONUMENT SIGN - FRONT ELEVATION i YJNZ. 51D' . I'4 RECEIVED SEP 1 2006' COMMUNITY DEVELOPMENT 11111111111 111111111° IIIIIIIIIII NEM FRONT & REAR ELEVATION NO. ,RMattrATT PANS DUCK VB®t MOCK YBImFACCee Conn. AUK 6URBt E/15. COWOC! IRN. CC.CRATT S TULLE SIBS RR' PRAM! / POST •TN. PALMS COVO PLASIBI GKgNMNE Tfl! COGent DACE NOT Ile, CET-• PLASTPt OVER GU • 5!100,11 FACED COBrt PLATT* CONCRETE RL'! 9.1./T-FKP CIA MATERIAL I,0• DECCRAIIVE I21'STG! TILE MONUMENT SIGNAGE EXTERIOR FINISH SCHEDULE FOR SITE DETAILS FINISH COLOR SMO PR65I PAINT PANT PANT ru rAMT PAM SIDE ELEVATION 1.162 VNUTat !TRIAL MATOVNS PPCCOVO MM IEnUME NATOtlN.6 HACK I.CRIZO1 25200 OMIT. MLx,R 1•11LACCIPNA CPEMI it-eO EENWN WORE !LACK NORpCN 252-60 !SWAMI MOOR! BACK IOgQG! 252 Be1WPN 14701! REVISIONS B"ACA w'NUTON REGISTRATION 2• 9P B9lWIN •,aG "TX 2W-40 c9 .9a8 D., EBL MIN IVOIR I9 OS >6 TAM RESUBAMTAI. 00.410e• DESIGN REVIEW RCSUBMRIL MATT! COTTO COT D/1•TEE RATTLY 'twee' 2340 MOST! WE • AC E95CRIES. PRR® • PNMI9 MVO W f e l.1 .W 25?90 LQIIM WOOS DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA FREIHEIT & HO CG6t]IT9.ID ARCHITECTS, INC., P.S. MST. I40OR 10.2300, 51.99 mx.AVOmemw DATE DRAVOIOT NYR M E muse MNiC DST, PRO.EOTNO.: MSIT ON. TEE FAINT! TE 01111/0615 BUVNO HAT MOTS A.fd 8RE➢ETIASIC EMMY PD59CT 2310 DOIWNN MORE OCR( 263.40 EEKINNR MCCR ENtRIY lamer 2310 EENAM 1•001M SHEET A2.3 CW9 206P9.EM.16.taAM.0 , xc PS NORDSTROM'S RACK 1 L__., 7 4 I I I I 104.,E _ 1 • TO. CN HI • TD.PNL T40.CQIRN TG. nu .2-,• T T1J p 7illlh'I1 II SOUTHCENTER SQUARE 21d (ARCM LOOM; 111 II 11 iiLil'LtlilltllLLllllllliilll liiJlL'luiftllJlilil ll ll1'(LIIIiL ililliill1 ;l ail; ITT iff rT171PIIT 1111i11 -Tr! ,7101; r Irrl'i 11TiImirl(I .I r rr)`TlTll ru II m1 I' ENTRY MONUMENT SIGN - PLAN 6•EE. ND' • IN• ELETEE In lr;' mffi'IPTI' MOP/ P @•1 51145E CGCAF•E Molt* MUM D6 //�� CN NITT•MG T. TO• 61 MCA VB®1 TT. O ® ENTRY MONUMENT SIGN - FRONT ELEVATION i YJNZ. 51D' . I'4 RECEIVED SEP 1 2006' COMMUNITY DEVELOPMENT 11111111111 111111111° IIIIIIIIIII NEM FRONT & REAR ELEVATION NO. ,RMattrATT PANS DUCK VB®t MOCK YBImFACCee Conn. AUK 6URBt E/15. COWOC! IRN. CC.CRATT S TULLE SIBS RR' PRAM! / POST •TN. PALMS COVO PLASIBI GKgNMNE Tfl! COGent DACE NOT Ile, CET-• PLASTPt OVER GU • 5!100,11 FACED COBrt PLATT* CONCRETE RL'! 9.1./T-FKP CIA MATERIAL I,0• DECCRAIIVE I21'STG! TILE MONUMENT SIGNAGE EXTERIOR FINISH SCHEDULE FOR SITE DETAILS FINISH COLOR SMO PR65I PAINT PANT PANT ru rAMT PAM SIDE ELEVATION 1.162 VNUTat !TRIAL MATOVNS PPCCOVO MM IEnUME NATOtlN.6 HACK I.CRIZO1 25200 OMIT. MLx,R 1•11LACCIPNA CPEMI it-eO EENWN WORE !LACK NORpCN 252-60 !SWAMI MOOR! BACK IOgQG! 252 Be1WPN 14701! REVISIONS B"ACA w'NUTON REGISTRATION 2• 9P B9lWIN •,aG "TX 2W-40 c9 .9a8 D., EBL MIN IVOIR I9 OS >6 TAM RESUBAMTAI. 00.410e• DESIGN REVIEW RCSUBMRIL MATT! COTTO COT D/1•TEE RATTLY 'twee' 2340 MOST! WE • AC E95CRIES. PRR® • PNMI9 MVO W f e l.1 .W 25?90 LQIIM WOOS DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA FREIHEIT & HO CG6t]IT9.ID ARCHITECTS, INC., P.S. MST. I40OR 10.2300, 51.99 mx.AVOmemw DATE DRAVOIOT NYR M E muse MNiC DST, PRO.EOTNO.: MSIT ON. TEE FAINT! 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WOG V94211 M. 5) 1: dilli 1111011. IipWrill11111111111111 -.1r . I1 11A111:11-1 11011111 rilLik- n1A► C000xf! PAM. (OG ) 11.711 0001.17 PA1r. CEn ••0010 GLAD*, m.@gp PETAL CCM& M. [IPA WOK{ M.® C0NOET! PE,!K. 111. 1vAC PDTOP INT RYOD, 111111 , ORDSfRbM , -- �: Efiles M 111111111 IJI 1111111 - Iall \f YNgA. INK ►R4E414..0 r loft NO. CEO GED GED GSID CSIO CRD ORD CATO COD ( at) 11T / COPT NM ROLL PUCK HMO,. TTP. (FLAMM CM !KICK C9lr14-K.001T, M. ESA/PM ® TAP U1CR1! pNa.eCSL® SWOPS PLASM, M, com NERD ARMY BUILDING FINISH SCHEDULE MATERIAL 'KKK VE09t E1 VEAO'.R • ACCEPT L ECORATIK TL!, 1•X1' KEY57 1E2 007 Em GA! NET9t GTOMMwOM SLAV* CNLT •O0 4 PLAT! COMM DECOM1r.! C11'EENLrt 4 C.C. 4569 14170CR . PPU! S7C44CRONT TROON 00C1 5T5144 ler& APR* STEEL CA/ OPT MAMIE , 1.179 CORNICE GENERAL NOTES FINISH CLUB 4,0.1 AI1444R PRE•IWdE) SAO GNO►T ROD C KATE CIO) GIPS WNNC { M . ® TL14P COC4xr! PNQ UJD TO PARAPET •704 0001.1E 1!441.41, M 621 01 CDNC1x7 PANEL FCPEPROIT Erse{ 177 51E5. orrery. M. !X1140011 Ltl4rt PUMP!. M. COLOR BLACK ILT4P CCNSPET[ PMEL,s_ Pty 40470! W U. FUTOPALS MOM* GRAY NAVAL MATED+.! MATE COTTO6541 DAL TILE 1141E Del MATCP ADJA0X7 TOLL 0 0.11! MATGNCNA^PT HATCH ADJK0R RW. MA1C41 TO 40,•CBrt CORNICE COLA *0471011BPP STYLE 4146 • 44113415.A BLACK NJR110121'230 0CA.1t ONALBPNA CREAM W-50 HOME MUCK 7 9EE1 M. A 0 ERKC TtE15!- ACCEPT, M. RUrarr) NO. ODD CND CID ORD M.® 9EET PETAL GOD '01400WPER PAg ®- 00001! PK(u -LIPP TAM M. MATERIAL FETAL 4*71 ED !AO ON n1APCOYAxi! PAM. 6214? 0000.7! PANS nTAP CGMCOER PAM- BALE 714.7010000x1! PNg TAP CON:PL1! Wei CLEAR GLAD* 0 PL7T120D 944011 MOP 44EEI0 A06NR S112PRPON7 &PG PAr9NY AM CAVOPT10X0 SPELT METAL f *COW* POMP*, 611TI[R5, ND DOIW*MIA CCO1t • PR4E DCCR • PPM! PARTIAL WEST ELEVATION •OCALE 51T • PO FETAL CON*, TT. a8 LIPS COMM M TIT-IP CC0YAQIL P00. PARTIAL WEST ELEVATION 56018 5117 • ro• TAP COWRIE ►10.-004 SOUTH ELEVATION A SGAJ.G SET • r-o. BUILDING FINISH SCHEDULE FINISH IEXME) PANT 7!X1019 PAM 1!x6260 COAT*T•.7LM Elf! 05194 10160.4* TILL P*RCE.AN TILE NAM. PMT TO P•RAAT6 TO. SA! qC COLOR r4PTA4J.!W . HC-60 EOL•HN MOM !ARTILY R!!0T 21140 1.8!14460 WOKE BLACK !CROON 2H 2-90 !*104010 WOW EMMY *MEET 21140 151,K1•411 F.'R11600000 PUTTY IC-64 R1L14GNIgRE TdRN0* 7441141=OK DRT41T 6202 9Bm9ETP PMIDL HARM E 600011 0000. 70R1•100 PCI1510. P400160 MAR1 ! PRAM, NET METRE EOCCAA4 DATO RI1 A T KNa®1 PYWR • 51L9WA TAN 801151ETE BY KA MER DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA ELEVATIONS FOR 'E' BUILDINGS REVISIONS REGISTRATION OS. 11 0E- 0 C5NREVIITANT 6.NMI ^M OdOSOS. OESNREVIEWREOSMRIM NAM •4E9MN RE IEW RE9IAMTTK GOLGR MIDI *01e101 Mr F R E I H E I T & HO MAD. PAPI CO . ARCHITECTS, INC., P.S. 10. P.M/2100 SUR» RPPLHO P � DRAM *400404 DAM 01.01 PIO CCTV , M04I4 PRNTVAIE VMS 00 TUVMIG NME MN6,14{6EVA7 PXGJI SHEET A4P4 007 MOP P,...Ho Nome. 04.Ps. D. PARAPET TITV WOVE PAM .= CONCRETE IMK. M . veer IRK® TILT-11 COOETE PA8-0A•f® eem YEeet M EMCP VE ERACGER, M{MI ROW. CONCAVE P EIS. came SAE) TLTMP COCIEE PAC. CONCRETE REVEAL, M. PREM. TTP. ERICKMEM., M. PLANTER PYRR. 'owe ® MaK`TMER- KfRRT,, M. PLNReu malt. TRAM® MEET IRK POWLAN K RECEIVED SEP 1 2006 COMMUNITY DEVELOPMENT BUILDING FINISH SCHEDULE NO. CKD OED CYO GRID CND GED CND MATERIAL ENKA( MIME oRKRC `EMER - AKDR pKCRAJIM TIE I• r KEYSTOe TILL Nor REE) MTCREPRONT CLAIM CANOPT ROO 1 PLATE WHOM DEYLAATIK pOMEMIT NHWCR • PRA! STLPLTPONT PNmN PRAMINS Nb 0008 SYSTEM PRK COPNS AMEN CANOPY PRO.ECTED ERR. CORRCE TIrV CONCRETE PARS TLT{P CONCRETE P IE. FINISH PARR PANT BALV, PARR Al1MNM PRSIM993, PANT MVO FRESH MOWED PAN[ mcru® PAM TLTMI CO4C4M12 PAM. POR& RE WM MIA COD ALDMM WV GM -TLTV COCETE PAd,MYII® COLOR T® YIRIUE MIlWL MAT•RIALS IMOO42O SHAY MIAMI MATERIALS MATTE CORD 6S49 VOL TIE 1 MATE [SR MATCH ADJACENT PEAL DAL TILE MATGI CANTf MATCH ADJACENT MALL BLACK IMTCN TO ADJACENT COMM COIDR MAMA EESSE STYLE 1136 - 2.8818.1 ELACX NORVON 2192.E0 014110* HOLM PMLALCLPMA CREN1 Wi9p EEKMMN MORE CCP% 21,5.40 BMWS. MORt NORTVHrtp1 PONY MLRR reNWNH MATE N0. GED aBD CdTD MATERIAL TIT-1P CONCRETE PARE, TLTMP CCRCREI! PANEL IMAL ROOM* TEMP WORM PARS - TILT-UP COCRETE PMC. TITAP CNCPLTE PAlel UEAt SLAMS W PLYNOA SWOON BOX E 1.O ALLMMM STOM RONT SING 6AR9MY ANb CANS FASCIA S18T !MN. ( ! 411th PLASM*,, RIMERS, NO OOMSFONS AOMMIM SAD DOOR • FRAMES SPANDREL (PLAZAS SEAL 5I92 • 1 PARTIAL EAST ELEVATION SCJLE Mar • ra CAMPY ME) TMI CUCREIE PAR. FINISH TE%TI® PARR TOx1I® PAINT PAIR TERMED PANT COATMS SYSTEM STO6ERPMN EJlD 9171141 PCRCEAJN TLr PORVBAM TAE P REANSHEP NAZI PAM PANS® P1 ED ICI PAM KM PANT PAIR 6REY TO. VAS - nL !tP !? TE.E (A MtORCMO'1NT / [urAN PALL GM NORTH ELEVATION AM S SCALE Eor • I'C BUILDING FINISH SCHEDULE COLOR PIMAL BRON IYr64 EMVMN MORE EARIILY RE[LT 2119 -0 EERY.. MOTE !BALK HORIZON 219240 ® aIMRN NIJORE EMtMY RESET 2110.10 E@ILWN MORE MIRTI.F•1414 PATH IG-EV EOLARN MOPE TEWAE1 PI6NEN CCRLR PRWIT . 01 • ft•RENSE71 . P ICRIC 51261 E 6RNIM COLOR. rV•IM PPM* POLPJEO PMERICA •MRM E 640101 MI PIER 900GIARRAID R11 A*C•C E010411E eY KAMEER CAPE To MATCMI ECM CITE 60 MAR. PAM 00. KYNIR • SIERRA TAN • EONDNITE DY RANEE* FELD CLIOR TO PM.1C44 ORYVit 44 412 '1PEC110 M MOW AC.CEIT COLOR TO MATCH ORri1T Me41•DNASTERY FROM GENERAL NOTES L IK 9P9CFIm M*TEIN4OR 1611VA.M7 S STRIMONS TO R IRROMP er DMat 6 CRY CP TUiRA. TO 9115 TILT-UP CCMAEETAB(F ) TITMP GAMETE PANE. MTK CORtl. M. - 0 - - - - - -- COCJE!E REVEAL M. W9 COOK{ M. c- 1 .5010 WART UREEYOO,M. 1161111E OVER LOM TTP Gap KM PJCR PRAM M.® 11LT.P CONCRETE PARM TLT-4 WOVE P.M CONCRETE REVEAL, 1 545T IRK L ItT4P COMPETE PAM • eme GM PARTIAL EAST ELEVATION DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA ELEVATIONS FOR 'E' BUILDINGS REVISIONS REGISTRATION U 14 Ri- 7E1 7'.INMIT}RL 7.66.OE aql NEaYw RE SUbMFK WAG, IERONNEVTEW RE-SLgIRTM FREIHEIT & HO ARCHITECTS, INC., P.S. IMO RimOrt J 5-611903 OICAM.V. 9806 • :Q5828 DRAWN VT: Sus 011E 016108 619MO1140- 12448 PRINT SATE 81726 ORM WIMP NA 601•4eJN.1EIMATOS_ELE o•Pnw Hoer SHEET A4.5 a Me Am.., R. 1. Main Entry Specimen Magnolia Tree Bums semperviverss Fledge Miseanttus sioensis Nandina danced. Comea,tu dammeri 'Lowfasr Seasonal Color 12. Perimeter at SCParkway Dogwood Trees Lean Ilex crenate Rubes Sesonal Color 13. Planting Strip SCParkway Oak Trees Lawn LANDSCAPE SITE PLAN Scale: 1 "= 40' -0" 9 -13 -2006 2. Planting at Sign Misanthsu tinensu Ilex crenate ledge Nandma Somatic. Harbor Dwarf Seasonal Color Rebus calyeinoidee (tee.) 14. Planting Strip N. St. Red Maple Trees Rubes 15. Perimeter at N. St. Birch Trees Spires japonica Escallonia Iangleyensis'Pride of Donerd' Berber's thunberg°'Crimson Pygmy Berberis th nberg0 'Rose Glow' Euonymus slat 0 20 40 16. 3. Entry Court Tall Stewardis lies Magnolia nee Ilex crenate 'Hellen" Misanthw sinemu Raphiolepsis indict Nandina d. Gulf Stream' Wisteria sinnuu Pittosporum t. 'Wheekie Dwf Caret morrowii Colones to dammeri T.owfan' Lawn Seasonal Color 16. Perimeter }ledge N. St. Arborvitae Ronnie L tines 4.Court 5. Court Crauegus Lave! Seasonal Colas JWaoese'Maple Tree Molinia caerula Vibunum devidii Pid.ponuu L'Wbeelees Dwarf Epimedium robum Seasonal Color 17. Planting Strip North St. Red Maple Rubes 18. Perimeter East St. Kaisers, Incense Cedar, Magnolia Trees Rephiolepsis indica Prunus laurocerasus 'Otto Loyken' Cletus purpura Ceanothas'Julia Phelps' Euonymus slate '- Lawn 6. Kohl's planters Italian cypress Viburnum hedge Omrnentel Grasses Abell. grandniece Robw.lycinoida NORTH STREET I - ,C ti 17 4E4 .. _ — et, s }6 " a e a a�" ��� ?► J �aaA ..w xP Var.aR ate rr+ sb�kiiia»w- a ). L� 17 ��V�• r O ArZ. a �rrre. r.. ts�. . ta.r.' e'x ♦ --. — _ ����asr_S' — 3! -act I ) I I l �.I I [��p \1 �� ♦♦ ♦_ ♦ �w��,, _�' I I I I I I I I I I I i r6 ,`I I I I l�. i I 2 11 s t�ste�+.:�.a..svaa� a •..� w t "+Red Ea • �gpa'_ sraa�g 4s 3 -ate II I i I I I I I I r I I 44 r • 6 19. Planting Strip Minkler Blvd. 21. Perimeter Planting Raphiolepsis indioa'Bay Breeze Pittospomm tobir,'Wheeler's Dwarf E.scallonia langleyensis 'Pride of Donard Comes stolonif 'Kelsey Groundcover Mix 1 Groundcover Mix 2 Red Maple Rubua 20. Perimeter Strip Minkler Birch Trees Rophiolepsis indict Prunus lauracernsm 'Otto Luyken' Cistes purpurea Canothus'Juli, Phelps' Euonymus elate RECEIVED SEP 14 ZS COMMUNITY DEVELOPMENT 16. 7. Planters along Bldg. E Seasonal Color 8. Pavilllon and Trellis's Pavillion - Per Trees Seasonal Color Trellis - Clematis, Boston Ivy, thyme LANDSCAPE NOTES: TUC Municipal Code Compliance 1) Street Right of Way Street Trees - species per Street Tres Master Plan, 2 -1/2" caliper, 48' on. typical SCP - planting strip with lawn 172nd • planting pit in walkway 62nd - punting pit in walkway Mimdn - planting strip with lawn 2) Landscape Perimeters Front - Type I, trees at 30' on., shrubs and groundcov r Side - Type 11, trees at 20' o.c., shrubs and ground covet Rear - Type 11, crew at 20' (Lc., shrubs and groundcovw Buffer widths meet standards except where averaged Species - NW native or adapted to NW, drought tolerant loved, lawn may be used as a g.c. Spatial - no plants greater than 2' in ht. within 30' of road no trees with 2' of pavement 9.Entry Islands Columnar Maple Tees Hydrangea serrate Preziosa' Prunus lauracerasue 'Otto Luyken' Miscamhus sinnuis Rebus alycinoidn Cotonaster dmnorit'Lowtese Seasonal Col. 10. Small Parking Island Varied Trees Sprawl Cotonaster damerii 'Lowfase 11. Service Area Dogwood, Maple, and Incense Cedar Trees Sareococce mseifolia Osmends. dela ey' Comas alb. Prunus utuoc:ennu 'Otto Luyken Misanthus sineasia Pardrcnocis us tricuapidau Epintediummbmm Comte stolonifm 'Kelseyi' Seasonal Color 3) Interior Parking Landscape 4) Tree Summary Planting Ara- 15 sfpn stall for areas adjacent to streets Code Requirements (Pet TUC 18.52) • 10 sf per stall for parking behind buildings Trees within the perimeter landscape buff Location • at ends of rows, no mom than 100' between Front - Perimeter less vehicle egress 5201f Si (Configuration - 6' in any direction, with a raised curb 30' o.c. Plants - evergreen or deciduous tree, shrubs and groundco Sides - Perimeter lest vehicle egress 2,350 If= 20' o.c. Rear - Perimeter less vehicle egress 543 If. 20' on. ...._� _. Trees at Parking Island (1 per island) Miscellaneous (walkways, courts, etc.) Taal 3) All planting areas are automatically irrigated Required Provided 17 27 117 102 -15 27 72 +45 67 106 +39 0 24 +24 228 331 + 103 • Delta +10 DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REGISTRATION REVISIONS 11,7 OS v+atvmwar sstnnu 08.13.08 • DES.N rnewxtararnt I 1 N EGRATED SITE DESIGN M.,/ arderflaVAZ MAN u' i ° MSS ■w.wa •7411. 444 FREIHEIT & HO ARCHITECTS, INC., P.S. nn'iunotatxt it swn au r> au.aaa ue.ees. paAVmar. RHGR, SM now 9 -13 -2006 00+00onn, maw emir DAM 9 -13 -2006 owwnae NO,: Landscape Site Plan 1 Sign Monument Scale: 1/8" =1'.-0" Main Entry Scale: 1/8" = l'-0" SOUTIICENTER PARKWAY Entry Court at NE/SW Scale: 1/8" = 1'-0" Slut Mensunient Parking Lot 0 4 8 DRIVE ENTRY 0 4 8 <5' Groundcover Nandina domestics Ilarbor Dwarf Miscanthus sinensis Iler heLle Seasonal Color !MW eve Teen Sign Monument Grtsundcover Ilex hedge Lawn Side-walk Vines srowirin h d e with seasonal color and draping groundcover Tree witit seasonal color Street trees and lawn Raised Planter BUILDING NYRE Enturt with raised plamer.decurative paving, furnishings. planters, receptacles, decorative metal trellis Low eve teen hed e with accent shrubs Pocket Court at N/S Buildings Scale: 1/8"= I IWAI,KWA • SIDEWALK er......„re 4 T''',a < e l < . - 4 a 5 r qtrrldft I / AV 41.'J ' / \ _• , _ / .111111111.11MENTIMM7A616-- Ali ra iiriAk Ziti ppl ar 7 / DRIV E ENTR1 VS& - - Veil Service Area Scale: 1/8" = 1 BUILDING ENTRY 0 4 8 W V STREET V' 0 4 8 Mid Entry Court at N/S Buildings Scale: 1/8" = 0 4 8 140. Entry court with raised plames,decorative paving, benches, planters Decorative tunterwitl, trees and seasonal color Decorative planter with seasonal color I PARKING wAtIcsil'a • Front Planter at Kohl's Scale: 1/8" SERVICE DRIVE . Bench ,lvv.s , \ x Pavillion Scale: 1/8" = 1'-0" DRIVE AISLE • 0 4 8 W height decorative screen well ndcover ornamental screen !wain < RECEIVED 4 8 SEP 1 4 2006 COMMUNITY DEVELOPMENT DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REGISTRATION REVISIONS 4u W,rnwwwnrntrMtret ,0 DES*, RFNVW Sl.30.001,1.. 0913 06 • DES. REVIEW 1253081/1.. ISD INTEGRATED OtTO DESIGN Lusecure acorn.. .14ww, .11,41 MIL Amer /6 aeattl. watinglem tem (P01)90S-110. .S-0400 irmi-6-11.100 FREIHEIT & HO ARCHITECTS, INC., P.S. 102301.100t. .11340 1(0/.10,76719 1,115/2,21. .2522.699, DATE 9 PROJECT NO.: 1.03416 .. OM 9-13-2006 30609,9096 Landscape Details )13 3 RETAIL ENTRY- View of Courtyard and Trellis 8 -31 -06 Right of Way Deciduous Trees Gucrcras rubs Property Evergreen Trees and Hedges Huxus acnspervivrna L'alocedrm Shrubs GroundcoverNines Ornamental Grasses kraguna ahiloens* Magnolia granthNora Prunus 1. 'Ono Loyken' 'l axua bnccaaa'Fasugiaaa Property Deciduous Trees Pntospurmnl yin Rh Imo cps ,n ic6 arwaa.ca nasos otaa Spared japonica 'Whesrlees Dwarf WSemnasinensis ENTRY DRIVE- View toward Pavillions 8 -31 -06 PLANT TABLE 9 -5 -06 Symbol Coe Qly. Seie110 &Name SkdTee 3 MR 56 ,lee rubmm led Suomi' 6W 5 Magnota bus Or 9 Qwmoran Dedham Tree j Ag D kerpuuh 2 Agt 18 km Memo Ap 12 Ara polonium O MR 26 Aar rubmmibwha1 ® Bp 55 Bduhhprrikm 0 G 13 Cerielikyllumjopmiu CL 14 Corm ea O 14 Crams abnAd CI 2 Gdgo66rbaTutigiti NA 17 fpm alarom#eplaamed ¢.. Pd 7 Pero( odlereare 'I.ehpi1e 0 San 4 5vadio fll6 as Ne em Tree O Cd 84 Glades denims G 4 Cnpesmsempmiren Mg 2 Magnolia ganABaa O 31sE 15 Magnolia ;Icahn Td &Pogue' Fmgeen Hedge © Benj 32 Buns mieyshylbjapmka O kH 92 latrenh7Me6 O PIO 392 Prune bmoarasmt lolay4m' TbF 8 Trim bra* Taligiam' ToE 16 rhup added &TmaaldGen' O V1 144 VbwnumMtn Sh ob 16 Abdia gaud trip 7 Arbutus ordo Ameba japonica 13 Ponssenpevivee 17 Rebeu 18mbergi'RmeC2ow' 73 Reberis lhanbegiCriman Pygmy' 59 ahmlrlb Pulps 65 G 16 Comes alto 103 fianymmabh 150 Pannonbhngleyees 'Prided Novi IM Fkdangaserah73eok 17 NandimdmsliaCondemn' 12 Conanthmdelmyi 6 GnnlhmhdaophyBmTiehiti 4 P6mmimnhoax 36 Pbnfimgla6a 7 Piesppmka 46 &Itmpaum aka 'Modal dwarf 81 Rhaphiolepsindica Bay Iced 10 Sarromnruscifdn 237 Spina japonica Code Q. Sden6NtName round Cowr Au Mhahph7lm mauni 05 Comm mdmier.Teheyr. (41 Ctlmaste damsel 'Law bsl' W Fpimdmmlmhrum k Frogs oVeeue CoomaeNaae Size Rdkmd Rol Maple 21,7 -Cal, I7al punlmg27a4e5yn. Rub6Magenha 2'tGtl0dpbntingl(a9e5yrs. Rd Gk 1'-Cal, 17al pbn&g.E' after 5ym. Amu Maple Parched Mtge 'quest milk 5 641 Rd4ple Pape&mb Rahn Tree [dal Dr cod Lar IYwlban MadmlaeTm Rri,lie Pea RtdpePam T,AMAN*. hneseCeda 111unCmpres Salt magdia Salton eureka Japans/bowed OPame Ottolup6en laud beh Tee Amnion arborvitae launoln% C1msy.Abdb Strawberry Tre 'prseAwake 7nglM Noxwmd 'pre.Barbae PPer.eRA 6, 7 Ceone6m Rabme Tlhrianlbg.md WingdT9onymm IhaadkamAmu Ihdrangv Cdf4mm bamboo Delany lea ohm IldWaefOsnanlhm Nee Zrebnd Ru 'pr ePhaia Lily d the Valldgrub WhedmdwadroSira India Awthom sarcoma Japaneespim Emma Name PEDESTRIAN WALKWAY- View toward Pavillion 8 -31 -06 1 610 N planting I6 of le S m 2•CaL61P11 plm6n,17aRe 5me 2'S11,610 q planmgVafter Sze 2-1/2 12-I t al p6mnr, 2r dm Sn 2 5ns. T-01,1617al pbnaingl7 aIlly 5 yn I'C*117 m planting 15+Aer 5 ye 2'{alyd*lin 10'18ar 5yn T Cat 84176'limm5 [TOWS mos 217700 it d planks 27 after S ye 21,761,1ratrlo%3 aAc5yrs. 2 •Cat 17 at [Antics IS after S yn. 8'110111k% 17a*e 5ye As shown lrapbntin4ID'ade5yam As sSnn Spaimn 1416'NpbctinVI'ahrSyn. As shown ?Gt lfat pbntingl6'ger 5em. As shorn 2-Cal 2Cal 5-Cal 501 541 5-GI SCa1 5011 5-Cal 2-Cal 5-GI 2-Cal 5-Cal 5-Gal 5CM 2-Cal 5Ca1 5-Cal 5411 5-Cal 5-Cal 5-Cal 5411 5-Cal 2-04 5-Cal 5-Cal 2Cal Sue Snnilimitk 1Gal. Dwa4Red- twigdlbgwood 2Cil Bear beryCotmesle I Gat Fpima4vm 1Cal Sand Strawberry 4'poh Spacing Symbol Cede Qty. Srim6frName Re Rubmaymwides 16oc T Thymus prime M shown Vd 4 Viburnumdaddd As shun Vm Pinoeajol pmmenhlOram Mstarn 0Cm Cum mewl As goon F6 Haktdrkhonseryemaen As shoot QMs 37 kfisonkssaeos As shorn QM( M hk6ebaede M drawn Vine Mskown *Cm 48 Omuta emote Ruben' As Mon R Padhnaism Meapidan M shown Ws 4 WEterissieet* Mown Gomdmermhes As Awn SC Seasonal Cda-mhddemmed As: own Mull M11wn Callum to Rim spa IHWdrirAmane mia% Rubmakan.des rat Tat Zot lac lot Tat Sac Sot Sot 7 nt l ot 18'ac lot Sac Sac Tat ac Sot lac Sac Tat Tat Sat Sat rot 4'at s at Jot SP.d* lot 18' at 14 at 18'at 15' at Mart Mix* .Mleanthosmodes So opp. Aniammirgalum Colorant" do r*lwlrt Rd6mandnddm Fpmdiumbruins, Pbmmim Mutt Aaubappaia Stamm naiklb Fpimdiunxrubrum Vim major CommoaNana Sue Warble cpds Cre7m9T 4•poe amidV6mmm 1Cd Peri.4Me ICa4 bpe+rsdge IC11 Ite CIGrr. ICa4 Japneesilmgw 5611 Pnyle Hum Cam 3011 AnmimeOente 1011 Psta My 1411 Chmese Wisteria 15-Cal Hardy peanuts 1-Cal lkatla 1Cat Bla(hl Grow ICd Bramble 1011 Japnmsilvegrs Val Father Gnat 3011 Snihh0rm 1011 Wmbemfdmaster ICaA &am4le 144 Bpmedmo (Gal 'pr0Ax la 5-Cal 516666606 5-Cal Fpimdium IGIL Polio Mile 1Cd RECEIVED SEP 14 2006 COMMUNITY DEVELOPMENT 3' at Tat Tot Tot DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REGISTRATION REVISIONS 14 m - ors.: MAnew cr sunu,TAL .v a 0.000104 m1,Am ,EAID!nTTS1. 09 DT DES. REM.pESnmr0O9 I S D INTEGRATED SITE DESIGN mummy a mamma esszm Irma asta Amt. AS 4A1A. 24026 FREIHEIT &• HO ARCHITECTS, INC., P.S. i:.Mm1iiwDOD San 300 wxM m.0Aeaa ..aseaacee DAAlnwm' RHGR, SM DATE: 9 -13 -2006 MO.''M: 006440 08640 mrE: 9 -13 -2006 eRA'^aµE Vignettes & Plant List 4 • I " (45,915 S.F.) 15. a5 ;i J ©" ;,1 ti r� 05;05 w / /if/7 E1 (89,911 S.F.) E2 (15,871 S.F.) E3 (35,029 S.F.) %iiary�m 1 '• 'LNOSCNXN6 9TRP NC QSe - • IILb61® 615.006 344 wx 0000.010% I! e'O'I MC I 55150,.0 6•wA 000100100 NORTH STREET -. ... % 01'0056' N •'O' 9181000 =_MINKLER B_OULEVAR 5b1= p55gpm ,�. a , A ,� �, 101045 P16CPt Y LJ1i T 10. PRLPRT• uC a ID'C 5091/1.0 EMaBR 304• TRAVlL LNO r GA1D em5P6 I50ietiriRf SITE PLAN x012, I• • b' N _ 1L 0 4U C-C' 0.4• 'o•P61n.Cm EC014L.0 •!• ISOOCOD 7114 PX! 74 wR DmlC.0T10N eoaa6 C ru1Ln16 56154c1c 0 4 • ICIIE ® SmoeAtx NC 780 LEGEND " -1 LAC5CNC NSA 5T..e 00.01® 0000 ! PAV06. 5.10100 wvC WL CC NC! N 90006/00 taut CCCSCOPAVX6 (PFD05"N0RcLLAIWO KEYNOTES O P/CCO6 L01 LSNT 005 LCN TN µ.01L O 00000900 TRAI61g6Q 0 0 0 011 0 11 O NILOi Or lAUTP601L0W TOQ 0540.P1<fl. O 100151/0 11%X400/0 O eX611505w 1CNRTOR O 56511/5 60614151 ro Q RII0CAT00. O L 6TOC CC CCC T CCS TO R RBk>.W. O Q1ANX6 HOC. O CCCR6! 0.m 5101 O 0555061.N0100.13 TO CC PBANID O LNCOO C POM1X TO 0 /ACJ O TImLOOC»NT,PG 03/01.1 O 1000510051N 0 -9W 51AGT15P. PT 01/021 O 1RAC01SLO120✓<L05.Iq 051 00023 O PO ,001µ9 POt 0µL 001/062. ON .1.0606.110 CO/OIL O 507X026019560 P@t 0/029 O CG1®I MU. IBt 0/02.5 OX 059, 663 - 100010 LCTION 50®00 CC 02.0.1.0500. O 0*970619A1P.C.01/1101/29 C/MOTTO 001000 O T14g15590CN0 N oo T o EOYM 5 p 4CCb5 Rl M1r 0600005006 05/03, O 0011.1/0 0M91000! O 0051 KTt O 5111700055E006150002/025 O 10NI41CL00 0005MR 0101/03 TO 057000055(00502.1/0000 O 00505 061.601.106 O OWl' V/LLT,04.700EST CATNIP O 0050500000 CM. O 5� 055 06501/! O 05.100 Rµ951500 O 025/06 O 169916 5507 1.51/ 1000 CCA100 06.1001. O 06500+* 6.45506.5C55004JC NC 0000-CM NC 00-51986 M 50351 O 591 QA ®RMr O CiDLATC6/011/0006L LSXTOS 510*50 PROJECT DATA 500! N504, 011 50 AGm > 0 4450150 S 65 CP 5, 04.5/IN Q, 0501 C' L? "0295/' rorK 501.1X6 µ9:A auo6 r P05056 050 I.TMA 4009700016IMJ 00 ICM619000. m 0/LL5 CR 40 CT/U.S 065.1 2r6Yro�.C2AffiQbt 11/05%5 006, 0500 TOT/OP/M06, 02 0131 • 2.42.9570/1.5 105005 190006. 225742.0 100506X00669, 5904.1,55 101 0000010 0009P 50015.0610/1 10A0N600020, 554/08 • 900/00.10050 50%00 1055.55 TOTAL 55012. 42 53. 201 5701.13 .10*010'0 4/00 PROy1* 3455015 5/0002 0014.100606. I SPCC /900*055 570/15. 510/001 9/004/5 504001 000 05506 2 4065 PROJECT DATA 1X0100 06N.106(9UJ I'MX100G0 7 0500 01000900, 5090055001105X000, N 0500005.02 d 520 006 a a 596 5' 10000.04 0%01610559, I0 9/5l00*5060070 '0906 5/ 4X1v I' 0 0/0900600/0/06, 05 9/ P/Ap419TN1.171 X 9.5/5 4 040.106150000, 5510000*634 /1/506 91/01 P96*T /0050/ CMC, 1. 4635650. 1.0/09.1/91 n arosea 60.910 sr•. 141050000 AM 510550001 0606,005065 5095009001/0550 06/06, 5'4' JN0.XJl16 9907000.00005017050. P0141AT 05000906 54 060 6 00' s00w0 PROJECT DATA 00650010 606, 40 016510 00000100, 4 06.006 44 /010/Cd 10 565500* xw 05000501, 4' {• LNCY.p,y 0006, 5W 90501.0 050006 545051 06799067, 6/6 104' 50000/0 (44 1001.40015, 104 (4'4' 006 PITS. 6 000540.) CON 5061, 0606, 0*V900R40l4'4'7060/75.6' 9090002 05010001, 5'4' 500901.10 5451 00105106 00 50! - 44' 706 0115.4' 510100.5I 004' 00650/101OMT 10990*4 00 590. 44' 10 P95. C' Sa14L0 RECEIVED SEP 1 d �qb t;OMMlLY2a Y CEVELDPi.9-E1. T DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA RE92060 REGISTRATION 66 0595 • 055/60 M1NQ55Ta500l 00.5 05501 05011* 500W4,170/ ou00. C25X 50V*W 00I/ITIL FREIHEIT & HO ARCHITECTS, INC., P.S. i+�am52�'i6o� 56Xm 1�..ss°'nbsemlr' 0/5961 50005 051E 910565 05000050: 0545 051110(70. 01f1150555 501 /0405/705501049 rI b F; FLOOR PLAN KEY NOTES L PIO0 COMM iMO•SM MIL •n17CRIVi 011O.12R ,IR!DRRme IS M 1,912012 M MOM. CIPARTKIR. t HID.[! box ROl PR RR HNOIWL 0/2001715 W•"' LLYA10M NM Covet NO H17R ♦ 0O26•AlR MOOR ALAS OM RIM Pa MI MIM , ADM 01•17914 ■2.94.12. I ,9000' L R�Jemaa MAT a 971 ALLOW 10 NWT MEG. Rm.RIOOa V,m. OM•• IV O41E LAM W WV "0 MS 15.0170[/R•RR, 10110 M RBIAICR •m /•mOLY R1R MG11aYL•M•lOOf L R 1P •1m mlw let =MI • 00 O4 O1 tAYee W 1TR X NM 110791•L •00.30,0 BAIT IHSLA 1[ w 9 t?21213.0wa IM WWI • RP 040 LAIR, W Tr?? X MO 17X0ICeR• 94 MIATpI 2 50 RILE TUGS RR =MO • W O4 W T1PR X NO VAPOR RAMA PHI MIT RRLAna( IM RA MLR 112. •MLOD ZPI1 MR or,vIRRar MATCH LIVE ta GOl FREIHEIT & HO ARCHITECTS, INC., P.5. Ken. PONI ant Sun ip Wm. wool. Mffi POIIMI 1/001011 • ORM.11we ..m.a �1•[µtA1 E_A3.1 J wRAUPNa 1a9I•1911. 40-3 L? VI MAJ. AWL RR •11.6L 111 I LJ L MOM* FM MEM GUS& uroKa ones fl PP9.11rvSl ni C I 7 T -1 LJ I `_l L_ 404 5? Z � 1•04L INAS WALL TYPES MR FLOM XT. on 0095100 MIR MC. PAM. f WIC! NCR Or PA 9. 'E BUILDING NORTH FLOOR PLAN Ruts wylw N 9 ucr m 004 0 ' FLOOR PLAN KEY NOTES eatt MP M101 NlN! Mt ACmR LAMM 9S CtTNL•P 0 ORT—AWL ® 1.099 *AR 1e,a Lor.O■Ot C0I•■11t0I0t11Yt Cn'L 102.ID0 PROW. 90.LN00 AO AMMO ® 1119 COD. •ACRRIn (MD 11.00.11 IHROUA.02 R11•91141,. WW1' =Al. 01.004 RN. SLAB Iwe Rs•e1 roR TILT PNe.usmlt ® LOOM VOOON. PAWL AO. RC RCM. RAJ. OM MS MN:UR RAW ® uReem was. aa.JCamue ® CCRC4e R'IIPn101.0•11 ® 4210l9L COMM .001 CONSTRUCTION DOCUMENT FOR SOUTHCENTER SQUARE TUKWILA, WA FLOOR PLAN FOR E BUILDING KEY PLAN 1R•0OARwTSLSnlli:mm WY *Ap.121n>r:mm0Q FEGSIRIMCN R ECEry ' OCT 357 g n eeee •a. 0 YP a . .-a• �. CONSTRUCTION DOCUMENT FOR SOUTHCENTER SQUARE TUKWILA WA FLOOR PLAN FOR 'E' BUILDING 1 40 we Khl Mr .strut 40 LT !M, O f ■ F i 1 7 I �, _[ I M. PM I� gill worm Lee aa.«L 21---\' . - E I 1 1 I [ 11 � �II I ft..., .wa Pet L J L J L J 1 - 1 PTa MI& (ii) � I ill ° Il�A NN ' I 1 h I 1 I 1 ® 1 R-, M. i I =r II l I ,I ©111 I 7 r , taco,- 1._ e I L 1 1 J w L L YJ I =KM L1 S .._..1 h ELI II A / — 11 1 1 I III i � r S Pr. RIM a.. r � n n o 4 7 I Mal MOO 1111. il. GO .A.. e ins.$ la — L L 1 J LIJ �- s awe. �1 IN NI � II�' _ Mill! 11ii I 111 A aw . a cwa 1 MtL , �! 1 h 1 iliii am _ _, ® 0 �•» 1 f--.... LI I I f II 1110 C''4'1'. n _ :10 J l•J J 1.x..1_ 0 REASOOla N.➢M RAIIM.RK:ANa ' �s� + 1.. _ __ _ _ � .� i•i��Y i -P •• . Y _ Y ' ¢ .' { t Y 4 • I. 4 r k I nJ i P 1 ' Y 1 Y: � i' 0. ' ➢I PLAN Ls j E' BUILDING SOUTH 0 FEGISTRATON RZC•NED fT ; L,' ; � r O R S .I - R . FLOOR PLAN KEY NOTES WALL TYPES FLOOR PLAN KEY NOTES - - .. . ' . OM OC.P1101 IMO � ® tie Were e or ere M041 -- -. IUD &MO °' OW& rat AC m; tal Loom; a pews a a m t at ® G' u e c LL. Aoro n"unmtcrt NUK! ® fat mom ten flklPK. ® amour II. rot llw..a.e room .el.ruulal 11.3010 Mae laaMID ral ltT PM uIIMIL ®CPGele lallVK MOIL DM a ceTrK r1211& ®.Iest••1llast' QM tocsin NM. IIlRML1e ® Carom !WM. ® (AIalIt coma. YMMI - .. I. M1D.L.eaa&XII if w w PON mmoort ol.t l enfala nf••e9 lS A. r PA. *. comment 2.1910.101 . •wo lw.M ts ow BOX Pm roe •.. mfmoor eem Mr Loom. remoter wo MIL MM .& O , vlim1111M• C Oa1 SM MY MO WOG cv OM .aesarosr a radar rot rmna - mom.! or mrm r.•oo• evnaMV antra • 000161.1 Nom WMa T1 P.M rot wl lm more mom or. •GGlle'J• aeMAM2 IGT S .a'ALLOW TO MRIllealeMea... era wrtswele O MiwM& I me lla PO-1201 FREIHEIT & HO ARCHITECTS, A.CHITECTS, INC.. P.S. 1.471.427.1.3 .161121li. f IM WO •aN1 PIeRMI! MO P__t ' Us1a. - EB llO SG FLGGR RAN - ® ,m.. wnt or. ow, 117 am. MW PR balm!. 2e oa Cl LAM% OW T.P!•R Mama MOM• MO !Coo MIT • •11A11,t 24t .,Me 11; PFm] msa .. .. - Q EIEII...tlLLE�11.�ltllKlL M rut Mama !W'TmaINPlt>$Tpl• O4W lATal SW TM x MO BM MCOM• OM 301.10 MR .alAnal litt E_A3.2 © . «m. O n waemMa® •. . irommiimmmin■rilanill w warm l la GRID TLT4P em PAWL CND PROMO&AMR . OID wMl.ca m. CV owco+rcm.® GOMM RA•ALm. 1 1111111111 � II!� ■ uIuuI• ■ nVLA m,V vA� A7 J .SI RIP= �f ■�II I 11111111 ► �■� ■` ■ ■■ � 1 1■iIU■ 1. 11■■■■ �' • . YI. I ■11111.1t1 IAOAE IAe 0 00a■r IMa MD nwwaes rma nwwaem Ara. GED now ceaem ma. CRC — nu. want Prat GED n1• coves me. ORD tp snc.aeft M PLATT cin e.veeetxmlS m. etumw GED r-etc AMW,m. GM --comuen -05- TM ?IMP w6 AWL CND SMRlRCM eAWe M. MOCK NMeOFKOR m. nwwcicr PAM CND MRCS WNW. TM ain McAL corm M. ORD ntA.waamma. ORD ® E' BUILDING SOUTH ELEVATION cola Mva ELEVATION KEY NOTES BUILDING FINISH SCHEDULE NO. GED atso GED GED GOD GED CND GED ORD GED CAD GED MATERIAL MICR AMR ORCY Yemt•ArmR r or e , rae 1 R r nl •arum ROIW11pM 14.21111 COMM 05O 0.00 CUP. UaAU11.L PPN(AN 10417.01 • ROM ORIeACM woad 'WNW. MO M TA cores TIM 0•420, PRO.CTm OPAL. COMO! MTV CORP.! PPM MT.* camas! PPM RCMP cerR1 PAR FINISH •W. IAR SRO ROM IMMO PART MOWED /APR TEAMR D PAW t use snow WERRACRALVN.mISAq,MWa, TO ee MnoJm a Mer. y. 87.115 err sum& • • • COLOR IR A.ILATeMILM RoOw RUT Mmes rMTaa1S MRS COM IMP DAL I. I *RP C M wTOI AaMOaM MCI PAL MP M■01OPPC.T MMa AuvaM PAL N AM MA1711 10 POJACCRP COMM cant TNEa RPM AAOC IWSAl9ftm B MW. ISae NO.baPMA OWN WM PPR.. Maas OAK 2!140 MAWR MPOe WRIPY1MN MA ICM AELLYM POOP! PH MU MROM RC-. exww wee GENERAL NOTES BUILDING FINISH S EDULE NO. ORD GED GED GED GOD GZED GED CND CUD GED GED CEO ORD MATERIAL nwwlaelM PPM. ter& wooly. 0.74300051! PMa• PILR 11.7 COMM/ PANS. • TAwwtR2 PAMPER &AMR cst water PARR Rr VAS POP MD /LIMN SRewla RPM MTeaT.NO CARRY MAS'JAA MRCPMRµ( IOU010 PLASM*, 0033* APO R]IrAMmS AVMMM MAR Na em POOR • MARS IMORL &Aer FINISH TonuNeo /ARM FOAM TUN= MAR LOAnu emn eu SrSmN MAR. FAM POORMSIRD RI PAR ICI PAM COLOR RARITY muff I MO •xMMAMaae a v RmcN 21.00 MUM. Moog! IMPLY Keen. ans. ©TRIM MOOR Iwlnwrtwl RAW ww eaww MPOe TARR. MAIM CALK OPTNT Ran •eeeeor ROPO R EOr RAWER COLOR 10 MATCH Moe5Rr OP MAR. PANT CO. ArNMR•MRA TOO• e.eTRIT Of RAWER Pm COLO", PATOM CROP Reg •anaf CROW ...air APR TO MLT.M atr on RM TCNMaN "ROMP CONSTRUCTION DOCUMENT FOR SOUTHCENTER SQUARE TQTTVS TUKWILA, WA ELEVATIONS FOR 'E BUILDING . da PPRIM MAPITTA:WOO aR RAtIImMAlar:t®r Q REGISTRATION FREIHEIT & 40 ARCHITECTS,_ INC., AS. 10311.17 SUR= IGKUMIM ROM wRRm MIL ORRIN RWPM0 100.0N9 commie Pa.g_na E BLDG WEST B SOWN ELEVATIONS • Ste, C�o RECdVdi Pti' is PReeiao ry�.S MPIr E A4.0 Co* DMGM. I.M._. R,PA was cm. IEII■I IIIIOI -` 111111.,1.1 1 i!M M IMMI •UI III ; 1 I 0.70 cavrere PARS® RTV COG=PNQ® — TD.PMAPCT ..aa tiaLign MBE •:rs !_� id - L ; MIIiiIM� €..•••... ; P17-P,' I I:' ;........ .,.•....•■ 4'i � L i i , , ■iiik 1 , ah 7 � ��i5.$� F Il........ i ` :•11......j .` 1.......■ �� . �P�. q IIII�;4 � OEM ......Ek " Ell .....m g ..�.... ■ p rd t ION 1111111111111M111 AA� \1 AA A nt i 1k N ! PARTIAL NORTH ELEVATION * ■, ' af . E r ■ o' uu x„„ S•\ WI II\ A\ P..,-.., P..,-.., - §� R .. E 6 i ■ ■�Fi t�� ■ni■ 4 I'III,,��\�i` I■r' 1 =...P ■ limmmum .■ y I ew smam irezme� . 4 ti ul. E € = ih, . I _: e - �.19 -- WEST ELEVATION IV.V. EST •1.4 NO. BUILDING FINISH SCHEDULE MATERIAL FINISH COLOR NO. BUILDING FINISH SCHEDULE MATERLLL FINISH COLOR GED aitiO COD CND GRD OCCX 1001 0100C 010111,..020 0000M1110 ILL P MP 10 fI. 10010. . \ra.*90 0LA00 CM12•Y 1101 ME �OIATn 900010 MMDOCII• RAO 10010•00 10000 RNN MO DOOR 000. 1CrAL 000 ' •N.GIm 01.0. WO= 1LTiPGOGCC040. RMP 00VOM VAL C1EV1 PANT .xNPAIrt AVOW •Me Wo •100 10000 MO 090109 PANT 169 V01100 Wml MATaONI 1e 01:0 .iur MAW. 1M109•15 waft GOTH OMR DA TLL I 1•140C 011 00 00.000 1V11 MAIM VAOPr .a •■D.1421a 040 01-ACA MATCH TO •9.00011 00110 COUR MS1A0t 11010 amL Xe• • 0.1<ILLA ILA= MOOT0170240 01.101100: 00.00010000 010d0 1101W01MOW CAC 2E0.0 m•1.1 WORE 11 0 1 0 11111.1 01 P1MY 0-01 1:04.1.101 MOW QED CND GED CaD GSM GiED CND M O PARTIAL NORTH ELEVATION SCALE 00 • P? RTV 002•00 PNO. RT-P 001000 PNe _ 1CTI1. 101700 GOM7CI0 PNd We RTHP [100101! P. RTL COICICR PNd aZ•\ ALAS,* /V 1.1.102C0 10000 BOX m\D N1MYI .NVTaIr OWL M100 MO WCPr NOVA \er M ?0.11031010 R•000, artreq NO DGM1e•vls A0,001040 DOOR. P0NC0 IVOR. IMOONS OLN1M0 000100 PAW 10110® PANT PANT TL111000 PAM CVA1110 $0104 ei?J PNR9, COS 0001 POKaAN RL •CKLLA11111 MAIL PANT 1010107 CJ PANT Miff AVM OW M701 O00 MGM MUM. !VOW PMmL• maser 7nI-1D 00110 01 10 010 !LACK 10100N 20240 0000011090 PARTLY 01.000r 2M-0 0000111114X 0C 10101~01100T 140-0•1 9001/00 00011 COLOR DRrNT an 7em\CR• .AeuG MN. e04,11111 COLCI4 POIOIDO MOW 1.011•02 PAOIICA MAm1 C 11000 101 •R 00C41.4000 MI AVG 00e012 sr 1.111001 02101 1014004 BOMPSOG Or WAS PANT CO. ILTMIR' IOOA TM MOW! IN 100071 MELD COLOR l'0140014 CRrNT 1 47 7PT0001 OROM ACmrt Ca,. ro /MT01 CRIIT 1.+011 +0071010 wow GENERAL NOTES DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA ELEVATIONS FOR BUILDING REGISTRATION KUM 4001 REND/ 000110A 01008-090000VE 010. a FREIHEIT & H ARCHITECTS, INC., P.S. woovormat 99110 09X..111611 041IDL01 FOL01N1 MAN It 010091 •0000E 10001 a 010111010E 111111A4. 1. ram 0:41:) RSV carom me. CND 7.10,407 IRENQ raw moan MIL CED ccroc, mos. CM) lilili�l✓•l♦•l_i �Y� 'E' BUILDING SOUTH ELEVATION agD ® urn RAM N.M.. ,vyecwacre nua 7.w cone¢ NOEL moms a_. CMD ma-cosy rm. C2D 11116 coma M.® Kr11 WPM M. Cap 7.w cawae2 ..t 'E' BUILDING WEST ELEVATION T. a EERMR. 11101, M mama; me* c6a.carvrr REGSTRATION no2 "MOLT rep CaO{ IOWA. cam. CONSTRUCTION DOCUMENT FOR SOUTHCENTER SQUARE TUKWILA, WA ELEVATIONS FOR E' BUILDING REVI®DNS .RRR1.19VIRS .N1:.NM U•Il•41NOEVIM1101N:111OQ RECEIVED trOmIlmrt F REI H EIT hO A RCHI TE CTS, „:;. N E.S. OZCPT..01,0 WIC. DRIVR 1MrX1M. -I.R .J11 1gLb1.1tf MOM' Mle tpW RNfMm 110049 MAW] NSW •0••U1DR.R/�1AbI E BLDG WEST& SOUTH ELEVATIONS Q�fl� SHEET E_A4.0 r4,.1200111 .141.• ,,.W. 1R S (45,915 S.F.) 2E T ■1111111111111 5 6 . „ <\.� "'11'6 Ars 11.. El (89,911 S.F.) T • 206 E2 (15,871 S.F.) E3 (35,029 S.F.) %IC I• . 0 TOTAL ROA MICA rW . ■ ADRroxAro .ATOx - � GRK•4RMM...�.,,, ` i;.". +`: <•`':•`..''.' "';'; -. -- SIKIPIGA6Y� - mi1u F 1` ,446 +', SITE PLAN WALE, I' • 40' .471495UIeD !MLR* leTbACA 5GA Y77U77 ROA O6KATION nnAlliA/6 7 . t0114142. USE NORTH STREET V- SGIW -K MOW P4CI0AT! lK SCOVLIC MS Pm 24 COSIDATIOR eLLw.D:IE4K IOV• 1616816420 SCVIALK 1 OAS 16'D16mT ROAD LAND} - APE STRIP maxim SADAO 160 LEGEND KEYNOTES PROJECT DATA PROJECT DATA PROJECT DATA 1 W OsGM6 M!A SOWS, COLCSSO COCRE1E PROW ec4X® MCM11!GRAA. 00MR1! N MURAL. CODA 0641021E PAMO P6641R01 CROLA O1 MISfIN LOT LORI POE ins L16N100 TWl O Imo= TRM16RxRR LA'ATI011 Q ovnx comsat . O RPM= O MOM 19,91 MAlR TO R IRpI15. O ORM* IAA WHIR TO R RELCY.AT6. 0 OWNS COMM TO SE MONO 0 RRA11611 owl O c$:rare Tom ETC. 0 I61SM MOOR VMLT TO IS I6vm O LANU G2 PAM.gR R P OVAL ® DELLIS 14450Ur. PR 02/•21 0 P6CIIOM K4X- 71606111G100PR 0 644045CTY111/00000 RR 0214622 0 PIE Mfl6 MT PER OVL 0RM44 0 DEEMS OTLTts TO SOMA ® 1e11420I0 IN, PR CA2S 0 WIRES 6646., PR OVA22 0 CEMI 2116APPIG .4.10010E EOM TO Se 10100A150 1 IOSTIN6 TRAT COMIOOL4.Dt 116414! ROOM. Oa 4C442 PAW AND RALI* PER 05/A.11 • exuMC LWR roam 0 DAD WlIOR O MIRY 1 S1OK PR 02/420 O 111 OS"PER OR/A22 ® MY= RACK 4111 ('O E1x GM Aar,' C) wok PR LMAY.ML ® UMW VALLI' 264 -r PER OLIT POOR =wow ® ASA 622 MOIL O ME PIT RR LAOSGME O MK PLASM SOX O $ NoruEm ® DEW SSISN LINT TO ES 160CATID PR VIAL • MOM CPJTNI CP0551142 MO STOP-0M MO P2412 11M AS 51261. O. NS1ass KAN. 0 RO4.4CATe COSINE SOUL LENT AS 410141. II! AISA. COSO2 SP CR ID 4664464 Slam N 4.42IT SP 1. 4 4 4 E OP 0. 44 b spa a• 9502! TOTAL eEDIW AREA 21100 V PARKINS PROMO 466W.. 440OTMls PR 000 V PAR/0/16 PROPGIBT 19 STALLS OR 40 STALLS PIA 000 4 irdenswead PAWNS PROPOSED 22 STALLS WOW 1115211.9. SIPACES POI 06000 TO ES (C LOAM* mcrosech So TAOS 60•/0T SPAM ALLOIm. 616 OP 14036.44 WM- OIMLS. 62 XD • 211 STAL4' 004PAOT SPA= PR PCIED4 24 STALLS IOTGLE 9ACD ROZNION 19#02 190 P•090 STALLS • 14 96.06 COME •4.64 PROPOSED. S SINES 2 VOILA SOW !DOOR DUET emungzemeam PROW 90111®, V PIONI PKOMS6. 62/11461,01 1 PAKONr. V 411140.66 ELVES V O20 Mt 6 V &If00 V 146116411 BLOW 1146165 II MOM 16451 PROMO. RASES PRO4 24 TO 40' LSIZILLEGINSWarsn 11!!69 PA16MS LAMA LM scree MOM IEP /PAWNS STALL . 426 I. 804 LANDSCAPE PR 6005124 1540 OF 64 4k 4111440• HALL MOWN LAOIO•e LAMENT MIMED. ‘6,256 W). LANDSCMC MGPoS6, 661E7 SP. SOVRKERI[ IAA2Ur. 9001111S4 54' LANDSCAPES MOP 40.6644? TO 60, PAKMI41 PVP006. 74• LA6o #40 102 1ED. NO' EDOMIK MMES.. 114 SOIAIX HIAtIR BLVD. 1020e0. 4'4 ROIL 0646010E PRLPOlm. M0 ROri 61964201 AR4 16916®. 44• WoxM1I1 Y[aR T01MlOR EL PROPOSED. 44•UWSCMI16 90016®. 114 SCOW( P R IMS ria' SOe.41C • DOT 4406 160011®. IOW SO0.4K ( {W TAO: P111. 4 000.410 TPOPESSIN 04 40OV•(K ({4.196 #16• 4 000SRO NnIRM 0109 ROAM. 0d' 40CWK (44 PITS . V SEW= P RO•0524 6.40 S162544.16 ORT POTION Q STl .44' TINE PITS • 4. SICOSLW 10.4 601.44.46 (AST POR1601 0. SO! .44' 146 TS. Y 400.10 RECEIVED I' I D tiv lkl DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REVISIONS RE(1STRA1 4 $1101.040 RENEW AMMON. 0164$ - 00904 REVEW 46.216OTA4. MOS.00i01 RESEW Ed1A1TAL FREIHEIT & HO ARCHITECTS, INC., P.S. 844430.4 94000 WYMANR® 1401091$ TATAAEIIN. MAIM MOON PROJECT fez /$40 M4T41G 075661 SI CROW WAR 4011161010644$ A2.0 1N3w3a0 u.(NnwwOO 900Z g 0 AV a3AI 3 I 3Ad H1L5) (/1NO 39NYH3 3WVN) b 'OHO E9 /E£8d 1' OL5 g 603E - 9S- ................... d9'LL m t 8 9 . 22E R) m 0 0 O r a 8505150267 FROM STATE -1+ SG2 U m mrt n ° h r 0 rn h w z -1+ SSz 0. ♦ ♦ ♦ Per ♦♦ 0 S ' 4) z / 90 , , h 0 6'44 • • (d) 0Z•ZP l 3 RE -80 -50 N 11 -099 (CO. RD. NO. 1 972. MESS BROS. RD.. EST. 2 -24 -14 C.C. VOL . NO. A O6 9 � SSZ w 10 In 1[) 1'- 0 In 3NI1 000}74 001- 1 6S'YiE au - - - - - -- _ter --- - • - 0,S f�88.r3 85 /C00G N -05-tz L iO'99; 0 N N 0 1�) ,31'1 UD J 1 03 co a n 0 O m O N 00 • O Qj " s Sp t` O OE z 76) N 50.16 26 ♦ N N 12 3283 0 - Z -stasoaleat ` N 0 .� ZS 0) N,I m '+ 3 5E -80 -S N v1 3 SZ -LS -09 ZS 3 SE- 0-; 10 V 11) m N 0) 0 CO " w N 6 0 - 0'N e 9 6F + gI� ` - P .... j - 91'9S +" '3 d _ R 955. M ZO -6E -i S i ............. s218.8 _- - - - - __ 583 - --- 84.78 891 M SE -80 -S S N Q 0 N F m o ¢ 0 k v-+ a 3�6 N 03 5 11 10 -3 _ A50 _'A8337o3 CH AN GE oNl (NAME So? m m m 3 m to 11_59'3..' W N m 91.7A en 26i• • 1 tr - -1 N 00•6L1 - LP? oN D .J0 S;tn 45100 SF 9066 S 87-55-53 E 371.43 9408290322 - 137533 SF 3.16 AC 917 ••. • 62265 SF 1.43 AC 9389 • • 96444 SF 2.21 AC g069.— 274. *s 88-12- i82 2.69 AC 9070 3:11 AC • 9071 z --+ 33 41. t0 CO I 33 0 m cr) uJ co 0 z o r z 61423 SF 1.41 AC w w 9024 0 N 0 m 1 0 co rti l .c? 1.25 A ti co 01 0 01 gr. I - •••■ 2 " 1 . 1 .... to 69.00 0 v v I• 47043 SF 920 S 88-25-38 t OK .!• e1 .4 (30' .P . R.R. ESMT.) S 88-00-36 E 47P [831.931 408290325 144-4;-7' •CYc'e..e e.e.r79. opt 0• • 9.31 0 256568 SF 5.89 AC 4. ' .................................................. n,,z ....... 7-- ................. 7 ............. e 11 -. 4.- 04 ILI '=) - in = 13 . "±- 2 a ra c:,- m .. . o *uj > •=1* 8>cu Et = 0 9408290323 30 408490325 g.D. 94.04/ 1 \ §N) ?. ' 467.56-c 5 • V- 9 4082903 2 3 30' ■ 30 1 grt 940413/432 RA , F..a .,..4., 114 • 00 £.1B B C73. -340 22.2.0 0 ft .01 .14.04 1 0 40 • I , ; • , , 3O'" s eg -oe -4r / 30' RD ""5"all -45-4-3 E /0 0 0 LOT 2 , k 1. 61 t ig • w ffij ui LOT 4 uj .44tc 0 _ I - • AtCLO'S ,v 09- oS*-4'2k/ 32 4.74 .CORPORATE DRIVE N. "Mai/ 0770 SS acts= 420 327:05 • / de -os...41z 324.76 .CORPORATE DRIVE S. 71407,2°77o A(4. Tz -oo-4z 1.,-;•r• • 23+. 54 * *tr LOT I Cl• N N sP 0 '0 1 7 , °)‘)," eC1 </,' V 6, A CY 1 • wiel.ss-otw • ilismect) ;; 132491 . „. fe est4/7 (OZ 3, 940329032 7 I 34.3•77 23'5 3 2 . " c/o 4m-04-44et. I 3.35 s" 31;n 4082 0 3 Z4 7 2 1\ 4 ,q 2 0; 4 3\." S61-Sts-64t. 33W.t2. I PLAND DRIVE t•P• I 3 L2 94.05i 4 ====~ '1 _ 9.09 ).1 9.72 X 20.27 \X 20.15 C - 20. 0 LJ z It 1 1 20.8 X 20.50 20.6 U:Ildc1195254-081dwgIBRi4ARCREV.dwg, 07/20/2006 03:26:40 PM 5 6' 5' SIDEWALK J 5.5' EXISTING TRAFFIC CONTROLLER CABINET EXISTING TR4C SIGIL POI_E EXISTING CROSSWALK [EU PROPOSED CROSSWALK (s) K. V C:ONT c sA CAE t FACE OF / PROPOSED BUILDINd/ 0 +IC 01 LE N ET — TR A.,- Fl C uuNC:. ., BOX'S \ , (0 .,-- C \'■\ PROPOSED I /STOP BAR M 1 N B-L-V 1 "= 1 o PROPOSED FACE OF 'CURB ---- 1 ti OWNER / DEVELOPER / CONTRACTOR: WIG PROPERTIES, L.L.C. 4811 -134TH PLACE SE BELLEVUE, WA 98006 Contact: MON WIG (425) 747 -8540 CIVIL ENGINEER: BUSH, ROED & HITCHINGS, INC. 2009 MINOR AVENUE EAST SEATTLE, WA 98102 -3513 Contact: JAY D. DECKER, P.E. (206)323 -4144 ELECTRICAL CONTRACTOR: NORTH PACIFIC ELECTRIC 5746 BOSTON HARBOR RD, NE. OLYMPIA, WA 98506 Contact: PHIL SUNKEN (360) 280 -5761 DESIGN REVIEW DOCUMENT FOR SOUTHCENTER SQUARE 17200 SOUTHCENTER PARKWAY TUKWILA, WASHINGTON ARCHITECT: FREIHEIT & HO ARCHITECTS, INC. P.S. 10230 N.E.POINTS DRIVE, Suite 300 KIRKLAND, WA 98033 Contact: ARTHUR CHANG (425) 827 -2100 GEOTECH ENGINEER: GEOTECH CONSULTANTS, INC. 13256 NORTHEAST 20TH ST. SUITE 16 BELLEVUE. WA 98005 Contact: MARC MCGINNIS, P.E. (425)747 -5618 LANDSCAPE ARCHITECT: INTEGRATED SITE DESIGN 12743 26TH AVE.NE SEATTLE, WA 98125 Contact: RAYMOND ROBINSON (206) 363 -9049 TRAFFIC ENGINEER: TRAFFEX 10104 111TH AVE. NE KIRKLAND. WA 98033 Contact: LARRY HOBBS, P.E. (425) 522 -4118 rttrcem cry OF TUKWILA SEP 2 5 2006 PERM CENTER I IR ,d I 11 11 I ! "' 4 1 .111 21 41111 _ a .1 as 'te 'ro 0( Iil',,; ti "; , � tt i7 ®I' 4r'r 6A � �'�,�. t1 �. lq...r,y r .1t 01T * ►F1TO tit, r of 1t_ 111; l•te, ,oa' I a ,I r as •ta•fr 1 I��{_;_�_ iUI ihit III! t Il�ii If�,�Jg!, S 1 i Ts1 i I ,II. to '1.1 -.c.' Slillf i' iii �x`,IDitIDi►; SHEET # 1 0F 5 WIG PROPERTIES, LLC 4511.13818P .SE rp251041404 . e..98006 F(Q51865e 8 SOUTHCENTER SQUARE TUKWILA, WASHINGTON (DESIGN REVIEW RE- SUBMITTAL - 9.14.06) b FREIHEIT & HO ARCHITECTS, INC., P.S. � A 0 N SITE PLAN - - J 0 40' 80' 160' SHEET # 2 OF 5 BUILDING S - EAST ELEVATION WIG PROPERTIES, LLC 4811 -104th Pa SE BNkxw. WA 9410E T (425) 641 -2044 F 1425(865-8648 SOUTHCENTER SQUARE TUKWILA, WASHINGTON (DESIGN REVIEW RE- SUBMITTAL - 9.14.06) 4N b FREIHEIT & HO ARCHITECTS, INC., P.S. 1[230.0 EOea x.rf xo ww.o,w.wnu ...22,.2190 E •nwuw BUILDING S - WEST ELEVATION BUILDING S - NORTH ELEVATION SCALE I /18' .1 (7 BUILDING S - SOUTH ELEVATION SCALE :1 /16••ra SHEET # 3 OF 5 BUILDING N - EAST ELEVATION WIG PROPERTIES, LLC 4811 -134th Ravi SE TIa25)G1.2044 Wen*. WA 98008 F (42$1885-8fi48 SOUTHCENTER SQUARE TUKWILA, WASHINGTON (DESIGN REVIEW RE- SUBMITTAL - 9.14.06) U BUILDING N - WEST ELEVATION BUILDING N - NORTH ELEVATION SCALE:] /lW. I' FREIHEIT & HO ARCHITECTS, INC., P.S. 10110. YY150M f.AR lb FW.10,YN1mA .65.81)110] (.115.(0.99 BUILDING N- SOUTH ELEVATION MORDSTROM uaC SHEET # 4 OF 5 WIG PROPERTIES, LLC 1811 -134th Place SE aebwa.wa MOOS T(425)611 -20U F (425) 8858618 SOUTHCENTER SQUARE TUKWILA, WASHINGTON (DESIGN REVIEW RE- SUBMITTAL - 9.14.06) FREIHEIT & HO mint T AR I HITECTS, p I GU C., P.S. BUILDING "E" - WEST ELEVATION SCALE 1/16 I +7 BUILDING "E" - SOUTH ELEVATION BUILDING "E" - NORTH ELEVATION BUILDING "E" - EAST ELEVATION WIG PROPERTIES, LLC 1411 -13185 Flew SE Beaman, WA 88806 T (425) 641 -2014 6 (425)865.1645 SOUTHCENTER SQUARE TUKWILA, WASHINGTON h FREIHEIT & HO ARCHITECTS, INC., P.S. I CUM 01a5 CYR Surt NO obCk0.W,•111 6425111215. 6. 4251284449 1. Main Entry Specimen Magnolia Tree Boma rempervivau Hedge Mieanthur vnemia Mendota domestin Cotoneaster dammed 'towfasf Seasonal Color 12. Perimeter at SCParkway Dogwood Trees Lawn Ike crenate Rubue Seasonal Color 13. Planting Strip SCParkway Oak Trees Lawn LANDSCAPE SITE PLAN Scale: 1" = 40' -0" 9 -21 -2006 2. Planting at Sign Misc.i u sieeeeis Ilex centre hedge Nandina domestic. Harbor Dwarf Seasonal Color Rubes calycinoides (g.e.) 16. 14. Planting Strip N. St. Red Maple Trees Rubue 15. Perimeter at N. St. Birch Tees Spires japonica Eralionia langleyenais Pride of Donard Berberia thrmbergii 'Crimson Pygmy' Berberia thunbergii'Rose Glow' Euonynme elate L 0 20 40 3. Entry Court Tall Stewardis tree Magnolia tree Ilex crenate Heller' Miscanthus aia min Raphiolcpsn nedia Neediw. d. Chill Stream' Wisteria sineoeia Pittoepoccm L 'Wheeler's Dwf Crux murrowii Cotoneaaoc dammeri 'Lowfasf Lawn Seasonal Color 16. Perimeter Hedge N. St. Arborvitae Photinia Laumatinue 4.Court Ckataegus Level Seasonal Cola 5. Court Japanese Maple Tree Mofnda enmities Viburnum davidu Pitte.ponee t 'Wheeler's Dwarf Epimcdium ndxum Seasonal Cole 17. Planting Strip East Street Red Maple Rubes 18. Perimeter East St. Katsur et Incense Cedar, Magnolia Trees Rephiolepela indict Prunus laurocemsu, 'Otto Luyken' Cute, prep rea Ceanothne'Julia Phelps' Euonymu, elate Lawn 6. Kohl's planters Washington Hawthorn Trees Italian cypress Viburnum hedge OrametW Denote, Myelin geardifloa Rub.. calycinoides 7. Planters along Bldg. E Seasonal Color 8. Pavillion and Trellis's Pavillion - Par Trees, Seasonal Color Trellis - Clematis, Boston Ivy, thyme 3,L3' � p tsdsp teeaea .ws • s14A — tot. r b xrc . �w.ar= oisg rt a a, w C7 al)Au .a. „ r sa 1 . ...e. ra MINK EER-BOULEVARD Red Maple Rubue 16. 20. Perimeter Strip Minkler Birch Trees Raphiolepsis indica Prunus laurocennns 'Otto Luyken' en' pummels Ceanothtu 'Julia Phelps' Smarms elate E 19. Planting Strip Minkler Blvd. 21. Perimeter Planting Corner Raphiolepeie indica 'Bay Breeze' Pittoeporum tobira 'Wheeler's Dwarf Escal Ionia langleyemis 'Pride of Donald Cornea etoloaifera 'Kelsey' Groundeover Mix 1 Grolmdcover Mix 2 LANDSCAPE NOTES: TUC Municipal Code Compliance I) Street Right of Way Street Trees - species per Street Tree Master Plan, 2 -1/2' caliper, 45' b.n. typical SCP - planting strip with lawn North - planting pit in walkway Eeet- planting pit in walkway Minklet - planting strip with lawn 2) Landscape Perimeters Front - Type 1, bees at 30' own., shrubs and groundcaver Side - Type IL trees at 20' on., shrubs and groundrover Bear - Type IL trees at 20' on. shrubs and groundcover Buffer widths meet standards except where averaged Species • NW native or adapted to NW, drought tolerant desired, lawn may be used as a go. Spatial - no plants greater than 2' in ht. within 30' of mad no trees with 2' of pavement 9.Entry Islands Colummar Maple Trees Hydrangea aerate Trezioea' Prunus lamocerasu 'Otto Lnyken' Miscanthm antenna Rubes calycetoidea Catoneaster danterii T.owfaef Seasonal Color 10. Small Parking Island Varied Trees Sprite Cacnnnter dumesii Tuwfasf 3) Interior Parking Landscape Planting Area - 15 of per stall for areas adjacent to streets - 10 sf per stall for parking behind buildings Location - at ends of rows, no more than lOd between Size/Configuration - 6' in any direction, with a raised curb Plana - evergreen or deciduous tree, shrubs and groundco 11. Service Area Dogwood, Maple, and lacerate Cedar Tress Sarcorncca ruacifolia Oamanthua delaveyi Cocoas aibe Penes lauroceranu 'Otto Luyken' Miscanthus Mamie PaMenociasus tricnspidata Epimedimm Matson Comua atolonifera'Kelsey? Seaaoeai Color 4) Tree Smneacy Code Requirements (Per TUC 18.52) Trees within the perimeter landscape buffers From- Perimeter less vehicle egress 520If= 30' owes Side - Perimeter Ica vehicle egress 2,350 If= 20' on Rear - Perimeter less vehicle egress 543 If= 27 20' o.c. Trees at Parking Island (1 per island) Miscellaneous (walkways, courts, etc.) Total 5) All planting areas are automatically inigated Required 17 72 1 RECEIVED SEP 2 6 2006 COMMUNITY DEVELOPMENT Provided Delo 21 +4 117 101 -16 +45 67 106 +39 0 31 +31 228 331 + 103 DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REGISTRATION REVISIONS e 14 no DESIGN REVIEW vc.&euiore: wave nt coetcoWRF.$IA crrau 0919118 OkSIGN REVIEW RESUBaRra( WSaa •CESIGN MEW raSaarno ISD INTEGRATED SITE DESIGN sa.,r n.iw.awaa ,..caw ease (w una ei - . .aen e ar ° i ue awa -sow a res- e • • FREIHEIT & HO ARCHITECTS, INC., P.S. IO23rero.0.4 MI= eu w,1a P.227110e M.aweyw IRMON et RHGR,SM rove 9 - 21 - 2006 RROIECTno: Am+a vevl DATE 9-25 -2006 oc w4004.E. Landscape Site Plan l of A Sign Monument Scale: 1/8" =1' -0" Main Entry Scale: 1/8" =1' -0" SOUTHCENTER PARKWAY 1' Scale: 1/8" =1' -0" 1 • 1 a a Entry Court at NE /SW a SIGN MONUMENT PARKING LOT O 4 DRIVE ENTRY 8 Planting around sign of omnnannl rrassee. evergreen hedge, shrubs, swonal color and gmundcover O 4 8 La wn O 4 8 ■ • ■ Sign Monument Orotmdoover E�erg hedge Lawn Sidewalk Jm21'�dlsef_eve_yY �'n MS Accent hnb Street trees and lawn with raised plantor,dec native paving, furnishings, planters, receptacles, decorative metal trellis Low bed with accent shrubs trellis with : al col and draping gcoundcover Tree w1 sasona color Perking and drive aisle Omamental bees, shrubs, go., and seasonal color ' Bench, decorative planters, receptacle Walkway with decorative paving Pocket Court at N/S Buildings Scale: 1/8 "= 1' -0" Monument Sn n,ol color D W ArKW y AY NI IN Service Area Scale: 1/8" =1' -0" 0 4 8 a ° ° a °a° O daQa l QQ Q a Q° r EN WALL � °r w rrl. ..'�.'.44� . ZIalsVITi . �s�s - - - 5� ° a c ° ° ° ° a ° a ° c a a iA OAke! _1 ® 0 �s' ��TY{V n", f "' ' a a °a Q aac°Qaa °a ° a 1/ a a a ° saes c \® SIDEWAI.K " \� o D \m'ilirli7.711111111:121.m.112111 ____ImErEnami7wor illWr STREET l�4� r� ar .V.1 • ii�i■i■ ii a . I I I i jj�li v I l - PARKING BUILDING ENTRY 0 4 8 Mid Entry Court at N/S Buildings iswirL. Scale: 1/8" = 1' -0" 0 4 8 BUILDING \/ �I '/ \/ 5 ORR'E \ \// ■ Entry Court with raised planter,dn orative paving, benches, planten Decorative planter with trees and seasonal color Bach DRIVE AISLE Decorative planter with seasonal color ALKWAY ` Front Planter at Kohl's Scale: 1/8" = 1' -0" DRIVE AISLE J PARKING : OVA K�'A A jtr&AK LIS i 8 08 PI "n' _ island with shrub th planters. A Pavillion Scale: 1/8" =1' -0" BUILDING O 4 8 <7> Tree, shrub, and r • ndmveromemental screen .lantin O 4 8 Ornamental trees, shrubs, g.c, and seasonal color Walkway it w h dttromti pa 8' height decorative screen wall MN - PARKING and lawn Evergreen hedge Dell iR with vinn7 dro ver al color laced Pavillion • naive paving, and benches DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REGISTRATION REVISIONS se "I -MAGAPR'IEWRESL9MRAL 09 05.06 G OES= RENEW REBL®MRAL 00 1SOS • casks SEVIEW RE.SUOMRTAL SIMS, DESnN RESEW RESLaMTTAL ISD INTEGRA TED SID DESLGN UleteloWl was. *mesa MUSS ■ • FREIHEIT & HO ARCHITECTS, INC., P.5. I. W Nab eat SUIT NO sown. WA San ■1917Y100 FS:MAW mei D` RHGR, SM DATE 9- 21.2006 PROJECT NO_ AO.. "uaLNTe . 9 - 25.2006 r"" NAME Landscape Details 3 of 4 Right of Way Deciduous Trees tlucrcus rubre Property Evergreen Trees and Iledges RETAIL ENTRY- View of Courtyard and Trellis 9 -21 -06 Property Deciduous Trees Shrubs GroundcoverNines C'slocednA decunens Ilex crenata'I lessen Magnolia grandillora Prunus L'Osss LUyken' Tanis baceana 'Fastigiate' Comas stolonifera 'Kelsey? Epintedium x mbmm Fmgarie chiloensis Rubus calycinoides Ornamental Grasses nospomm toara Rhapialepas indica 'Wheeler's Dwwf ENTRY DRIVE- View toward Pavillions 9 -21 -06 Ginkgo biloba 'Fasligiat PLANT TABLE 9 -21 -06 s Code Qty. Seim%Name SneeeTree MR 56 Aar nth= Red Sane 54 5 Magtm&akabus Qr 9 QueNSrubra Deciduous Tree As 28 Aca®nnala O Agr 18 Acer griseam AP 12 Acepalmahun 0 ArB 26 Ace rubrumTowbar Bp 55 Belala kyles lei I q 13 Cerddiphy3wnJaponicum Cc 28 Cernskmsa 0 14 Cratagmalode Gb 2 Ginkgo biaba7astigiati :fie PcI 17 Pima alarm -Replacement Rd 7 ryes ealleryan Rsskpire Sm 4 Mew artlammaddpha trepan Tree O Cd 84 Calacedmsdeurres Cs 4 Cnprmsss smparivens Mg 2 Magnolia sandier' O MgE 15 Magnolia grandllora TAM Bogle' Evergreen Hedge © Bmj 32 Buns microphyfajaponica O kH 92 lexaeataliden" O HO 392 Prunus !aromas 'Otto luyken' 0 IbF 8 Taxosbaaata'Fastigiali 0 ToE 36 Thujaocddmtals 'Emerald Greet' O VI 144 Viburnum tints Sbmb Ag 16 Abeliagrandidada An 7 Arbutus unedo Aj © r R p V82 cc O° O Fa 0 l NdG l Q OhG Pt PtW RI OM Common Name Size 50 Aumbajaponka 13 Bumssempevivens 17 Beberis thunbegi RaseGlow' 73 Berbedslhunbergii'CrimsonPygmy' 59 Ceandhus 'Julia Phelps' 65 Gstus puryura 16 Comas alba 103 luonymus alah Winged Fuonymus 150 Escallonia langeyensis Pride ofDonard' Ibmar d Escat1onia 144 Hydrangea serata'Preaosa Hydrangea 37 Nandina domestia 'Gulf Stream' Gulf Stream bamboo 12 Ggmanthus ddavayi 6 Osmanthus heterophy0usGashikf 4 Phmmiumtea 36 Phalinaglaba 7 Reis japonica 86 Nttosporum tobira Wheelers dwarf 81 RhaphiolepisindcaBay Breeze India Hawthorne 10 Sucaoccarnscifdia Sarcacerca 237 Spina japonica Japanese Spire' Red Smut RedMaple 2t2'Ca1,176plantmg77 der 5yrs. Kobus Magnolia 2'-Gt 10 at planting If ater 5 yrs. Red Oak 2'-CaL 17 at planting 27 after 5 yrs. Amts Maple 2'-Cat 8-10 at planting 16' after 5 yrs PaperbarkMaple 2'-C 8- 10n planting, 13' after 5yrs Japanese maple 2'- L8.11f atplantingI7ade5yrs Wad Red Maple 2- llf{a1 14'at planting 27 alter 5yrs. Paper Birds 2'-CaLl7at planting IB' And yrs. KatsmaTree 2'- Ca1,10-1T at plantmg20 der 5yrs. rasa Dogwood 2'.I,17atplantin&WSaIs5yrs. Lasalle Hawthorn 2'.LKN planting lO alter S yrs Maidenhair Tree r.t 8-10 it planting, 13' de S years Aedspbe Pear 217.1,17 at planting, 77 after 5 yam. Redspire P e a r 217Gal, 17 at planting 77 der 5 yrs. Tall Stewactia 2'Gal,ITat planting 15' ate 5yrs. R Parthenccissmtricespidata * Ws 4 Wisteria s'vlmsis Incense Cedar 8' bplantingl7 ale 5 yrs. Cmundmver naves Rahn Cypress 14' at planting 20' after 5 years Southern magnolia Specimen 14-16 atplanting20'als5 yrs. Southern magnolia r- Cal, 10' at planting 16' ale 5 yrs. Japanese boxwood Japanese Holly Otto Luykm Lard Irish Yew American arborvitae Laurustinus 2-Gal 2-Gal 5-Gal 5-Gal 5-Gal 5-Cal Glassy Melia 5-Gal Strawberry Tree 5-Gal Japanese Aucuba 5-Cal liiglishBoxwood 2 -Gal Japanese Barberry 5-Cal Japanese Barberry 2 -Gal Ceanothus 5-Gal Rockrose 5-Cal TatarianDoggwood 5-Cal 2-Gil 5-Cal 5-Gal 5-Gal Dimly tea olive 5 -Gal 1b0ydeaf Cemanthus 5-Cal New Zealand lax 5-Gal JapanaePhotina 5-Gal Lily of the Valley Shrub 5-Gal Wheelers dwuftobira 2-Cal 5-Cl 5-Cl 2-Gil Coronaster dammed Tawfast' Rubus alydnoldes Epimediumxrubnml Symbol Cede Qty. Scim6&Name Ground Cover An Araaetaphylos nra -nrsi 0 CormnsroenieraRelaey0 OIL Gamester dammed lowfast' k Fpimedunarubnam k Fragariadu'loas6 k Rubuscalyrmoidm T Thymus praecox Vd 4 V'IburnumdaeidB Vm Ymcamaice Ornamental Gran o On 21 Cue(morrowii lb 57 Iidctotridonsemperviress 0 Ms 37 Mssontbus sineasis Mr 34 Mobil ramie' Plant mires Mk11 Aucuba japonica Sarcocona ruscibtia Fpime rum a rubrum Vinca major PEDESTRIAN WALKWAY- View toward Pavillion 9 -21 -06 Common Name Size KmniSnnid 1 Gal. Dw6Red- twlgDogwood 2-Cal BearberryCntoneMe 1GIL Teptme5um 1GIL Sand Strawberry fgms Bramble r pots Creeping Thyme 4'pots David Viburnum 2-Cal Periwinkle 1-Cal Npanmesedge 1-Cal BlueOalCrass 1-Cal Japanmesilver grass 5-Gal Purple Moor Grass 3-Gal Ymes Cm 40 Clenatismontana Rubes' Anemone Clematis Mal Burton ivy 1-Gal ChlneseWisteria 15-Gal SC Seasonal Color. to be determined Hardy perennials 1-Gal Mil 81 Carina & Erica spp. Feather 1Cal. FkBAatsichmsenpervirens Blue Oat Grass 1-Gal Rubuscalydnmds Bramble I -Gal Mix1'2 hbscanthussinessis Japans silver grass 1 -Gal Stipa spp. Feather Grass 1 -Gal Panicnnvirgatsm Sundt Grass 1 -Gal Mix43 Bearberry Cotom9ster IGal. Bramble 1-Gal Fpimedium 1Gal. JapanmeAumba 5-Gal Sarcococca 5-Gal Epimedium IGal. Periwinkle 1-Gal DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REGISTRATION REVISIONS a sNIrw ur.sroui�.e . nIhw ursswna, rs:c, vrwr.s at - -r WAA.Or9iwl REMEW araalWnai ISD I N'ia:(:R,1TFID Si Ih.. i1E.ICN Ma My Nam XI FREIHEIT & HO ARCHITECTS, INC., P.S. 102234.1.22 SWIM 0.21.1.2.3. auwNer: RHGR, SM DAIS 9 -21 -2006 PRC.ECT NO: .l1.6 PRxrotem 9 - 20 ca.a Vignettes & Plant List ISD 4 of irG i Main Entry Drive ; 60, I 1 1 1 6rj& I .6.f/j „ (111747:1all SOUTH BUILDING 11 11 11 11 rn LANDSCAPE PLAN Scale: 1” = 40'-0" 9-21-2006 ___Ileememomesam. +.71.11111 .2eTI 5.,-"Trf 4:kit - -11,a1.91r 'reSs 71Vs- 0 20 40 41\ ayrosi'veiNT ..42Slaz an41,V3t. .■ • _ _ - NI - INKLE ' Fi 'BOULEVARD PLANT LEGEND ET Deciduous Tree Evergreen Tree Shrub Groundcover Seasonal Color Lawn •••••1•7■11arna SEp 2 6 2110 . co bEl •-<-0P4 DESIGN REVIEW FOR SOUTHCENTER SQUARE TUKWILA, WA REGISTRATION REVISIONS A25 01• PESCF REVIEW '1E31)6111RA. ISD WORM' A/C■Mnala MAI•7014 WU WA A... MI Anat. •••■■••■•• MPS 1/00.10-0048 elm FREIHEIT & HO ARCHITECTS, INC., P.S. Ion.. rob, annt .11 xo 1 ros141., T 1164,11 ' REIGN, SM CVE 9-21-2006 PPOJECT 4C1 PAW DATE 9-25-2006 1 Land...Inane Plan 2 of 4 fi L J MEM 1 • 71:1,77,17 Tri1T7TTT 77T "77 ummus•li••l } I IMMO ISM MEM 1111 MI MIMI SCALE:1/8••1.-0. BUILDING S - CORNER ELEVATION DRAT Service Road A • Medium height round -shape deciduous trees shall be planted • Low pedestrian lights (12' from ground to light source) shall Service Road B • Medium height round -shape deciduous trees shall be planted • Low pedestrian lights (12' from ground to light source) shall Tukwila Urban Center Subarea Plan at spacing of maximum 45' in tree grates be provided at spacing of maximum 80' at spacing of maximum 45' in tree grates be provided at spacing of maximum 80' II.2.0 Private Frontage In order to ensure a well- matched public and private realm, the Plan also regulates the private frontage of each property. Private frontage controls required setback distance, and dictates what type of encroachments, required lawn or parking area may occur within that setback area. Private frontage is defined as the portion of the building lot between the front facade and the back -of- sidewalk, and it includes the front setback area along the property frontage up to the front plane of the building facade. Private frontage treatment must extend along the full length of the property frontage, even where there is no building facade. The types of permitted private frontage treatment for each parcel are specified by corridor type within the Street and Frontage Standards Chart. Any of the permitted private frontage types may be selected by the developer. These private frontage types shall be designed as shown in the Frontage Types axonometric illustrations on page x. In the case of several Frontage Types, the Frontage Types axonometric illustrations depict the front setback dimension with an "x ". The minimum and maximum number for that setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart. At zero - setback areas, arcades may encroach into the full extend of the public frontage. Building overhangs such as trellises, canopies and awnings may extend horizontally into the public frontage up to a maximum of six (6) feet. These overhangs must provide a minimum of eight feet (8') clear height above sidewalk grade. At required setback areas, arcades, awnings, entrance porticos, porches, stoops, and stairs are permitted to encroach within the required front setback as shown. These features may extend up to a maximum of six (6) feet into the private frontage. The total length of the mass encroaching into the private frontage area may not exceed one -half (1/2) of the total length of the building mass. Setback Requirements Front setback is defined as the required distance from the back -of- sidewalk. Front setback areas must be landscaped except where exceptions are noted within the Frontage Type, below. As stated above, several Frontage Types axonometric illustrations depict the front setback dimension with an "x ". The minimum and maximum number for that setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart. Building sitings also controlled by side setback, which is the required distance from the side property line to the primary building; and rear setback, the required distance from the rear property line to the primary building. `--------- • -- F-. —..— - - - •- Fronl i - - - -- Front Setback • 1° I Setback ; Setback . Front Side Rear Side Setback J Setback — r BACK OF SIDEWALK AND /OR FRONT PROPERTY UNE Frontage Types Side Setback' THOROUGHFARE J PUBLIC FRONTAGE - PRIVATE FRONTAGE POSSIBLE CORNER LOCATION BACK OF SIDEWALK • MIN. FRONT SETBACK MAX. FRONT SETBACK * ADMfN DRAFT NOTE: The following section will be added to the Frontage Types cross section illustrations that follow, currently found on page xx, when the Public Participation Draft is prepared. • Encroachment Arcade: This frontage type requires zero - setback for the primary building mass. At this frontage type, an arcade may be extended into the public frontage for a portion of the sidewalk or its full width to the curb. Arcade may be one -story in height, or may extend for the full building height. Minimum width of the arcade is ten (10) feet. Maximum width is the full width of the sidewalk. Arcades must provide a minimum of eight feet (8') clear height above sidewalk grade. • Arcade: This frontage type requires a setback defined by the width of the arcade extended from the building facade within the property's private frontage. Arcade may be one -story in height, or may extend for the full building height. Minimum width of the arcade or gallery is ten (10) feet. Maximum width is fifteen (15) feet. Arcades must provide a minimum of eight feet (8') clear height above sidewalk grade. • Main Street: This frontage type requires zero - setback for the primary building mass. Individual storefronts, each with its own individual entrance, shall be located within this frontage at a maximum increment of forty feet. Individual storefronts may be conditionally permitted to extend longer than forty feet, and must be subdivided into increments a maximum of forty feet using architectural detail. At this 28 DRAFT frontage type, a canopy and awning may be extended from the building facade within the property's private frontage. Overhangs may extend horizontally into the public frontage up to a maximum of six (6) feet, and must provide a minimum of eight feet (8') clear height above sidewalk grade. • Courtyard: This frontage type requires zero - setback for the primary building mass, but permits a portion of the building to be setback to provide for front courtyards, forecourts, entry plazas or similar features. The courtyard recess may extend no longer than 60' along the front property line, and may extend no deeper than 25' from the front property line. The courtyard must be enclosed by buildings on three sides, with storefront entrances and windows fronting onto the courtyard. • Stoop: This frontage type may require a setback for the primary building mass. The minimum and maximum number for that setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart. At this frontage type, the ground floor should be elevated a minimum of 2 feet and a maximum of 5 feet from sidewalk level to provide privacy for the building. Entrance porticos, porches, stoops, and stairs are permitted to encroach within the required front setback as shown, and may extend the full depth of the private frontage. The total length of the mass encroaching into the private frontage area may not exceed one -half (1/2) of the total length of the building mass. • Expanded Esplanade: This frontage type requires a broad public way provided within an optional setback area along active building frontages. The minimum and maximum number for that setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart. The esplanade shall be paved with the same materials as the Pond Esplanade, and may include amenities such as kiosks, outdoor dining and seating, fountains, trees, shrubs, flower pots/baskets, and other street furnishings. • Front Yard: This frontage type requires a setback for the primary building mass. The minimum and maximum number for that setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart. Entrance porticos and porches are permitted to encroach within the required front setback as shown, up to a maximum of six (6) feet into the private frontage. The total length of the mass encroaching into the private frontage area may not exceed two - thirds (2/3) of the total length of the building mass. • Private Yard: This frontage type requires a setback for the primary building mass. The minimum and maximum number for that setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart. At this frontage type, the private frontage must be separated from the public frontage through either a change in grade, or a low fence, wall or hedge at the back of sidewalk to provide privacy for the building. Entrance porticos, porches, stoops and stairs are permitted to encroach within the required front setback as shown, up to a maximum of six (6) feet into the private frontage. The total length of the mass encroaching into the private frontage area may not exceed two - thirds (2/3) of the total length of the building mass. • Protected Yard: This frontage type requires a setback for the primary building mass. The minimum and maximum number for that setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart. At this frontage type, the private frontage must be separated from the public frontage either by a low fence, wall or hedge, or by a line of trees located within Tukwila Urban Center Subarea Plan the private frontage /setback area to provide privacy for the building. Entrance porticos, porches, stoops, and stairs are permitted to encroach within the required front setback as shown, up to a maximum of six (6) feet into the private frontage. The total length of the mass encroaching into the private frontage area may not exceed two- thirds (2/3) of the total length of the building mass. • Rivenvalk: This frontage type requires a setback for the primary building mass as well as the provision of a Riverwalk along the development's river frontage. The minimum and maximum number for the setback dimension is specified within the parentheses (minimum / maximum) within the Street and Frontage Standards Chart, and includes 20 feet of setback for the Rivenvalk. At this frontage type, the private frontage must be separated from the Riverwalk either by a change in grade, or a low fence, wall or hedge at the Riverwalk to provide privacy for the building. The Rivenvalk shall be treated as a boardwalk or paved with decorative materials like concrete pavers or decomposed granite, and shall include a continuous seating wall along the Riverwalk's river edge, with street lights installed in plinths. The wall shall be a maximum of eighteen (18) inches high from the finished grade of the Riverwalk, and approximately twenty-four (24) inches deep to provide comfortable seating. This seating wall will be broken at regular intervals to provide connections to the adjoining pedestrian and bicycle path at the water's edge. Where the pedestrian and bicycle path is located directly adjacent to the Riverewalk, a minimum five (5) foot landscape buffer shall be provided at the edge of the Riverwalk within the property's private frontage. • Front Parking: This frontage type permits a setback that may be occupied with a parking lot. The maximum depth of that parking lot is specified within the parentheses, if applicable, within the Street and Frontage Standards Chart. Parking lots must be separated from the public frontage by a minimum of five (5) feet of landscape and plantings. • Side Service: This frontage type is intended for service frontages. This frontage type requires a setback for the primary building mass, which may be landscaped or paved with decorative paving such as pigmented concrete or unit pavers. The minimum number for that setback dimension is specified within the parentheses (minimum) within the Street and Frontage Standards Chart. • Loading: This frontage type is intended to permit loading access from public streets along service frontages. This frontage type requires a setback for the primary building mass, which may be landscaped or paved with decorative paving such as pigmented concrete or unit pavers. The minimum and maximum number for that setback dimension has been calibrated to provide sufficient space for truck loading when combined with adjoining streets. The minimum (20') is recommended along streets that provide angled parking, and the maximum (30') is recommended for streets that provide parallel parking. II.2.D Frontage Coverage Frontage coverage is controlled in order to define the street wall along each corridor. It is defined as the amount of building frontage required to be located along the front setback line. Minimum frontage coverage shall be measured as a percent of the total parcel length located between the maximum required setback lines. If properties are assembled, minimum frontage shall be measured as a percent of the aggregate parcel lengths along the streetfront. 29 OPEN SPACE REQUIREMENTS Use Category Types ` All Retail Categories .' Cornmon 150sf/1,000sf of development Private N/A Location On Site or In Lieu T. Civic/Public /Quasi- Public 150sf/1,000sf of development N/A On Site or In Lieu Re con Cen co Ad path may as p app Office • 150sf/1,000sf of development N/A On Site or In Lieu Warehouse and Light Industrial 150sf/1,000sf of development N/A On Site or In Lieu Mixed -Use * as required for individual uses * as required for individual uses On Site or In Lieu Live -Work 100sf/unit N/A On Site Residential 150sf/unit 60sf/unit On Site Lodging 100sf/unit N/A On Site or In Lieu 1 i 3 a 3 3 3 9 3 3 1 DRAFT I o 4VI I H.2.E Build -To Corner The Build -To -Corner requirement requires that buildings must hold the corner of the parcel at the intersection of two streets. The build -to -corner location is defined by the required front and side setback lines. Where build -to corner is required, all corner parcels must meet this requirement by siting the building at its street corner. Where build -to corner is required at *asterisk, only those corners designated by an *asterisk must meet this requirement. II.2.F Enfronting Orientation Enfronting Orientation specifies, for particular corridor types, the direction in which the primary building facade shall face. The primary facade must feature the main building entrance. The primary building facade must be animated with doors and windows, and may not contain blank walls or service loading doors. x Tukwila Urban Center Subarea Plan X BACK OF SIDEWALK MIN. FRONT SETBACK MAX. FRONT SETBACK 4 0 z c Where a parcel faces multiple streets, or is bordered by streets on all sides, the property owner may choose where the main building entrance will be located. However, all street frontages requiring enfronting orientation must be animated with doors and windows, and may not contain blank walls. II.3.A Orientation 11.3. OPEN SPACE STANDARDS Open Space Standards are organized by use, and set forth minimum requirements for provision of open space within each development. Provision of these requirements can be met in many ways; in several cases, requirements can be met through the provision of new streets, public ways or through an in -lieu fee. All new development is required to provide common and private open space as stated below, according to use. Open space shall include only that area of a site which is free and clear of building and structures, and is open and unobstructed from the ground to the sky. Required open space may not include required setbacks or parking areas. Open space may be provided in the form of parks, greens, squares, plazas and pedestrian pathways for public use. Open space requirements may also be met through provision of new streets required by the Required Streets Map or by maximum block size, and through provision of widened sidewalks or other public realm provided on public property as required by Public Frontage. Common open space shall be publicly accessible during daylight hours, and shall be designed to connect with public rights -of -way and adjacent public open spaces in the vicinity. Private open space for residential uses shall be provided in the form of yards, balconies or patios, and may be accessible only from the dwelling served. Open space shall be located on -site where specified, or may be provided off -site through payment of an in -lieu fee to the City. quired dedication for struction of TUC Core tral Open Space (to be nstructed by City). ditional pedestrian ways and open space be required by City art of master plan roval. 30 lilt LS IN I LJi 111 ti t11 L>li LE 111 LE 1:1 U it U O U L1i LJIi 111 U U U U Uf LS Ul U.1 Urban Center Subarea Plan City of Tukwila, Washington Corridor Type Viap Sheet alignment must Zink to new station location moms Existing Corridor (continuous Tine) m ■ ■ ■ ■ m New Corridor (dashed line) Pedestrian Spine smommrss West Valley Highway ® Strander Boulevard Northern Andover Park West Commercial Arterial Work Place Boulevard ===I =I Parkway Minkler Boulevard Tukwila Pond r•M^^x:^ -1 River Front A River Front B Neighborhood Street Local Street u.,t; Service Road * Special Comer Condition Parcel Line Subarea Plan Boundary 0 200 500 1000 1320 FEET 1!4 MILE DRAFT Tukwila Urban Center Subarea Plan I.4. PARKING AND SITE ACCESS STANDARDS II.4.A Orientation Parking standards are also organized by use, and set forth minimum requirements for provision of parking per development. Parking requirements may be adjusted for transit- oriented development, shared parking agreements, and for certain mixed -use developments. Parking standards for new development shall provide parking as stated in the chart below, according to use. Property owners are required to provide the minimum number of spaces specified, and may not exceed the maximum (if noted). On- street parking located directly in front of the parcel, including new on- street spaces provided along new streets required by Required Streets Map or resulting from maximum block size requirements, may be counted toward the minimum parking requirement for that property. Requirements for renovation, enlargements or use changes apply only to net new floor area and/or the incremental increase in parking demand that accompanies a higher intensity use. PARKING RE QUIREMENTS Use Category Types Mini 'Mum Maximum TOD Reduction As required for individual uses upto20 %of minimum, as determined by City up to 20% of minimum, as determined by City up to 20% of minimum, as determined by City up to 20% of minimum, as determined by City upto20 %of minimum, as determined by City 1 space /400 s.f if provided for non - exclusive use 1 space /500 s.f if provided for non - exclusive use As required for individual uses ace%xooj II.4.B Parking Facilities Required parking shall be provided on -site, off -site in a dedicated parking facility within 600 feet of the project site, or through payment of in -lieu fees if an identified public parking structure is located within 600 feet of the project site, or through any combination of the above. Curb cuts to parking facilities should be provided from Service Street { !Types (defined to include Service Alleys, Service Road A and Service Road B) wherever possible. A1or:g these Service Street Types, there is no maximum number of curb cuts per building, and there is no maximum width for driveways or curb cuts. Only when parking access cannot be achieved along Service Street Types or via shared accessways may access be provided along other Street Types. Along all non - Service Street Types (defined as all street types except Service Alleys, Service Road A and Service Road B), the maximum number of curb cuts associated with a single building must be one (1) two -way curb cut or two (2) one -way curb cuts. The maximum width of driveways /curb cuts is twelve (12) feet for a one -way and twenty-four (24) feet for a two -way driveway. II.4.0 Service Access Service access must be provided from Service Street Types (defined to include Service Alleys, Service Road A and Service Road B) or from rear parking areas. Adequate dimensions should be provided for truck and service loading. Service loading doors may only be located along street facades where Enfronting Orientation is not required (Local Streets and Service Roads) or along side or rear facades. 11.5. DESIGN GUIDELINES II.5.A Orientation Design Guidelines are provided to ensure that the property or building on the parcel meets the standards of design quality desired by the City. They provide an overview of the character of the region, and provide recommendations for new buildings and landscape designs according to that character. They also provide specific recommendations by building type, covering aspects of development specific to use and district identity. The Design Guidelines provide an overview of the Design Character of the Pacific Northwest. All new development in the TUC should take these general principles into consideration. A section entitled Key Characteristics of Pacific Northwest Architecture describe the fundamental principles for new buildings in the TUC, and Key Characteristics of Pacific Northwest Landscape provides an underlying framework for site and landscape design. Architectural Design Guidelines are provided by building type for the most common building types envisioned with the redevelopment of the TUC. Architectural Design Guidelines are provided for Mixed Use Buildings, Multifamily Residential Buildings, Townhouse /Attached Residential Buildings, TOD Office Buildings (recommended for office buildings located in the northern TUC, including the TOD District Zones), and Workplace Office Buildings (to be applied to office buildings located in the southern TUC, including the Workplace, Southern Shore and Commercial Corridor District Zones). All new buildings should follow the guidelines to ensure their design fits within the envisioned character of the TUC. 31 r.: co Urban Center Subarea Plan C of Tukwila, Washington meettelem Existing Corridor (continuous line) 111111111111 New Corridor (dashed line) • ^'- Pedesstrrarn4ine maireeetateue West Valley Highway sidegleatkra Slronder Boulevard Northam Andover Park West Court ten7akikrteital, . sasimmiliii ' , Work Place Boulevard PatinDtpp, Minkler Boulevard iwiaa Tukwila Pond La4 .. 4 .;. = =_k4 River Front A - ._...� River Front B i-*"w° Neighbortiood Street Locu TSUeeU LEGEND Street alignment must link to new station location ...,: ; Service Road Special Corner Condition Parcel Line 4 ; Subarea Plan Boundary 0 200 500 1000 1320 FEET 1/4 MILE N T J c STREETAND FRONTAGE STANDARDS CHART . (Public Frontage and Thoroughfare) II.2.e: Build to Corner II.2.f: Enfronting Orientation City Street A City Street B City Street C (only existing) Main Street A Main Street B Parkway A Parkway B Parkway C Encroachment Arcade Arcade Main Street Courtyard Stoop (0/8) 0' Boulevard A (18) Boulevard B Boulevard C Boulevard A (12) Boulevard B Boulevard C Front Yard (15/25) Private Yard (10/20) • Arcade Main Street Stoop (0/8) Front Yard (5/10) Boulevard A (12) Boulevard B Boulevard C Front Yard (15/25) Private Yard (10/20) Front Parking (60 max) iCity Street D (only existing)) " Street A City Street B Front Yard (10/20) Private Yard(10/20) Front Yard (10/20) Private Yard(10/20) Corridor Type (Public Frontage and Thoroughfare) Front Side Setback Rear Setback ,Mirikler A Minkler Promenade Private Yard (10/20) Front Yard (10/20) 20' min. 20' min. 75% required at re uired Tukwila Pond Pond Esplanade 20' min. 20' min. 90% not required re. uired Arcade Main Street Courtyard , Expanded Esplanade (0/20) River Front A River Front B vtia,c Nei • hborhood Street Local Street • L: .,:c(-it,.) II.2.b Street River Path II.2.c: Private Frontage River Walk (35/50) 10' min. 20' min. 90% required re uired River Path Private Yard (15/30) Front Yard (15/30) River Walk (35/50) Front Parking (N/A) 20' min. 20' min. N/A not re uired not re uired City Street A City Street B Arcade Main Street Stoop (0/15) Front Yard (10/15), Private Yard (10/15) 20' min.. 20' min. 75% required re. uired City Street B Service Road A Service Road B Front Yard (10/NA) Private Yard (10/NA) Front Parking (N/A) Side Service (5/NA) Loading (20/30) 20' min. 20' min. N/A not required not re uired Service Road City Street B Service Road A Service Road B Service Alle Front Yard (10/NA) Private Yard (10/NA) Front Parking (N/A) Side Service (5/NA) Loading (20/30) 20' min. 20' min. II.2.d: Frontage Coverage II.2.e: Build to Corner 11 .2.f: Enfronting Orientatiomt N/A not required not re uired STOOP Here can be a description of the section and plan (private frontage) including all variations that are possible for this particular type. BACK OF SIDEWALK H PRIVATE PUBUC FRONTAGE FRONTAGE PRIVATE FRONTAGE H X 4-4.t PUBLIC FRONTAGE FRONTAGE PRIVATE O'( PUBLIC FRONTAGE EXPANDED ESPLANADE Here can be a description of the section and plan (private frontage) including all variations that are possible for this particular type. BACK OF SIDEWALK 0 x FRONTAGE ) FRONTAGE FRONT YARD Here can be a description of the section and plan (private frontage) including all variations that are possible for this particular type. BACK OF SIDEWALK 0' PUBLIC FRONTAGE 4 x / PRIVATE \ FRONTAGE PRIVATE YARD BACK OF SIDEWALK A Here can be a description of the section and plan (private frontage) including all variations that are possible for this particular type. / PRIVATE \ FRONTAGE X 4 PRIVATE i PUBLIC FRONTAGE > � ( FRONTAGE 4 PUBUC FRONTAGE >( FRONTAGE BACK OF SIDEWALK 1 BOULEVARD A j _8mn. _ 1 ------x SIDEWALK PLANTING STRIP BACK OF SIDEWALK 1 BOULEVARD C PUBUC FRONTAGE 1 12' min. 1 TRAVEL LANES MEDAN /LEFT TURN LANE TRAVEL LANES (optional) OR AS EXISTING Access Lane with Angled Parking BACK OF SIDEWALK � X PLANTING STRIP 8' min. SIDEWALK ki L Cai BOU �. PUBLIC FRONTAGE Access Lane with Parallel Parking *Recommended for Commercial Frontage 12' min. ! 18' J 12 --+6' min./ ) 12' min. 1 16' at n.L-12• ) 18' 12' min. SIDEWAUC 4V ANGLED TRAVEL LANE PLANTING TRAVEL LANES MEDIAN /LEFT TURN LANE TRAVEL LANES PLANTING TRAVEL LANE A5• ANGLED SIDEWALK PARKING STRIP (optional) STRIP PARKING OR AS EXISTING THOROUGHFARE BACK OF SIDEWALK 1 1 1 CITY STREET A Parallel Parking 4 BACK OF SIDEWALK ao *Recommended for Residential Frontage THOROUGHFARE BACK OF SIDEWALK p 1 12'min. 8' � - 1- 8'---- 16'min./ 12'min. 16' min ?' -8'—+— 12'-2' 8' —+-12' SIDEWALK PARALLEL TRAVEL LANE PARALLEL PLANTING TRAVEL LANES MEOIAN/IEFT TURN LANE TRAVEL LANES PLANTING PARALLEL TRAVEL LANE PARALLEL SIDEWALK PARKING PARKING STRIP (optional) STRIP PARKING PARING •RA 15 ING PUBLIC FRONTAGE THOROUGHFARE PUBUC FRONTAGE ..t l� f •;1 L.1 ?`.C., ' ' i ... , (:6 , •?.. � 1 ,tt r. BACK OF SIDEWALK ) v 12' min. . - -B 1 )' 11 -1-8' 12' min. SIDEWALK PARALLEL TRAVEL LANES PARALLEL SIDEWALK PARKING PARKING • 1 OR AS EXISTING 0. a. 0 0 ri Job Name ISOUTHCENTER SQUARE CorCIeI"one Outdoor lighting Specifications; • Die Cast Aluminum Housing - Textured Black Powder Coat Finish Diffuser - Tempered Glass Reflectors - Hammertone Aluminum lamp - 175w Mil Mounting - Direct to Wail per Dolt Pattern En Listed Wet Location CRNW M50- M70- MI00- M150- M175- l75wM11+" FI32X • (1)32wTX' F232X - (2)32015r P 142X - (1)42w T5X* S ounce lArattat ge 50w Ml1'•' k' 70w MH••" 100w Mti"' 15Qw MH••• 550 - 50w HP9" 570 - 70w tIF5" 5100 - t 00w HF5'• 5 150 - 150w1-115" F157X - (1)57w 'Mr F 170X - t 1)70w MX' Fluoraaccnt Only " HP5 Standard 120V NP1' ••• MH Stan dard MT HPF Part Number ICRNW- M70- MT -UP/DN -BLACK Voltage 120! - electronic' 277E - Dectramc* 120N - 120V NPF 12O11 • 120V HPP MT • Multt-Tatp NFF MTH - Multi-T*F t1Fr Fixture Type Dolt Pattern J0" t 0oM u N� Catalog Number: o CRNW -M J 75 -MTH TD Finish M Pants Available Echelon COLLECTION Options 27K - 2700K Lamp' Syr. - 3500K tamp• 4 I K - 4 100K Lamp' DL . Down►tght/Uphght Only Jul 13 06 01:55p Administrator Echelon Collection Accessories NA Stortte Ce Iin http:// www. teronlight. com/ EProduct .aspx ?ProdID=EchWa1COREW 360 943 6862 Teron Series Replacement Parts Cornerstone W Downitght Lens Cornerstone W Lens Outdoor RECEI 13111. 14 20061 C OMMUNITY D c at t o T ABOUT US p2 rage 1 or 1 PHOTOMVIETRICS Back to Home 33 Donald Dr. 1 fairField, OH 1 Phone 513 - 858 -6004 f Fax 513 -858 -6038 MOM Pendant CORNERSTONE VII Specifications • Die Cast Aluminum Housing - Textured Black Powder Coat Finish • Diffuser - Tempered Glass • Reflectors - Hammertone Aluminum • Lamp -175w MH • Mounting - UP /DN is standard • ETL Listed Wet Location Photomet Products CRNW CORNERSTONE W SourcetWattage M50 - 50w MH M70 - 70w MH M100 -100w NTH M175- 175w F132X - (1) 32w TBX F142X - (1) 42w TBX S50 - 50w HPS S70 -70w HPS S100 - 100w HPS 5150 -150w HPS F157X - (1) 67w TBX F170X - (1) 70w TBX Voltage 120E - Electronic 277E - Electronic 120N - 120V NPF 120H- 120VHPF MT - Multi Tap NPF MTH - Multi -Tap HPF Diffuser NA Finish All Available Options 2714 - 27001( LE 35K - 3500K Ls 41K - 4100K L.0 DL - Downlight 37C 7/13/2006 E • LITHONIA OUTDOOR P C=1:MD • 1 pep gpgp 4!!!!!!!! ��q ,A! !Q! 9 / ` t ggr 1 I f gROPI Errf v 0 malgdommS Illfing to g 5 1 a 1 • E ... SITE LIGHTING SITE LIGHTING AlskinEl ; lil 1 [ 0 11E higrigi hhI F �p� 4 kt a1a1;110 { rn rn v t LITHONIA OUTDOOR 1 4 COMIWIlifI allegr d i IiRiii N IA osi PItutimillim 141111 owl f "4 I- ! i I H{ X 111 F � UIIliniillR 1 Illiti 1 qn dfl rla I 4 . IjiFIlliiii 1 4 OE 1 1FPF dF 11 P1' v V V iti p to 1 I I 'el AREA LIGHTING Jul 13, 06 01:55p Administrator 360 943 6862 p.6 . S S S CO CC L.) Square ight Steel grade, hoc -rolled commerda quality carbon :eel tubing with a minimum yield of 55.000 psi (11•ga -ge). 50,0..,, psi (• gauge). Uniform wall thickness of .125" or .188 ". Shaft Is one piece with a longitudinal, electric, resistance weld. Uniformly square In cross -sec- tion wish flat sides, small corner radii and excel- lent torsional qualities. Available shaft widths are 4, 5 and6 inches. Anchor Base - Fabricated from not-rolled carbon steel plate that meets or exceeds a minimum- yield strength of 36,OOC psi The anchor base is provided with slotted holes. Ordering Information: See page 552 N3T:toksreawlikbko 3#iOS 1037612671C10773: Ansata ion rtilint gout obi paced eadraaa to emeR CM coduawki hwnds6n. FuM-•wpptledr e m saltiest beusedwS en ;Mktg a tIttbaht. Woes e' gkiagaitnotaurytansariameseanchoa, $xenetu4eo rdl 'now dine* Javing batty tinplates. DtnaotteMpdestatrttmtha .lap6sneslestd ed Nye eutefbrtdwbld :anpruttokevnitoramustee ennollr medatAr le retodf is•dntide. Features ft L/THC1V /4.C/GHT/JVG' Anchor Bolts -Top 12' galvanized per ASTM A- 153. Made of 314" or 1" diameter steel 'od hav- ing a minimum -yield strength of 55,000 psi Grounding - Nut holder located immediately In- side hand -hole rim is tapped for a 112 " -13 UNC ground bolt and nut (provided by others). Hand hole - Rectangular, reinforced hand - hole rim having nominal dimensions of 3 "x5" for all shafts. Included Is steel cover with at- tachment screws. Hardware - Fasteners are high - strength, galva- nized zinc-plated or stainless steel. Shit base the 4'C 4 5• P get ckde A 0.12' 0.1x2 1o• -Ir 11' -13" NOES: • Manning sxn6enna907l epent »;II2CF2•Uras VIPS). • DtImamsinct MID ISs6reat97;{p61112ndrna:UO•. • Or a .s3 ,1,0.376. • ladedxepaae776. • ikltlesith ducted renamci3nuate tkngdu unwary. • Dbed but i pdeaaralabk mnlu 13acty. • Galtaindanclo OA on Wk. boob bon • Consul kctu i( p,.or316leeet•SuiAnv0rn.I6atwn. www.lithonla.com,keywortt 555 Io psojec700 0 I 314 2 -3!4'4 3.3 3-35 4" Top Cap - Tap cap isprovded krdr - mount po:es. Finish - Must specify finish. Base Cover -Full-base cover finished :o rratch pole. lightquick'aJ Expre_is r;el;;r. d•:C s. Ste pagell far data[Isahouttignpukt)01 Dualism WS 20 40 01526 Pt DDB SHAFT AOSSS4C Technical Information t «r with 1.3 gust Base 6CFalt Pole Data r r 11' 12 -112' Atadtcrbol: and template lrsctlatkn ,18553.4( A05S5-46 A15 *3355.6 Arilwrbolt Ter plat: des:tlptlon number 1.016• 0316.0 1.6364 A0 16-0 RECEIVED OOli 1.4 2006 DEVELOPMENT PAW P..50334 P.5001C 1 PSG9 ‘72 LITHON1A OUTDOOR Nast inunt ht 01.1 role sbahtiie OnciareJ 11511 thick. INS Gauge 1 21 1 Nast. wt. Max. wt. Solt tirde in) lot site (In.rin.x Appa& sbipen. Ms.) 555 104C 233 555 183 473 7. 555 1240 168 470 143 371 50 WS 1440 15.1 376 112 393 100 555 1010 113 295 0.9 723 115 553 3640 9.1 230 62 163 125 S55 204C 6/ 157 4.5 150 RilIaiS o a 77 am u. m 1 1 1 1 1 ucamwo 140 5552046 1225 310 9.3 2 793 555203C 123 343 9.4 239 115 535 20 56 13.4 533 162 40: 265 SSS 2540 205 I00 1.0 SC 170 555 25 46 q e 73 183 5.4 175 245 S55 25 50 63 137 3.7 150 225 555 23 56 12.6 950 9.0 250 120 5553046 45 100 2.3 Se 235 555 30 SC 25 50 - - 265 5553036 63 167 3.9 100 300 5553006 102 257 6.4 W 520 SS5 3S S6 23 100 - - NO 55535 06 55 150 1.8 50 543 555 39 06 12 33 - - 605 Jul 13, 06 01:55p Administrator 360 943 6862 p.6 . S S S CO CC L.) Square ight Steel grade, hoc -rolled commerda quality carbon :eel tubing with a minimum yield of 55.000 psi (11•ga -ge). 50,0..,, psi (• gauge). Uniform wall thickness of .125" or .188 ". Shaft Is one piece with a longitudinal, electric, resistance weld. Uniformly square In cross -sec- tion wish flat sides, small corner radii and excel- lent torsional qualities. Available shaft widths are 4, 5 and6 inches. Anchor Base - Fabricated from not-rolled carbon steel plate that meets or exceeds a minimum- yield strength of 36,OOC psi The anchor base is provided with slotted holes. Ordering Information: See page 552 N3T:toksreawlikbko 3#iOS 1037612671C10773: Ansata ion rtilint gout obi paced eadraaa to emeR CM coduawki hwnds6n. FuM-•wpptledr e m saltiest beusedwS en ;Mktg a tIttbaht. Woes e' gkiagaitnotaurytansariameseanchoa, $xenetu4eo rdl 'now dine* Javing batty tinplates. DtnaotteMpdestatrttmtha .lap6sneslestd ed Nye eutefbrtdwbld :anpruttokevnitoramustee ennollr medatAr le retodf is•dntide. Features ft L/THC1V /4.C/GHT/JVG' Anchor Bolts -Top 12' galvanized per ASTM A- 153. Made of 314" or 1" diameter steel 'od hav- ing a minimum -yield strength of 55,000 psi Grounding - Nut holder located immediately In- side hand -hole rim is tapped for a 112 " -13 UNC ground bolt and nut (provided by others). Hand hole - Rectangular, reinforced hand - hole rim having nominal dimensions of 3 "x5" for all shafts. Included Is steel cover with at- tachment screws. Hardware - Fasteners are high - strength, galva- nized zinc-plated or stainless steel. Shit base the 4'C 4 5• P get ckde A 0.12' 0.1x2 1o• -Ir 11' -13" NOES: • Manning sxn6enna907l epent »;II2CF2•Uras VIPS). • DtImamsinct MID ISs6reat97;{p61112ndrna:UO•. • Or a .s3 ,1,0.376. • ladedxepaae776. • ikltlesith ducted renamci3nuate tkngdu unwary. • Dbed but i pdeaaralabk mnlu 13acty. • Galtaindanclo OA on Wk. boob bon • Consul kctu i( p,.or316leeet•SuiAnv0rn.I6atwn. www.lithonla.com,keywortt 555 Io psojec700 0 I 314 2 -3!4'4 3.3 3-35 4" Top Cap - Tap cap isprovded krdr - mount po:es. Finish - Must specify finish. Base Cover -Full-base cover finished :o rratch pole. lightquick'aJ Expre_is r;el;;r. d•:C s. Ste pagell far data[Isahouttignpukt)01 Dualism WS 20 40 01526 Pt DDB SHAFT AOSSS4C Technical Information t «r with 1.3 gust Base 6CFalt Pole Data r r 11' 12 -112' Atadtcrbol: and template lrsctlatkn ,18553.4( A05S5-46 A15 *3355.6 Arilwrbolt Ter plat: des:tlptlon number 1.016• 0316.0 1.6364 A0 16-0 RECEIVED OOli 1.4 2006 DEVELOPMENT PAW P..50334 P.5001C 1 PSG9 ‘72 LITHON1A OUTDOOR l 'BUILDING MOUNTED m. 5 1 fr 1 1111 ill iiiii 6666 g9R0 lama@ 668 6tRN PXXgR hlklt -- g.3,4 til ;la 41111111 1131 I 111111111i1111111 hhIdd gglig U:11dd195254- U81dwa1Xt - A (U.dwa. UKIVtWAY EXHIBI 1.07131/2006 11:56:59 AM 3 BUSH, ROED & HITCHINGS, INC. CIVIL ENGINEERS & LAND SURVEYORS 2009 MINOR AVE. EAST, SEATTLE, WA 98102 (206) 323 -4144 FAX (206) 323 -7135 1- 800 - 935 -0508 E —MAIL: INFO@BRHINC.COM i 1 1 1 1 1 1 OLD DRIVEWAY I I APPROACH N co r. t\ 1 1)'13 NEW DRIVEWAY APPROACH ! OLD DRIVEWAY_ APPROACH JOB NO 95254.08 SCALE 1 " =30 DRAWN JHH CHECKED JDD DATE 7/31/06 TUKIMLA DRIVEWAY EXHIBIT SOUTHCENTER SQUARE WASHINGTON ID A ('C 5 1 EXISTING LANES (5. CENTER PKNY) NEW TRAFFIC SIGNAL_ 1 15-0" REQUIRED BUILDING SETBACK EXISTING UTILITIES EXISTING CURB TO BE REMOVED r 1 s- Ml■-11-■MI-411- r1 r - - 1 1 1 1 i I 1 [ I 1 L -J \ \ 1 1 I 1 : L 1 I 1 1 1 1 1 i 1 I 1 L___J NEW PROPOSED LANES (SITE ACCESS) • '1 SITE PLAN 0 N SCALE: 1"= 20 = H.• A.. 01/23/06 1523 5-1" FRONTAGE LANDSCAPING A03-446SITEPLAN138.dwg + A FREIHEIT & HO ARCHITECTS, INC., P.S. 10940 NE 33RDPLACE 9210 202 BELLEWIE.WA 98004 P:425.8272100 F:425.828.6899 .0■111111 • S'-0" REGO' 5IDENALK 15'-0"TYF E DSCAPING STRIP PROPOSED -LANES (SITE.. ACCESS) = S REGO' SIDE < EXISTING LANES (S. CENTER PKINY) NEW TRAFFIC SIGNAL 1 5 REQUIRED LANDSCAPING STRIP 41 CURB A 6-0" REQUIRE E3UILDIN SETBACK EXISTING UTILITIES TO REMAIN EXISTING CURB TO BE REMOVED D G 111 N1 - 1 STORY RETAIL SITE PLAN 145 N ENLARGED SITE PLAN OF NW CORNER OF SITE SCALE I" 20L0" INI l■-111-111M1•1111•11-1111 40'-0u REGO' ROAD TYPE I FRONTAGE LANDSCAPING STRIP 02/28/06 1429 A03-446SITEPLAN144 .dwg FREIHEIT & HO P ARCHITECTS INC. P.S. 1094099 MORALE 9010 202 BLUME VA 911004 0425.8272103 0425.828.6899 24' -6 "TOTAL R.O.W. DEDICATION ADJACENT PROPERTY — — --�- — WI& PRO SOUTHCENTER SQUARE SOUTHCENTER PKWY. & MINKLER BLVD. TUKWILA, WASHINGTON IO'-O" SIDEWALK EASEMENT 20' -6" TRAVEL LANE + CURB 4'-0" LANDSCAPING STRIP AND CURB Ma MI1 TOTAL AREA: 229,495 S.F. TOTAL PARKING: 937 (PROPOSED) PARKING RATIO: 4.08 STALLS / 1,000 S.F. (PROPOSED) 0 SITE PLAN 180 - ALL SINGLE STORY scale: 1 ".40• N - NORTH BUILDING GROUP E - EAST BUILDING GROUP S - SOUTH BUILDING GROUP " FREIHEIT & H RARCHITECTSINC., P.S. 109101E =MACE SURE 202 I6J091E, VA 98004 9425.8272100 9425.8226899 24' -6 "TOTAL R.O.W. DEDICATION 10' -0" SIDEWALK 4 CURB EASEMENT Mil NM `( f V7 Li f iv (4y NI Yza '3Q 1 1 - c1.^ 11 N )1 0 Ui vC ,411014 - \&X S ?t -- S 5 0 - OA° Nisi+ -aa 7 j% - r - LI:J - 11ZIS 1604 -7 cy c2G 'Vire 0 & -rveing - 0 o n 0 0 cJ J kAn LIJ cc jc, � � �-A 1Z S � � i A-t- V" gL pez l �S 4Rovv SC w 4 T — amt- rt I - t-i a — N € W P C o 52 c94 - L a..S r (a v rp ct k e Coy(' clea Nei LID 48 Acad rf• �t S(o 1 - Ac3 c ' a 4E - roan t -" aba_vn 010 v\ £,5 I - A4r, 1��-• T° '_ 10 ,(.01 2 1no / hoc 2 r 7 - P P e S , - ctd < m 3co r - M.c.k.k4c, `frt encl c.d- w. H 3c0-3o0 - e v, d - No a ,/,a0 ✓� cAos -e o4 fach_rk- Co cz- eo 3oa' F rYTh A" 6, eAk Vol ,, bJ s7 - 1.0 cx rc SR /tit /VC C 2. 00 n1 S&) tI\ 7a /UfN &!� 31 4 f c p 1Q C Li D. BACK OF SIDEWALK – 25' min. —�-1 ESPLANADE 1 PUBUC FRONTAGE ) G 4 POND PRESERVATION AREA • BACK OF SIDEWALK ) 1 ti 1- cis _ J- 7 1 8' min. — r - -8 12' 12 9 -- r B' min. IDEWALK PARALLEL TRAVEL LANES PARALLEL SIDEWALK PARKING PARKING OR AS EXISTING 1 BACK OF SIDEWALKS SERVICE ROAD A / r a\ SERVICE ROAD B Parallel Parking 4 BACK OF SIDEWALK No Parking 4 BACK OF SIDEWALK BACK OF SIDEWALK F L I2 min. I 1 I' 13' 12' min. —1 1 SIDEWALK TRAVEL LANES SIDEWALK BACK OF SIDEWALK g a do A ct ke e m.e n T 114 t.1■0 O• S ' cue s 4 4.'9 c. f.c, /) S LL' y Ai D� erC / 12 To A/ Oai l a b i be ee soM / 6' S`dfwckuL 4 4z4cJ e&pc. 2o-Se vrvz nS MEW -- KO 1)S ON NopT; CL e5 1'] • (2' 40 1A.eer11 11,1 ti a3.oG.a 31l✓�'�` �.�C pe v� r.e `A k- 04 13 .r'h ' U 07' I O SCc e_ 30 a R a cJ U We LJa.vfr 3h' aiwile- tM r s vv.u_vv. "P.Oo*Dpck,GG,ZLC I/ So - rt, i10,0 t t !. 1. de -di cccre 4 , . ,sae wo - \K � r, 1 1 v, ec,-SQ , e r t 44-1,eateC oh k- 5et-71i.ris P emnei . h nr. 20, 40 •cat rz3 T c ) o f L` u zto l• ' s c ( - CU,` (.o cry c e v. re race r Rock) - L� Lc.) o S-e utii6 C.9 J CJ' • U Io Pe. v.re \ k O N - FA, 1 o 4• s�c9 cLQ401C. 1 arcxsopc n. ION (S ' e King +C ►unty 500' Radius The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. Date: 5 -9 -2006 Source: King County iMAP - Property Information ( http: / /www.metrokc.gov /GIS /iMAP) „ REGt we X14 20 COMMUNIT DEVELOPMENT aft "4'4." SOUTHCENTER SQUARE TUKWILA, WASHINGTON (DESIGN REVIEW 2008) WIG PROPERTIES, LLC 425.641.2044 a ^ .�.": ' . in _ 1' S_ Nis SO■114CEN I SOUARF I Sc 1.0.4 PO, V•aa/ Local Vicinity Map: South Center Square Southcenter Parkway Tukwila, WA MOP M S� N m NMI v. IOW alfflo Tukwila Arm .. m v 0. F — r „ � t r .. wA gay IP t + SON 1 Directional: 34.0"(h) x 30.0"(w) x 12.0"(d) s/f Cabinet - Illuminated s/f - 22.0 "(h) x 27.0 "(w) x 8.0 "(d) 1.5" Retainers / 1.5" Dividers Crown / Cap 3.5 "(h) x 30.0 "(w) x 15.0" (d) 12.5" x 12" x 27” Base - brick work by others - White Lexan Shadow Gray Burgandy IN Solid Black - substrate • 3M13630 -71 / pms*409c 1.1 314150 -49 ape. 3M* 220-12 mew. cabinet color also possibility of trees in front to be moved slightly west small hedge, and or, plant to be placed behind small directional Side View imot .. - .Fi Q Fitness Outlet «©IHOP Front View Sq. Ft. = 4.59 Lumin -Art Signs, Inc. 3931 B St NW • Auburn, WA 98001 ph:253.833.2800 fax: 253.939.4372 www.luminartsigns.com • nancy @luminartsigns.com 31" SouthCenter Square Tukwila, WA as noted suit sci sm direct PERMIT 4.ai October 29th, 2008 small direct Syr Dave Bowen Thomas Felder N/A N/A 38' Scale: 1"=1 Owes n-edlsg awl 2, ABC Retainer COPYRIGHT 2096. This design is Pm sob popery of lumin•An Sips. be. Reproduce only by expressed. wren permission from Lunenrvlot or a payment ewilao�rk W for each aerie:Mien delis 0 1 Directional: 34.0 "(h) x 30.0 "(w) x 12.0 "(d) s/f Approximate Visible Opening 8.50 "(h) x 24.0 "(w) same as previous cabinets Jamba Juice Scale: 1.5" =1' 30" 0 1 Directional: 34.0 "(h) x 30.0 "(w) x 12.0 "(d) s/f Tenant Panels / Font: 3.5 "(h) same as previous cabinets Scale: 1.5 " =1 30" 8.5" Base Jamba Juice Panda Express 3.5" Cap Fitness Outlet 25.5" w/ Cap 3.5" Cap 12.5" Brick Base 15" 25.5" Lumin -Art Signs, Inc. 3931 B St NW • Auburn, WA 98001 ph: 253.833.2800 • fax: 253.939.4372 www.luminartsigns.com • nancy@.dluminartsigns.com SouthCenter Square - WIG Tukwaa. WA as noted scntr Sc sm direct PERMIT 1.a1 October 29th, 2008 Small Directional Signage Dave Bowen Thomas Felder N/A N/A 15" 38" COPYRIGHT TOGS. the design is the sole propMY of Lamm-Art Sans. Inc. Reproduce on* M expressed. written permission from Lummn-M Sppr, or e payment of $500.00 for each application ot.hre ad"ork Local Vicinity Map: South Center Square Southcenter Parkway Tukwila, WA tam arcel #:2623049080 Lumin -Art Signs, Inc. 3931 B St NW • Aubum,WA 98001 ph: 253.833.2800 • fax: 253.939.4372 www.luminartsigns.com • nancy@luminartsigns.com a 1 Directional: 34.0 "(h) x 30.0 "(w) x 12.0 "(d) S/f Cabinet - Illuminated s/f - 22.0 "(h) x 27.0 "(w) x 8.0 "(d) 1.5" Retainers / 1.5" Dividers Crown / Cap 3.5 "(h) x 30.0 "(w) x 15.0" (d) 8.5" x 12" x 27" Base - brick work by others - 34' White Lexan n Shadow Gray - substrate- 3M#3630.71 /pmsaa09c cabinet color also possibility of trees in front to be moved slightly west small hedge, and or, plant to be placed behind small directional SouthCenber Square October 29th, 2008 Tukwila, WA small direct s/r as noted Dave Bowen scntr 50 sm direct PERMIT 3.al ■ Burgandy ■ Solid Black 3Ma SO49 raw. 3Ma 220-12 A WA u • mast bow shone arapKes mill' War — locos. A: FRONT Side View lontworma Jambs Juice p Panda Express Q Front View Sq. Ft. = 4.59 Lick lase Scale: 1 " =1' Creme arum- yowarl 2.5' ABC Retainer ® COPYRIGHT 2006. Ibis demon is the sole Ropvly of lumimArl Sire. Inc Reproduce only by apemen. written permeeian torn LAOAS.5rt Siang, or a payment of 5500.00 ex each application orris aaxerk Q = Locations Lumin•Art Signs, Inc. 3931 B St NW • Auburn, WA 98001 ph: 253.833.2800 • fax :253.939.4372 www.uminartsigns.com • nancy @luminartsigns.com SouthCenter Square Tukwila, WA as noted Enlarged Section of Site Plan October 29th, 2008 small directionals sir Dave Bowen scntr no sat direct PERMIT 2.ai Thomas Feider N/A N/A CI COPYRIGHT 2006. This design is the sole property of LumnArt Sipe. Ye. Reproduce arty Sr expressed, written dominion from Lumn.M Sigma or each a RIRnnfim of d�rm artwork. t. e vm.9a1d0 psveg - 8 (IA )11t4 iDf*IIl ar,marv, • • • • 1 • SO SQUARE TUKWILA, WASHINGTON (DESIGN REVIEW 2008) WIG PROPERTIES, LLC 425.841.2044 S f . 1 RFAIITY r..1: , MI[1111111! II • 1:1■It 7,(',ILzK''12.1.7 d1(LI (� ��9'(.i CIVIL ENGINEERS / LAND SURVEYORS BRH BUSH, ROED & HITCHINGS, INC. 2009 Minor Avenue East Seattle, WA 98102 -3513 www.brhinc.com JAY D. DECKER, P.E. SENIOR PROJECT MANAGER (206) 323-4144 1. 800- 935-0508 Cell: (206) 375-0783 Fax: (206)323 -7135 e mail Jayd @brhInc.com ARTHUR S. CPR N CIPAL achong(°? hoorch.com HE tT & HO FRED ARCHITE CTS, INC., P.S. u'UU LAND 10230 NE POINTS DRIVE KIRKLAND, WA 98033 SUITE 300 wLAND arch.c33 p :425.827.2100 F:425.828.6899 �bo 10230 NE POINTS DRIVE SUITE 300 KIRKLAND, WA 98033 P:425.827.2100 F:425.828.6899 www.fhoarch.com CIVIL ENGINEERS / LAND SURVEYORS r BRH RONALD G. GOLDY, P.E. PRESIDENT DIRECTOR OF ENGINEERING DIVISION BUSH, ROED & HITCHINGS, INC. 2009 Minor Avenue East Seattle, WA 98102 -3513 www.brhinc.com FREIHEIT & HO ARCHITECTS, INC., P.S. A 2 r LJt— 1 1tAV SONNY VINBERG ASSOCIATE svinberg@fhoorch.com FREIHEIT & NC HO P .S. 10230 NE POINTS R I SUI � 300 KIRKLAND, WA 98033 P:425.827.2100 F:425.828.6899 www.fhoarch.com RICHARD 0. FREIHEIT, AIA PRESIDENT Ireiheit@fhoarch.com (206) 323 -4144 1- 800 - 935-0508 Cell: (206) 841 -9842 Fox: (206)323 -7135 e -mail: rong @brhinc.com i