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HomeMy WebLinkAboutPermit L99-0010 - SCHOOLER DAVID - DESIGN REVIEWL99 -0010 QWIK PARK OF WASHINGTON LLC DESIGN REVIEW 3610 So 158th St July 31,2003 City of Tukwila i, tla Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director David Schooler, President PO Box 91723 Bellevue, WA 98009 RE: Quik Park, 3610 S 158th Street Tukwila, Washington Dear Mr. Schooler: City staff has received complaints about the property identified above. This letter is being written today to inform you of these violations so that they may be remedied prior to formal Code Enforcement Action being taken. Violation 1 z w. o_ 6 0o (00 w =. J CO LL: g Q; I- al Z . I- O: Z . Ill Li U °. O CO The landscaping on the property is currently not being maintained. Staff has noticed that the landscaped areas are filled with weeds, many of the trees that were planted are dead or are nearly _ cw . '. dead, and some of the trees have even been removed. LL co In 2000, a landscaping plan was submitted to the City as part of the design review application for v Quik Park. When the Board of Architectural Review granted design review approval for the p H project, they also approved the submitted landscaping plan. ? Tukwila Municipal Code (TMC), section 18.52.050 (B) notes, "The property owner shall keep all planting areas free of weeds and trash and replace any unhealthy or dead plant materials for the life of the project in conformance with the approved landscape plan..." In addition, TMC section 8.28.180 mentions, "...it constitutes a nuisance for anyone to fail to maintain landscaping, including, but not limited to lawns, shrubs, trees, and other plants, whether of native growth or domestic vegetation in commercial, manufacturing or industrial...areas of the City; and it is a nuisance to fail to maintain landscaping as designated in the landscaping and maintenance plan..." Corrective Action Dead material and weeds should be removed immediately as they pose a fire hazard. Water should be done as needed and trees that need to be replaced should be done during the next planting season. Please submit a timeline of the steps that will be taken to bring the property into compliance. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • Violation Two There is currently a banner hanging from the Quik Park Entrance. The City defines this banner as temporary sign. Temporary signs must have a permit in order to be placed on the property. Corrective Action The banner must be removed or a temporary sign permit obtained from the Department of Community Development. This must be done within 14 -days from the date of this letter. The application material is enclosed. Violation Two Quik Park is currently advertising on the Lewis and Clark reader board located on 160th Street. This is in violation of City Code, which prohibits off site signs (TMC 19.28.010) Corrective Action The sign must be removed If these violations are not corrected on or before August 14, 2003 they will be referred to the City's Code Enforcement Department for formal enforcement procedures. If you have any questions, you can call (206) 431 -3684 or by email at bmilesQci.tukwila.wa.us. Sincerely, randon J. Miles Assistant Planner cc. Jack Pace, Deputy Dir - tor Deb Ritter, Senior PI. er Code Enforcement File (L99 -0010) • -z •a• moILL:. • 1.-ICY Wilk • w =; co. 1-w, • i. o • zc - : D7 U 0 ;0 - ;w•LuL v • ADDITIONAL ADDRESSES FOR QUIK PARK PUBLIC NOTICE Ms. Katie Carlson Commercial Development Port of Seattle Sea-Tac Main Terminal Room 6432 PO Box 68727 Seattle, WA 98168 • Mr. Mickey Vergillo President Extra Car Rentals & Parking 14120 Pacific Highway South Tukwila, WA 98168 Ms. Diane DeMeerleer 4024 South 158th Street #F Seattle, WA 98188 Ms. Linda Bennett 3767 South 158th Seattle, WA 98188 Ms. Pam Sanders 4004 South 158th, Apt. B Seattle, WA 98188 Diane & Robert Berrojo 3810 South 158th, Unit A-1 Seattle, WA 98188 Holly Anderson Senior Planner Dept. of Planning & Community Development City of SeaTac 17900 International Blvd., Suite 401 SeaTac, WA 98188-4236 ;.• : June 26, 2002 Ciz of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th L99 -0010 (Design Review) D01 -363 (Bldg Permit) Dear Michael: Your June 24th letter proposes the following changes to the design previously approved by the Board of Architectural Review on February 22, 2001 under File L99 -0010: 1. The footprint and height of the maintenance building must be increased slightly to accommodate a, larger van size. The recycling bins will no longer be located in this building. 2. A small propane tank will be located at the north side of the maintenance building ( "Propane Tank 1 "). It will be located inside a chain link enclosure and screened with slats. This tank will provide heat for the maintenance building. 3. A small propane tank to supply heat for the office building will be located in a separate chain Zink enclosure at the bottom of the entrance ramp, in the southwest corner of the parking lot ( "Propane Tank 2 "). The chain link fence will be screened with slats. Recycling bins will also be located in this enclosure. Approximately two parking spaces will be removed to accommodate this enclosure. 4. A propane tank was originally proposed to be located on the west property line near the wetland buffer. This tank was to provide fuel for the parking lot courtesy vans. This propane tank has been deferred and has been removed from the plans. 5. A change in the landscape planting plan is being proposed, substituting Patmore Ash for Sweet Gum in the parking islands and substituting Redspire Pear for Sweet Gum to serve as accents in certain islands Located along the interior perimeter of the parking lot. 6. The stairs leading from the office building to the lower level will be eliminated. There will no longer be a pedestrian access between the office building and the lower level for employees or patrons. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Michael Aippersbach June 26, 2002 Page 2 7. The pay booth will been slightly enlarged to accommodate monitor screens for security cameras and for potential wheelchair use. The canopy over the pay booth area will now contain an air vent to release noxious fumes that may be generated by idling vehicles at the pay booth. Per TMC 18.60.030(D), the above - referenced design changes are approved as minor, insignificant modifications which will have no impact on the project design. Accordingly, review and consideration by the Board of Architectural Review is not required under L99 -0010. However, pertinent changes should be reflected in the plans of any pending or proposed permits with the Public Works or Building Departments. Nora Gierloff Planning Supervisor cc: Deborah Ritter, Senior Planner Dave McPherson, Development Engineer Michael Aippersbach & Associates Planning and Development Services June 24, 2002 Deborah Ritter Senior Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) RECEIVED CITY OF TUKWILA 2 .. PERMIT CENTER Dear Ms. Ritter, As the representative for the Quik Park, LLC project, we are requesting approval for some minor and insignificant changes regarding our approved project, which have no impact on the project design. The requested approvals are for the following design changes: 1. Maintenance Building Modifications. The operator of the parking facility needed a larger footprint to accommodate their larger vans. Under the UBC requirements, a larger (taller) garage door opening is necessary thus requiring a taller structure. See exhibits 1A, & 2A. 2. Recycling Bin. From an operational standpoint, the operator suggested re- locating the recycling/solid -waste bins to the area near the office-building. The proposed plan revises the location of the rea by removing it from the maintenance building to a location east of the offce building in a corner of the Sparking storage lot (which is below street grade and next to a retaining wall). ee exhibits 2A, 2B, & 2C. 3. Pro ' ane Tank Modifications. For the short run we are no longer in need of the 2,11'1 -gallon propane tank to fuel the vans (as originally proposed). However, we now need a reduced propane tank size (Tank # 1, 250- gallon] as a heating source for the maintenance building and a second propane tank (Tank # 2, 250 -gallon to heat the office building (which provides a shorter run for the propane feed line)). Tank # 1 is located within a screened enclosure. See exhibits 2B & 2C. Tank # 2 is to be located next to recycling/solid waste bins /outdoor storage area near the SE corner of the office building on the parking storage area,(which is below street grade and next to retaining walls) so that this area/function is not very visible except while on -site. Tank # 2 is located within an enclosure and screened. See exhibit 2A. 4. Wall F (East of office building) Revision. As originally proposed, a set of stairs was integrated into the retaining wall for the office (Wall F). The stairs have now PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 • Page 2 Ltr from Aippersbach & Associates to D. Ritter, City of Tukwila/6 -24 -2002 been proposed for removal and the wall has been extended in the area once occupied-by the exterior stairs. The parking lot is not accessible to the general public and the operator does not want customers "roaming" through the parking area for liability reasons. The operator is able to with the vans to pick up anyone who needs transportation to the office area or other areas of the site. Although many customers have cell phones, courtesy phones have been provided at several points in the parking area to facilitate any necessary pick -ups. See exhibits 2A, 3A &3B. The landscaping plans have been revised to acknowledge the removal of the stairs. See exhibit 4B. 5. Landscaping Plan Revisions. The most significant landscape change is the proposed-substitution of Patmore Ash trees and Redspire Pear trees for the initially proposed Sweet Gum trees. The nature of the Sweet Gum trees is a broad canopy, which would be in conflict with the security systems, which utilize video cameras and have a tendency to "drop" sap onto the nearby vehicles. See exhibits 4A, 4B, 4C, & 4D. 6. Pay Booth Modifications. We are proposing to increase the size of the pay booth structure (underneath the canopy) to accommodate two separate needs: (1) monitor screens for each of the video cameras and (2) to better accommodate ADA (potential wheelchair use). Also the canopy now includes a vertical portion to the structure which accommodates a air vent to make certain that those operating in the booth are not breathing noxious fumes _generated by the incoming and outgoing vehicles which stop at the pay booth for financial transactions. See exhibits 5A, 5B, 5C & 5D. I have included with this letter request full -sized drawings of the sheets noted in the attachments as well as reductions (8.5 "x 11 ") of those sheets. If you have an question regarding this request, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. anks! Sincerely, )14(14/4941,4?Ad74 Michael Aippersbach Encl: 1 full -sized set of drawings listed below 1 reduced set of drawings (8" x 11 ") listed below Exhibit lA - Sht. A303 (Revised Elevations of maintenance building) Exhibit 1B - Sht. A310 (Building Elevations - Revised) Exhibit 2A - Sht. A101 (Plan view & elevations of new enclosure - Tank # 2 & recycling bin) Exhibit 2B - Sht. A305 (Plan view & elevations of revised enclosure - Tank # 1) Exhibit 2C - Sht. A101 (Site Plan - Propane Tank # 1) Exhibit 3A - Proposed Elevation of Wall F - east side of office bldg - stairs removed) Exhibit 3B - Approved elevation of Wall F - east side of office building) Exhibit 4A - Sht. L1 (Landscape Plan) PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 L z re u.12 .0o ,co ww` J LL' w o' g �_ I— 0 Z I: LLI us U o Ni Mt') .�_. z UN' o 2! :z { Page 3 Ltr from Aippersbach & Associates to D. Ritter, City of Tukwila/6 -24 -2002 Exhibit 4B - Sht. removed) Exhibit 4C - Sht. Exhibit 4D - Sht. Exhibit 5A - Sht. Exhibit 5B - Sht. Exhibit 5C - Sht. Exhibit 5D - Sht. L2 (Landscape Plan - Propane Tank # 1 & 2, stairwell L3 (Landscape Plan) L4 (Landscape Plan - Material list) A407 (Elevations of revised pay booth) A403 (Elevations of revised pay booth w/ canopy) A402 (Elevations of revised pay booth w/ canopy) A101 (Revised Floor Plan for pay booth & canopy) c/ projects / republic /dcsgnrev.dsk :desrvcg3.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 RECEIVED CITY OF TUKWILA "c.RMITCENTEA LIST OF DRAWING REDUCTIONS QUIK PARK -L -99 -0010 DESIGN REVIEW MODIFICATION SUBMITTAL 6 -24 -02 Exhibit lA - Sht. A303 (Revised Elevations of maintenance building) Exhibit 1B - Sht. A310 (Building Elevations - Revised) Exhibit 2A - Sht. A101 (Plan view & elevations of new enclosure - Tank # 2 & recycling bin) Exhibit 2B - Sht. A305 (Plan view & elevations of revised enclosure - Tank # 1) Exhibit 2C - Sht. A101 (Site Plan - Propane Tank # 1) Exhibit 3A - Proposed Elevation of Wall F - east side of office bldg - stairs removed) Exhibit 3B - Approved elevation of Wall F - east side of office building) Exhibit 4A - Sht. L1 (Landscape Plan) Exhibit 4B - Sht. L2 (Landscape Plan - Propane Tank # 1 & 2, stairwell removed) Exhibit 4C - Sht. L3 (Landscape Plan) Exhibit 4D - Sht. L4 (Landscape Plan - Material list) Exhibit 5A - Sht. A407 (Elevations of revised pay booth) Exhibit 5B - Sht. A403 (Elevations of revised pay booth w/ canopy) Exhibit 5C - Sht. A402 (Elevations of revised pay booth w/ canopy) Exhibit 5D - Sht. A101 (Revised Floor Plan for pay booth & canopy) c/proj/ republic /desgnrev.dsk:reduct0l.doc Michael Aippersbach & Associates - Consultants PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director November 9, 2001 Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th L99 -0010 (Design Review) Dear Michael: Your November 2nd letter and revised plan sheets propose the following changes to the design approved by the Planning Commission on February 22, 2001: A change in the location of the office building (moving it approximately six feet to the east and abutting the west side of the upper retaining wall); 2. The removal of the deck, pedestrian walkway and railing proposed for the east side of the office building (the walkway will be relocated to the west side of the building); 3. The addition of four trellises in the upper planting area between the two retaining walls, (located to the east of and below the office building). 4. Additional plant materials for the planting area between the two retaining walls and at the base of the lower retaining wall. These materials include Boston Ivy to provide visual relief along the Keystone block walls and an evergreen background for the Climbing Roses on the trellises. Sky Rocket Oaks will be placed at the base of the retaining wall to provide visual interest. 5. A change in the materials used in the retaining walls at the office area from cast - in -place concrete to Keystone block, to provide visual continuity with the rest of site. 6. Modification of the length of the canopy from 64 feet to 70 feet to accommodate the move of the office building to the east. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • .Fax: 206 - 431 -3665 z w. J 0: '00: w= Di Y2 a w. w 0. 1-=." Z �+ H 0. • Z no p� w . LL ~0 . z: 0 z Michael Aippersbach November 9, 2001 Page 2 Per TMC 18.60.030(D), this design is approved as a minor, insignificant modification which will have no impact on the project design. Accordingly, review and consideration by the Board of Architectural Review is not required. These changes should be reflected in the plans of any pending or proposed permits with the Public Works or Building Departments. Sincerely, i Jack Pace Planning Manager cc: Deborah Ritter, Associate Planner Dave McPherson, Associate Engineer Brenda Holt, Permit Coordinator .z • UG,. U:O;. • moo: v� w: • • w H .w o . .LL ¢:.. • •=d. F-w •_ Z • • • •Z I; ww: • M p!. =.w 11 Zi ;U to .O Z• Michael Aippersbach & Associates Planning and Development Services November 2, 2001 Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) RECEIVED CITY OF TUKVVILA PERMIT CENTER Dear Ms. Ritter, This letter is in response to the questions raised by the Department for our last Design Review Modification request of September 10, 2001 and supplements those proposed changes contained in that letter. In our earlier letter, we had requested approval for some minor and insignificant changes regarding our approved project. Based on the Department's response and comments to our September 10, 2001 request and our own additional design review, we have further modified our original request in the following manner: 1. Office Building. In our original modification request of September 10, 2001 letter, we showed the office building sitting on top of the retaining wall, with the portion of the wall underneath the building, composed of concrete and not having the same texture as the rest of the retaining wall. In this revised version, we show a continuous band of keystone block wall (instead of the cast -in -place concrete foundation wall for that portion of the retaining wall) thus maintaining the visual continuity. However, the foundation wall for the office building will be located slightly to the west of the keystone block retaining wall as noted on the cross - section (Sheet 2/3). The area between the edge of the upper keystone block retaining wall and the edge of the office building will be capped (most likely with concrete) to prevent any maintenance problems in the future. Although the deck and wood handrail will no longer be a visual element on the east elevation of the office building, we have included (4) trellises placed in the wall planter in a linear pattern along east wall of the office building. Added plant material in the planter area includes both Boston Ivy and Altissimo Climbing Rose which would be trained to climb each of the trellises. In our opinion, such a solution is preferable architectural details applied to the surface of the east wall. 2. Canopy. There were no further changes proposed to the canopy structure as outlined in the September 10, 2001 cover letter (and attached drawings). Again, in summary, the proposed changes would (1) eliminate the deck on the east side, (2) allow for a walkway to be placed on the west side of the office building, thereby (3) PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 .., Page 2 Ltr from Aippersbach & Associates to D. Ritter, City of Tukwila/11 -2 -2001 affording a more direct access to the office from the current walkway and (4) offer better protection during inclement weather. There are no proposed changes to exterior colors. If you have any question regarding this request, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, ked44,1 afiaedittfik Michael Aippersbach encl: Two copies of revised architectural elevations (Sht 2/3, and hand dated 10- 30 -01) • . : 0 —installation, and hand ddtud 41)- .. c /projects/ republic /desgnrev.dsk:desrvcg2.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 • • October 30, 2001 Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th L99 -0010 (Design Review) Dear Michael: Your September 10th letter proposes the following changes to the approved design: 1. A change in the location of the office building (six feet to the east and on top of the retaining wall); 2 The removal of the deck, pedestrian walkway and railing along the east side of the office building (the walkway will be relocated to the west side of the building); 3 A change in the materials used in the retaining wall beneath the office building; and 4. Modification of the length of the canopy from 64 feet to 70 feet. As we discussed, additional information is needed. In particular, we have requested that your revised clovations depict the approved plantings as they would appear approximately one year after installation. The planting plan will also have to be modified to reflect the changes in the building and wall location. To date, we have not received the requested information and are unable to proceed with your request. It is my understanding that the construction phase may be delayed until spring. Accordingly, you may wish to delay submission of the above - referenced items. Please let us know how you wish to proceed. Sincerely, 2,44-c(e_ Deborah Ritter Associate Planner cc: Dave McPherson, Associate Engineer 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206- 431 -3665 z • CC -J C.) C.) O` CO 0 CO w; ILI J �; CO LL W 0. gQ' co pi z O z H: O tn` 431—i ILI W'. 0. ui Z Michael Aippersbach & Associates Planning and Development Services RECEIVED CITY OF TUKWILA SEP 1 1 2001 PERMIT CENTER September 10, 2001 Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Quik Park, Inc. Project (Off- Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) Dear Ms. Ritter, As the representative for the Quik Park, LLC project, we are requesting approval for some minor and insignificant changes regarding our approved project. Enclosed are both existing drawings and the requested approval drawings for the following design changes: 1. Office Building. We are requesting approval to modify the location of the proposed office building to the east approximately 6 feet. In the currently approved office location (see Sheet 2/3) the pedestrian access to the office is on the east side (via an exposed deck). The requested modification would accomplish several important functional benefits to the project while requiring only minor and insignificant changes to the approved design review plans. The proposed changes would (1) eliminate the deck on the east side, (2) allow for a walkway to be placed on the west side of the office building, thereby (3) affording a more direct access to the office from the current walkway and (4) offer better weather protection during inclement weather. There are no proposed changes to exterior colors. NOTE: Since the office building will now sit on top of the retaining wall, the portion of the wall underneath the building will be concrete in composition and will not have the same texture as the rest of the retaining wall (see East elevation). However, as you will note on the proposed change drawings (on the south and north elevations), there are actually two retaining walls on the east side of the office building with a planter (with landscaping) in between. The z . a • rt • 2 JU; Uo w =` Wes;. LLD. 'co D. d D p. W W, HV1. • tll Z' V N1 17 landscaping will initially soften the difference in texture and as it matures will disguise any difference in texture. The new proposed walkway location is shown on both the revised site plan and the south and north elevations. 2. Canopy Building. We are requesting approval to modify the length of the canopy to accommodate the move of the office building to the east. The original approved drawing (see Sheet 2/3) shows a canopy approximately 64 feet long. By lengthening the canopy (to 70 feet), the proposed change will maintain the same visual relationship with the office as in the original design review approval. We are not anticipating any other design changes to the canopy or any change to the approved exterior colors. If you have any question regarding this request, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, 144autt Qi#6feetit&_ Michael Aippersbach Encl: 2 sets of Approved Design Review Architectural drawings (Sheet 2/3) 2 sets of Proposed Changes to Design Review Approval (1 sheet) c/michaelbus/quik park.dsk: Design Review Changes MEMORANDUM To: Deb Ritter Planner (206 - 431- 3663/Fax: 206 -431 -3665) City of Tukwila From: Michael Aippersbach 614. Re: Pro61posed S. Quik Park (Off - Airport Parking Facility) 31) - 138th et L990 -0010 (Design Review) Date: 9 -10 -2001 /Monday RECEIVED CITY OP TUKWILA SEP 1 1 2001 PERMIT CENTER Via: Hand Delivered Re: Proposed Design Review Changes Deb, attached is a cover letter dated September 10, 2001 and two sets of drawings for the Department's review. I have included both a copy (2) of the approved drawing (Sheet 2/3) and a copy of the proposed changes (2) that are explained in the cover letter. I have marked up one of the approved drawings to "high light" the areas of change. If you have any questions let me know! You can reach me at (206) 523 -3764, e-mail me at aipp @prodigy.net, or fax me at (206) 524 -0337. Thanks, Deb! c/michaelbus/quik park.dsk:design review change memo Michael Aippersbach & Associates D!1 Rn., OCA9O - C'nn4+ln WA AC _ !')1161 1 2'76A/rinv. (MI C),LA217 JUL -29 -2001 10:03 PM AIPPERSBACH & ASSOC ARS MEM( To: Brenda Holt, Permit Centc City of Tukwila From: Michael Aippersbach Re: • Post -Ir Fax Note ro 1, 2065240337 P.01 7671 ' Date 741 -D( of Pages 2- CcJD7.pt. Phone. 431_, 3463 43( -344.5 From Ai. i%,Ro fSAClrf Co. .Ph eI 513 -3-744- Fax 524 -0 337 Quilt Park Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99-0005 (SEPA) L99 -0064 (Spedal Permission - Sign) L2000-033 (Spedal Permission - Buffer reduction) Date: 7 -29- 2001 /Sunday Via Fax: (206) 431.3665 Re: Building Permit Submittal (for buildings, landscaping, eta) Brenda, 1 have a few questions regarding the necessary submittal information for our building permit since this project is being approved in phases. They are as follows: 1. Certificate of Water/Fire Flow' Availability. Can we waive this? I will check, but I believe this was required for the Design Review of the project. We currently have a Developer's Agreement completed (or just about to be completed with Water District # 125). 2. Certificate of Sewer and Water Availability. Can you waive this requirement or do we need to submit copies? We already submitted these at the time the City received Design Review approval from the planning Commission. 3. Non - residential Sewer Use Certification. Can we waive this? Site Plan Items. Can the following items be waived? 4. Item 4 - Parking Analysis. The number of stalls have already been approved during the Design Review Process. 7. Limit of Clearing/Grading. This has already been addressed in our Land Altering Permit (MI -01 -076). 8. Identify Location of Sensitive Areas. Again this has already been addressed under the Land Altering Permit. 9. Identify Location and Size of Existing Trees. Again this has already been addressed under the Land Altering Permit. Other Items. Can they be waived? Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524-0337 z 0: 00 CO 0: CO w. CO. LL w O. g a. uya w. z �. z 1, U.. 0 f-- w W; U: u. H O .z. w U =; • 0E-: z JUL -29 -2001 10:04 PM AIPPERSBACH & ASSOC 2065240337 .,ems Page 2 Memo from MAA to B. Holt, City of Tukwila/7 -29 -2001 10. Soils Report This information has already been submitted for both the Retaining Wall Permit (MI-01 -078) and the Detention Vault Permit (MI -01 -077). 11. SEPA Documentation. The SEPA Review was conducted and completed under the Design Review Process. T will call on Monday, July 30 to go over these items with you if possible. You can reach me at (206) 523 -3764, e-mail me at aipp@prodigy.net or fax me at (206) 524 -0337. Thanks, Brenda! cc. Cal Jordan Jacob Kunthara Deb Ritter c/projectst epubliddevtpetm.dsk:haluee01duc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 P . 02 Michael Aippersbach & Associates Planning and Development Services RECEIVED CITY OF TUKWILA JUN 2 1 2001 PERMIT CENTER June 21, 2001 Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) Dear Ms. Ritter, As the representative for the Quik Park, LLC project, we are requesting approval for some minor and insignificant changes regarding our approved project. The requested approvals are for the following design changes: 1. Retaining Wall Adjoining the Office Building. Request approval to modify the retaining wall next to the office building (east of the building). The original drawing (Sheet 2/3, East Elevation) showed the retaining wall to be a cast in place (C.I.P.) concrete structure with a short stretch of rockery at either end of the concrete wall. The design modification would be to replace the concrete wall (and short stretch of rockery) and install a "keystone block" wall at that location. The "keystone block" is the same material (and color) as will be used for the rest of the retaining walls on site and also matches the retaining walls along the new alignment of S. 158th Street (south side). This modification would allow the retaining wall for the office building to be more consistent visually in that it would match both the texture and color of the rest of the retaining walls on the site. 2. .Maintenance Building. Request approval to modify the type and exterior of the proposed maintenance building. The original drawing (Sheet 3/3) and text description showed a metal building with metal exterior. We are proposing to construct a conventional, wood frame structure with exterior materials (beveled siding) which will match that of the office building. This modification would allow for a more consistent visual appearance since the exterior of the maintenance building would match that of the office building. There will be no change to the exterior colors. PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 z W re 6 J U. 00: N 0 CO W` W w J mow' z �• �o z �- U 0+ O w 1.V. I- . z!, rz 0- O z Page 2 Ltr from Aippersbach & Associates to D. Ritter, City of Tukwila/6 -21 -2001 If you have any question regarding this request, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, / Michael Aippersbac c /projects /republic /desgnrev.dsk:tukapl2l .doc PO Box 95429 - Seattle, Washington 98145 - (206) 523 -3764 .. June 21, 2001 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th L99 -0010 (Design Review) MI01 -076, MI01 -077, MI01 -078 (Miscellaneous Permits) Dear Michael: JU! • ■ U O; w 0: W =` w gQ I d; o ww UU1! 'O •--;. We have reviewed your June 21st letter proposing a change in the materials to be used in the office ;0 building retaining wall and the maintenance building. It is our understanding that keystone blocks will be w w: 2.0 substituted for cast -in -place concrete in the retaining wall, matching the other retaining walls used throughout the site. The materials used in the maintenance building will be switched from metal to wood LI p' frame with beveled siding, making it identical to the other site buildings. In all cases, the approved color w Z` palette will be retained. U O~ We agree that these changes will increase the overall visual consistency of the project. Accordingly, per :Z TMC 18.60.030(D), this design is approved as a minor, insignificant modification which will have no impact on the project design. Review and consideration by the Board of Architectural Review is not required. Please make the necessary revisions to the applicable Miscellaneous Permit application(s) after coordinating with Building and Public Works. If you should have any questions, please contact those departments or Deb Ritter at 206 -431 -3663. Sincerely, ck Pace Planning Manager cc: Deborah Ritter, Associate Planner Dave McPherson, Associate Engineer Brenda Holt, Permit Coordinator Kathleen De Jesus, Permit Technician 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 De • ora ' itter - e uik ' ar storm water ;-na Page 1 ; From: David McPherson To: Deborah Ritter Date: 3/22/01 1:47PM Subject: Quik Park storm water criteria Deborah, The storm water criteria for Quick Park is the 1998 King County Surface Water Design Manual. A Level 1 off-site analysis for downstream conditions is required and has been provided by Perteet Engineering, Inc., dated April 2000. A Level 2 flow control is provided within the storm report (TIR), by Perteet Engineering, Inc., dated December 2000. This requires matching the predeveloped and post - developed flow for flows greater than 50% of the 2 yr - 24 hr up to the 50 year flow. The water quality control is therefore equivalent to the DOE standard. Conveyance systems are based on the Rational Method and Manning's formula and are sized to accommodate the 25 -year storm event at a full flow condition. The underground detention tanks are sized for the above storm water quantity, criteria. Water quality is provided within the tanks, by placement of baffles and control structures with orifices. z ,H w D: 2 ul • J U', oo moo` • • • w =i 1.-1 • CO V_ W O` -• u- =OE }-w,. z w of . 2 0. o cn of .• 'w w H V; • Al. Z:. U �' O H' z DATE: NAME: CITY OF TUK.WILA REQUEST FOR PUBLIC RECORDS 4./v/t/A 46 El . L "" I� r'.tj v°' s MAILING 1 /%' ;,� y , 7 S ,L 4-s ' ". 5 eJ • ADDRESS: 7° L/ f skit / i`,vz , .• -!,4 f 8d . PHONE: -=1Q4 — 17 J ? —0 4 Fes" -' S (2-'74-74tZe ,i e CZ TYPE OF RECORDS YOU ARE REQUESTING: ❑ Building Permit ❑ Mechanical Permit ❑ Building Plans Date Range: Date Range: Date Range: Permit #: Permit #: Permit #: ❑ Land Use File Date Range: Permit #: ❑ • Other: Orig. Bldg...Name/Occupant: _ . Cuxent Tenant Name: SITE ADDRESS: PLEASE DESCRIBE IN AS MUCH DETAIL AS POSSIBLE WHAT YOU ARE LOOK 1NG FOR OR NEED COPIES OF: YOUR REQUEST FOR PUBLIC RECORDS WILL BE RESPONDED TO WITHIN FIVE WORKING DAYS.(RC•W42.17.320) (There will'be a . 15 cent per page charge, oversized items will be assessed additional fees.) RCW 42.17.260 Date Received: Staff Initials: `'"` z �z • :o O: coo cn w Ill I LL. wO Q. cn a'• • =w" I--= • .z Z °, V D; ocn: •0E— w =•U LL Z`. z FAX/MEMORANDUM To: File From: Concerned Neighborhood Citizens Acres of Parking and Impacts to Salmon Habitat Date: March 16, 2001 Re: Quick Parks of Washington LLC Off Airport Parking S. 158th at Old military Road Tukwila Needed items for attorney concerning the following documents. Copy of the SEPA determination, File Number E99 005. Copy of the wetlands buffer reduction request under File L2000-033 6- V Copy of the materials before the city council and the council minutes and the city ordinance for the street vacation recently passed for S 158th Street on behalf of the Quick Park of Washington LLC. )r( Copy of the City of Tukwila "parking moratorium", per Moira Bradshaw at 206/431-3651. 7;'fIL- "l'he The city has a "design review" process. What are the mechanics of the process for any individual who has concerns about the environmental effects. aiVVVA., -PapVI,ON'N Next, on Monday, we need Department of Assessments maps for: d • NW 27-23-4 • SE 22-23-4 • SE 27-23-4 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I' L i C & HEREBY DECLARE THAT: Notice of Public Hearing Project Number: Lll —001 0 Determination of Non - Significance Person.requesting mai1ingT ,kb 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 Y Other A/O./ice_ ar 1 .'5 ! V^- Was mailed to each of the addresses listed on this A3vi day of 0. in the year 20 0 P:GINAWYNETTA/FORMS/AFFIDAVIT-MAIL 02/09/012:17 PM z a L ' _ '~ w. Q2 W U' 0 N o° w= CO J H. LL w0 u. QI = a: 1- w. s i- 0 z�- w au UDE i ON m w _. U 0, • z, 0' z Project Name :_ QWC)b_r?a,,(Ic Project Number: Lll —001 0 Mailer's Signature: C,VL&- CQy`"'< Person.requesting mai1ingT ,kb P:GINAWYNETTA/FORMS/AFFIDAVIT-MAIL 02/09/012:17 PM z a L ' _ '~ w. Q2 W U' 0 N o° w= CO J H. LL w0 u. QI = a: 1- w. s i- 0 z�- w au UDE i ON m w _. U 0, • z, 0' z CHE _..LIST: ENVIRONMENTAL REVIEW /SHORELINE PE. .,IT MAILINGS FEDERAL AGENCIES () U.S. ARMY CORPS OF ENGINEERS () FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE Lciq -0010 u () U.S. ENVIRONMENTAL PROTECTION AGENCY () U.S. DEPT OF H.U.D. WASHINGTON STATE AGENCIES ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT () DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDLIFE ( ) DEPT OF SOCIAL & HEALTH SERV. () DEPT OF ECOLOGY, SHORELAND DIV EPT OF ECOLOGY, SEPA DIVISION* () OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS " SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES () BOUNDARY REVIEW BOARD •(, ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 () K.C. WASTEWATER TREATMENT DIVISION () K.C. DEPT OF PARKS &REC �(K.C. ASSESSORS OFFICE SCHOOLS /LIBRARIES ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON LIBRARY ( ) KENT LIBRARY (;) CITY OF SEATTLE LIBRARY () QWEST ( ) SEATTLE CITY LIGHT () PUGET SOUND ENERGY (..) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT () AT &T CABLE SERVICES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS . () FIRE () POLICE () FINANCE () PLANNING () BUILDING () PARKS &REC. () MAYOR () CITY .CLERK UTILITIES CITY AGENCIES () HEALTH DEPT () PORT OF SEATTLE () K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR () K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES () FOSTER LIBRARY () K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 () WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR- LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN () TUKWILA PLANNING COMMISSION MEMBERS () TUKWILA CITY COUNCIL MEMBERS ( TCITY OF SEATTLE - SEPA INFO CENTER - DCLU • () STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. —OTHER LOCAL AGENCIES ,( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE () SEATTLE TIMES ( )SOUTH.COUNTY JOURNAL Cx� I\- i}eD r\A mas 7/21/00 P: \administra[iveforms \ FORMS \CHKLIST.doc MEDIA () DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CONTROL AGENCY ( ) SOUND TRANSIT ( ) HIGHLINE TIMES PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination Send these documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person: desiring to submit written comments on the application or desiring to receive notification of the fmal decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send these documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Site plan, with mean high water mark & improvements Cross- sections of site with structures & shoreline Grading Plan Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) 02/05/01 P: \PUBLIC NOTICE MAILINGS FOR PERMITS.doc >:' ,. ADDITIONAL ADDRESSES FOR QUIK PARK PUBLIC NOTICE Ms. Katie Carlson Commercial Development Port of Seattle Sea -Tac Main Terminal Room 6432 PO Box 68727 Seattle, WA 98168 Mr. Mickey Vergillo President Extra Car Rentals & Parking 14120 Pacific Highway South Tukwila, WA 98168 Ms. Diane DeMeerleer 4024 South 158th Street #F Seattle, WA 98188 Ms. Linda Bennett 3767 South 158th Seattle, WA 98188 Ms. Pam Sanders 4004 South 158th, Apt. B Seattle, WA 98188 Diane & Robert Berrojo 3810 South 158th, Unit A -1 Seattle, WA 98188 Holly Anderson Senior Planner Dept. of Planning & Community Development City of SeaTac 17900 International Blvd., Suite 401 SeaTac, WA 98188 -4236 Jed Goniu Master Park 18220 International Blvd. South SeaTac, WA 98188 trLc,haQ �, sto 4- A S Se-L1-kLe_ ) 61 S145 2c/ if-- z -J C.) U O: to 0 cnw W s; • LL w 0' g tu z 1; o z w. 2 • CI • CO 0 H ww • 0 • Uco 0 z TO: Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION FEBRUARY 23, 2001 Michael Aippersbach, as agent for Sterling Recreation Organization, Applicant King County Assessor, Accounting Division State Department of Ecology, SEPA Division Ms. Katie Carlson, Port of Seattle Mr. Mickey Vergillo, Extra Car Rentals & Parking Holly Anderson, City of SeaTac Mr. Jed Goniu, Master Park Ms. Diane DeMeerleer Ms. Linda Bennett Ms. Pam Sanders Mr. and Mrs. Robert Berrojo This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approvals. PROJECT BACKGROUND Project File Number: L99 -0010 (Design Review) Applicant: Michael Aippersbach as agent for Sterling Recreation Organization Project Description: Development of a "park and fly" lot containing 1,063 parking spaces. Location: 3610 South 158th Street, Tukwila Associated Files: E99 -0005 (SEPA Determination) L2000 -033 (Special Permission – Wetland Buffer Reduction) L99 -0064 (Special Permission – Sign) Comprehensive Plan Designation /Zoning District: Regional Commercial (RC) The Board of Architectural Review approved the proposal, as submitted, on February 22, 2001. The time period for administrative appeals is 21 days starting from the date of this Notice of Decision, February 23, 2001. The administrative body hearing the appeal is the Tukwila City Council. All appeal materials shall be submitted to the Department of Community Development. Appeal materials shall include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 •Z • HZ W 6 JU; 'U O: LU W O;. g u_ • Z Z Z 1-, N, • ;CI F u- f' Z. N_ . O Notice of Decision February 23, 2001 Page 2 3. A statement identifying the decision being appealed and the alleged errors in the decision. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed; the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. The public notice sign must be removed from the site by the applicant after the appeal period has expired, unless an appeal is filed with the City. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Deborah Ritter, who may be contacted at 206 -431 -3663 for further information. --be,1/30reLL- Deborah Ritter, Associate Planner City of Tukwila z ;mow: ce 2, 6 J U' :0 0 cn o' co w w I` . ' w0 LL j; a: zp z� w w D p' . w w` 1— .Z w co OF CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PEAMIT MAILINGS pkvAcOckAJ- FEDERAL AGENCIES () U.S. ARMY CORPS OF ENGINEERS () FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. WASHINGTON STATE AGENCIES () OFFICE OF ARCHAEOLOGY ()TRANSPORTATION DEPARTMENT () DEPT NATURAL RESOURCES () OFFICE OF THE GOVERNOR () DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDLIFE () DEPT OF SOCIAL & HEALTH SERV. () DEPT OF ECOLOGY, SHORELAND DIV —'DEPT OF ECOLOGY, SEPA DIVISION* ) OFFICE OF ATTORNEY GENERAL " SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES () BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 () K.C. WASTEWATER TREATMENT DIVISION ()K.C. DEPT OF PARKS & REC lam[ K.C. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON LIBRARY ( ) KENT LIBRARY () CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT () PUGET SOUND ENERGY () HIGHLINE WATER DISTRICT () SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () FIRE () FINANCE ( ) BUILDING () MAYOR () PUBLIC WORKS ( ) POLICE () PLANNING () PARKS &REC. ( ) CITY CLERK SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES () HEALTH DEPT ( ) PORT OF SEATTLE () K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR () K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ()HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT () WATER DISTRICT #20 ( ) WATER DISTRICT #125 () CITY OF RENTON PUBLIC WORKS () BRYN MAWR - LAKERIDGE SEWER/ VATER DISTRICT () RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( -)-CITY OF SEATTLE - SEPA INFO CENTER - DCLU ' () STRATEGIC PLANNING OFFICE* " NOTICE OF ALL SEATTLE RELATED PLNG PROJ. -OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE () MUCKLESHOOT INDIAN TRIBE MEDIA () SEATTLE TIMES ( ) SOUTH.COUNTY JOURNAL Cx� � frac }}eo n mEs 7/21/00 P: \admInistrativeforms \FORMS \CHKLIST.doc ( ) DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CONTROL AGENCY ( ) SOUND TRANSIT ( ) HIGHLINE TIMES z W • c4 2, 6D. JU, .N N W W =: N 0. • g 2 d. W • Z� Z 0. '11J a p> 1-. , =.W • ' Ea. O!. • • W Z, Z ADDITIONAL ADDRESSES FOR QUIK PARK PUBLIC NOTICE Ms. Katie Carlson Commercial Development Port of Seattle Sea-Tac Main Terminal Room 6432 PO Box 68727 Seattle, WA 98168 Mr. Mickey Vergillo President Extra Car Rentals & Parking 14120 Pacific Highway South Tukwila, WA 98168 Ms. Diane DeMeerleer 4024 South 158th Street #F Seattle, WA 98188 Ms. Linda Bennett 3767 South 158th Seattle, WA 98188 Ms. Pam Sanders 4004 South 158th, Apt. B Seattle, WA 98188 Diane & Robert Berrojo 3810 South 158th, Unit A-1 Seattle, WA 98188 Holly Anderson Senior Planner Dept. of Planning & Community Development City of SeaTac 17900 International Blvd., Suite 401 SeaTac, WA 98188-4236 Jed Goniu Master Park 18220 International Blvd. South SeaTac, WA 98188 rrc,haQ ■ sbck-c-k • 4- A 4.,01cL4L.-EQ_O (4. ) (AA ci SIL15 QL1261 Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION /BAR Prepared February 12, 2001 HEARING DATE: February 22, 2001 NOTIFICATION: FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: STAFF: RECOMMENDATION: ATTACHMENTS: Notice of Application mailed March 24, 2000 to surrounding property owners and parties of record. Notice of Hearing posted and mailed February 8, 2001 to surrounding property owners and parties of record. Notice of Hearing published in Seattle Times, February 8, 2001. L99 -0010 (Design Review) E99 -0005 (SEPA Determination) L2000 -033 (Special Permission — Wetland Buffer Reduction) L99 -0064 (Special Permission — Sign) Tree Permit Land Altering Permit Building Permit Michael Aippersbach, as agent for Sterling Recreation Organization Co. BAR approval of a proposal for development of a "park and fly" lot containing 1,063 parking spaces on 9.5 acres of land. 3610 South 158th, Tukwila Regional Commercial (RC) Regional Commercial (RC) Determination of Non - Significance issued January 17, 2001. Deborah Ritter, Associate Planner Approval A. B. C. D. E. SEPA Threshold Determination Full Plan Set 8 -1/2" x 11" reduced plan sheets Applicant's design review narrative Color and materials board 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z moZ . ram g: J U; :00: U 0.. w= JF- . .0 •O' u- u) :D _ z� F-' 2 D, U w w'. .Z: w U O ~'. z Staff Report to the Planning Commission /BAR FINDINGS VICININTY /SITE INFORMATION Project Description: Quik Park The Applicant has applied to develop a twenty -four hour, off- airport parking lot containing 1,063 parking spaces. The proposed improvements include a 1,120 square foot one - story office building, a 1,875 square foot ticket canopy with ticket booth and gate lanes and a 750 square foot maintenance structure. The project is 9.51 acres in size and is located east of Old Military Road (directly behind the Lewis & Clark Theater) and north of South 160th. South 158th Street will be vacated and relocated to run along the perimeter of the lot, just north of the Fellowship Bible Church of Riverton Heights. The Applicant is requesting Board of Architectural Review approval of the proposal. Existing Development: The proposed site is zoned Regional Commercial (RC). The land is vacant and unimproved. Surrounding Land Use: The properties to the west (Lewis & Clark Theater, restaurant) are zoned Regional Commercial (RC). The properties to the east (including Laurel Estate Condominiums and Sunnydale Apartments) are zoned High Density Residential (HDR) and the properties to the south (including Fellowship Bible Church) are zoned Low Density Residential (LDR). State Route 518 borders the site to the north. The SeaTac City limits are at South 160th. Topography: The site topography has a 60 foot elevation change as it slopes downward from south to north. Slopes ranging from 15% to 40% are concentrated in the northwestern and southern portions of the site. Vegetation: Site vegetation consists of weeds, shrubs, blackberry bushes and scattered trees (up to 3 feet in diameter). A tree clearing permit will be required for removal of any tree (of 4 inches in diameter at breast height) located in sensitive area (slopes that have gradients of 20% or greater). A tree clearing permit will not be required for those sensitive areas located in City - approved rights -of -way and easements. BACKGROUND The Design Review and SEPA applications were originally filed in February, 1999. Due to the complexity of the issues (such as street vacation, street realignment and associated review by the City Council) the file was not deemed complete until March 20, 2000. Both the applicant and staff conducted outreach to the neighborhood soon after both applications were filed. Accordingly, from April, 1999 through May, 2000, approximately thirty comment letters and email messages were received by DCD. In general, these letters and messages focused on the subjects of traffic volume, noise, Tight, glare and buffering. Planning and Public Works staff as well as the applicant responded either by phone or in person upon receipt of each comment. Staff responses are reflected in the Page 2 re 6 0 O. W= J l w, w O: J LL<' =d w H O: Z uj 2 O H. W W: V. :111 Z rn. O ~' Staff Report to the Planning Commission /BAR Quik Park SEPA Determination. Responses pertinent to Design Review are summarized in the Decision Criteria section of this report. The Quik Park proposal is exempted from the six -month moratorium on public parking Tots, park and ride lots and garages for parking cars (under Ordinance 1951, expiring on July 10, 2001). The exemption is stated in the ordinance and is due to the fact that Quik Park has obtained City Council approval of a street vacation and realignment, has submitted complete development permit applications prior to the original effective date of the moratorium and has invested considerable capital toward the proposed project. z • a I- ~ w re 2 J U; UO DECISION CRITERIA — DESIGN REVIEW w CI J This project is subject to BAR design approval under TMC 18.60.050(D) due to its location in the cn LL. Regional Commercial (RC) zone and the Tukwila International Boulevard corridor. w O In the following discussion, the Tukwila International Boulevard Design Manual criteria are shown ga -� below in bold, followed by staffs comments. For the applicant's response to the criteria, see D. Attachment D. i_. z� H O a. Site Design Concept. Organize site design elements to provide an orderly w w` and easily understood arrangement of building, landscaping and circulation elements that support the functions of the site. 0 N'. 0 t—. w W'. F=- U u_ O. .. Z UN Z' O� z (1) Site Design b. Relationship to Street Front. Organize site design elements to create a distinct street edge and minimize parking between structures and street. Orient at least one building entry to a major public street. The primary function of the site is to provide a 24 -hour, off - airport, parking location for private passenger cars. The associated office building, ticket canopy and gate lanes are secondary uses, all located near the entrance of the site at South 158th. A small maintenance building is located near the western property line, some distance away from the entrance. The remainder of the 9.5 acre site is comprised of parking spaces, creating a circulation pattern within the site and around its perimeter. A second (gated) emergency entrance is provided at the eastern property line (near Sunnydale Apartments and Laurel Estates). Landscaped parking islands are distributed evenly across the site. The eastern and southern perimeter is heavily landscaped to provide buffering for the adjacent residential neighborhood. c. Street Corners. Emphasize the importance of street corners through building location, the provision of pedestrian access, special site features and/or landscape features. d. Continuity of Site with Adjacent Sites. Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. e. Shared Facilities. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, landscaping or other shared facilities. Page 3 Staff Report to the Quik Park Planning Commission /BAR Street corners, as such, are eliminated due to the site's location, shape and relationship to realigned South '158th Street. The buildings on the site are secondary to the primary use as a parking lot. Given the site's function and how it is operated, pedestrians are not expected to access the site. Vehicles will be used to transport customers and employees to, from and within the site. The residents living immediately east and south of the site do not desire visual and functional continuity. As a result, additional landscape buffering will be created in these areas. Site landscaping along the west, south and east property lines will complement existing landscaping on adjacent properties. Security issues, site topography and the existing Gilliam Creek corridor make the sharing of driveways and building walls impractical. z re QQ 2 J V 00 CO wW W = f. Site Design for Safety. Minimize conflicts between drivers and pedestrians N LL through the siting of structures, location of circulation elements, landscape • O design and placement of signs. Design site structures to maximize site surveillance opportunities from buildings and public streets. Provide - adequate lighting levels in all pedestrian areas, including building entries, w along walkways, parking areas and other public areas. Design landscaping = Ci so long term growth will not interfere with site lighting and surveillance. Z Use durable, high quality materials in site furnishings and features for ease of maintenance. zO� U co '0 — o I-`, 2.V. H H. wz U N° O ~. z g. Access to the site is limited for security and safety. The function of the site requires that customers drive to a specific parking area where a courtesy van wilt pick them up and take them to the airport. Returning customers will be driven from the airport directly to their car, located in its specific parking area. Ongoing surveillance will be provided via video cameras located in strategic areas of the site. Visual surveillance will also be conducted from the office building, ticket booth and courtesy vans all of which will be supported by radio communication systems. Although the Design Manual recommends 2 -foot candle levels on the ground, this level will impact the surrounding residences. Given the security and safety controls already proposed, a 1 -foot candle level should be adequate. For these reasons, the 1 -foot candle level is expected to remain adequate even after trees in the landscaped islands reach maturity. Durable, high quality materials have been selected for site buildings and improvements. Siting and Screening of Service Areas. Minimize the visual and aural impacts of service areas such as loading docks, trash and recycling collection points, utility maintenance areas, etc., through site design, landscaping and screening. Service areas (such as garbage, recycling and propane tanks) are located well away from residential uses, along the western perimeter of the site. Screened enclosures will be provided for the above - ground propane tank and the garbage - recycling bins. h. Natural Features and Sensitive Areas. Preserve natural features such as existing topography, significant trees or wooded areas, wetlands and/or watercourses and incorporate them into the overall site, where appropriate. Design and site structures on hillsides to minimize the visual and environmental impact of development in these locations. Employ site design techniques that take advantage of and /or enhance visual focal points along the corridor, where feasible. Page 4 .per Staff Report to the Quik Park Planning Commission /BAR j• Given the existing site topography, the creation of the proposed parking lot and associated realignment of South 158th will require extensive grading through a majority of the site. However, existing vegetation near Sunnydale Apartments and the Fellowship Bible Church will be preserved and enhanced. The Gilliam Creek corridor and its buffer are located outside the boundaries of the site. Terracing has been used across the site to minimize the size of retaining walls while creating a level parking surface. Although the project is within the Tukwila International Boulevard Study Area, it is approximately 800 feet to the east of the Boulevard. Due to this distance and its location behind the Lewis & Clark Theater, sightlines to and from the Boulevard are blocked. Surface Stormwater Detention Facilities. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. z t- z. 6 2 00 c WI ' Jam. uW 0: The amount of space needed for biofiltration swales and ponds (in addition to Q. that required for interior landscaping) makes their use impractical in this setting. co All surface water treatment will be designed to meet King County Surface Water W' Design Manual standards. z H t— 0 z ILI ~. W 0 O N: I- 111 w: _Z. 0= O~ z Pedestrian Circulation. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments. Provide pedestrian connections from the on -site pedestrian network to walkways on adjacent properties and to other off -site destinations, where feasible. Support pedestrian movement between properties and from private property to public rights -of -way by providing facilities that traverse natural or man -made barriers, where appropriate. Provide direct pedestrian walkways from businesses in commercial areas to transit stops and /or provide additional transit amenities, where appropriate and feasible. k. Pedestrian Amenities. Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment in the corridor, where possible. Vehicular Circulation. Minimize conflicts between vehicular and pedestrian traffic. Minimize the amount of space devoted to vehicular circulation by limiting access driveways; ensuring that internal site circulation is efficient; and /or taking advantage of opportunities for shared driveways. For the reasons stated above pedestrians are not expected to access the site. Pedestrian - vehicular conflicts are not expected because vehicles will be used to transport customers and employees to, from and within the site. However, pedestrian access is provided via a sidewalk from South 158th to the office building located at the project entrance. This sidewalk will connect to the new sidewalks to be constructed along a portion of South 158th as part of the realignment improvements. m. Parking. Minimize the amount of space devoted to parking by taking advantage of shared parking and/or methods for reducing parking demand, where possible. Page 5 Staff Report to the Quik Park Planning Commission /BAR The purpose of the site is to provide 24 -hour parking, on demand, for private passenger vehicles. Commonly used methods to reducing parking demand would not be appropriate in this circumstance. (2) Building Design a. Architectural Concepts. Develop an architectural concept for structure(s) on the site that convey a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. Ensure that development on sites with more than one structure employ similar or complementary architectural styles and /or are related in scale, form, color and use of materials and /or detailing. The primary function of the development is to provide surface parking. The scale and number of the buildings in the development is small due to their function as supporting and /or accessory uses. All have been designed with the same architectural style using the same exterior colors, materials and detailing. b. Architectural Relationships. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an appropriate level of architectural quality. Reduce the apparent scale of large commercial buildings located in the Neighborhood Commercial Center district and those located adjacent to residential districts. c. Building Elements, Details and Materials. Provide distinctive building corners at street intersections through the use of special architectural elements and detailing and pedestrian - oriented features where possible. Relate the design and scale of building elements and details to the building's overall form and massing. Employ architectural details that are appropriate to the architectural character of the building. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance and longevity of the building. Integrate the design and placement of exterior lighting with the architectural design and materials. Street intersections, as such, are eliminated due to the site's location, shape and relationship to realigned South 158th Street. The proposed building forms and suggested materials are physically and visually consistent with existing residential development in the area. The exterior building material (to be used for the office, ticket booth, maintenance buildings) is a gray -tone beveled, horizontal wood siding. The parapets will have a blue -tone wood trim. The ticket canopy is designed with a pitched roof using asphalt shingles and a matching blue tone wood trim. The end gables for all structures contain a simple architectural detail. Exterior lighting is located throughout the site and is designed to prevent any fight spill beyond the project's property lines. d. Pedestrian - Oriented Features. Provide pedestrian - friendly facades on the ground floor of all buildings that face public streets and entry facades that face parking areas. Provide special treatment for large blank walls that are visible from pedestrian walkways and parking areas. Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and/or distinctive architectural features. = Z` w. 6 �. 0 0 0 0 w= J u_' w O. 1—I Wm zF. 1— 0. Z~ w � 0 ON 0 ww F=-- 0 uj z =. 0' z Staff Report to the Quik Park Planning Commission /BAR e. Mechanical Equipment. Locate and /or screen roof - mounted mechanical equipment to minimize visibility from public streets, building approaches and adjacent properties. Locate and /or screen utility meters and other ground level utility equipment to minimize visibility from the street. The proposed development is not a traditional commercial use and, as such, does not have buildings that are oriented to the street. The proposed design treatment of the buildings is discussed above. Where possible, retaining walls have been terraced to reduce visual impacts and landscaped to provide a vegetative visual buffer. Service areas will be screened. Z ILI re 2 00 (3) Landscape Design N C w = a. Landscape Design. Develop a landscape design concept that u) LL. demonstrates a clear and appropriate aesthetic statement. Develop a ' w 0 landscape design concept that reinforces site design and fulfills the 2 functional requirements of the development, including screening and g 5_ buffering. Ensure that the landscape design reinforces and complements C- D plantings in the public right -of -way. = a 1- _. Z 1.- 1- O Z 1-' w UCI w = w' 1U b. Planting Design. Select plant materials that reinforce the landscape design u_ H. concept and are appropriate to their location in terms of hardiness, z. maintenance needs and growth characteristics. Incorporate existing v uo significant trees, wooded areas and /or vegetation in the planting plan H = where they contribute to overall landscape design. Z The proposed landscape plan has been designed to screen and buffer the impacts of the parking lot from the surrounding development. A 30 -foot wide landscaped buffer and solid wood fence will be created adjoining the Laurel Estate Condominiums to the east. Cedar trees will be planted along the east boundary of the site adjoining Sunnydale Apartments. A landscape buffer will be created along a portion of the church property to the south. Interior landscape islands will be evenly distributed throughout the site. The plant materials referenced in the proposed landscape plan are appropriate selections based on their form, habit and cultural requirements. Existing trees south of the north property line (between the proposed retaining wall and SR 518) will be retained. Seven existing significant trees at various locations across the site will be removed and replaced on the site with 24 trees under a Tree Permit. (4) Signs a. Signaqe Concept. Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials and placement. b. Sign Placement. Provide signage that is oriented to both pedestrians and motorists in design and placement. Provide adequate directional signage on site and building identification numbers that are legible from the street(s). Integrate freestanding signs with the landscaping. Y . • Staff Report to the Planning Commission /BAR , Quik Park c. Siqn Design. Consider both day and nighttime viewing in the design, placement and lighting of signage. Provide durable, high quality materials and finishes for signage. One wall sign will be installed on the entry canopy and one monument sign will be installed at the northwest corner of South 160th and Old Military Road. These signs will employ the same colors as those used on the buildings. The monument sign will use a masonry block matching the site's retaining walls and will be landscaped at the base. The applicant has submitted an application for a Special Permission by the Director (Type 2) in connection with the proposed freestanding sign, due to its proximity to a residential zone (TMC 19.32.120(D). DESIGN REVIEW CONCLUSIONS Design Review Guidelines: 1. Site Design The proposed parking lot has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site and the needs of the adjacent neighborhood. 2. Building Design The proposed building forms and suggested materials are physically and visually consistent with existing residential development in the area. The scale and number of the buildings is small due to their function as supporting and /or accessory uses. All site buildings have been designed with the same architectural style using the same exterior colors, materials and detailing. 3. Landscape Design The proposed landscape plan has been designed to screen and buffer the impacts of the parking lot from the surrounding neighborhood. The selected plant materials are appropriate based on their form, habit and cultural requirements. • Signs One canopy sign and one special permission freestanding sign will be allowed under the provisions of the Tukwila Sign Code. This signage will employ the same colors and materials used on the site. DESIGN REVIEW RECOMMENDATION Staff recommends approval of the Quik Park proposal as submitted. \. Z NZ rt W.. D- 0 0, co o • cnw: WI- -1 I-, wo 52 a u.? Z H. I p, Z , D • p` • N' W w; H V Viz -- 0; w Z, 0 Z CITY OF TUKWILA PUBLIC WORKS PROJECT REVIEW COMMENTS Project Name: Quick Park File #: Ord. 1878 E99 -0005 L99 -0010 L99 -0064 L2000 -033 Date: 02.05.01 Reviewer: L. Jill Mosq Street Vacation SEPA Design Review Signage Wetland Buffer Reduction The following lists events that must occur to complete the street vacation. Projects /street vacation /3.40.53 S 158th St 1 z 1.1 -J0 00, co o: CD w. w=• w 0: g n- u.Q co D. —0 • �-- E-0' .z t- 111 Lu. V0 :0 -. w— w Z.0 w o; ui Z:• -= 0 ~: • z Status /Comment Reference Action 1 Dedicate church property to SRO or City so street can be built. Need Statutory Warranty deed and Excise Tax forms 2 Ord..1878 Relocate utilities or easement under the permit for the new S 158th St 2 Ord. 1878 Design and construct relocation of S 158th St. under the "MI" permit 3 Turnover documents for new S 158th St 3 Ord. 1878 Dedicate new S 158th St to City Need Statutory Warranty Deed and Excise Tax forms. Can be part of the turnover documents. 3 Ord. 1878 SRO owes the City compensation $147,500 (' /z of $295,000) SRO pays when dedicates. Al Completed Ord. 1878 Sterling get consensus 4 Completed Ord. 1878 Independent appraisal 4 Completed Ord. 1878 Present street location, X- section to Council Ord. 1878 Complete vacation by recording turnover docs, excise tax forms, warranty deeds and ordinance Projects /street vacation /3.40.53 S 158th St 1 z 1.1 -J0 00, co o: CD w. w=• w 0: g n- u.Q co D. —0 • �-- E-0' .z t- 111 Lu. V0 :0 -. w— w Z.0 w o; ui Z:• -= 0 ~: • z -'j ATTACHMENT A • CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: DEVELOP 1,063 PARKING SPACE PARK AND. FLY LOT ON SEVEN VACANT PARCELS.- BOUNDARY. LINE ADJUSTMENT AND LOT CONSOLIDATION TO OCCUR_...PRIOR TO ISSUANCE OF BUILDING PERMITS. DESIGN REVIEW ALSO REQUIRED. PROPONENT: STERLING RECREATION LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY: ADDRESS: 3610 S 158 ST PARCEL NO: 222304 -9027 SEC /TWN /RNG: SW 22/23/4 LEAD AGENCY: CITY OF TUKWILA FILE NO: E99 -0005 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under-RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency.. This information is available to the public on request. ****************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** This determination is final and signed this J_1 day of 200.1_.. .Steve Lancaster, Responsible Official •City of Tukwila, (206) 431 -3670 6300 Southcenter Boulevard Tukwila, WA 98188 Copies of the procedures for SEPA appeals are available with the Department of Community Development. z C.) - O •cn w •wi: - J O w g J" u. Q a w; _. z I-O. Z U� iO o I-• ui 1— iii Z • Z Michael Aippersbach & Associates Planning and Development Services CITY OF TUKWIIA FEB 1 3 2001 PERMIT CENTER February 12, 2001 HAND DELIVERED Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Color Boards for Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) L2000 -033 (Special Permission - Buffer reduction) Dear Ms. Ritter, Please find attached per your request the following: 1 set of color boards 11 sets of reduced colored elevations of development plans (8 -1/2" x 11 ") If you have any further questions regarding these submittal materials or need more information, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, /14,i;fig, 04#0,reftk, Michael Aippersbach c /projects / republic /desgnrev.dsk:tukap120.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 DATE: CITY OF TUKWILA REQUEST FOR PUBLIC RECORDS ,2// 3/ I NAME: vZ'd !32fitc� MAILING 02 9v 7- S. / 769_7L4 (57z- ADDRESS: 9i /c�rr RECEIVED CITY OF TI It::ry i n FEB 1 3 2001 PERMIT CENTER �` PHONE: 20� - -/ / FAX #: 2O6- 24/2-- - 02S-3 TYPE OF RECORDS YOU ARE REQUESTING: ❑ Building Permit ❑ Mechanical Permit Date Range: Date Range: Permit #: Permit #: • Land Use File Lci 9 - o01.0 • Date Range: Permit #: ` :;4 PMTS Other: ❑ Building Plans Date Range: Permit #: Orig. Bldg.±lame /Occupant: . C»rrent Tenant Name: SITE ADDRESS: PLEASE DESCRIBE IN AS MUCH DETAIL AS POSSIBLE WHAT YOU ARE LOOKl�i iG FOR OR 1 ED COPIES OF: 06'4Ai s 2, 2 / 2 s— YOUR REQUEST FOR PUBLIC RECORDS WILL BE RESPONDED TO WITHIN FIVE WORKING DAYS.(RCW42.17.320) (There will:be a . 15 cent per page charge, oversized items will be assessed additional fees.) RCW 42.17.260 Date Received: a -13 -d/ Staff Initials: De • z te w. 6 Uo 'CO w= J ' LL: wo u_ -i D; z I— O'. Z I—. • D Do coi AL w w', , • U(0 O I— z..... Michael Aippersbach & Associates Planning and Development Services February 9, 2001 Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 RECEIVED FEB 0 9 2001 DEVELOPMENT HAND DELIVERED Re: Development Plans for Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) L2000 -033 (Special Permission - Buffer reduction) Dear Ms. Ritter, Please find attached per your request the following: 11 sets of development plans 11 sets of development plan reductions (8 -1/2" x 11 ") Please note, I will deliver the color board on Monday, February 12. If you have any further questions regarding these submittal materials or need more information, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, 0411-4414NUL, Michael Aippersbach c/ projects / repub lic /desgnrev.dsk:tukap119.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 . • Th EDWARD A. RAUSCHER REAL ESTATE' iNvcsTmEtsirs NNE LAKE ne.t.t.Evut: Dram sur; E 113 IIIILLEVUE. WASHINGTON! 313005 (206) 4532623 FAX (206) 453-2626 February 9, 2000 • • Mr. .Brian Shelton Public. Works Department City or Tu:vi1a • . 6300 Soutlicenter Blvd. • Tukwila, WA 98188 Re:. Sterling Realty Organization/Quik Park South 158th Street Development • .. Dear Mr.• Shelton: We attended a neighborhood mectingon January 18 with respect (0 the above . , project at Wmcn time revisions to the previous street. design were explained. This letter is to notify you that, as the owners of the adjoining property, Sunnydale Apartments, we approve of the'ehanges that have been made as they satisfy all of our concerns that were addressed at the City Council meetings with respect to the street vacation. Even though the street is very close to our property, the design, which incorporates a right-angle turn • and a raised median at the northwest .corner of our property, will help to slow traffic ••• down along S. 158th Street and in front of one of our entry driveways. We feel this will . help prevent,potential accidents at that,entrance.., KS:ir • • ' CC: Michael AipPersbaCh Sincerely, Kathy Socltcr Property Manager • SOUTH 158TH STREET DESIGN MODIFICATIONS • Widened Military Road to include left -turn lane into parking facility • Provided driveway into parking facility • Reduced uphill grade • Provided sidewalks on both sides of street • Provided driveway access to church/manse from Military Road • Provided "traffic calming" device at 90 degree turn (at Sunnydale apartments) • Reduced height of retaining walls Prepared by Michael Aippersbach & Associates/(206) 523 -3764 c/ projects / republic /stretvac.dsk:presen01.doc S. 158th Street Vacation Page 1 January 20, 2000 NOTES for NEIGHBORHOOD MEETING Tuesday, January 18, 2000 Held at 7:00 pm at Fellowship Bible Church Subject: Revised S. 158th Street Design The attached sign -in sheet has 15 persons listed. Also not on the sign -in sheet were Brian Shelton from the City's Public Works Department, David Schooler, President of SRO, Jason Horning, SRO, Gary Beck, President of Republic Parking, Northwest, Inc., and Michael Aippersbach, consultant for the project. The meeting was opened at approximately 7:08 pm. Michael Aippersbach began the meeting with a discussion of the street design and the latest revisions based upon both conversations with interested parties (neighbors) and the City's Public Works Department. The following revisions were discussed: • provision of sidewalks on both sides of S. 158th Street, • moving Military Road over to the west to allow for the alignment to have more of curve rather than a turn where the newly aligned S. 158th Street meets Military Road, • Widening the right -of -way for Military Road to allow for a center turn lane to provide access to the parking while minimizing disruption to the those vehicles using S. 158th Street/Military Road to access S. 160th Street and also allowing a free right turn for those coming off of S. 160th Street and onto Military Road/S. 158th Street, • a traffic- calming device (a curved, raised median) to be installed where the existing S. 158th Street transitions to the new portion of S. 158th Street (and parallels the west boundary of the Sunnydale apartments), • provision of joint driveway (commercial width) for egress /ingress to and from church property from the west onto Military Road (driveway serves both church parking area and manse), and • provision of area (for landscaping) between the edge of the sidewalk and the Sunnydale Apartment site. Mr. Aippersbach pointed out in additional discussion that several people had previously expressed concern with existing traffic speeds along the existing stretch of S. 158th Street, between 44th Avenue SW (on the east) and Military Road (on the west). Mr. Aippersbach pointed out that the proposed 90- degree turn together with the traffic calming device (at the 90- degree bend) would slow down traffic speed in this area and asked if there were any problems with this approach. There was no opposition to this design feature. Several other areas of the revisions were clarified through further discussion with the neighbors attending. There was no opposition to the revisions from those attending. Several expressed that the new roadway would be a significant improvement to the area. Michael Aippersbach & Associates - Consultants PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z re JU UO u) 0: w I• CO u-; w0 u_ = a � z �. Z o; uj D 0. O - 0 !- w w: 1-- -- Lk O wz W 0 !" z 4. S. 158th Street Vacation Page 2 January 20, 2000 The next steps for the project (in the City's approval process) were outlined. It was also clarified that (although site development issues), the 30 -foot buffer between Laurel Estates and the east edge of the parking lot would still remain and that the parking area would contain interior landscaping as shown on the drawing displayed at the meeting. The meeting ended at approximately 8:15 pm. Prepared by Michael Aippersbach c/ projects / republic /stretvac.dsk:mtgO3not.doc Michael Aippersbach & Associates - Consultants PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION 1, HEREBY DECLARE THAT: t, Notice of Public Hearing Project Number: L i% -- O (2/ 0 • Determination of Non - Significance Person requesting mailing: Zeh .e/ve,- 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 Other . Was mailed to each of the addresses listed on this a day of /2-4 in the year 20 0/ P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM • Project Name: Off/ -44'.41 Project Number: L i% -- O (2/ 0 • Mailer's Signature: elk- eg -k-- Person requesting mailing: Zeh .e/ve,- P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM • CI-, . <LIST: ENVIRONMENTAL REVIEW /SHORELINE F. ..JIIT MAILINGS . FEDERAL AGENCIES >j U.S. ARMY CORPS OF ENGINEERS () FEDERAL HIGHWAY ADMINISTRATION () DEPT OF FISH & WILDLIFE w,p \► C.. �p�1 L° - OO10 () U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. WASHINGTON STATE AGENCIES ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT () DEPT NATURAL RESOURCES () OFFICE OF THE GOVERNOR () DEPT OF COMM. TRADE & ECONOMIC DEV. DEPT OF FISHERIES & WILDLIFE () DEPT OF SOCIAL & HEALTH SERV. () DEPT OF ECOLOGY, SHORELAND DIV __ DEPT OF ECOLOGY, SEPA DIVISION' ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES () BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 () FIRE DISTRICT #2 () K.C. WASTEWATER TREATMENT DIVISION () K.C. DEPT OF PARKS & REC () K.C. ASSESSORS OFFICE SCHOOLS /LIBRARIES ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON LIBRARY () KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY () QWEST ( ) SEATTLE CITY LIGHT () PUGET SOUND ENERGY () HIGHLINE WATER DISTRICT () SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE () POLICE () FINANCE () PLANNING () BUILDING ( ) PARKS iREC. () MAYOR ( ) CITY CLERK UTILITIES CITY AGENCIES ( ) HEALTH DEPT () PORT OF SEATTLE > <K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR () K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES () FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ()HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 () CITY OF RENTON PUBLIC WORKS () BRYN MAWR- LAKERIDGE SEWERNVATER DISTRICT () RENTON PLANNING DEPT > CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS (-CITY OF SEATTLE - SEPA INFO CENTER - DCLU () STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. —OTHER LOCAL AGENCIES PUGET SOUND REGIONAL COUNCIL SW K C CHAMBER OF COMMERCE MUCKLESHOOT INDIAN TRIBE ) SEATTLE TIMES SOUTH.COUNTY JOURNAL c 1, kks (_) cl, ac,`Resa \ \S'c c 7/21/00 P: \administradveforms \FORMS \CHKLIST.doc MEDIA () DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CONTROL AGENCY ( ) SOUND TRANSIT () HIGHLINE TIMES 1.. ADDITIONAL ADDRESSES FOR QUIK PARK PUBLIC NOTICE Ms. Katie Carlson Commercial Development Port of Seattle Sea -Tac Main Terminal Room 6432 PO Box 68727 Seattle, WA 98168 Mr. Mickey Vergillo President Extra Car Rentals & Parking 14120 Pacific Highway South Tukwila, WA 98168 Ms. Diane DeMeerleer 4024 South 158th Street #F Seattle, WA 98188 Ms. Linda Bennett 3767 South 158th Seattle, WA 98188 Ms. Pam Sanders 4004 South 158th, Apt. B Seattle, WA 98188 Diane & Robert Berrojo 3810 South 158th, Unit A -1 Seattle, WA 98188 Holly Anderson Senior Planner Dept. of Planning & Community Development City of SeaTac 17900 International Blvd., Suite 401 SeaTac, WA 98188 -4236 Jed Goniu Master Park 18220 International Blvd. South SeaTac, WA 98188 Occupant Evergreen Heights 3513 S. 160th Street, Unit A -4 SeaTac WA 98188 Occupant. Evergreen Heights 3515 S. 160th Street, Unit A -5 SeaTac WA 98188 Occupant Evergreen Heights 3519 S. 160th Street, Unit A -1 SeaTac WA 98188 Occupant Evergreen Heights 3521 S. 160th Street, Unit A -2 SeaTac WA 98188 Occupant Evergreen Heights 3521 S. 160th Street, Unit A -3 SeaTac WA 98188 Occupant Evergreen Heights 3513 S. 160th Street, Unit C -4 SeaTac WA 98188 Occupant Evergreen Heights 3515 S. 160th Street, Unit C -5 SeaTac WA 98188 Occupant Evergreen Heights 3519 S. 160th Street, Unit A -1 SeaTac WA 98188 Occupant Evergreen Heights 3519 S. 160th Street, Unit C -1 SeaTac WA 98188 Occupant Evergreen Heights 3521 S. 160th Street, Unit C -2 SeaTac WA 98188 Occupant Evergreen Heights 3521 S. 160th Street, Unit C -3 SeaTac WA 98188 Occupant Evergreen Heights 3513 S. 160th Street, Unit B -4 SeaTac WA 98188 Occupant Evergreen Heights 3515 S. 160th Street, Unit B -5 SeaTac WA 98188 Occupant Evergreen Heights 3515 S. 160th Street, Unit C -5 SeaTac WA 98188 Occupant Evergreen Heights 3519 S. 160th Street, Unit B -1 SeaTac WA 98188 Occupant Evergreen Heights 3521 S. 160th Street, Unit B -2 SeaTac WA 98188 Occupant Evergreen Heights 3521 S. 160th Street, Unit B -3 SeaTac WA 98188 V %,;I905• ddt, • it; Occupant Evergreen Heights 3503 S. 160th Street, Unit A -1 SeaTac WA 98188 Occupant Evergreen Heights 3503 S. 160th Street, Unit A -2 SeaTac WA 98188 Occupant Evergreen Heights 3503 S. 160th Street, Unit B -2 SeaTac WA 98188 Occupant Evergreen Heights 3505 S. 160th Street, Unit A -3 SeaTac WA 98188 Occupant Evergreen Heights 3505 S. 160th Street, Unit B -3 SeaTac WA 98188 Occupant Evergreen Heights 3505 S. 160th Street, Unit A -4 SeaTac WA 98188 Occupant Evergreen Heights 3507 S. 160th Street, Unit A -5 SeaTac WA 98188 Occupant Evergreen Heights 3503 S. 160th Street, Unit C -1 SeaTac WA 98188 Occupant Evergreen Heights 3505 S. 160th Street, Unit C -3 SeaTac WA 98188 Occupant Evergreen Heights 3505 S. 160th Street, Unit C. -4 SeaTac WA 98188 Occupant Evergreen Heights 3507 S. 160th Street, Unit C -5 SeaTac WA 98188 Occupant Evergreen Heights 3503 S. 160th Street, Unit B -1 SeaTac WA 98188 Occupant Evergreen Heights 3503 S. 160th Street, Unit C -2 SeaTac WA 98188 Occupant Evergreen Heights 3505 S. 160th Street, Unit B -4 SeaTac WA 98188 Occupant Evergreen Heights 3507 S. 160th Street, Unit B -5 SeaTac WA 98188 lM?i i?L 03 lr Occupant Evergreen Heights 3507 S. 160th Street, Unit A -6 SeaTac WA 98188 Occupant Evergreen Heights 3509 S. 160th Street, Unit B -6 SeaTac WA 98188 Occupant Evergreen Heights 3511 S. 160th Street, Unit A -1 SeaTac WA 98188 Occupant Evergreen Heights 3511 S. 160th Street, Unit A -2 SeaTac WA 98188 Occupant Evergreen Heights 3507 S. 160th Street, Unit C -6 SeaTac WA 98188 Occupant Evergreen Heights 3509 S. 160th Street, Unit C -7 SeaTac WA 98188 Occupant Evergreen Heights 3511 S. 160th Street, Unit C -1 SeaTac WA 98188 Occupant Evergreen Heights 3709 S. 160th . Street, Unit B -2 SeaTac WA 98188 Occupant Evergreen Heights 3713 S. 160th Street, Unit A -3 SeaTac WA 98188 Occupant Evergreen Heights 3711 S. 160th Street, Unit C -2 SeaTac WA 98188 Occupant Evergreen Heights 3713 S. 160th Street, Unit C -3 SeaTac WA 98188 Occupant Evergreen Heights 3507 S. 160th Street, Unit A -7 SeaTac WA 98188 Occupant Evergreen Heights 3509 S. 160th Street, Unit B -7 SeaTac WA 98188 Occupant Evergreen Heights 3511 S. 160th Street, Unit B -1 SeaTac WA 98188 Occupant Evergreen Heights 3511 S. 160th Street, Unit B -2 SeaTac WA 98188 Occupant Evergreen Heights 3713 S. 160th Street, Unit B -3 SeaTac WA 98188 co =d` I- _' Z �. H O Z de D? P of O u)f 0.H: W U N, 0 1 -- Z • Occupant Evergreen Heights 3523 S. 160th Street, Unit A -4 SeaTac WA 98188 Occupant Occupant Evergreen Heights Evergreen Heights 3523 S. 160th Street, Unit B -4 : 3523 S. 160th Street, Unit C -4 SeaTac WA 98188 SeaTac WA 98188 Occupant Evergreen Heights 3523 S. 160th Street, Unit A -5 SeaTac WA 98188 Occupant 3759 S. 160th Street SeaTac WA 98188 Occupant Evergreen Heights 3523 S. 160th Street, Unit C -5 SeaTac WA 98188 Occupant Evergreen Heights 3523 S. 160th Street, Unit B -5 SeaTac WA 98188 ■ Occupant Unit E 4022 S. 158 Street Tukwila WA 98188 Occupant Unit A 4024 S. 158 Street Tukwila WA 98188 Occupant Unit C 4024 S. 158 Street Tukwila WA 98188 Occupant Unit K 4012 S. 158 Street Tukwila WA 98188 Occupant Unit D 4016 S.158 Street Tukwila WA 98188 Occupant Unit E 4008 S. 158 Street Tukwila WA 98188 Occupant Unit B 4024 S. 158 Street Tukwila WA 98188 Occupant Unit I 4012 S. 158 Street Tukwila WA 98188 Occupant Unit B 4016 S. 158 Street Tukwila WA 98188 Occupant ! i Unit F 4018 S. 158 Street Tukwila WA 98188 Occupant Unit E 4006 S. 158 Street Tukwila WA 98188 Chalet South Condos Occupant Unit A 4012 S. 158 Street Tukwila WA 98188 Occupant Unit A 4014 S. 158 Street Tukwila WA 98188 Occupant Unit C 4018 S. 158 Street Tukwila WA 98188 Occupant Unit B 4006 S. 158 Street Tukwila WA 98188 Occupant Unit I 4008 S. 158 Street Tukwila WA 98188 Chalet South Condos /41,4P6 6L,z. 4 Occupant Unit B 4006 S. 158th Street Tukwila WA 98188 Occupant Unit F 4010 S. 158th Street Tukwila WA 98188 Occupant Unit A 4004 S. 158th Street Tukwila WA 98188 Occupant Unit F 4018 S. 158th Street Tukwila WA 98188 Occupant Unit B 4008 S. 158th Street Tukwila WA 98188 111J? 62 • d-�-� irt Act. # 537980 - Kini & Daniel Fabrizio 3236 S. 162nd Street Seatac WA 98188 Act. # 537980 -1116 Doo Yong Kim 16106 - 37th Lane S. Seatac .WA 98188 Act. # 537980 -1110 Calvin Kautz 3572 S 162nd Street Seatac WA 98188 Act. # 537980 -1005 Resident 16030 34th Ave S. Seatac WA 98188 Act. # 537980 -1130 Rodney J Rosatto 3456 S. 162nd Seatac WA 98188 Act. # 537980 -1113 Kim Doo Yang 16112 - 37th Lane S. Seatac WA 98188 Act. # 537980 -1100 Raymond & Anita Connell 6333 Seward Park Ave. S. Seattle WA 98118 Act. # 537980 -1120 Doo Yong Kim 16105 - 37th Lane S. Seatac WA 98188 Act. # 537980 -1110 Resident 3702 S. 162 Street Seatac WA 98188 Act. # 537980 -1005 Allen Ellis 4875 S. 175th Street Seatttle WA 98188 c/republic /desg nrev.dsk:admailb3.doc z JV '0 0; W= w o- LL Q'. af- z 1- o' . :111 uji ZI ;off; ww N1 Z Act. # 537980 -1100 Resident, Unit 101 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 104 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 107 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 201 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 204 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 207 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 301 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 304 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 307 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 309 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 102 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 105 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 108 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 202 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 205 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 208 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 302 16043 Military Road South Seatac WA 98188 Act. # 537980-111)0 Resident, Unit 305 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 308 16043 Military Road South Seatac WA 98188 Act. # 537980 -110() Resident, Unit 103 16043 Military Road South Seatac WA 98188 Act. # 537980 -110() Resident, Unit 106 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 203 16043 Military Road South Seatac WA 98188 Act. # 537980-111)0 Resident, Unit 206 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 209 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 303 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 306 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Raymond & Anita Connell 6333 Seward Park Ave. S. Seattle WA 98118 z w a: 2 JU 00 cn w. w =: J H w0 =I u.¢ a" I- Ili 2 z� 0• zI ui 0 .o ° ww I. 0 r O; wZ U— 0' z..'. Art Act # 537980 -1260 Resident, Unit 1 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 4 3223 S. 160th Street Seatac WA 98188 Act # 5379804260 Resident, Unit 7 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 10 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 14 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 17 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 20 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 23 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 26 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 29 3223 S. 160th Street Seatac WA 98188 -__ ... Act # 537980 -1260 Resident, Unit 2 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 5 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 8 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 11 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 15 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 18 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 21 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 24 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 27 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 30 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 3 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 6 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 9 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 12 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 16 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 19 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 22 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 25 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 28 3223 S. 160th Street Seatac WA 98188 Act # 5379804260 Resident, Unit 31 3223 S. 160th Street Seatac WA 98188 z ~w J U;. 00. W J Nw wo co a. = w = z1- I-0 Z o -; of-. - w wz U N; 0 z Act. # 5379804180 Alexander Butok 3404 - S 162nd Seatac WA 98188 Act. # 537980 -1300 Charlotte Wolf 3260 S. 161st Seatac WA 98188 Act. # 537980 -1320 Robt. J. Thayer 9724 - 110th Ave Kirkland WA 98188 Act. # 537980 -1270 Resident, Unit Al 3249 S. 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit fa- 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit it 3249 - 5160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 202- 3249 - 5160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 2O5- 3249 - 5 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 108 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1160 Resident 3426 - 5 162nd Seatac WA 98188 Act. # 537980 -1410 Chas Cavey Jr. 3241- 5161st Seatac WA 98188 Act. # 537980 -1310 Daniel & Andy Murphy 11310 SE 218th Place Kent WA 98031 Act. # 537980 -1320 Resident 3242 S. 161st Seatac WA 98188 Act. # 537980 -1270 Resident, Unit !!L 3249 S. 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 105 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit ,LDS 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 2-03 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 7-01, 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1170 A. Cooper 3422 - S 162nd Seatac WA 98188 Act. # 537980 -1160 Tommy Lopez 6636 - 116th Ave SE Bellevue WA 98006 Act. # 537980 -1430 Chas Cavey, Jr. 3404 - S 161st Tukwila WA 98188 Act. # 537980 -1310 Resident 3246 S 161st Seatac WA 98188 Act. # 537980 -1270 C. Homberger 2235 Frog Lane Seven Bays WA 99122 Act. # 537980 -1270 Resident, Unit /0 3 3249 S. 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit /06 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit Zol 3249 - 5160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 2-04- 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit X07 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1260 Mary L & Alfred Chapman 16234 - 41st Ave NE Seattle WA 98155 810860- 0601 -04 • • ' RIVERTON HEIGHTS PRESBYTERI8999 •Art125880 MILITARY RD 5 i` 1 SEATTLE WA 'io188 . 810860 - 0602 -03 RAUSCHER EDWARD A E VICKI 9 LAKE BELLEVUE DRIVE SUITE 114 BELLEVUE WA 810860 - 0604-01 BENNETT LINDA ELAINE 3767 5 158TH ST SEATTLE WA M039800 98005 1278 98188 810860 - 0620 -01 SUPER STAR CORPERATION 110815 30104 17TH AVE SW FEDERAL WAY WA 98023 810860- 0621 -00 BORKENHAGEN WILLIAM E +PORNS7N1722 3750 SOUTH 160TH ST SEATTLE WA 98188 810860- 0622 -09 PAPENFUSS DAVID R+TERRI A 7N3421 3742 S 160TH ST SEATTLE WA 98188 810860- 0623 -08 RAUSCHER. EDWARD A +VICKI M 859999 9 LAKE BELLEVUE DRIVE SUITE 114 BELLEVUE•WA 98005 810860- 0640 -07 RAUSCHER EDWARD A +VICKI 889999 9 LAKE BELLEVUE DR SUITE 114 BELLEVUE WA 98005 810860- 0641 -06 PETTERSEN THEODORE 4004 5 160TH ST SEATTLE WA • 810860- 0642 -05 O'NEIL MICHAEL J +VIC 4012 S 160TH ST SEATTLE WA 810860- 0660 -02 LARSON MARK M 14216 58TH AVE S TUKWILA WA 98188 TORIA L9N9999 98188 002824 98168 1 (5' ;004300- 0335 -05 I NATIONAL TAX SEARCH LLC ! PO BOX 81290 es CHICAGO IL - r— - ;004300- 0365 -08 PETER E GRACE WANG LLC PO BOX 234 PEBBLE BEACH CA ;004300- 0395 -02 LEE FENG MAO LEE YANG SHU —CHEN PO BOX 68925 SEATTLE WA 150800 - 0010 -03 HOHNSTEIN MARILYN E 4006 5 158TH ST 0A SEATTLE WA 150800 - 0020 -01 MORO'LOV YEVGENIY 4006 S 158TH ST ::8 TUKWILA WA �.; '150800-0030-09 SHANER MELAINE SHAKER MELVIN E 4006C S 158TH SEATTLE WA e,, 150800 - 0040 -07 PHILLIPS MICHELLE E 7833 5 128TH ST 7't SEATTLE WA 080469 60681 920943 93953 302012 98168 01180 98188 009999 98188 340252 98188 009999 98178 . • • Q ~ W re 6 m. 0 0; W CO J WO}. J S W Z�; H- O Z p O— C] H. W: I- II U Z111 (o' U= O- Z . 150800- 0170 -09 ,FULLER LAURA •0!4 4008 K 5 158TH ST SEATTLE WA 150800- 0180 -07 FUJIUKA CARY A PO BOX 88181 SEATTLE WA 150800- 0190 -05 ESPING C 4012 B S 158TH ST 019 SEATTLE WA °060 98188 072479 98138 C0481 98188 150800- 0200 -03 RITTIKAIDACHAR NAOVARAT+V0R039999 4012 5 158TH ST UNIT C TUKWILA WA 150800- 0210 -01 COOPER WILLIAM R 4012 S 158TH ST 05 21 SEATTLE WA 150800- 0220 -09 MILLER BRUCE D 4012 5 158TH ST 0E SEATTLE WA 150800- 0230 -07 SHIVELY.JEANNE F 30710 5TH PL S FEDERAL WAY WA 98188 C1180 98188 98003 150800- 0240 -05 VANAMATHI SAMPHANT 4012 5 158TH ST 0G -24 TUKWILA WA 150800- 0250 -02 MARCUFF PETER H 4012 5 158TH ST 0H TUKWILA WA 150800- 0260 -00 LICASTRO PHIL V +JUDY 19617' 4TH SW SEATTLE WA 029999 98188 959999 98188 029999 98146 150800- 0270 -08 EGLOFF CHRISTI U 009999 4012 -J 50 158TH ST,BLDG 3 027 TUKWILA WA 98168 150800- 0280 -06 .THOMPSON LAWRENCE + ROSA 4012 S*158TH ST 028 TUKWILA WA 915080 98188 150800 - 0050 -04 ARMANDO GOME2 4006 S 158TH ST 0C SEATTLE WA 150800 - 0060 -02 JONES MICHAEL E 4006 S 158TH ST OF TUKWILA WA 150800 - 0070 -00 PEYTON JULIA ANN 4008 -A 5 158TH ST TUKWILA WA 150800- 0080 -08 MATTYS GEORGE J 24426 PAC HWY 5 TRLR 14 KENT WA 150800- 0090 -06 MONROE LAMB SAMMIE 4008 C 5 158TH SEATTLE WA • 890405 98168 939999 98188 090830 98188 661521 98032 C0781 98188 150800 - 0100 -04 THE DONALD CURTIS LEE TRUST989999 4008 D SOUTH 158TH ST SEATTLE WA 150800- 0110 -02 011CONNUR DENNIS 10229 62ND PL W MUKILTEO WA 150800- 0120 -00 WILLARD SHEILA A 4008 5 158TH ST F SEATTLE WA 150800- 0130 -08 NISWONGER CAROLEE 4008 -G 5 158TH ST SEATTLE WA 150800- 0140 -06 FROEHLICH JENI MARIE 4008 S 158TH ST OH -14 TUKWILA WA 150800- 0150 -03 LIN E SONG 6 ELEANOR PO BOX 58012 SEATTLE WA 150800 - 0160 -01 GLOVER JAMES H 4008 -J SOUTH 158TH STREET SEATTLE WA 98188 271606 98275 909999 98188 7N1132 98188 849999 98188 500648 98138 479999 98188 ; Z. 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Rentals & Parking 14120 Pacific Highway South Tukwila, WA 98168 Ms. Diane DeMeerleer 4024 South 158th Street #F Seattle, WA 98188 Ms. Linda Bennett 3767 South 158th Seattle, WA 98188 Ms. Pam Sanders 4004 South 158th, Apt. B Seattle, WA 98188 Diane & Robert Berrojo 3810 South 158th, Unit A -1 Seattle, WA 98188 Holly Anderson Senior Planner Dept. of Planning & Community Development City of SeaTac 17900 International Blvd., Suite 401 SeaTac, WA 98188 -4236 Jed Goniu Master Park 18220 International. Blvd. South SeaTac, WA 98188 • z w oo; City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director FEBRUARY 8, 2001 CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Michael Aippersbach, on behalf of Sterling Recreation, has filed an application for Design Review (L99 -0010) in connection with the development of a "park and fly" lot containing 1,063 parking spaces on 9.5 acres of land located at 3610 South 158th, in the Regional Commercial ( "RC ") zone. You are invited to comment on the project at the public hearing scheduled for Thursday, February 22, 2001 at 7:00 p.m. before the Tukwila Planning Commission. The hearing will take place at City Hall in the City Council Chambers, 6200 Southcenter Boulevard. To confirm the time and date before the hearing, call the Department of Community Development at 431 -3670. For further information on this proposal, contact Deborah Ritter at 206 - 431 -3663 or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • SEPA Determination (E99 -0005) • Special Permission — Wetland Buffer Reduction (L2000 -033) • Special Permission — Signage (L99 -0064) Other known required permits include: • Tree Permit • Development Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available for review at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development, located at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Please call 431 -3670 to make sure the files will be available. Application filed: Notice of Completeness Issued: Notice of Application Issued: February 23, 1999 March 20, 2000 March 24, 2000 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z .a = 1-. 00 cnw W= J 1-i W 0: • t.w z.,._. �0 z� w w; o� w w H -o :w • '0 z 1-: 4 • Michael Aippersbach & Associates Planning and Development Services February 2, 2001 Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 RECEIVED FEB 0 2 2001 HAND DELIVERED COMMUNITY DEVELOPMENT Re: Updated Mailing Labels for Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) L2000 -033 (Special Permission - Buffer reduction) Dear Ms. Ritter, Please find attached per your request the following: • 1 complete updated set of mailing labels (2 per property) • 1 copy of mailing label list • 1 affidavit of posting (SEPA Determination placards) Please note, I only replaced those labels from the Assessor's office. The remaining labels with an "Occupant" heading are still valid since they are keyed to a specific property. If you have any further questions regarding these submittal materials or need more information, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, rag4frffeiet Michael Aippersbach c /projects /republ is /desgnrev.dsk:tukap118.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 Z • Jo U O: 0. w = i—: LL "wo • Michael Aippersbach & Associates Planning and Development Services January 25, 2001 HAND DELIVERED Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Resubmittal of Proposed Development Plan Documents for Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) L2000 -033 (Special Permission - Buffer reduction) Dear Ms. Ritter, Please find attached per your request the following: • 1 complete corrected copy of the Revised Attachment A (dated May 29, 2000) Still to come are the updated mailing labels. If you have any further questions regarding these submittal materials or need more information, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, al)Pel#41(k-- Michael Aippersbach c/ projects / republic /desg nrev.dsk: tukapl l7, doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 a=- w J0: O O' CO 0 :CO U.F. W Z? • J •w 0, g J, • • Di • I cj • • F- W, • s F., I-0` • z�-. ;o 0: w W;. S. U:. • uiZ • o.F z • RECEIVED CITY OF TUKWILA ATTACHMENT A-1 '± 1 2 Z O 1 Quik Park, LLC Project L- 990010 Design Review Table of Contents 1. Letter to Public Works from Edward Rauscher (dated February 9, 2000) 2. Neighborhood Meeting Agenda (January 18, 2000) 3. Summary of S. 158th Street designmodifications Notes for January 18 Neighborhood Meeting (dated January 20, 2000) PERMIT CENTER c/proj/ repulbic /desgnrev.dsk:attachal.doc Michael Aippersbach & Associates Planning and Development Services RECEIVED CITY OF Tls; wi PERMIT CENTER January 12, 2001 Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 HAND DELIVERED Re: Resubmittal of Proposed Development Plans for Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) L2000 -033 (Special Permission - Buffer reduction) Dear Ms. Ritter, Please find attached per your request the following: • • • • • 1 copy of corrected page 9, Revised Attachment A 1 copy of corrected page 10, Revised Attachment A 1 copy of Attachment A -1 4 colored copies of freestanding sign 3 copies of West -East Cross - section, Sheet 13A 3 copies of revised landscaping plan sheet L -4 (showing slope planting detail) The corrected pages of the Revised Exhibit A are self-explanatory Completing the "blanks" in the original submittal. A copy of Attachment A -1 is included showing information about a community meeting to review the S. 158th Street realignment. Also the (4) colored copies of the freestanding sign are also self - explanatory. The (3) copies of Perteet drawings were revised to include (2) east -west cross - sections -- a north and a south cut through the site. The west -east cross - section of Perteet's drawing on the north includes the ravine on the west and Laurel estates on the east. The south west -east cross - section includes the proposed maintenance building on the west and the Sunnydale Apartments on the east. The landscaping plans were revised to show a slope planting detail (sheet L -4). If you have any further questions regarding these submittal materials or need more information, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Michael Aippersbach c /projects /republic /desgnrev.dsk:tukap115.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 z emu re 6 J U U O' co 0; v)w w =� J '. w 0. 7. cn- LL z� I— 0' Z uj 7 0: O to 0 H. w' • V. u. Z;. ift O z JAN-10-2001 11:37 AM AII-RSBACH & ASSOC 206403:57 MEMORANDUM To: Deb Ritter, Planner (206-431-3663/fax: 206-431-3662) City of Tukwila From: Michael Aippersbach Re: Quilt Park Project (Off-Airport Parking Fadlity) 3610 South 158th Street L99-0010 (Design Review) E99.0005 (SEPA) • L99.0064 (Spedal Permission - Sip) L2000-033 (Spedal Permission - Buffer reduction) Date: 1-10-2001/Wednesday Via Fax: (206) 431-3665 Re: Remaining Submitttal Items Deb, just a status update on the forthcoming documents per your request for the City's review. It looks as if I will have everything you have requested to date by this Friday. Just to confirm that I have everything, please review the following list of items I will be providing to you: • 1 copy of corrected page 9, Revised Attachment A • 1 copy of corrected page 10, Revised Attachment A • 4 colored copies of freestanding sign • 3 copies of East-West Cross-sections (a north and a south cut), Sheet ___ • 3 copies of revised landscaping plans, Sheet L-4 (adding a slope planting detail) If I've missed or misunderstood something, you can reach me at (206) 523-3764, e-mail me at aipp@prodigy.net or fax me at (206) 524-0337. Thanks, Deb! ciprojectakepubliddeagorev.clisklitemelOdoc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523-3764/Fax: (206) 524-0337 P. 01 W ui 0, g u_ 92 a •z o z UJ.w• . D. 0. c.) 'LLJ co: • .z • • Revised Design Review Al,...kation City of Tukwila Qt. Park of Washington LLC March 3, 2000 See responses to criteria # A -3, B -1, and D -2. 2. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. Proposed lighting levels for the parking areas is approximately one foot - candle using light standards between 35 -40 feet in height. The recommended standard in the International Boulevard Design Guidelines calls for a minimum of 2 foot - candles using light standards of from 10 to 15 feet in height. Our response to this standard is that in situations where there are security and safety issues (e.g., a Park and Ride lot or a retail shopping area) a minimum of 2 foot - candles may be necessary. However, in this situation where access to the site is controlled through an entry gate and a security fence (also utilizing video cameras for all portions of the site) and patron are escorted from or to their vehicles by passenger vans a lighting level standard of a minimum of two foot - candles on the parking surface is excessive. Most pedestrian pathways in public parks and sport field areas are lighted at the half foot -candle level. The increase from one foot -candle to the guideline standard of two foot - candles would impact the surrounding residential development. And although not part of the design guidelines, the energy consumption levels for that level of lighting is considerable especially for a facility which will be operating 24 hours. There is lighting underneath the entry canopy and the entrances to all habitable buildings (office and maintenance building) are lighted. The proposed parking lot lighting will be sufficient for any pedestrian access from the temporary parking area to the office entrance. The street lighting for the new portion of S. 158th Street has been provided as required by public works street standards. III. RESPONSES TO APPLICABLE DESIGN REVIEW POLICIES A. All Commercial Areas: Goal: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth - flowing traffic patterns, are well- maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses" (Goal 1.7). 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). The design for the proposed use does not include any features which clearly reflect characteristics of Tukwila's history. However, the proposed use probably would not be considered a long -term use for the site given the anticipated market activity resulting from the City's efforts to rehabilitate the International Boulevard (Pacific Highway South) corridor. The actual use - parking - however is likely the be the long term use for this portion of the site when one considers the height limitations of the site with respect to future, more long term uses (such as office and other commercial uses). The proposed 30 -foot buffer on the east end of the site (adjacent to the Laurel Estates condominiums) as well as the re- configured roadway Page 9 RECEIVED CITY OF TUKWILA Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 .1 2% 2.001 .. PERMIT CENTER z Z JU UO CO CO z'. w 0, LLa Via. �_ z� ►- o z U co 'o I ww Z.0 O w ..z = 0 I— z Revised Design Review Application City of Tukwila Qi.... Park of Washington LLC March 3, 2000 eliminating the current straddling of the property across the current S. 158th Street does address a more long -term view of the site. 2. Fencing and landscape buffers are provided between commercial and residential uses (1.7.4). Buffering in the form of landscaping and other features and perimeter fencing have been provided. An 8 -foot high fence is proposed for a portion of the east property line adjoining the Laurel Estates Condominiums. A solid wood fence is proposed for only a portion of the property line based on previous discussions with condominium owners. The portion of the site where there is little grade differential asked to have the solid wood fence. Those with a greater grade differential asked that a sold fence not be constructed because of their concerns about blocking sunlight. We have agreed with the condominium owners to confer with them once the grade levels are fairly firmly established so that we can jointly determine where along the property line the solid wood fence should end. The applicant and property owner met early on in the process (prior to submittal of application) with the Laurel Estates Condominium Homeowners Association at Highline High School (Tuesday, March 10, 1998 and Tuesday, March 24, 1998). Laurel Estates is the existing residential development immediately adjacent to the site on the northeast. We discussed the project and its design and after two separate meetings, the applicant agreed to provide a 30 -foot buffer between the edge of the parking lot paving and the property line. (This agreement preceeded the current zoning code setback requirement.) This area will be landscaped. A portion of the perimeter security fence alongside the condominium development will be wood. Those units closer to S. 158th Street (and higher in elevation) preferred a wood fence while those further from S. 158th Street (lower in elevation, i.e. below the parking lot) stated a preference to have a chain -link fence so as not to block off sunlight to their units. The exact location of the wood portion of the fence would be subject to field confirmation. A subsequent meeting was held at the Fellowship Bible Church (Thursday, July 29, 1999) to discuss the accompanying street vacation with other development in the area. The applicant agree after discussion to add additional landscaping (principally Cedar trees) between the edge of the ROW and the west property line of the Sunnydale apartments. The applicant also agreed both to provide additional landscaping to buffer the rear of the church and adjacent manse as well as alter the existing manse driveway so that will function better with the re- configuration of S. 158th Street. A later meeting was held again at the church on January 18, 2000 to give further opportunity discuss the design of the re- configuration of S. 158th Street ( a condition of the City Council's street vacation ordinance). At that meeting no objections to the street's design were noted (See Attachment A -1). 3. The development provides adequate parking and lighting (1.7.3). Since the primary use is for parking the term "adequate" is not appropriate description in this instance. The proposed lighting for the parking area W IYROF TIUYWII_A be controlled through cut -off features of the specific fixtures to prohibit Page 10 1 , Prepared by Michael Aippersbach & Associates PERMIT CENTER PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Michael Aippersbach & Associates Planning and Development Services z December 27, 2000 HAND DELIVERED L , x W fig, 00 t, N � (A W; J = DEC 2 T 2000 ~' V) o. PERMIT CENTER Re: Resubmittal of Proposed Development Plans for 5 Quik Park, Inc. Project (Off - Airport Parking Facility) u- a 3610 South 158th Street `) v L99 -0010 (Design Review) z x. E99 -0005 (SEPA) z o L99 -0064 (Special Permission - Sign) Z c) L2000 -033 (Special Permission - Buffer reduction) w w' ����� - Dear Ms. Ritter, N` Please find attached the following: �cT _, v`. LL- ~p; w Z. U co, z Deborah Ritter Associate Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 RECEIVED R ITy OF TuKwu • 2 sets of "annotated" Proposed Development Plans • 1 copy of a faxed parking lot count worksheet (dated December 21, 2000) The two (2) sets of "annotated" development plans contain only engineering (Perteet) drawings, sheets 1 -17 and architectural (Jordan) drawings, sheets 1/3, 2/3, and 3/3. Landscaping plans were not included since their changes were simply responses to changes on the site plan (sheet? of Perteet's drawings) with no modifications to proposed plant material. The changes on the last submittal drawings (submitted December 8) from the previous submittal are noted on each of the sheets where changes were made. To annotate the drawings, "clouding" was used on both the architectural and engineering drawings. The second document, the parking lot count, shows how the parking count was established and should help in confirming a total of 1,063 parking stalls. If you have any further questions regarding these submittal materials or need more information, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, &dot Michael Aippersbac c /projects /republic /desgnrev.dsk: tukap115.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 CITY OF TUKWILA REQUEST FOR PUBLIC RECORDS DATE: /i /z i/ 1 NAME: 6)7, MAILING �� 0 �' -• / 7U' X I/- ADDRESS: �4, • 72/ / PHONE: % y 7 - CP FAX #: 221 Z54' TYPE OF RECORDS YOU ARE REQUESTING: ❑ Building Permit ❑ Mechanical Permit ❑ Building Plans Date Range: Date Range: Date Range: Permit #: Permit #: Permit #: ❑ Land Use File Date Range: Permit #: L-41 C' C010 O tze. c�n �Q✓l ,_.�. Eqa- 0005 s P� F .� ❑ • Other: Orig. Bldg. Name /Occupant: Current Tenant Name:? SITE ADDRESS: q,,,k . P&trL PLEASE DESCRIBE IN AS MUCH DETAIL AS POSSIBLE WHAT YOU ARE LOOKING FOR OR NEED COPIES OF: `'O Gyp /G4 Gi•, s y4-17 l!r. eke4/ YOUR REQUEST FOR PUBLIC RECORDS WILL BE RESPONDED TO WITHIN FIVE WORKING DAYS.(RCW42.17.320) (There will be a . 15 cent per page charge, oversized items will be assessed additional fees.) RCW 42.17.260 Date Received: I t 2 I -CO Staff Initials: �, L trt ti z z. _I J U: `U O; CO CI CO w. W= J H; N U w 0: u. co = d. z� o. z +- W` U. LL .z • .0 N, H z 4 001 Poet -it° Fax Note 7871 Quick Park of WA T O (Thc - I A E L A Park ng Stall Count co, Count 1 Fa T2o6)Sl4 —o33 7 1 14 2 11 3 9 4 ' 14 5 11 6 10 7 13 8 8 9 34 10 54 11 47 12 30 13 4 14 19 15 , 46 16 .43 1 17 43 18 43 19 43 20 43 • 21 43 22 43 23 43 . 24 42 25 ,40 26 33 27 33 28 33 29 33 30 '24 31 . 22 32 , 17 33 5 34 11 35 .15 36 .17 37 69 HC Q Maintenance 1 1063 _ 4 001 Poet -it° Fax Note 7871 Date I 2/100 0 lA a► 3 T O (Thc - I A E L A F r o m J' S l4 Li NTIA ARp co. /Dept. co, Phono # phone N Fa T2o6)Sl4 —o33 7 r.t+ RECEIVED CITY OF TUKWILA DEC 2 7 2000 PERMIT CENTER • tI WO, . g J:: • tn' i d F- W Z �; :1-'0 I- • 10tH, • 111 • • u_0 Z; uiN; • 0• Z 12/04 :00 M0N 13:30 FAX 426 466 8105 STERLING REALTY ORG. �j002 -• f EXHI #�`` OF SEWER EASEMENT' DATED " "',PTEN'�R 1968.' 1• •Tax Lot 91, the southwest quarter of Scct.lon 22, Townslh't. 23 North, . �•'• ' '? of the•aortheeai;•corher.of the above 'described property.,. said.'des ••• ••• •' v.c.ripMarf-4.slt;;;tnibea flid'_•is 'intended to•deacribe.•ttiat Certain ••• eatitstnent• Abe' '0etitr ' ne 'ofi :iitiir�f out / Jhed';.i n red ,on attached""'— ixhibl'L • !nB "; «. ./.. . „ • , ;.' . IT IS AGREED AND UNDERSTOOD .that said easement is intended to provide such right -of -way to the District along the south boundary of the presently projected State Highway right -of -way across said property, which 1s subject to change by the Highway Department. and in the.event a change is made, or the • Washington State Highway Deportment abandons its inprovement eotateeplated herein, on or before. October, 1968, grantor will execute a sew.easenent of similar and equal size along the south boundary of such new, changed, altered or existing right -of -way made by the Highway Department, across grantor's herein described property to the tend that the construction by the district of the sewer extension line will not be delayed. Aed it le 'further understood and agreed that in the event the State Highway Department does not change, relocate or abandon its course presently projected across grantor's said property 'before October 31, 1968, the above described easement shall remain in fia11 force and effect as herein granted and described, and Val Vue Sewer District will construct its sewer. extension line over and through said easement herein -above described. Design Review Applicatior. City of Tukwila Qr: ark of Wash M.r''11,1-C-,MENT D • Cr�,�OFCc /�F� REVISED DESIGN REVIEW APPLICATION' Ukwrt,; pcRMlrC A?. _n RESPONSES TO TUKWILA INTERNATIONAL BOULEVARD DESIGN MANUAL SITE DESIGN A. Site Design Concept. Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. The proposed site design elements provide an orderly and easily understood arrangement of parking, buildings, and landscaping. The entry canopy that visually identifies to the user the location of the entry has been placed as close to the street as possible while allowing for queuing space. The office is next to the entry canopy because of the need for close coordination between the ticket takers and the office staff (for restroom, meal and work breaks, etc.). The maintenance building has been placed on the west end of the proposed site adjoining the back end of the existing commercial development to the west (the theater and bowl). The building is located a considerable distance from the existing residential development on the east. The circulation pattern was designed for ease of parking and the operation of passenger vans which service the parking area. The proposed project has only one access driveway to the site. A second gated emergency access has been provided on the east side of the site (in the vicinity of the Sunnydale apartments and Laurel Estates). B. Relationship to Street Front. Design Criteria. • l.. Organize site design elements to create a distinct street edge, and minimize parking between structures and street. Th.e proposed commercial use -- an off - airport parking facility -- incorporates design objectives that are sometimes quite different from the objectives of this criteria. For example the parking objectives of the proposed use are quite different from the stated objective of this criteria -- minim.ize parking between structures and street. The proposed use is ' designed 180 degrees from what the Board of Architectural review would usually expect for a development site. In a typical development site scenario, the buildings are the principal use on the site and the parking is supplemental, an adjunct to the building. However, in designing the off - airport parking facility project the objectives of the use are to minimize the amount of building on the site. The building(s) support the parking and it is unnecessary to have a significant amount of floor area -- and to maximize the amount of parking possible (it is the parking which Page 1 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z i-Z - 0: U0 J U)w 0 ga < i a: w Z �. 1- 0: Z U.1 uj 0H. w+ 11- --.U. z UN ~ z Design Review Application City of Tukwila ark of Washington LLC May 29, 2000 generates the income rather than the floor area as with a more typical commercial development). With this proposed facility, the "parking" is th.e principal use with the structures (buildings) being supplemental -- an adjunct if you will. Reducing parking is contrary to th.e objective of the use -- parking is what th.e use provides. In addition., the functional operation. of the facility dictate where most of the building(s) are placed. The canopy must be placed as close to the street as possible while • allowing for queuing space. The office is usually next to the entry canopy because of the close coordination between the ticket takers and the office staff. 2. Orient at least one building entry to a major public street. Although the entry canopy and office have been oriented to the S. 158th Street and to S. 160th. Street, the entry to the office building has not. Pedestrian traffic to the building is not an anticipated need for this type of use. Street Corners. Design Criteria 1. Emphasize the importance of street corners through building location, the provision of pedestrian access, special site features and /or landscape features. This criteria is not applicable for this project -- it is not a corner in the traditional sense. The intersection does not contain development on the four corners and the intersection is a soft curve rather than the normal 90 degree approach to each respective street. The parking for the theater/bowl is immediately adjoining the proposed project on the west and to the south. The church manse and the church are the only immediate development of a structural nature located on what-would be the southeast corner. Pedestrian access has been provided along S. 158th Street and Old Military Road. Landscaping has been provided along portions of S. 158th Street. D. Continuity of Site with Adjacent Sites. Design Criteria 1. Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. This criteria is more suited to other uses in other contexts. Maintaining visual and functional continuity for the east portion of the site (adjoining the residential development) is not appropriate in this context. In the area of Laurel Estates, their units have been placed immediately adjoining the common property line while the proposed use has placed the building in a more functional location. However, the proposed site (parking area) has been terraced with the area on the north end below the street grade of S. 158th. Street. In the case of the Sunnydale apartments, the new alignment of S. 158th Street provides a buffer between the apartment structures and Page 2 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z w• •u6 J U. U0 Nom: w m, w 0: 2 g , U D Z d: at •.z 1H w U N. O.. =:o• •I- w�; -O w z:. U �. I- I. • z Design Review Application Qu; -irk of Washington LLC City of Tukwila May 29, 2000 the edge of the commercial use. And on the west the continuity is preserved only in. the sense that the parking areas of the respective commercial uses adjoin one another separated only by the Gilliam Creek corridor. Also there is no opportunity to provide /maintain a visual continuous building line between the commercial developments. Please note that Dollar- Rent -a -Car provides two canopies next to their maintenance building along S. 160th Street. One is oriented to • International Boulevard South (Highway 99) and one oriented to S. 160th Street. Although the one along S. 160th Street is not an entry canopy, it is a place where initial business transactions take place. Cars are distributed here and drop -offs also occur at this canopy. Transition between the proposed development and existing development has been addressed through several different site design features. All buildings have been placed away from the existing residential development on the east (Laurel Estates, Sunnydale apartments). Site development on the east perimeter includes landscaping and where appropriate a solid fence to prevent headlight glare from impacting those units adjoining th.e parking area. Also proposed is a berm and a setback of parking 30 feet from the site's east property line. E. Shared Facilities. Design Criteria 1. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, or other shared facilities. Due to the nature of the proposed use with its security and other requirements joint development is not feasible. With the security requirements of the proposed use, the sharing of driveways, building walls, etc., is not practical. Also it is not desirable nor feasible to permit a physical connection with the existing commercial developm.ent on the west. (theater/bowl) with the location of the existence of the Gilliam Creek corridor situated between the neighboring uses. Neither is it appropriate to promote a physical connection between the proposed commercial use and the existing residential development. and the issue of security for the proposed use (a perimeter fence is located along the entire proposed use). F. Site Design for Safety. Design Criteria 1. Minimize conflicts between drivers and pedestrians through the siting of structures, location of circulation elements, landscape design, and placement of signs. For security and safety, access to the site is limited to fixed points. In addition., the concept for the proposed use allows for incoming patrons to be directed to specific areas to park and arrangements made with the van driver to pick up the patron at their vehicle to take to the airport. On the return trip from the airport, the van driver brings the patron directly to their vehicle. Unless there is a vehicle problem (the vehicle won't operate) pedestrian use of the parking areas is unnecessary. Pedestrian . Page 3 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application City of Tukwila Qu` ark of Washington LLC May 29, 2000 movement to the site would normally be limited to employees walking from their vehicle parked adjacent to the office so they can check in and then walking back to their vehicle. From. there if not working the entry canopy or in the office, they would drive to the maintenance building. It is possible that an employee could choose to arrive at the site through either public transit or be dropped off which could require them to traverse the site to the maintenance building. However, most of them arrive to work in vehicles and drive to the maintenance building after checking in at the office. Design and site structures to maximize site surveillance opportunities from buildings and public streets. The perimeter of the proposed site is totally fenced and movement onto and off the site is limited to two entrances: the vehicular and the pedestrian leading to the office. The ticket booth under the canopy and the office building allow for visual surveillance of the parking areas. There will be additional surveillance of the site through the use a strategically placed video cameras, continual movement through the site by the passenger vans and the radio systems used by the drivers of the van and other employees on site. Although pedestrians walking along the portion of S. 158th Street fronting on the site can see into the site, the project concept does not include pedestrian use of the site for non - users. 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. Proposed lighting levels for the parking areas is approximately one foot - candle using light standards between 35 -40 feet in height. The recommended standard in the International Boulevard Design Guidelines calls for a minimum of 2 foot- candles using light standards of from. 10 to 15 feet in height. Our response to this standard is that in situations where there are security and safety issues (e.g., a Park and Ride lot or a retail shopping area) a minimum of 2 foot - candles may be necessary. However, in this situation where access to the site is controlled through an entry gate and a security fence (also utilizing video cameras for all portions of the site) and patron are escorted from or to their vehicles by passenger vans a lighting level standard of a minimum of two foot- candles on the parking surface is excessive. Most pedestrian pathways in public parks and sport field areas are lighted at the half foot- candle level. The increase from one foot - candle to the guideline standard of two foot - candles would impact the surrounding residential development. And although not part of the design guidelines, the energy consumption levels for that level of lighting is considerable especially for a facility which will be operating 24 hours. There is lighting underneath the entry canopy and the entrances to all habitable buildings (office and maintenance building) are lighted. The proposed parking lot lighting will be sufficient for any pedestrian access from the temporary parking area to the office entrance. The street lighting for the new portion of S. 158th Street has been provided as required by public works street standards. Page 4 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z w J D • 00 co D. w= • J H. u. w 0: gQ CO d. 'tu r F.• I- O Z� D O. 0 H. • wW 1.0i O Z. U�. 0 1- O z, Design Review Application:.. Qu Irk of Washington LLC City of Tukwila May 29, 2000 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. None of the proposed perimeter landscaping would interfere with site lighting and surveillance. It is possible that some of the required interior landscaping for the parking areas could interfere with visual surveillance particularly as the trees mature. However, the restricted entry, 24 hour video surveillance and th.e flow of passenger vans through the parking areas provide additional forms of security and surveillance. 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. Th.e proposed use is not anticipated to be a long terra use at the site. This is neither a justification of the proposed use of materials nor an explanation. It is simply a statement of fact. The selection of materials is based upon its relationship to the surrounding development (both to the east and to the south -- across S. 160th Street). The type of exterior• material proposed for the office will have an appearance of beveled (horizontal) wood siding and is consistent with existing residential development in the immediate area. The parapet/cap is made of r•ocughsawn plywood with wood trim and painted. The canopy is designed with a pitched roof with asphalt shingles and is'to be constructed with roughsawn plywood siding and wood trim. (for the fascia) with. metal columns. At the ends of the roof gables on the canopy and office buildings are architectural trim elements. Often these canopies (similar to those used in service stations) are constructed with enameled metal, however, in this circumstance wood was selected to be consistent with the wood office and more compatible with the surrounding residential development character. The ticket booth will also be constructed with. wood beveled siding with wood trim. The maintenance building with its beveled wood siding and low pitch roof with asphalt shingles is consistent with both the surrounding residential and commercial development. (NOTE: The new Master Park facility at the southeast corner of S. 170th Street and International Boulevard South - in the City of SeaTac - uses enameled metal skin on the exterior of their office/canopy. The metal structure is immediately across the street from existing single family development.) The proposed maintenance building is set back considerably from existing residential development. (south across S. 160th Street). The setback is approximately 600 feet from the existing residential development along the south. side of S. 160th Street. At that distance many of the visual details become less distinct so that the color, massing and scale of the ' maintenance building become more prominent. Dollar- Rent -a -Car (at th.e southeast corner of S. 160th Street and International Boulevard South) has used galvanized (unpainted) corrugated metal for the roof material over the canopy areas, on the colurnns for the canopy and also as a design feature on. the upper portion of the exterior on the concrete walls of their maintenance /service building. Neon lighting (red and green) is used for a portion of their signing of the traffic lanes under the canopy. The undulating soft curve of th.e canopy Page 5 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 :. Design Review Applicatior;. City of Tukwila Qt. !ark of Washington LLC May 29, 2000 cover establishes a rhythm which matches the soft curve of the roof of the maintenance building and also consistent with the soft curve of the adjoining bowling alley (SRO development). Although attractive, the design would not appear to be consistent with the flat roofs with. wood or stucco exteriors found on th.e residential units on the south. side of S. 160th Street. z mow. G. Siting and Screening of Service Areas. tu Design Criteria _1 v 0 O! 1. Minimize the visual and aural impacts of service areas such as loading co o' docks, trash and recycling collection points, utility maintenance areas. etc., = CD through site design, landscaping, and screening. N u.. wo The parking and maintenance areas for the passenger vans together with 2 the recycling and trash collection points are located at the west side of the site -- away from. the existing residential development at the east side of u_ ?' the site (Laurel Estates, Sun.nydale apartments). They are located over a 600 feet. away from. the existing residential development on the immediate F=. w south side of S. 160th Street. from west to east -- the Innsbruck apartments z -- next to Taco Time, the Jullien.ne apartments, the Sutton Suites - 1- O. extended stay units, the Birchwood apartments, and the Evergreen Heights w condominiums). The recycling and trash collection points are located C3; against the north wall of the maintenance building with. an extended roof o N which will largely protect them from. the weather and faces towards the JO north, away from the residential development on the south side of S. w : 160th. Street. v wz 0- 0 1. Preserve natural features such as existing topography, significant trees or z . . wooded areas, wetlands and/or watercourses and incorporate them into the overall site, where appropriate. To provide for the new street alignment and the parking necessary for the use it was not possible to preserve very much of the existing vegetation. The general sloping to the north (part of Gilliam Creek and SR 518) of the property was preserved to the extent possible by terracing the parking areas from the street elevation down the hillside fowards SR 518. The project was able to preserve existing vegetation in a triangular area at the southeast corner of the property -- next to the Sunnydale apartments and the church. The maintenance building and the recycling and trash collection points are located the required distance away from the Gilliam Creek watercourse /corridor. Due to the difference in elevation between the rapidly dropping creek corridor as it heads north towards SR 518 and then east along the perimeter of the proposed parking area it was not possible to incorporate the corridor area into the overall site design. It is possible that in the future the Gilliam Creek corridor would become an area reserved for a regional detention or water quality facility and as such would not necessarily functionally be a part of this development in terms of site design. H. Natural Features and Sensitive Areas. Design Criteria Page 6 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qu: 'irk of Washington LLC City of Tukwila May 29, 2000 2. Design and site structures on hillsides to minimize the visual and environmental impacts of development in these locations. The proposed parking area has been terraced to both minimize the impact of necessary retaining walls on the north and east as well as to minimize disruption to the site contours. This has been achieved by positioning smaller parking areas and ramping up to the next bank of parking (from north to south). Therefore the hillsides have been retained to the degree possible while providing needed suitable (and functional) flat grades for the parking areas. 3. Employ site design techniques that take advantage of and /or enhance visual focal points along the corridor, where feasible. This criteria i.s not truly applicable since the proposed site is not located directly along the (International Boulevard South) corridor. The existing development to the west (theater/bowl, car rental agency, hardware store and restaurant.) essentially block the view of the proposed development for the site. Surface Stormwater Detention Facilities. Design Criteria 1. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. With the conflicting needs for parking space and the provision of landscaping (particularly interior landscaping), the site design is unable to accommodate the use of bioswales for stormwater runoff. The specific use proposed does not lend itself to types of alternative transportation nodes for access to the site which would allow for a parking reduction thus possibly freeing up space for bioswales. In a more traditional commercial use, the parking is secondary to the use housed in-a structure(s). In that situation, the parking could be reduced through other means of access to the site -- public transit, car or van pools, etc. Approximately 14 percent of the site is in landscaping. (NOTE: No interior landscaping has been provided in other off - airport parking lots in the vicinity of the airport) including the newer ones. Five [5] percent of the proposed site -- 21,063 s.f. is devoted to the provision of interior landscaping. However, if the locational requirements for interior landscaping could be waived or adjusted, it may be possible to provide some bioswales and interior landscaping to achieve some of the same objectives of both requirements.) Stormwater runoff from the proposed use will be treated and detained (below grade) in detention vaults on site. The vaults are located along the north property line behind the retaining wall and provide for controlled release into Gillian. Creek at the northwest corner of the site. J. Pedestrian Circulation. Design Criteria Page 7 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z re w 6 J U. . UO Ili i` -J 1.- w0. gQ I..w z� I- 0 Z 111 LU, Oco O ww _. 1- P- M= 0, wz 0'' z Design Review Application Qui. ark of Washington LI.,C City of Tukwila May 29, 2000 1. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. With the small number of employees on site during any one working shift (no more than 6 to 8 employees) and the use of a passenger van to escort . the patrons directly to and from the airport, the use of interior paved pedestrian walkways to connect all of the buildings and entries to the site are n.ot functionally necessary. There is a stairway from. the deck entry at , z • the office to the parking area below. There is also, however, pedestrian. • .,I— access provided in the form of a sidewalk from the public street to the office building. This access links with the new sidewalks to be constructed 0 on the new portion of S. 158th Street. v o u) tit 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the =-. main entry of developments; where a development fronts two streets, . co u access must be provided from both streets. to o° There is pedestrian access in. the form of a sidewalk from. the public street 4a` to the office building. There is also pedestrian access in the form, of co sidewalks on the new portion of S. 158th Street to be constructed. Again = w pedestrian. access to the building is not anticipated to be heavily used. Z 3. Provide pedestrian connections from the on -site pedestrian network to :z �. walkways on adjacent properties and to other of -site destinations, t prop LLJ feasible. There is no proposed on -site pedestrian network for the site, however, o (1.)' there is pedestrian access in the form of a sidewalk from the public street w to the office building. And there is pedestrian access from the office /deck 'm v, en.tty to the parking surface below. There is also pedestrian access in the . 0' form. of sidewalks on the new portion. of S. 158th Street to be constructed. Z co The existing S. 158th. Street does not currently have sidewalks along the cwi proposed site. The new sidewalks will provide the neighborhood with Pedestrian improved pedestrian access from the residentially developed z portion of S. 158th. Street to S. 160th Street. 4. Support pedestrian movement between properties and from private property to public rights -of -way by providing facilities that traverse natural or man -made barriers, where appropriate. Because of security issues relating to the parking of vehicles for short or long term stays no access other than that authorized is permitted. To ensure proper security the entire site is fenced on the perimeter. No access for pedestrians except those using or working at the proposed site will be allowed. There is, however, pedestrian access from the public street to the office building. There is also pedestrian access on the new portion of S. 158th. Street to be constructed. 5. Provide direct pedestrian walkways from businesses in commercial areas to transit stops, and/or provide additional transit amenities, where appropriate. The nearest METRO transit stop for Route # 170 is located off -site at the northeast corner of Old Military Road and S. 160th Street. Since ridership is not expected to increase with the operation of the proposed Page 8 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application.... Qui . of Washington LLC City of Tukwila May 29, 2000 use, no enhancements of the existing transit facilities are planned or assumed necessary. There are additional METRO transit routes on International Boulevard South (# 174, and 191). K. Pedestrian Amenities. Design Criteria z 1. Incorporate pedestrian amenities in site design to increase the utility of the ,� w` • site and enhance the overall pedestrian environment in the corridor, where re 2 possible. ug D J V; Because of security issues relating to the parking of vehicles for short or to o: long term stays no access other than that authorized is permitted. To o w. ensure proper security the entire site is fenced on the perimeter. No -' I- access for pedestrians except those using or working at the proposed site u) LL • will he allowed. There is, however, pedestrian access from the public w O 2 street to the office building. There is also pedestrian. access on the new portion of S. 158th Street to be constructed. u_ a L. Vehicular Circulation. 1- _ Design Criteria 1- p' z F—. 1. Minimize conflicts between vehicular and pedestrian traffic. .w w' A sidewalk is proposed for pedestrian connection from. the public street (S. v D. 158th. Street) to the oce and between the handicap /temporary parking ;O area and the office. There is also sidewalks along both sides of the w H, proposed new alignment of a portion of S..158th Street. I v` LL H, 2. Minimize the amount of space devoted to vehicular circulation by limiting z access driveways; ensuring that internal site circulation is efficient; and/or v v—� taking advantage of opportunities for shared driveways. � 1.! Often with larger site there is the opportunity to share driveways. z. However, in this context that approach is not feasible nor appropriate. M. Parking. Design Criteria 1. Minimize the amount of space devoted to parking by taking advantage of shared parking and/or methods for reducing parking demand, where possible. Because of the nature of the proposed use.(and the issue of security), the - sharing of parking is not appropriate. In addition, the purpose of the proposed use is to provide parking. This is in contrast to other commercial developments which principally provide floor area to conduct business and the parking provided is an accessory use. Therefore, the comnwnly used methods of reducing parking demand (i. e., car pooling or ride- sharing, subsidizing the cost for using public transit) would not be possible nor appropriate in this circumstance. BUILDING DESIGN Page 9 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qu 'ark of Washington LLC City of Tukwila May 29, 2000 A. Architectural Concepts. Design Criteria 1. Develop an architectural concept for structure(s) on the site that conveys cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. This criteria is difficult to apply to this type of use where the building although. part of large site are not the predominant features of the development. The criteria appears to address a different type of development along International Boulevard South -- the .type of commercial development which one more traditionally sees on a large site -- which include large buildings. Although this site is included in the Transportation corridor, the proposed site is located approximately 800 - 900 feet from the Boulevard and behind existing developm.en.t (Dollar- Rent -a -Car, a hardware store, a restaurant - -El Charro, and the Lewis and Clark theater/bowl). With that type of development in that context design concepts for larger buildings relative to the site which embrace symmetry and asymmetry and include an axis approach are possible and of importance in creating a positive elem.en.t in. the future architectural character of the International Boulevard South area. However, the proposed use does not lend itself to these kinds of design concepts. The proposed design concept for the site was to provide the necessary structures which functionally support the proposed off - airport parking use, to create structures which are consistent with the norms of the industry and readily identify to a patron that this is an off - airport parking facility, and to be compatible with the surrounding development (both residential and commercial). The placement of the entry canopy and the office building are logical and consistent with the use and the placement of the maintenance building away from both residential areas (to the east and south.) and yet in the vicinity of the office is functionally and practically correct. (NOTE: The newer off - airport parking facilities such as Master Park integrate the nuiinten.ance, office, and cashier function all within one structure. For an example see the new Master Park facility at the southeast corner of S. 170th. Street and International Boulevard South -- across from th.e Radisson Hotel on International. Boulevard South. This facility has th.e maintenance bay doors opening towards existing residential development to the east -- approximately 100 feet up the hill.) In our proposed architectural concept we have separated and located where possible those operations which could possibly impact the existing residential development. 2. Ensure that development on sites with more than on structure employ similar or complementary architectural styles and/or are related.in scale, . form, color, and use of materials and/or detailing. All the buildings will all have the same color scheme (walls gray, blue and white trim.). The wood exterior siding and treatment of the roof (low pitch with asphalt shingles) for the office building, canopy, and maintenance building is consistent with the surrounding residential development. There are however, several apartment buildings across S. 160th Street which have flat roofs in this area (the Birchwood apartments and Sutton Suites). Page 10 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application City of Tukwila Qu irk of Washington 1,1,C May 29, 2000 B. Architectural Relationships. Design Criteria 1. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures Z demonstrate an appropriate level of architectural quality. .Q Again, the wood exterior siding and treatment of the roof (low pitch with w asphalt shingles) for the office building, canopy, and maintenance D, � building is consistent with the surrounding residential development. • v` 1..) 0, 2. Reduce the apparent scale of large commercial buildings located in the u) w Neighborhood Commercial Center district and located adjacent to 1-: residential districts. N LL. wO The proposed site is not located in a Neighborhood Commercial Center g 5 district and does the site include any large scale buildings. u.. Q. -a C. Building Elements, Details, and Materials. I w' z Design Criteria Z !— F- O 1. Provide distinctive building corners at street intersections through the use w w. of special architectural elements and detailing, and pedestrian - oriented .2 D' features where possible (see definition of pedestrian friendly facade). v w; O— In. our opinion, this criteria does not apply to the proposed site since this I—; not an. intersection in the normal sense with four corners. Also, the =,w` proposed site is not located on an intersection along International 1-- ;= Boulevard South nor does it includes the type of structures which could u" O take advantage of such a prominent location. However, there is proposed .iii N' landscaping along the new sidewalk on S. 158th Street, in front of the ' - z office structure. The office structure is one -story in height and the .z ~ proposed exterior materials (wood) are consistent with much of the existing development in the. vicinity. 2. Relate the design and scale of building elements and details to the building's overall form and massing. In our opinion, this criteria does not easily apply to the proposed site and probably was not written for the type of development included. The proposed building are not located along International Boulevard South. and neither large in scale nor are they located very close to the street. In the facture it is most likely that the street trees and those on the interior of the lot most likely to be the dominant element on or adjacent to the site . given the size and type of buildings. 3. Employ architectural details that are appropriate to the architectural character of the building. The proposed buildings are relatively simple in their form and include no flamboyant architect. details. Page 11 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qu. ark of Washington LLC City of Tukwila May 29, 2000 4. Utilize durable, high quality building materials that contribute to the overall appearance. ease of maintenance, and Longevity of the building. The exterior materials used in the design of the proposed buildings include beveled wood siding for the office building, entry canopy, and maintenance building. This selection of exterior materials allows for ease of maintenance. Baked enamel finishes and plastic shrouds for entry canopys pray require less maintenance, but are very coinrnerial in . 11- character and inconsistent with the surrounding residential development. ui. 6 5 •Integrate the design and placement of exterior lighting with the v O: architectural design and materials. . E.xterior lighting design for parking areas include the installation of bronzed anodized lighting standards (35 -40 feet in height) in. 14 locations w utilizing square lighting fixtures placed at the top of the standards with w cut -off features. The lighting standards have been placed within the parking areas to control any light spill beyond the perimeter of the site u. ¢. (See attached drawing included in the submittal). The proposed lighting d. for the parking lot will provide sufficient lighting levels for the walkway w - between the temporary parking area next to the office and the entry ramp z to the office. Lighting for the individual building include lighting for all t-• O; access doors. Also there is lighting for the canopy area. The proposed •w w lighting standards and fixtures are similar in height and type to other lighting used in other more recent off - airport parking facilities .v i0, constructed in the area. The lighting standards in the theater/bowl parking area immediately to the =.w west are approximately 35 feet in height with square lighting fixtures. • �, - O; .Z w u) • O f" z D. Pedestrian- Oriented Features. Design Criteria 1. Provide pedestrian- friendly facades (see definitions) on the ground floor of all buildings that face public streets and entry facades that face parking areas. Much of this criteria does not seem applicable to this proposed project and its location. The proposed site is neither located along International Boulevard South nor is the use located in a neighborhood commercial district which. supports /encourages an "active street life. ". This criteria also seems to assume a multi- storied building(s) on the site. Tthe entrance to the parking facility (entry canopy) utilizes low -level under roof. lighting with minimal signing. The adjoining one -story office building is at a scale compatible with pedestrian traffic. The landscaping in. this vicinity does soften. the impact of the office building. 2. Provide special treatment for large blank walls (see definitions) that are visible from pedestrian walkways and parking areas. There are no proposed large blank walls for any of the proposed buildings. The retaining wall on the north side of the church is terraced with landscaping. The retaining wall on the east side of the entry canopy/office area is also landscaped. There are no proposed other large Page 12 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206).524 -0337 • • 1 Design Review Application Qu: ark of Washington LLC City of Tukwila May 29, 2000 blank retaining walls that are visible from pedestrian walkways and parking areas. The terraced retaining wall between the church. and the new portion of S. 158th Street may be visible from the Laurel Estates condominiiuns or a portion of the Sunnydale apartments. To soften th.e impact of the larger proposed retaining walls the proposed design includes landscaping treatment of the wall which consists of trees, shrubs, and groundcover. The trees will include Incense Cedar, Japanese Black Pine, Vine Maple and Western Hemlock. The shrubs will consist of Compact Burning Bush, Compact Oregon Grape, Coral Dogwood, Lauriistinus, Portugal Laurel, Rhododendron., Sword Fern, and others. The groundcover will include Cotoneaster which will hang down in front of the wall and Boston Ivy which will grow up the wall. 3. Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and/or distinctive architectural features. Again. except for employees and an occasional emergency circumstance where a patron may need to come into the office, only employees will come to the office. Nor would there normally be a need for patron to visit the ►naintenance building. The.proposed site design does provide for a walkway from the sidewalk on. "S. 158th Street to the office and from the temporary parking adjoining the office (for handicap use or employee use) to office. There is no need for a separate pedestrian walkway to the entry canopy. E. Mechanical Equipment. Design Criteria 1. Locate and/or screen roof- mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties The mechanical equipment (HVAC) for the office building will be housed within the the proposed roof The compressor for the HVAC unit will be placed on. a separate pad and located within a landscaped area. There is no mechanical equipment being employed for the entry canopy. Mechanical equipment for the maintenance building is limited t� a propane fueled heating system. No need for air - conditioning for the maintenance building is anticipated. 2. Locate and/or screen utility meters and other ground level utility equipment to minimize visibility from the street.. It is unlikely that the project will generate the need for more than. one or two electrical utility meters for the entire site. Such meters can easily be screened from site as necessary once the meter locations are identified by th.e respective utility. The propane tank is located approximately 500 feet from the street (S. 160th. Street), but will be architecturally screened through the use of wood screens. In addition, on the west it will also be screened with the proposed perimeter. lan.dscapi.n.g. Both the distance from S. 160th Street and its location behind the maintenance building should effective screen it from Page 13 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 .......:. Z • w' m. J0: U o: Nom` CO w: Ill I; LL' u_ a' mow.. z� o, 'CU ut U �. O.•-• OH: w w o. w z: •U . . Design Review Application City of Tukwila Qui. - ark of Washington LLC May 29, 2000 the south. Given its location it is unlikely to create any visual impacts to the north.. LANDSCAPE DESIGN A. Landscape Design. Design Criteria z ,- w 1. Develop a landscape design concept that demonstrates a clear and re 2 appropriate aesthetic statement. 6 m The landscape design concept includes the placement and use of N p. vegetation which will reasonably screen or buffer the impacts of the ' co LW proposed development from the existing development. Also included is the -1 F.. retention where possible any existing tree cover which. includes the t. N w a Gilliam. Creek corridor and unused portion of the site at the southeast portion of the site (a triangular parcel adjoining the church and g Sunnydale apartment properties). . � <: -a 2. Develop a landscape design concept that reinforces site design and fulfills wf the functional requirements of the development, including screening and z '' buffering. 1— O. zr The landscape design concept for the site includes the placement and use tL w. of vegetation which will reasonably screen or buffer the impacts of D o. Di erimeter parking from surrounding development. Also include is p N;. landscaping which will soften where appropriate the impact of retaining ;o wall on. the surrounding development. = w. I— NOTE: The existing stand of trees south of the north property line u. 1"'. (between. th.e proposed retaining wall and SR 518) will be retained. z Except for th.e some possible impacts (minor) during construction of the v �, wall, the stand of existing trees will not be touched. There is, however, a i— �; 10 utility, easement which runs through a portion of those stand of trees. .z (See submitted aerial photo with site layout superimposed). 3. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. .The landscape design includes plant material on site which is consistent with proposed landscaping in the right -of -way. In addition, the applicant has worked with the church (Fellowship Bible Church), Sunnydale apartments and Laurel Estates on landscaping solutions which would satisfy their needs in buffering the use. This includes th.e use of a berm (30 foot setback of the parking area from their property line and solid fence for a portion of the common property line) in the case of Laurel Estates The plan includes supplemental tree planting along the new righi- of -way for S. 158th Street (the portion between the Sunnydale apartments property and the edge of the sidewalk). The plan also includes supplemental plantings between the edge of the right -of -way an.d the rear yard of the church (or on church property if suitable planting area cannot be found) and the removal of blackberry bushes and replacement of additional vegetation in another area next to the church. B. Planting Design. Page 14 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 +, { Design Review Application City of Tukwila Qui, ark of Washington 1,LC May 29, 2000 Design Criteria 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs, and growth characteristics. The plant materials selected for the site include both evergreen and deciduous trees and shrubs. The evergreen trees include the following species: Incense Cedar, Japanese Black Pine, Western Red Cedar, and Western Hemlock. The deciduous tree species include: Vine Maple, Red Maple, American Sweet Gum, and Scarlet Sentinel Maple. Shrubs include: Japanese Barberry, Coral Tatarian Dogwood, Yellow -Twig Dogwood, Compact Burning Bush, Compact Oregon Grape, Japanese Photinia, Sword Fern, Otto- Luyken Laurel, Evergreen Huckleberry, Rhododendron, David Viburnum, Laurustinus, and Portugal Laurel. Ground cover includes: Heath and Salal. The plant material selected is hardy, with low - maintenance needs, and good growth characteristics. 2: Incorporate existing significant trees, wooded areas, and /or vegetation in the planting plan where they contribute to overall landscape design. Existing significant trees were retained where possible. However, most of the existing tree cover was located either within the parking areas where the cut and fill would be employed or were located within the right -of -way for the new alignment of S. 158th Street. A total of 24 replacement trees for those significant trees to be removed in the sensitive areas (a total of 7 trees to be removed from the slopes in sensitive areas of the site) will be replaced. At this point it appears that these replacement trees will be located in-the off -site mitigated wetland area within. the Gilliam. Creek corridor. The specific location and type of tree is subject to the fn.alization of an approved conceptual mitigation plan. SIGNS Design Criteria A. Signage Concept. B. Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials, and placement. The signage for the proposed development includes signs in two locations: (1) a wall -sign on th.e canopy facing S. 160th Street and (2) a freestanding sign at the northwest corner of S. 160th Street and Old Military Road. The proposed signing will incorporate the same colors used on the buildings (blue letters with a white background). The freestanding sign will provide identification and information regarding daily rates for the facility. The base of the proposed freestanding will incorporate a inasonary balock similar in characted and color to those units used in the construction of retaining wall throughout the site. Sign Placement. Page 15 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z _1- • rx 11,2 00 cn w w= J � . ur W }}; g -i ur =, cn a. z1._. o. z i- 11.1 uj to U 0 H w W'. H U LI 0. Z • 01` 0i-. z Design Review Application City of Tukwila Qu. ▪ .'ark of Washington LLC May 29, 2000 Design Criteria 1. Provide signage that is oriented to both pedestrians and motorists in design and placement. The freestanding sign located on the portion of property along S. 160th Street (northwest corner of Old Military Road and S. 160th. Street) that identifies• the use and includes a street number is oriented to both motorists and pedestrians. In addition the portion of the entry canopy facing S. 160th Street will include the name of the business which is oriented to motorists and pedestrians. (NOTE: Although not a sign, the use of a canopy is consistent with. the design of other new off - airport parking facilities now being built in the SeaTac/Tukwila areas. This design should. help to make it easier for the new user to readily identify the use as an off - airport parking facility). z • ;? w 2: • ..J C.) U O CO 111:' J . CD u., w O 2. Provide adequate directional signage on site and building identification 2 �1 . numbers that are legible from the street. a. =d; �- S z E- z 0'' name of the business which will be legible from. S. 160th Street. w w Integrate freestanding signs with the landscaping. •;c=.) ui o f • S. U' i- ▪ O• Z,. U •_: • O H. The freestanding sign located on the portion of property along S. 160th Street (northwest corner of Old Military Road and S. 160th Street) identifies the use and includes a street address. In addition the portion of the entry canopy facing S. 160th Street will include a wall sign with the • 3. The proposed landscaping at the base of the sign includes the planting of low - level shrubs. C. Sign Design. Design Criteria 1. Consider both day - and night -time viewing in the design, placement, and lighting of signage. Since the facility operates 24 hours per day both of the signs are lighted and visible from S. 160th. Street, the major access point to the operation. Provide durable, high quality materials and finishes for signage. Both of the proposed signs consist of plastic and metal materials -- both with durable ftniishes. The base of th.e freestanding sign utilizes a masonry block material which we be consistent with the block used for the retaining wall on and off -site. Page 16 c/republ ic/des gnrev.dsk:desgngu3.doc Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z. NOV -14 -2000 06:26 PM AIPPERSBACH S. ASSOC 2065240337 P. 01 To: From: Re: Bob Benedicto. Sr. Plans Examiner (296 431- 3676/fax: 206 - 431 -3662) City of Tukwila Michael Aippersbach Quik Park Project (Off -Ai fort Parking Fadlity) 3610 South 158th Street L99 -0010 (Design Review)' E99.0005 (SEPA) / L99.0064 (Spedal Pern}isaion - Sign) L2000 -033 ( Spedal P on • Buffer reduction) Date: 11- 14- 2000/Tuesday RECEIVED 'NOV 1 5 2000 COMMUNITY DEVELQPMENT Via • ax; (206) 431-3665 Re: Barrier -free van - - Ile han cap parldng spaces Bob, item # 14 on page j3 of Deb Ritter's etter dated October 31, 2000, states the following: 14. One barrier -free van - essible handicapped parking space will be required for both the office building and maintenance building. In each case, the space must be located on the shortest accessible route of travel to the main entrance of the building it serves. Where practical, the accessible route of travel shall not cross lanes of vehicular traffic. I can understand the requirement for the office building, but not for the maintenance building. The van drivers cannot be handicapped in this context. They will use the maintenance building for small maintenance chores. The van drivers must also be able to lug suitcases from between the customer's vehicle and the van and vice versa. No parking lot customers will use the maintenance building. Can this requirement be waived? • You can reach me at (206) 523 -3764, e-mail me at aipp @prodigy.net or fax me at (206) 524-0337. Thanks, Bob! ZOCO clEaoje« shtipuhl ;t/eeagnre•..ask:ritm:e09.doc �+4�E Acce, % SuLrtt'1 c ApTECz. bF "i" i=- 19co Cc2 t9200t0 .6 axGEpTtot45 IN IiZEA,s C,w4EteE (..0otzkc cAWKIOr rF,ASaNABc.c.' 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Fu my "r1P.46E- t Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 ' -14 -2000 03:06 PM AIPPERSBACH & ASSOC , 2065240337 MEMORANDUM To: Jack Pace, Senior Planner (206 - 431- 3686/fax: 206- 431 -3662) Deb Ritter, Planner (206. 431- 3663/fax: 206- 431 -3662) City of Tukwila From: Michael Aippersbach Re: Quik Park Prgject (Off - Airport Parking Fadlity) 3610 South 158th Street L99.0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) L2000 -033 (Spedal Permission - Buffer reduction) P.01 z • ri oo 0, . cow w 10w Ili w < • Date: 11- 14- 2000lTucsday . = d; z �- U� :o o z:. U • N • . •o • z Via Fax: (206) 431 -3662 Re: Width of Property along West Side of Military Road Jack, Deb, attached is a portion of the proposed site plan showing the the freestandi;:e sign location and the width of the property on west side of the entry roadway (Military Road). Per the City's comments in the letter of April 28, 2000 (page 3, item # 21), 1 am showing a revision to the attached portion of the site plan, for your review and comrrent. As I understand the comment in the letter (item # 21) and subsequent comments by the staff, we need a minimum of 60 feet of width to the land on the west side of Military Road. Let's discuss by phone. You can reach me at (206) 523 -3764, e-mail me at aipp@prodigy.net or fax me at (206) 524 -0337. Thanks, Deb! Atth, 8.5" x 11" portion of the proposed site plan cl pr ojs cuhepublidd .sgnrov.dak:rienc08doc • i eu(_(Q 460 e Michael Alppersbach & Associates PO Box 95429 - Seattle WA 98145 (206) 523.3764/Fax: (206) 524 -0337 Gity of Tukwila Steven M. Mullet, Mayor October 31, 2000 Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th E99 -0005 (SEPA) L99- 0010 (Design; Review) L99 -0064 (Special Permission — Sign) L2000 -033 (Special Permission — Wetland Buffer Reduction) Dear Michael: On October 5th (in response to our July 11, 2000 technical review comments), you submitted additional documentation on the above - referenced files. We have completed our detailed review of that documentation. However, certain additional information is still needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. We have the following comments: GENERAL COMMENTS: We recommend that you update and consolidate the various sets of plans that have been submitted since your original application in February, 1999. That resulting plan set should respond to the following technical review comments. Please provide five copies of the plan set for routing to affected departments. 1. To aid our review, please identify the locations of the latest revisions on each plan sheet. This can be accomplished by surrounding each revised area with a circle or similar visual cue. 2 There are a number of inconsistencies between the information provided in the revised SEPA checklist and the revised plan set (both submitted to this office on May 30, 2000). They are as follows: SEPA Checklist Plans Size of Project Site 396,900 s.f. (9.11 acres) 410,500 s.f. (9.42 acres) Size of Office Building 360 s.f. and 976 s.f. 1,120 s.f. Size of Canopy 1,750 s.f. 2,400 s.f. Number of Parking Spaces 1,060 spaces 1,038 spaces 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ..., z z • �w JU: U o; u • WI. N w: w O. g J' 5.12 a u- Q z .1- O z H' tu 2 U�. O N .01- -.. • - �w W' LL- B'. -O Z' • U N' 0 I.. O z Michael Aippersbach October 31, 2000 Page 2 z ,mow. Please make the necessary corrections to either the SEPA checklist or the plan set, as applicable, 6 and resubmit. (..) v0. w tu SENSITIVE AREAS ORDINANCE: • LL, Urban Environmentalist's comments w O, Detailed comments from Gary Schulz, Urban Environmentalist, dated October 30, 2000 are Q Ia attached for your reference. However, the following points are emphasized: = a w 3. The wetland located on the south side of the site is exempt from regulation due to its z F: small size (less than 1,000 s.f.) and its rating as a Type 3. Please include this wetland's F-- O: boundary and size on the site plan and label it "Type 3 — Exempt ". w w. 4. A wetland analysis was prepared by B- twelve Associates (dated September 26, 2000) v m regarding the wetland located on the north portion of the project site. The analysis p concluded the area does not meet the criteria for hydric soils and will not be considered a w w; wetland. However, the analysis must be revised to include more accurate soil data and a discussion explaining how this relates to the 1987 Army Corp of Engineers Manual u_ ~O` wetland determination methodology. w z, 5. To date, your consultants' information pertaining to the watercourse corridor (Gilliam o Creek) on the western portion of the site has been conflicting and inconsistent. Revisions and changes are required to resolve sensitive area issues and mapping problems and to make this information consistent. These revisions and changes should be addressed in one wetland evaluation report. The revised information must be submitted by one wetland consultant verifying or re- delineating all of the watercourse and wetland areas in this portion of the site. Please label the wetland and watercourse with the appropriate ratings. Planning Department comments ti 6. Sheet 13 provides a listing of the trees to be removed from sensitive areas (Le., located outside of the right -of -way and on slopes 20% and higher). However, per our April 28th letter, a tree replacement table (meeting the criteria of TMC 18.54.130(3)(B)) is still required. Please add the replacement table to Sheet 13. SPECIAL PERMISSION - WETLAND BUFFER REDUCTION: Planning Department comments 7. Based upon your evaluation of the wetland, you have requested that the required 25 -foot wetland buffer be reduced by 50% to 12.5 feet. Per TMC18.45.040(C)(4)(a), the wetland buffer may only be reduced to 15 feet. As stated above, please revise all affected plans to reflect the proposed 15 -foot wide wetland buffer and relocate all fencing and hard surfaces Michael Aippersbach October 31, 2000 Page 3 outside the buffer. PLEASE NOTE: You may wish to re- evaluate the need to reduce the buffer setback before resubmitting your revised plan sets. 6 m J () DESIGN REVIEW: N Q • to w Planning Department comments _1 i_ co u_ 8. The Design Review Application, Exhibit A, contains numerous blanks that must be w 0 completed. g a. 9. Sheets 8, 9 and 15 are inconsistent with Sheets L1 and L2. We have the following , N a comments: _ z is • The area from south of the maintenance building to the area north of the propane Z 0; tank is inconsistent in these five plan sheets (parking areas versus landscaped w w areas). 2 n' U 0 • The parking spaces on the east side of the maintenance building appear on some O N` P 9 P 9 PP p_ plan sheets and not on others. In any case, they should be eliminated as they w w. create a conflict with the parking spaces directly south of the maintenance building. I. ▪ • H_ • The required fencing around the propane tank must be shown (inside of, and in id z addition to, the bollards) on all plan sheets. U - ▪ F" O ', • In some plans, the bus parking is shown in front of, and blocking, passenger z spaces. In other plans, bus parking is shown as a separate, striped area. z ct 10. On Sheet 7, the number of compact stalls in the second row of cars from the north property line should be shown as 57 cars, not 47 cars. Of the total 1,038 parking spaces, please break out the number of regular, compact and handicap spaces on this sheet. 11. You have indicated that a 10 foot utility easement lies outside the north property line, running through a portion of the existing stand of trees. Please provide a copy of this easement and also locate the easement dimensions on the site plan. 12. The east elevation on Sheet 2/3 should contain the same "sunburst" architectural detail as shown on the other elevations. 13. Landscaping, where it occurs, should be reflected in the applicable elevation views on Sheets 1/3, 2/3 and 3/3. Building Official- Senior Plans Examiner comments 14. One barrier -free van - accessible handicapped parking space will be required for both the office building. and the maintenance building. In each case, the space must be located on .. - ,,.: .., ..,� Michael Aippersbach October 31, 2000 Page 4 the shortest accessible route of travel to the main entrance of the building it serves. Where practical, the accessible route of travel shall not cross lanes of vehicular traffic. 15. Although your proposed accommodation plan for disabled customers is probably in the best interest of Quik Park, it will not be required. The parking lot is not related to, or in support of, any building. Therefore, under Table 11f of the Uniform Building Code, handicapped parking for customers is not required. It is the responsibility of the owner to provide or not provide for customers with disabilities as it relates to the parking lot. Public Works Department comments • None. Fire Department comments • None. SPECIAL PERMISSION -SIGN: Planning Department comments 16. As we discussed, your Special Permission Sign application will be processed by the Director of Community Development, contingent upon the Planning Commission's review and approval of your design review application. 17. As required under the Special Permission Sign Application, please provide four color copies of the proposed freestanding sign. 18. The L- shaped portion of the site located at South 160th (the proposed location of the freestanding sign) should be redesigned to eliminate the irregular shape created by the 90° angle in the property line. A rectangular shape will create a more viable parcel. This can be achieved by extending a straight line from South 160th northward to the outlanes at the project entrance. This line may run at a slight angle to achieve an average width of 50 to 60 feet from the western property line to the western right -of -way boundary along South 158th. Please make this adjustment and revise all affected plans. ADDITIONAL COMMENTS: As a courtesy, we are providing you with additional information. Although this information is not required at this time, you may wish to obtain this information prior to applying for land altering and building permits. 19. The Public Works Department has identified a number of deficiencies in the plans that must be addressed prior to the issuance of the construction permits. Please contact Dave McPherson, Associate Engineer at 206 -433 -0179 to discuss these deficiencies. z W mo QQ 2 m'. oo co w. w=. w w0 4a O =w z�': �o z ►- w. 0 D H; `w 1— —' • z; O F-: z Michael Aippersbach October 31, 2000 Page 5 \. .11-` .1- Z: 20. As we indicated in our April 28, 2000 letter, required fire hydrants shall be approved for location by .re �` the Fire Department, approved for purity by Water District #125 and fully in service prior to the start v of construction. By line of vehicular travel, a fire hydrant must be no further than 150 feet from a U O. structure and no portion of a structure shall be over 300 feet from a fire hydrant. If water lines are to co 0 be extended to accommodate fire hydrants, please contact Water District #125 regarding associated w = ILI fees. All water lines must meet Tukwila Public Works Department standards. If you have any co co u_ LL questions concerning this item, please contact Mike Alderson, Assistant Fire Chief at 206 - 575 -4404 w 0 or Mike Cusick in the Public Works Department. g gQ21. As we indicated in our September 9, 1999 and April 28, 2000 letters, the approval and recording of any lot consolidation(s) and /or boundary line adjustment(s) will be required after issuance of the , = a Design Review and SEPA permits and prior to the issuance of the land altering permit. f- _. zi- Upon receipt of the items referenced in Items 1 through 18 above, we will continue processing your z O' applications. Due to the application deficiencies stated above, public notice requirements and the Planning w w Commission's current schedule, a public hearing on the matter will not be held until next year. As you know, D o our ability to arrange for a hearing date before the Planning Commission is dependent upon the timing of your U co resubmission, its contents and responsiveness to the technical review comments provided in this letter, as 0 ♦- well as availability on the Commission's agenda. w w:. H U At the point that your plans and associated documentation have been approved for submission to the I!- p Planning Commission, you will be advised of the number of additional copies that will be required. fti Z Additionally, a complete set of PMTs will be required at that time. Please contact me at 206 -431 -3663 with 01 any questions. 0 z Sincerely, Deborah Ritter Assistant Planner Enclosures cc: Brian Shelton, City Engineer Mike Alderson, Assistant Fire Chief Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist. Dave McPherson, Associate Engineer City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Steve Lancaster, DCD Director Deborah Ritter, Assistant Planner FROM: Gary Schulz, Urban Environmentalist DATE: October 30, 2000 RE: Quik Park #E99 -0005, #L99 -0010 - Sensitive Areas Technical Review. This memo is a re- review of wetland information combined with the recently submitted study by B- twelve Associates, Inc. (SRO/Republic Parking-Quick Park, Wetland Analysis Report 9/26/2000). In addition, a wetland buffer enhancement plan was provided by B- twelve Associates to request approval of buffer reduction adjacent to the watercourse corridor (Gilliam Creek). The buffer enhancement plan, date - stamped Received 10/09/00, was not thoroughly reviewed due to probable changes to the wetland boundary within the Gilliam Creek corridor. As a result of the recently submitted information, I performed a site visit on 10/20/00 and met with B- twelve Associates staff on 10/23/00. Revisions to wetland site planning are being recommended because of past wetland determination changes and mapping inconsistencies. A summary of the wetland status and sequence of events is provided as follows. This memo will update many of my review comments provided in memos dated 7/10/00 and 4/24/00. Wetland Areas Three wetland reports (10/10/97, 7/17/98, & 9/20/99) were submitted with the related investigations conducted by Shapiro & Associates, Inc. Three distinct wetland areas were identified on the site. The First wetland located on the south side of the site is exempt from regulation due to its small size (< 1,000 square feet) and rating as Type 3. Itis recommended that this wetland's boundary and size be included on the site plan and labeled as Type 3 - Exempt. to Boulevard Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 z • aZ_ o:w 00 N 0 N O gQ ut d z �. 1-0 z 1•- ILI La • U 0. 0. 'w o w` V: uiz O ~. z Quik Park Memo October 30, 2000 Page 2 z z A Second small and isolated wetland was delineated on the north portion of the project site and 6 rated a Type 2 because of a forested wetland class (Shapiro & Assoc. 9/20/99). Type 2 wetlands v ; cannot be permanently altered unless the Tukwila Planning Commission approves an application c Oo through the Reasonable Use Exception process. Subsequently, this area was re- reviewed by w w J H B- twelve Associates (Wetland Analysis — 9/26/00). They concluded this area does not have wetland hydric soils and it is assumed the wetland hydrology criteria would not be present. w 01 The B- twelve Associates' analysis includes some soil data that was not confirmed during the field g a' visit. The soil profiles and conditions observed indicate the area has some seasonal drainage and is D. d,. a marginal situation. Hydric soil indicators are present at depths just below the wetland _: determination criteria for soil. Therefore, the area will not be considered wetland. z 1-. O z I- It is recommended the analysis be revised to include more accurate soil data and a discussion w to explain how the data relates to the 1987 Corps manual's wetland determination o;. methodology. This information will be included in an overall wetland report for the project N' site. o I-- =U LL. 1- . -O The Third wetland area is a non - isolated condition that is part of the watercourse corridor (Gilliam iui co Creek) located on the western portion of the site. The wetland area, flagged by Shapiro & Associates, is located near the middle of the watercourse corridor. The boundary of the Creek and O associated wetland were revised and two different flagging surveys of these areas are included in the current submittal. The watercourse rating for this portion of Gilliam Creek (# 22 -3) is a Type 3. Type 3 watercourses have a standard buffer setback of 15 feet. The associated wetland, connected with Gilliam Creek, also appears to have a Type 3 rating. Type 3 wetlands have a standard buffer setback of 25 feet. There is no indication of the type of watercourse or associated wetland on the project plan sheets; however, a wetland buffer of 25 feet is shown with some encroachment into the buffer. A buffer reduction request with a buffer enhancement plan was submitted for review. The wetland buffer area in question has dominant Himalayan blackberry and is an appropriate area to reduce the buffer provided no native vegetation is removed. The current site plan must be adjusted to allow at least 15 feet of wetland buffer setback adjacent to the proposed parking lot developments. The on -site meeting with B- twelve Associates confirmed the most recent wetland/watercourse survey has an error that could affect the buffer setback zone and the proposed buffer enhancement. The buffer enhancement plan also shows a parking design revision that is not the current plan submittal. Quik Park Memo October 30, 2000 Page 3 To resolve sensitive area issues and mapping problems, I recommend revisions /changes be addressed by one wetland evaluation report. The revised information will be submitted by one 'wetland consultant that will verify or re- delineate all of the wetland/watercourse areas. This complete evaluation will assist in preparing for design review and the approval of related permits. Also, please label the wetland and watercourse (Gilliam Creek) with the appropriate ratings. Cc: Jack Pace, Planning Manager Mike Cusick, Associate Engineer OCT -10 -2060 04:10 PM AIPPERSBACH & ASSOC 2065240337 MEMORANDUM To: Deb Ritter, Planner (206. 431 - 3663 /fax: 206- 431 -3662) City of Tukwila From: Michael Aippersbach Re: Quik Park Project (Off- Airport Parking Facility) 3610 South 158th Street L99.0010 (Design Review) E99 -0005 (SEPA) L99.0064 (Special Permission - Sign) L2000 -033 (Special Permission • Buffer reduction) Date: 10- 10- 2000/Tuesday Via Fax: (206) 431.36615 Re: Buffer reduction - Preliminary Deb, attached is a portion of the site plan showing the buffer reduction section (west property line - next to east side of the creek ravine). Hope you can read it (it will be a fax of a fax)! If not, let me know and I will have them (Perteet) fax the sheet to yo directly. Any comments on the way we have shown the buffer dimensions, etc. in the vicinirr the "wetland jog. "7 This section and our interpretation of your ordinance is critical to us. It is very important that our engineering "base" is accurate before we modify any of the landscaping and/or architectural drawings. Let's discuss by phone. You can reach me at (206) 523 -3764, e-mail me at aipp@prodigy.net or fax me at (206) 524 -0337. Thanks, Deb! Atth. 8.5" x 11" portion of site plan c/projcv s/ republicJdesgurzv.dsk:riIhricOidoc >0 P.01 Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523.3/64/Fax: (206) 524'0337 .�•. •+ ' • • MEMO DATE: June 13, 2000 TO: D. Ritter FROM: R.S.B. RE: Quik Park, Inc. barrier free parking, letter of 29May2k, from Michael Aippersbach. I consulted with the building official regarding the issue of barrier free parking for Quik Park. The following is our position on this matter: 1. Barrier free parking will be determined based upon the number of required parking for the office building only. Therefore, at least one barrier free parking stall will be required. This parking stall will have to be van - accessible and must be located on the shortest accessible route of travel to the main entrance of the office building. Where practical, the accessible route of travel shall not cross lanes of vehicular traffic. The proposed off airport parking lot is not related to or in support of any building and therefore is not required to include barrier free parking per UBC Table 11f. The proposed accommodation plan for disabled customers is the probably in the best interest of Quik Park. However, we will not require any involvement in the development of this plan. It is the responsibility of the owner to provide or not provide for customers with disabilities as it relates to the off - airport parking facility. ti .z = z, , *w; QQom. D• J 0; 'U O: CO o Y. w w; CO iLJ wO u..a =w• _, ?t- z 0. oco w uf. 1 Z: wu) • • z' July 11, 2000 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th E99 -0005 (SEPA) L99-0010.(Design Review) L2000 -033 (Special Permission — Wetland Buffer Reduction) Dear Michael: We are enclosing a copy of the technical review comments from Gary Schulz, Urban Environmentalist, dated July 10, 2000. These comments pertain to the sensitive areas documentation you submitted on May 30, 2000. If you have any questions regarding these comments, please contact Gary at 206 -431 -3662. As I told you last week, your wetland consultants verbally concurred with Gary's methodology during the June 30th field meeting. They were also in agreement that the 1,100 square foot wetland on the north portion of the site is a Type 2. Under the circumstances, we cannot continue processing your applications until you have informed us as to how you wish to proceed. The SEPA Determination as well as your proposal for Design Review will be affected by your disposition of the 1,100 square foot wetland. Additionally, your decision to either fill the wetland or to maintain its viability will determine whether your existing documentation must be revised or augmented. If you should have any questions, please contact me at 206 -431 -3663. Sincerely, -bdOcrah. Deborah Ritter Assistant Planner Enclosures cc: Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665 •z u6 U :CO 0 v) w w =; J H. w O, • u. z- _; • Z • Z•1-, D : p; w W uiz• • .O~ •Z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Steve Lancaster, DCD Director Deborah Ritter, Assistant Planner 4--7 FROM: Gary Schulz, Urban Environmentalist DATE: July 10, 2000 RE: Quik Park #E99 -0005, #L99 -0010 — Sensitive Areas Technical Review. I have reviewed the most recent revisions, date stamped Received 5/30/00, including previously submitted project plan sheets for the Quik Park development. The project is subject to sensitive area regulations and proposes a wetland alteration with on -site mitigation. My review is focused on the regulated wetland areas as listed below: A. Wetland Areas Three wetland reports (10/10/97, 7/17/98, & 9/20/99) have been submitted with the related investigations that were conducted by Shapiro & Associates, Inc. Three distinct wetland areas have been identified on the site. The First wetland located on the south side of the site is exempt from regulation due to its small size (< 1,000 square feet) and rating as Type 3. It is recommended that this wetland's boundary and size be included on the site plan and labeled as Type 3 - Exempt. The Second small and isolated wetland located on the north portion of the project site is now reported to be 1,100 square feet by professional survey but was rated a Type 2 because of a forested wetland class (Shapiro & Assoc. 9/20/99). Trees that are at least 20 feet in height and rooted in the wetland constitute a forested class (US Fish and Wildlife Service 1979). The majority of trees in this wetland are black cottonwood. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 Quik Park Memo July 10, 2000 Page 2 Because this wetland has more than 20 percent coverage of trees, it is rated Type 2 (TMC 18.45.020). Type 2 wetlands cannot be permanently altered unless the Tukwila Planning Commission approves an application through the Reasonable Use Exception process. Shapiro & Associates re- evaluated the wetland and reported the areal tree cover was less than Tukwila's standard of 20 percent related to a determination for a Type 2 rating (Shapiro & Assoc. 5/26/00). A field meeting with Shapiro & Associates was conducted on 6/30/00 to determine if the wetland rating should be changed to the lower rating of Type 3. The result of the field meeting included agreement that greater than 20 percent cover of trees (20 feet in height) are present within the wetland and its rating remains as Type 2. A Reasonable Use application is required to use this wetland. The current site plan shows the wetland area being filled for parking lot development. A conceptual mitigation plan is presented to replace wetland area at a ratio of 1.5 to 1.0 including the associated wetland functions. In addition, the mapped location of this wetland appears incorrect and is apparent on the aerial photograph of the site plan. The wetland boundary points are correct but the entire wetland is skewed to the west. Please correct this map error and add the Type 2 wetland labeling. The Third wetland area is a non - isolated condition that is part of the watercourse corridor (Gilliam Creek) located on the western portion of the site. The wetland area and watercourse was flagged by Shapiro & Associates and is located near the middle of the watercourse corridor. The boundary of the Creek and associated wetland have been revised and the actual flagging survey of these areas is now included in the current submittal (Shapiro & Assoc. 10/10/97). The watercourse rating for this portion of Gilliam Creek (# 22 -3) is a Type 3. Type 3 watercourses have a standard buffer setback of 15 feet. The associated wetland, connected with Gilliam Creek, also appears to have a Type 3 rating. Type 3 wetlands have a standard buffer setback of 25 feet. There is no indication of the type of watercourse or associated wetland on the plan sheets; however, a wetland buffer of 25 feet is shown. The current site plan submittal (dated 5/30/00) shows encroachment into the 25 -foot wetland buffer. This encroachment extends to a point that only retains about 6 feet of wetland buffer (See Sheet 15). The applicant project manager has submitted a letter requesting buffer reduction with enhancement for this portion of the parking lot development (Michael Aippersbach 5/29/00). Per the SAO, a reduced wetland buffer cannot be less than 15 feet (TMC 18.45.040). z mow JU 00 o, WI J �. w 0. g Q' (L) a �_ z� ~o zt-. ui no o— o _ V, w Z. UN Off' z Quik Park Memo July 10, 2000 Page 3 The wetland buffer area in question has dominant Himalayan blackberry and is an appropriate area to reduce the buffer provided no native vegetation is removed The current site plan must be adjusted to allow at least 15 feet of wetland buffer setback adjacent to the proposed parking lot developments. Also. please label the wetland and watercourse (Gilliam Creek) with the appropriate ratings. B. Wetland Mitigation The proposed wetland mitigation is located on the ravine slope. This may be appropriate for replacing a small wetland area. However. an increased water quality improvement function would be preferred through the construction of benches and a swale to convey the water through emergent vegetation. C. Tree Replacement Per the tree regulations (TMC 18.54), trees removed from sensitive areas, except black cottonwood, are subject to replacement standards. These standards are found in TMC 18.54.130, 3. The ordinance does exempt tree removal within City- approved rights -of -way and easements. Please show the replacement table that determines the number of new trees to meet the requirement of replacing trees within sensitive areas except for those removed from the new road right -of -way (TMC 18.54.130..3.). A detail of the tree planting can be provided after the numbers and proposed locations are approved. Please let me know if there are questions. Cc: Jack Pace, Planning Manager Mike Cusick, Associate Engineer w 6 0 0' W W. W= J H, LL w0 < i w z�; I-0 z I- 10 N =V; I- fit:. O: z June 28, 2000 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 Re: Quik Park 3610 South 158th E99 -0005 (SEPA) 'L99 =0010 (Design Review), L99 -0064 (Special Permission — Sign) L2000 -033 (Special Permission — Wetland Buffer Reduction) Dear Michael: On May 30th (in response to our April 28, 2000 technical review comments), you submitted additional documentation on the above - referenced files. We have completed our detailed review of that documentation. However, certain additional information is needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. We have the following comments: GENERAL COMMENTS: 1. To aid our review, please identify the locations of the revisions on each plan sheet. This can be accomplished by surrounding each revised area with a circle or similar visual cue. 2. There are number of inconsistencies between the information provided in the revised SEPA checklist and the revised plan set (both submitted to this office on May 30, 2000). They are as follows: SEPA Checklist Plans Size of Project Site 396,900 s.f. (9.11 acres) 410,500 s.f. (9.42 acres) Size of Office Building 360 s.f. and 976 s.f. 1,120 s.f. Size of Canopy 1,750 s.f. 2,400 s.f. Number of Parking Spaces 1,060 spaces 1,038 spaces Please make the necessary corrections to either the SEPA checklist or the plan set, as applicable, and resubmit. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z • J U • ••.UO` N0 • w=, • J uw0' u_ a: cod. • I- w' - _ 'z o. • w T. a u- p ui U N' 0 • • z Michael Aippersbach June 28, 2000 Page 2 SENSITIVE AREAS ORDINANCE: PLEASE BE ADVISED THAT SENSITIVE AREAS ISSUES REMAIN TO BE ADDRESSED WHICH MAY REQUIRE A SIGNIFICANT REDESIGN OF YOUR PROPOSAL. Urban Environmentalist's comments 3. Technical review comments from Gary Schulz, Urban Environmentalist will be provided to g -�. you under separate cover. If you should have any questions regarding his comments, ▪ D, Y P Y please contact Gary at 206 -431 -3662. w. O z 4. Sheet 13 provides a listing of the trees to be removed from sensitive areas (i.e., located LU outside of the right -of -way and on slopes 20% and higher). However, per our April 28th n • 0 letter, a tree replacement table (meeting the criteria of TMC 18.54.130(3)(B)) is still required. 'p N Please add the replacement table to Sheet 13. 0 H; w 2, V' 1— wz 0 F= � `.z Planning Department comments SPECIAL PERMISSION - WETLAND BUFFER REDUCTION: Planning Department comments 5. Based upon your evaluation of the wetland, you have requested that the required 25 -foot wetland buffer be reduced by 50% to 12.5 feet. Per TMC18.45.040(C)(4)(a), the wetland buffer may only be reduced to 15 feet. If you wish to pursue a reduction in the required wetland buffer, please revise all affected plans to reflect the proposed 15 -foot wide wetland buffer and relocate all fencing and hard surfaces outside the buffer. DESIGN REVIEW: Planning Department comments 6. The Design Review Application, Exhibit A, contains numerous blanks that must be completed. 7. Sheets 8, 9 and 15 are inconsistent with Sheets L1 and L2. We have the following comments: • The area from south of the maintenance building to the area north of the propane tank is inconsistent in these five plan sheets (parking areas versus landscaped areas). Michael Aippersbach June 28, 2000 Page 3 • The parking spaces on the east side of the maintenance building appear on some plan sheets and not on others. In any case, they should be eliminated as they create a conflict with the parking spaces directly south of the maintenance building. z w re 0 o, • The required fencing around the propane tank must be shown (inside of, and in w F- U) u • In some plans, the bus parking is shown in front of, and blocking, passenger w O. 8. On Sheet 7, the number of compact stalls in the second row of cars from the north th property line should be shown as 57 cars, not 47 cars. Of the total 1,038 parking spaces, w. please break out the number of regular, compact and handicap spaces on this sheet. z addition to, the bollards) on all plan sheets. spaces. In other plans, bus parking is shown as a separate, striped area. HO 9. You have indicated that a 10 foot utility easement lies outside the north property line, running z through a portion of the existing stand of trees. Please provide a copy of this easement and . 'LLI D also locate the easement dimensions on the site plan. v o' 10. The east elevation on Sheet 2/3 should contain the same "sunburst" architectural detail as � _, r—_: 11. Landscaping, where it occurs, should be reflected in the applicable elevation views on z ui U =; 0 z shown on the other elevations. Sheets 1/3, 2/3 and 3/3. Building Official- Senior Plans Examiner comments 12. One barrier -free van - accessible handicapped parking space will be required for both the office building and the maintenance building. In each case, the space must be located on the shortest accessible route of travel to the main entrance of the building it serves. Where practical, the accessible route of travel shall not cross lanes of vehicular traffic. 13. Although your proposed accommodation plan for disabled customers is probably in the best interest of Quik Park, it will not be required. The parking lot is not related to, or in support of, any building. Therefore, under Table 11f of the Uniform Building Code, handicapped parking for customers is not required. It is the responsibility of the owner to provide or not provide for customers with disabilities as it relates to the parking lot. Public Works Department comments • None. Fire Department comments • None. Michael Aippersbach June 28, 2000 Page 4 SPECIAL PERMISSION -SIGN: Planning Department comments 14. As we discussed, your Special Permission Sign application will be processed by the Director of Community Development, contingent upon the Planning Commission's review and approval of your design review application. 15. As required under the Special Permission Sign Application, please provide four color copies of the proposed freestanding sign. 16. The L- shaped portion of the site located at South 160th (the proposed location of the freestanding sign) should be redesigned to eliminate the irregular shape created by the 90° angle in the property line. A rectangular shape will create a more viable parcel. This can be achieved by extending a straight line from South 160th northward to the outlanes at the project entrance. This line may run at a slight angle to achieve an average width of 50 to 60 feet from the western property line to the westem right -of -way boundary along South 158th. Please make this adjustment and revise all affected plans. ADDITIONAL COMMENTS: ti w 6 UO_ W W= J �r WO ga• s u_ ?: • W z� z• � Do. U !Otn:. ❑ I-. W ul LI O. .Z' As a courtesy, we are providing you with additional information. Although this information is not required at v u this time, you may wish to obtain this information prior to applying for land altering and building permits. O 17. The Public Works Department has identified a number of deficiencies in the plans that must be addressed prior to the issuance of the construction permits. The enclosed Public Works' memo dated June 7, 2000 addresses these deficiencies. We also enclose one set of plans and the April 2000 Perteet Technical Information Report showing Public Works' red -line comments. Please contact Mike Cusick, Associate Engineer at 206 -433 -0179 with any questions you may have. 18. As we indicated in our April 28, 2000 letter, required fire hydrants shall be approved for location by the Fire Department, approved for purity by Water District #125 and fully in service prior to the start of construction. By line of vehicular travel, a fire - hydrant must be no further than 150 feet from a structure and no portion of a structure shall be over 300 feet from a fire hydrant. If water lines are to be extended to accommodate fire hydrants, please contact Water District #125 regarding associated fees. All water lines must meet Tukwila Public Works Department standards. If you have any questions concerning this item, please contact Mike Alderson, Assistant Fire Chief at 206 - 575 -4404 or Mike Cusick in the Public Works Department. 19. As we indicated in our.September 9, 1999 and April 28, 2000 letters, the approval and recording of any lot consolidation(s) and /or boundary line adjustment(s) will be required after issuance of the Design Review and SEPA permits and prior to the issuance of the land altering permit. Michael Aippersbach June 28, 2000 Page 5 Upon receipt of the items referenced in Items 1 through 16 above, we will continue processing your applications. Due to the application deficiencies stated above and to public notice requirements, a public hearing on the matter will not be held on July 27, 2000. As you know, our ability to arrange for a hearing date before the Planning Commission is dependent upon the timing of your resubmission, its contents and responsiveness to the technical review comments provided in this letter, as well as availability on the Commission's agenda. At the point that your plans and associated documentation have been approved for submission to the Planning Commission, you will be advised of the number of additional copies that will be required. Additionally, a complete set of PMTs will be required at that time. Please contact me at 206 -431 -3663 with any questions. Sincerely, PaqeJ4_ Deborah Ritter Assistant Planner Enclosures cc: Brian Shelton, City Engineer Mike Alderson, Assistant Fire Chief Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist Mike Cusick, Associate Engineer JUN -07 -2000 10:53 AM A I —F_RSBACH & ASSOC RECEIVEr "j JUN 0 7 2000 2065'7,4033V COMMUNIT`f DEVEV PMPNI T MEMORANDUM To: Deb Ritter, Planner (206- 431- 3663/fax: 206- 431 -3662) City of Tukwila From: Michael Alppersbach Re: QuI S uPr Off- Airport Parking Facility) South h Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99.0064 (Special Permission • Sign) L2000 -033 (Spedal Permission - Buffer reduction) Date: 6- 7- 2000/Wednesday Via Fax: (206) 431.3662 Re: Graffiti - Public Notice Signs Deb, I do not have an answer as yet for correcting the public notice sign regarding the graffiti. Our sign company is checking further, but at this point they do not know of a way "to coat" the sign to allow for the removal of graffiti in the future. I also have .►t seen the graffiti, but SRO's property manager will be down this am to look at the damage and will get back to me. Based on your voicemail I received this morning, you indicated that removing or "painting out" the public notice sign should not affect the City's legal obligation for public notice on our buffer reduction request (application). It may well be that our tardy option is to remove the public notice sign and re- install at an appropriate later date. At this point I am still checking out our options and will get back to you ASAP with our course of action. As always, if you need to each me, please call (206) 523 -3764, e-mail me at aippeprodigy.net or fax me at (206) 524 -0337. Thanks, Deb! . Jason Horning, SRO c/ projects /ropubliddeaprev.dzkzftJ ;i06doc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524-0337 P. 01 z a — J C.) 0 CO w: w =. J CO IL. w O. 2 J; co d'. _' Z 1- O Z F—: w uj U o. iO N; W; 0. H: O. ui Z, UP O CIryR�FTor ICA Michael Aippersbach & Associates Planning and Development Services /'RM /TcsAroz May 29, 2000 Deborah Ritter Assistant Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Quik Park, Inc. Project (Off- Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) Dear Ms. Ritter, Based upon your letter of April 28, 2000, I have the following informational items to include for our resubmittal in response to the City's comments: - 6 Sets of development plans.. - 1 - Shapiro Letter (Revising prior wetland classification) - 1 - Conceptual wetland mitigation plan - 1 - Colored elevation of the freestanding sign (Sheet 1/3 of architectural drawings) - 1 - Set (3) - Color Boards with building elevations - 1 - ADA Compliance memo - 1 - Letter requesting a wetland buffer reduction (to the Director) - 1 - Revised Design Review Application, Attachment A - 6 - Revised Environmental Checklists - 6 - Revised Responses to International Boulevard Design Guidelines - 1 - Aerial photo (with site plan superimposed) Specific responses to the items listed in your letter are as follows: Items # 4 - 7 - Elevations and associated information to illustrate the design treatment of retaining walls Items # 8 -12 - All of these items have been addressed in the revised site /grading plan Items # 13 - 14 - Revised plans show compliance address these items Items # 15 - 19 - The landscape plans have been revised to comply with these items. Item # 20 - We have provided one (1) copy. Once the staff has accepted the drawing, we will provide the additional 3 -4 copies. Item # 21 - The site plan has been revised accordingly to comply with this issue. Item # 22 - The canopy sign area has been revised on Sheet 2/3 (South elevation). Item # 23 - We have responded to those points which are appropriate at this stage of review. PO Box 95429 - Seattle, Washington 98145 - (206) 523 -3764 /Fax: (206) 524 -0337 Page 2 Ltr from Aippersbach & Associates to D. Ritter, City of Tukwila/5 -26 -00 Item # 24 - These details will be satisfied for the building permit application. We have prepared for Water District # 125, two (2) separate Developer Extension Agreement applications for the relocation of existing waterlines (for the street and the site). Item # 25 - We acknowledge this comment and will respond at the appropriate point. We have added several other pieces of information for purposes of clarifying our design or responding to issues not included in your letter or which surfaced since your letter was prepared. Please note the following • A letter from Shapiro and Associates supporting our assertion that one of the wetlands associated with the project is a Type 3 rather than a Type 2 as originally thought. • A Conceptual mitigation plan to allow us replace the existing Type 3 wetland in the ravine, • A memo indicating how we propose to comply with the ADA standards, • A reduced capacity propane tank (from 5,000 gallon to 2,000 gallon) per the Fire Department, • A written request to the Director to allow for wetland buffer reduction on the west side of the site, and • An aerial photo which has the proposed site plan superimposed on it. As soon as the City has accepted the drawings, I will provide the City with reduced copies (8.5" x 11"). If you have any question regarding the above, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, Michael Aippers t ach c /projects /republic /desgnrev.dsk:tukapl 12.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 \. z. -.I 0: 00 :rn 0; w w- w =: w 0' g J. co a .1- w of Z t— LLI p' ,w uJ! 1— tl.z;. tJ 0t—; z Michael Aippersbach & Associates Planning and Development Services May 29, 2000 Deborah Ritter Assistant Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: ADA Requirements Quik Park, Inc. Project (Off- Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) Dear Ms. Ritter, Regarding the subject of ADA provisions as it relates to the proposed off - airport parking facility, it is Quik Park's experience in other cities in the country that handicapped persons normally do not use off - airport parking facilities, but instead are dropped off at the airport directly. However, to fully comply with the ADA requirements Quik Park proposes to employ the following rather than provide 31 designated parking stalls for handicap parking as suggested in the City's letter of April 28, 2000 (item # 8): • In addition to the provision of the two handicap stalls adjoining the office, Quik Park will provide valet parking for those handicap persons who choose to use their off- airport parking facility. The normal method of operation would be to have the on- site manager to drive their car to the airport to drop them off and to pick -up them up with their car at the airport. Should the handicap customer prefer (and is able) to park their own car and access the passenger van, Quik Park will accommodate them in one of the two designated handicap stalls. If both designated stalls are full, we will direct them to a specific location and pick them up there. Should they have extra - large vans, Quik Park can or they can park them in the designated passenger bus area. The manager will move (if necessary) a passenger bus from the designated parking area to make room for their vehicle. • This approach has been employed in other off- airport parking operations in other cities and has worked extremely well. If you have any question regarding this plan to address ADA requirements, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, 11444tarrieei Michael Aippersbach c /projects / republic /desgnrev.dsk: tukapl l0.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 '' ......., ti z D •0 0w Ill =` JI_ w O. 2 g J; =d z�, ZO w w 2o !UO N: '0 H, :w w. Li- 0 z Revised Design Review Application City of Tukwila QUik Park of Washington LLC May 29, 2000 REVISED DESIGN REVIEW APPLICATION ATTACHMENT A I. PROJECT/PROPOSAL BACKGROUND A. Applicant: Quik Park of Washington LLC B. Address: 3610 South 158th Street Tax parcels: (1) 222304 -9017 (2) 222304 -9022 (3) 222304 -9027 (4) 222304 -9034 (5) 222304 -9036 (6) 222304 -9076 (7) 222304 -9091 Legal Descriptions: Tax parcel # 1 222304 -9017 (portion of) Beginning at the southwest corner of Tract 119 of Sunnydale Garden's Division # 1; thence north along west line of 146.5 feet; thence north 89.22.30 degrees west 392.5 feet to the true beginning; thence south 00.04.20 degrees west 166.5 feet; thence north 89.28.52 degrees west to the east margin of Old Military Road; thence northwesterly along said east margin to a point North 89.22.30 degrees west from True Beginning; thence south 89.22.30 degrees east to True Beginning & portion of vacated County road adjacent. Tax parcel # 2 222304 -9022 The east 392.5 feet of Unplatted Tract # 74 of Sunnydale Gardens, Division #1 in the south 1/2 of SW 1/4 of Section 22, Township 23, Range 5 E.; also beginning at the SW corner of Tract # 119, Sunnydale Gardens, Division # 1; thence north 89.49.00 west, 158.75 feet; then south 67.19.42 west, 51.49 feet; thence north 89.49.00 west, 186 feet to the point of beginning; thence south 89.40.00 east, 186 feet; thence south 67.19.42 west, 130.60 feet; thence south 46.16.32 west to a point south 00.11.00 west of the point of beginning; thence north 00.11.00 east to the point of beginning. Tax parcel # 3 222304 -9027 The east 392.5 feet of the west 1641.75 feet of the north 499.5 feet of the south half of the SW 1/4 lying east of Old Military Road less the State Highway. Tax parcel # 4 222304 -9034 Portion of SW 1/4 of Section 22, Township 23, Range 4 E. lying south of County Road # 1, lying easterly of Old Military Road and north of line beginning west line of Tract 100 Sunnydale Gardens, Division # 1,423 feet south of NW corner; thence north 89.52.11 degrees west less 206 feet and less west 60 feet of east 266 feet of south 60 feet. Page 1 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quirt Park of Washington LLC May 29, 2000 Tax parcel # 5 222304 -9036 (portion of) Portion of the southwest quarter beginning at the southwest corner of Tract 119 of Sunnydale Gardens Division # 1; thence north 89.49.00 degrees west 158.75 feet; thence south 67.19.42 degrees west 51.49 feet; thence north 89.49.00 degrees west 186 feet to the point of beginning; thence south 00.11.00 degrees west to the northerly line of the County Road; thence south 46.16.32 degrees west to easterly line of Old Military Road; thence north 39.14.50 degrees west 385.34 feet to north line of south half of south half of the southwest quarter; thence east to the beginning and portion of vacated Old Military Road adjoining. Tax parcel # 6 222304 -9076 The east 206 ft of the following: Begin 424 feet south of the NW corner of Tract 100, Sunnydale Gardens # 1, then north to the NW corner, thence westerly along southerly line of S 158th Street to northeasterly margin of Old Military Road, thence south 39.38.00 degrees east 154.44 feet, then south 89.52.11 degrees east 450.51 feet to beginning less south 60 feet. Tax parcel # 7 222304 -9091 (portion of) Beginning on the Northerly margin of the south one -half of the southwest quarter 1641.75 feet east from the northwest corner; thence south 499.50 feet, thence west 392.5 feet to the point of beginning; thence continuing west to the easterly margin of Old Military Road ; thence northerly along the easterly margin to the north line of said south one -half ; thence easterly to a point 1249.25 feet from the northwest corner of said subdivision; thence south 00.04.20 degrees west to point of beginning less State Highway and portion of County Road adjacent. NOTE: The legal descriptions describe the entire parcels (the proposed site will occupy most of the land included in the parcels). NOTE 2: The property owner will apply for a Boundary Line Adjustment (BLA) following Design Review approval of the proposed parking facility. Contact: Michael Aippersbach PO Box 95429 Seattle WA 98145 -2429 Phone: 523 -3764 Fax: 524 -0337 E -mail: aipp @prodigy.net D. Property Owner: Sterling Realty Organization (SRO) - Signed Declaration Attached The applicant, Quik Park, will lease the site from SRO and operate the parking facility. E. Comprehensive Plan Designation: Regional Commercial (RC) F. Zoning Designation: Page 2 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 Regional Commercial (RC) H. General Description of Surrounding Land Uses: North: State Route # 518 is located immediately to the north of proposed site. In this vicinity, the width of the right -of -way is approximately 400 feet. To the north of SR # 518 are more commercial uses along International Boulevard (Pacific Highway south). South: The Fellowship Bible Church of Riverton Heights (1.72 acres) is located to the south adjoining the southern portion of the proposed site and the new configuration of S. 158th Street. To the south of the Fellowship Bible Church of Riverton Heights is the corporate limits of Tukwila which adjoins the City of SeaTac (south side of S. 160th Street). Within the City of SeaTac, commercial development (a restaurant -- Taco Time) exists at the southeast corner of International Boulevard South and S. 160th Street. The remaining area to the east along the south side of S. 160th Street is designated as high density multifamily (Evergreen Heights condominiums, Birchwood apartments, Sutton Suites, Julliene Apartments, Innsbruck apartments with some existing duplex and single family development). West: Adjoining the west side of the proposed site is the Gilliam Creek watercourse. On the west side of the Gilliam Creek watercourse are the existing paved and landscaped parking areas for the theater (Lewis & Clark Theater)and bowling alley (Lewis & Clark Lanes). Further to the west is commercial development along the east side of International Boulevard South (Dollar- Rent -a- Car, an Ace hardware store, and the restaurant El Charro) and within the city limits of Tukwila. The western boundary of the corporate limits of the City of Tukwila is the east right -of -way line of International Boulevard South. There is also commercial development on the west side of International Boulevard South which is within the corporate limits of the City of SeaTac. East: Condominium development (Laurel Estates) and multifamily development (Sunnydale Apartments - 72 units) immediately adjoin the eastern edge of the proposed site. Further to the east is additional condominium, apartment, and single family development (Grande Terrace apartments, Chalet South condominiums, and Holly Crest condominiums). II. RESPONSES TO DESIGN REVIEW GUIDELINES A. Relationship of Structure to Site: 1. The site should be planned to accomplish a desirable transition within the streetscape and to provide for adequate landscaping and pedestrian movement. The site has been designed with the entry canopy setback to allow for queuing of vehicles who may at certain times of the day wait for entry to the parking facility. Existing landscaping on either side of the entry (Old Military Road) has been retained where possible and supplemented. The proposed new landscaping on the west side of the entry will supplement the existing landscaping between the roadway and the SRO parking area for the theater /bowl. Page 3 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z a1— • =z ~w C4 2 6 -1 C.) 00 moo. CO w` Ili J � CO L w0 g 1. ? id �._ z�. Z o. w w o- 0 F- ill U, u. 0 • Z U� 0 z Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 2. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. The visual impact of the parking areas will be moderated through the required perimeter and interior landscaping. The impact will also be moderated through the use of site- obscuring fences where necessary and z additional landscaping as determined through discussions with adjoining , _ I-: property owners (Laurel Estates Condominium Association, Sunnydale L 1-- w Apartments, and the Fellowship Bible Church). See item # A.2. for more r4 w discussion of process used to arrive at additional landscaping /fencing J v proposed. .� o' To moderate the visual impact of the service area (for the parking and w = maintenance of the vans), they have been located at the west end of the -I LL. property, approximately 600 feet north of the existing residential w O. development along S. 160th Street and approximately 500 feet west of the 2 �. existing residential development to the east (Laurel Estates, Sunnydale apartments, etc.). The view of the propane tank (2,000 gallon capacity) u_ a from the west (SRO parking lot) will be screened from view through the a use of an 8 -foot high chain -link fence with slats (per the City's regulations). - w The recycling and solid waste collection points will be located along the ? north wall of the maintenance building and will be incorporated into the z 0 wall design of the building. w w. no 3. The height and scale of each building should be considered in relation to v its site. 0 H All of the proposed commercial structures for the site (entry canopy, ui w maintenance building, and office) are one -story in height with a shallow I v pitched roof, compatible with one another. They are also compatible with u.. p' other residential and commercial structures in the vicinity. . w N. B. Relationship of Structure & Site to Adjoining Area: c F. 1. Harmony in texture, line, and masses is encouraged. z To provide a harmonious character for the structures, the proposed buildings will have the same exterior colors, are essentially one -story in character (the entry canopy is 18 feet in height), have the same low -pitch roofline. The gabled roof ends on both the canopy and office buildings include an architectural trim element. The office building and entry canopy are located in close proximity for both functional and aesthetic considerations. 2. Appropriate landscape transition to adjoining properties should be provided. A 30 -foot strip of landscaping has been provided on the eastern portion of the site alongside the Laurel Estates development providing a buffer to protect the existing residential development from impacts associated with the parking facility. Also provided is landscaping (10 feet) along the re- configured S. 158th within the Right -of -way and sidewalks along both sides of the re- configured street. The perimeter landscaping along the re- aligned S. 158th Street matches the elevation of the roadway Since the roadway rises in elevation (above the parking lot), maintaining the elevation of the perimeter landscaping the same as or close to the elevation of the roadway will provide a more effective screening of the parking lot Page 4 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quin Park of Washington LLC May 29, 2000 use from the developed residential areas (Sunnydale Apartments) to the east. Landscaping (10 feet in width) on the north and the west perimeters of the site has also been provided. Additional landscaping has been proposed for several off -site locations. We have worked with the church to provide additional landscaping in the z small triangular parcel (unusable and south of the re- aligned S. 158th Street) as a buffer between the church property and the new street location. w Also we have worked with the Sunnydale apartment owners and propose cG 2' to provide additional landscaping (Leland Cypress trees) along a portion of j v the their east boundary which adjoins the new roadway location. We have v o also agreed to provide if necessary additional trees within the large w. triangular parcel (again, unusable and south of the re- aligned S. 158th Lir I Street) to partially screen the southernmost apartment structure from the visual impacts of the parking area. w 0 3. Public buildings and structures should be consistent with the established neighborhood character. u- N /A. d 4. Compatibility of vehicular and pedestrian circulation patterns and z �. loading facilities in terms of safety, efficiency and convenience should be z O encouraged. W w. As proposed, the initial access to the site is from S. 160th Street via Old o Military Road. The actual entry to the parking use is from a driveway cut 0 N. along the re- aligned S. 158th Street at the point that Old Military Road and 01— S. 158th Street merge. _ v' Old Military Road has been modified to provide three traffic lanes (to o include a center turn lane into the parking facility) with a free right turn z lane onto S. 158th Street from Old Military Road. Sidewalks have been added to both sides. o F Sidewalks have also been provided along the re- configured S. 158th Street z . which with the sidewalks along Old Military Road will provide a safe, convenient surface for pedestrian access to S. 160th Street for those residents living in the residential area to the east of the proposed facility. k. (NOTE: It is also our understanding based on conversations with the City of SeaTac Public Works staff that future roadway improvements for S. 160th Street including sidewalks have been approved on the City's Transportation Improvements Program [TIP].) The entry canopy has been setback to allow for queuing of up to two vehicles entering the parking facility once the vehicles have entered onto the site. (The following was based on personal observation of a similar nearby parking facility along International Boulevard South at the peak AM time -- 6:45 am to 8:30 am.) The provision of a two vehicle queuing area appears to be more than adequate given the spread out arrivals of vehicles to the site. The center turn land will allow more queuing if necessary. The proposed design for the entry to the parking facility and its fenced perimeter will prevent vehicles from entering onto the SRO site and using the abandoned portion of Old Military Road or their parking area as a bypass to head north on International Boulevard South (This activity has Page 5 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 been occurring for years with the vehicles driving through private property and no practical way of preventing it.). The closing off of access to International Boulevard South via SRO property is likely to discourage any additional use of S. 158th Street by non - residents by eliminating the opportunity to avoid using S. 160th Street to access to International Boulevard South. 5. Compatibility of on -site vehicular circulation with street circulation should be encouraged. See response to item # 4. C. Landscape & Site Treatment: Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. The site has been terraced to accommodate the parking stalls. The design of the parking layout reduces the amount of fill material which would have been needed for a more uniformly level parking area. Such terracing also reduces the height of the necessary retaining walls. Tukwila's grade requirements for a parking facility dictate the maximum grades and affect the design of the terracing. 2. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The proposed grades of sidewalks, vehicle entry and parking stalls do promote safety and provide an inviting and stable appearance. 3. Landscape treatment should enhance architectural features, strengthen vistas and important axes, and provide shade. The proposed landscape treatment continues and enhances the attractiveness of the existing entry to the site. Perimeter landscaping treatment provides an attractive transition to buffer the impacts of the parking from adjoining development. The landscape treatment for the parking lot interior also provides some relief to the large expanse of paving. In addition, the supplemental landscaping located between the re- aligned S. 158th Street roadway and Sunnydale apartments and also the supplemental landscaping on the south side of the church property provides greater transition from the parking lot/roadway to existing adjoining development. 4. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. The location of the plant materials has been largely in response to the City's landscaping requirements. Where possible we have places /concentrated them where we would anticipate minimal impact from vehicles and pedestrians. The required use of curbing should reduce potential injury from pedestrians and motor traffic to the proposed planting material. 5. Where building sites limit planting, the placement of trees and shrubs in paved areas is encouraged. N /A. None of the proposed building sites limit planting. Page 6 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 6. 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. The placement of service areas of the site have been carefully located to avoid any impact of their functions. Almost all servicing of the passenger vans will take place within the proposed maintenance building. The propane tank which will provide fuel for the passenger vans and heat the maintenance building will be screened. The recycling and solid waste collection points will be located along the north wall of the maintenance building and will be incorporated into the wall design of the building. In addition, except for peak capacity periods (holidays) when the lot will likely be full, most of the parking will be directed away from the site perimeter which adjoins existing development. 7. 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. N /A. 8. 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 proposed exterior lighting for the buildings will provide the necessary lighting for the functional aspects of the buildings while being attractive, provide for public safety, and minimize the visual impacts to the surrounding residential development. The proposed lighting recognizes that there is residential development on the east as well as to the south (in the City of SeaTac). First the proposed structures have been located away from the existing residential development as far as possible. Second, the proposed levels of lighting for under the entry canopy, the exterior of the office building and maintenance facility is approximately one foot - candle. (NOTE: The State of Washington regulates lighting for purposes of energy conservation). Since the most of the exterior lighting for the proposed project is for the parking areas, the objectives for the lighting are to provide adequate lighting consistent with the security considerations for the site and the users needs while minimizing potential impacts to the existing adjoining development. The proposed lighting level standard for the parking area is one foot -candle at the parking surface level. The effect of this lighting level standard is that it reduces the overall lighting level thus reducing energy consumption and making the facility more compatible with the adjoining residential development. A low level of lighting in the parking area is consistent with the way in which Quik Park will operate -- by picking up customers at their vehicles and delivering them to their vehicle thus eliminating the need to walk on the site and our combined perimeter fencing, video surveillance, and passenger van movement through the site which prevents non - customers from access to the site. Also, we have included exterior lighting information which shows the use of fixtures which utilize cut -off features or are located to prevent lighting spill beyond Page 7 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 , r a Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 the perimeters of the property particularly on the east side adjoining the existing residential area. Per City regulations, we have also included cut -off luminaires to be used on the street lighting. See further discussion in item E.2. D. Building Design: 1. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. As noted in an earlier response, we have placed the buildings in a location which is most favorable to avoiding or reducing any impacts from the proposed use to the existing residential neighborhood to the east (and south across S. 160th Street). The quality of the design is consistent with the proposed use and compatible with surrounding uses permitted in the RC zoning district. The use of wood exterior and a low pitch roof with asphalt shingles is consistent with the adjoining residential development. The gabled roof ends on both the canopy and office buildings include an architectural trim element. The use of wood is less commercial in impact than the oft -used interior- illuminated plastic panels used in the newer parking facilities (Master Park, etc.). This low pitch roof concept is repeated in the roof treatment for the office, the canopy, and the maintenance building. The disparity of height for the roof of the entry canopy and the office again is less commercial in appearance that the integrated office and entry canopy structure (Master Park, etc.) which because of the vehicle clearance requirement (14' -6 ") cause the office portion to be taller than necessary. The use of the beveled wood siding is also consistent with the existing residential development. The newer parking facilities tend to use a metal "skin" which again would give it a more commercial appearance (similar to service stations) and less compatible with the surrounding residential development. Again, the maintenance building is set back a considerable distance from the existing residential development (approximately 600 feet from the high density residential development in the City of SeaTac and approximately 500 west of the Laurel Estates Condominiums and Sunnydale Apartments). The exterior is still consistent with the neighboring commercial structures to the west (Dollar Rent a Car with its unpainted galvanized corrugated metal roofing and siding, the Quonset -style appearance of the Lewis & Clark Bowling Lanes, etc.). 2. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Although the proposed project includes buildings for commercial use they are in harmony with both the residential development to the east (and south) through placement on the site and the selection of building type, material, finish, and color. The project is also in harmony with the existing commercial development on the west (bowling alley. theater, car rental, hardware store, restaurant, etc.,). The proposed one -story buildings have the same or similar roof lines and use of the same or similar exterior colors. Page 8 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application Quik Park of Washington LLC City of Tukwila May 29, 2000 3. 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 proportions of the proposed buildings complement one another and are consistent with the functional requirements for the permitted land use - a parking facility. The building components are consistent with the anticipated life of the buildings for the proposed use. 4. Colors should be harmonious, with bright or brilliant colors used only for accent. The basic building color is gray with white and blue trim. None of the proposed colors would be considered brilliant. 5. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view. The air- conditioning for the office building will be placed inside the roof except for the compressor. The compressor will be pad mounted and placed in nearby landscaping (similar to type of air conditioning found in single family development. No other mechanical equipment is contemplated for the other structures. 6. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. The proposed exterior lighting uses attractive fixtures and light standards, the lighting level being at the appropriate level for the type and operation of the use, and is consistent with safety considerations. See response to item # E.2. 7. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. Each of the proposed buildings serves a distinct function which is reinforced by both the type of building utilized and location within the large site. The gabled roof ends on both the canopy and office buildings include an architectural trim element. The height of the entry canopy must accommodate a vehicle clearance of 14' -6 ". The low structure with matching roof for the office adjoining the entry canopy adjoins the entry canopy to provide for close coordination for the staffing of each (easily accommodates lunch, restroom, and other work breaks). And lastly, the maintenance building with bay doors for van access is further separated from the others and the surrounding residential development, but adjacent to the van parking area and propane tank. E. Miscellaneous Structures & Street Furniture: 1. 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. See response to criteria # A -3, B -1, and D -2. Page 9 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application Quik Park of Washington LLC City of Tukwila May 29, 2000 2. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. Proposed lighting levels for the parking areas is approximately one foot - candle using light standards between 35 -40 feet in height. The recommended standard in the International Boulevard Design Guidelines calls for a minimum of 2 foot - candles using light standards of from 10 to 15 feet in height. Our response to this standard is that in situations where there are security and safety issues (e.g., a Park and Ride lot or a retail shopping area) a minimum of 2 foot - candles may be necessary. However, in this situation where access to the site is controlled through an entry gate and a security fence (also utilizing video cameras for all portions of the site) and patron are escorted from or to their vehicles by passenger vans a lighting level standard of a minimum of two foot - candles on the parking surface is excessive. Most pedestrian pathways in public parks and sport field areas are lighted at the half foot - candle level. The increase from one foot- candle to the guideline standard of two foot - candles would impact the surrounding residential development. And although not part of the design guidelines, the energy consumption levels for that level of lighting is considerable especially for a facility which will be operating 24 hours. There is lighting underneath the entry canopy and the entrances to all habitable buildings (office and maintenance building) are lighted. The proposed parking lot lighting will be sufficient for any pedestrian access from the temporary parking area to the office entrance. The street lighting for the new portion of S. 158th Street has been provided as required by public works street standards. III. RESPONSES TO APPLICABLE DESIGN REVIEW POLICIES A. All Commercial Areas: Goal: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth - flowing traffic patterns, are well - maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses" (Goal 1.7). 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). The design for the proposed use does not include any features which clearly reflect characteristics of Tukwila's history. However, the proposed use probably would not be considered a long -term use for the site given the anticipated market activity resulting from the City's efforts to rehabilitate the International Boulevard (Pacific Highway South) corridor. The actual use - parking - however is likely the be the long term use for this portion of the site when one considers the height limitations of the site with respect to future, more long term uses (such as office and other commercial uses). The proposed 30 -foot buffer on the east end of the site (adjacent to the Laurel Estates condominiums) as well as the re- configured roadway eliminating the current straddling of the property across the current S. 158th Street does address a more long -term view of the site. Page 10 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila QuiK Park of Washington LLC May 29, 2000 2. Fencing and landscape buffers are provided between commercial and residential uses (1.7.4). Buffering in the form of landscaping and other features and perimeter fencing have been provided. An 8 -foot high fence is proposed for a portion of the east property line adjoining the Laurel Estates Condominiums. A solid wood fence is proposed for only a portion of the property line based on previous discussions with condominium owners. The portion of the site where there is little grade differential asked to have the solid wood fence. Those with a greater grade differential asked that a sold fence not be constructed because of their concerns about blocking sunlight. We have agreed with the condominium owners to confer with them once the grade levels are fairly firmly established so that we can jointly determine where along the property line the solid wood fence should end. The applicant and property owner met early on in the process (prior to submittal of application) with the Laurel Estates Condominium Homeowners Association at Highline High School (Tuesday, March 10, 1998 and Tuesday, March 24, 1998). Laurel Estates is the existing residential development immediately adjacent to the site on the northeast. We discussed the project and its design and after two separate meetings, the applicant agreed to provide a 30 -foot buffer between the edge of the parking lot paving and the property line. (This agreement preceded the current zoning code setback requirement.) This area will be landscaped. A portion of the perimeter security fence alongside the condominium development will be wood. Those units closer to S. 158th Street (and higher in elevation) preferred a wood fence while those further from S. 158th Street (lower in elevation, i.e. below the parking lot) stated a preference to have a chain -link fence so as not to block off sunlight to their units. The exact location of the wood portion of the fence would be subject to field confirmation. A subsequent meeting was held at the Fellowship Bible Church (Thursday, July 29, 1999) to discuss the accompanying street vacation with other development in the area. Quik Park agreed after discussion to add additional landscaping (principally Cedar trees) between the edge of the ROW and the west property line of the Sunnydale apartments. Quik Park also agreed both to provide additional landscaping to buffer the rear of the church and adjacent manse as well as alter the existing manse driveway so that will function better with the re- configuration of S. 158th Street. A later meeting was held again at the church January 18, 2000 to give further opportunity discuss the design of the re- configuration of S. 158th Street ( a condition of the City Council's street vacation ordinance). At that meeting no objections to the street's design were noted (Several people in the area wrote supportive letters regarding the street's redesign -- See Attachment A -1). The Tukwila Public Works staff approved the design after several additional modifications were made. 3. The development provides adequate parking and lighting (1.7.3). Since the primary use is for parking the term "adequate" (meaning quantity) is not appropriate description in this instance. The proposed lighting for the parking area will be controlled through cut -off features of the specific fixtures to prohibit light and glare and will be sufficient for security purposes. NOTE: Several of the residents of the Laurel Estates Page 11 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 were pleased that the facility was going to be monitored with site presence 24 hours per day. In the past they have had problems with kids and transients using the vacant property next to them. The proposed use was not seen as an intrusion on the neighborhood, but as a complimentary use given their exposure. Parking to comply with ADA standards will consist of 2 handicap stalls located adjacent to the office building. In addition to the provision of the two handicap stalls adjoining the office, Quik Park will provide valet parking for those handicap persons who choose to use their off - airport parking facility. The normal method of operation would be to have the on -site manager to drive their car to the airport to drop them off and to pick -up them up with their car at the airport. Should the handicap customer prefer (and is able) to park their own car and access the passenger van, Quik Park will accommodate them in one of the two designated handicap stalls. If both designated stalls are full, we will direct them to a specific location and pick them up there. Should they have extra -large vans, Quik Park can or they can park them in the designated passenger bus area. The manager will move (if necessary) a passenger bus from the designated parking area to make room for their vehicle. This approach has been employed in other off - airport parking operations in other cities and has worked extremely well. Proposed lighting levels for the parking areas is approximately one foot - candle using light standards between 35 -40 feet in height. The recommended standard in the International Boulevard Design Guidelines calls for a minimum of 2 foot - candles using light standards of from 10 to 15 feet in height. Our response to this standard is that in situations where there are security and safety issues (e.g., a Park and Ride lot or a retail shopping area) a minimum of 2 foot - candles may be necessary. However, in this situation where access to the site is controlled through an entry gate and a security fence (also utilizing video cameras for all portions of the site) and patron are escorted from or to their vehicles by passenger vans. As suggested in the City's International Boulevard Design Guidelines, a lighting level of a minimum of two foot - candles for parking areas in this context would appear to be excessive. Most pedestrian pathways in public parks and sport field areas are lighted at the half foot -candle level. The increase from one foot -candle to the guideline standard of two foot - candles would impact the surrounding residential development. And although not part of the design guidelines, the energy consumption levels for that level of lighting is considerable especially for a facility which will be operating 24 hours. There is lighting underneath the entry canopy and the entrances to all habitable buildings (office and maintenance building) are lighted using an illumination level of one foot - candle. The proposed parking lot lighting will be sufficient for any pedestrian access from the temporary parking area to the office entrance. The street lighting for the new portion of S. 158th Street has been provided as required by public works street 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 Page 12 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 property (1.10.11), and they designed and constructed in a manner that is safe for all users and adjacent property owners (1.11.7). Because of the security issue no connecting trails are proposed for the project. 5. In areas of concentrated commercial and retail activity, the development z is connected by pedestrian facilities to the City's trail network, where \„ ' z z feasible (1.11.4). re w See response to item # 4. The commercial development is not 6 v concentrated and bears little logical connection with the adjoining 0 o commercial uses. N co I F. General Transportation Corridors: o Goal: "A more attractive form of commercial development along major streets in g the community, in which buildings and plantings are prominent and oriented to pedestrians, transit, and automobiles" (Goal 1.8). NOTE: Although the development is part of the SRO ownership, the proposed z w tu project is oriented to S. 160th Street and not International Boulevard South. In Z i addition, the City's design policies have been written for a more conventional 1— o development consisting of principally building(s) with supportive facilities such as z 1-- parking and other related facilities. In the proposed development, parking is the g D principal use with the building playing a supportive role for the primary use - 0 o' parking. o �', oI— 1. The development provides through -block pedestrian connections (1.8.5). 11.1w The project as proposed provides a pedestrian connection from the existing LL residential neighborhood to the east to S. 160th Street which with the — z` current configuration of S. 158th Street is not available. v co' 2. Building facades provide pedestrian weather protection, see - through glass and distinctive rooflines. On minor facades adjacent to secondary streets z or pedestrian paths, the development incorporates interesting and pedestrian friendly features (1.8.7). The site is entirely fenced and monitored for security reasons. It is not a "public site" in the sense that there would potentially be pedestrians crossing the project site to get to another building or use in the vicinity. The only users of the site are those who have driven to the site and wish to have their vehicle parked near the airport for the duration of their out -of- town trip. Operationally, the customer arrives at the site and is directed where to park and is picked up (at their vehicle) by an available van and transported along with others directly to the airport. 3. Within commercial areas, the development provides pedestrian pathways between sidewalks and building entrances, and between adjacent properties and buildings, thereby ensuring that parking lots are not barriers to pedestrians (8.1.2). See response to item # 2. 4. Parking areas include landscaped interior areas as well as perimeter landscape strips (8.1.4). The parking areas include interior and perimeter landscaping. Page 13 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application City of Tukwila Quik Park of Washington LLC May 29, 2000 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. All mechanical equipment will be screened (the heating unit will be located in the ceiling and the condenser unit will be located on the ground within z the landscaping). The recycling and solid waste receptacles are located at \ _ the north end of the maintenance building and integrated into the wall with c' w screening. The propane tank is located north of the maintenance building o_ and will be screened. _1 0 00 6. Roof lines are prominent and contribute to the distinct character of the w w W (8.1.12). W H See response included in contained in item # 8. The one -story buildings are co u., . minor features of the proposed 9 + acre development. uj 0 7. Where appropriate, the development should provide or allow for future ga — facilities /improvements that support transit use (1.8.8). u- The customers of the proposed use would arrive by vehicle. Arriving by = w transit is not consistent with the type of proposed use. It is, however, Z x possible to arrive at the site via public transit. The nearest transit stop for l- O route # 170 is located at the northeast corner of Old Military Road and S. w - E. 160th Street. The next nearest transit stop for routes # 171, and 194 is 2 D located at the northeast corner of International Boulevard South and S. c.) o 160th Street. o -- 8. Building, parking and pedestrian facilities should be designed with W W compatible locations and configurations (e.g. locating parking in back or 1 v on the side of buildings, buildings pulled out to street) (1.8.2). Z u- Parking is the primary use of the site. The entry to the proposed facility Ill cn have been placed away from existing residential development where o o possible. Two of the buildings have been located adjacent to one another z (office and entry canopy) and placed near the street (S. 158th Street) because of their operational needs. The third building (maintenance) has been located nearby to the van parking area on the west side of the site as far away from the existing residential development to the east as possible to make the proposed development more compatible with the neighborhood. The maintenance building has been designed to allow for minor maintenance activities. The passenger vans will normally be cleaned at a nearby commercial car wash. However, when a vehicle needs some minor cleaning it can be accomplished inside a structure. The same is true of other types of maintenance. Normal engine maintenance will be done at a automotive repair shop, however, some minor work can be accomplished in the maintenance structure. IV. ADDITIONAL INFORMATION A. Special Permission Application (Attachment B) Also included in this application is a separate request to have a concurrent review of a Special Permission application. See Revised Attachment B (dated November 22, 1999). The request is to: Page 14 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Revised Design Review Application Quik Park of Washington LLC City of Tukwila May 29, 2000 Install a free - standing sign (1) abutting single family zoning and (2) facing (City of SeaTac) multifamily zoning at the intersection noted below. Paragraph D of Section IV - Commercial Zones, 19.32.120 of Tukwila's Sign Code (Where signs will face or abut single family zones) requires that freestanding signs under this subsection must be approved as a Type 2 (Special zz Permission) decision. The section states that "Permits may be approved if the , _'- effect of the proposed sign would not contribute to a cluttered or confusing ti. ` J-- w condition nor would generally degrade the physical appearance of the street or re 2 neighborhood." 6 v UO; Paragraph D of Section IV - Commercial Zones, 19.32.130 of Tukwila's Sign N o' Code (Where signs will face or abut multiple- family zones or public facilities) w = requires that freestanding signs under this subsection must be approved as a Type _11- 2 (Special Permission) decision. The section states that "Permits may be N p approved if the effect of the proposed sign would not contribute to a cluttered or 2 confusing condition nor would generally degrade the physical appearance of the street or neighborhood." u_ a B. Responses to Tukwila International Boulevard Design Manual F to (Attachment C). z1: Included in the attachment are our responses to the Design Criteria contained in 1- O` the City's International Boulevard Design Manual. w w °. 2 o D o, o u, c/ projects/ republic/desgnrev .dsk:tukcpap9.doc ' 0 0 H: W W' z. U 0: _. z . Page 15 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Applicatior ' Qt :'ark of Washington LLC City of Tukwila May 29, 2000 Gr'�Fc gF U REVISED DESIGN REVIEW APPLICATION r`""IA,I ATTACHMENT C PRM /T cF./v RESPONSES TO TUKWILA INTERNATIONAL BOULEVARD DESIGN MANUAL SITE DESIGN A. Site Design Concept. Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. The proposed site design elements provide an orderly and easily understood arrangement of parking, buildings, and landscaping. The entry canopy that visually identifies to the user the location of the entry has been placed as close to the street as possible while allowing for queuing space. The office is next to the entry canopy because of the need for close coordination between the ticket takers and the office staff (for restroom, meal and work breaks, etc.). The maintenance building has been placed on. the west end of the proposed site adjoining the back end of the existing commercial development to the west (the theater and bowl). The building is located a considerable distance from the existing residential development on the east. The circulation. pattern was designed for ease of parking and the operation of passenger vans which service the parking area. The proposed project has only one access driveway to the site. A second gated emergency access has been provided on the east side of the site (in the vicinity of the Sunnydale apartments and Laurel Estates). B. Relationship to Street Front. Design Criteria 1'. Organize site design elements to create a distinct street edge, and minimize parking between structures and street. The proposed commercial use -- an off - airport parking facility -- incorporates design objectives that are sometimes quite different from the objectives of this criteria. For example the parking objectives of the proposed use are quite different from the stated objective of this criteria -- minimize parking between structures and street. The proposed use is designed 180 degrees from what the Board of Architectural review would usually expect for a development site. In a typical development site scenario, the buildings are the principal use on the site and the parking is supplemental, an adjunct to the building. However, in designing the off - airport parking facility project the objectives of the use are to minimize the amount of building on the site. The building(s) support the parking and it is unnecessary to have a significant amount of floor area -- and to maximize the amount of parking possible (it is the parking which Page 1 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 ti z w 6 —I C.) U O' to 0 CO W. w I: J LL w O. ga a = t-=. z F: E- O z t- w w. C.) -' 0 I-: w Z.V Z. w 0 =`. O z Design Review Application City of Tukwila Qu 'ark of Washington 1,LC May 29, 2000 generates the income rather than the floor area as with a more typical commercial development). With this proposed facility, the "parking" is the principal use vith the structures (buildings) being supplemental -- an adjunct if you will. Reducing parking is contrary to the objective of the use -- parking is what the use provides. In addition, the functional operation of the facility dictate where most of the building(s) are placed. z The canopy must be placed as close to the street as possible tt'hile < • allowing for queuing space. The office is usually next to the entry canopy \.. i� z • because of the close coordination between the ticket takers and the ofce it Lu: Staff. 6D' JV' U O, N0: 2. Orient at least one building entry to a major public street. w = J H Although the entry canopy and office have been oriented to the S. 158th .(1) u-: Street and to S. 160th Street, the entry to the office building has not. O Pedestrian traffic to the building is not an anticipated need for this type of use. IL. Q D. D _ a C. Street Corners. z x.. Design Criteria z O • 1. Emphasize the importance of street corners through building location, the Ali uj provision of pedestrian access, special site features and /or landscape D 0 features. v .0 i'. This criteria is not applicable for this project -- it is not a corner in the w w traditional sense. The intersection does not contain development on the i o. four corners and the intersection is a soft curve rather than the normal 90 u. 176. ' degree approach to each respective street. The parking for the z. theater/bowl is immediately adjoining the proposed project on the west 0 N and to the south. The church manse and the church are the only — I •immediate development of a structural nature located on what would be Z the southeast corner. Pedestrian access has been provided along S. 158th . Street and Old Military Road. Landscaping has been provided along portions of S. 158th Street. D. Continuity of Site with Adjacent Sites. Design Criteria 1. Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. This criteria is more suited to other uses in other contexts. Maintaining visual and functional continuity for the east portion of the site (adjoining the residential development) is not appropriate in this context. In the area of Laurel Estates, their units have been placed immediately adjoining the common property line while the proposed use has placed the building in a more functional location. However, the proposed site (parking area) has been terraced with the area on the north end below the street grade of S. 158th Street. In the case of the Sunnydale apartments, the new alignment of S. 158th Street provides a buffer between the apartment structures and Page 2 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qu 'ark of Washington LI,C City of Tukwila May 29, 2000 the edge of the commercial use. And on the west the continuity is preserved only in the sense that the parking areas of the respective commercial uses adjoin one another separated only by the Gilliam Creek corridor. Also there is no opportunity to provide/maintain a visual continuous building line between the commercial. developments. Please note that Dollar- Kent -a -Car provides two canopies next to their maintenance building along S. 160th Street. One is oriented to International Boulevard South (Highway 99) and one oriented to S. 160th Street. Although the one along S. 160th Street is not an entry canopy, it is a place where initial business transactions take place. Cars are distributed here and drop -offs also occur at this canopy. Transition between the proposed development and existing development has been addressed through several different site design features. All buildings have been placed away from the existing residential development on the east (Laurel Estates, Sunnydale apartments). Site development on the east perimeter includes landscaping and where appropriate a solid fence to prevent headlight glare from impacting those units adjoining the parking area. Also proposed is a berm and a setback of parking 30 feet from the site's east property line. E. Shared Facilities. Design Criteria 1. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, or other shared facilities. Due to the nature of the proposed use with its security and other requirements joint development is not feasible. With the security requirements of the proposed use, the sharing of driveways, building walls, etc., is not practical. Also it is not desirable nor feasible to permit a physical connection with the existing commercial development on the west (theater/bowl) with the location of the existence of the Gilliam Creek corridor situated between the neighboring uses. Neither is it appropriate to promote a physical connection between. the proposed commercial use and the existing residential development. and the issue of security for the proposed use (a perimeter fence is located along the entire proposed use). F. Site Design for Safety. Design Criteria 1. Minimize conflicts between drivers and pedestrians through the siting of structures, location of circulation elements, landscape design, and placement of signs. For security and safety, access to the site is limited to fixed points. In addition, the concept for the proposed use allows for incoming patrons to be directed to specific areas to park and arrangements made with the van driver to pick up the patron at their vehicle to take to the airport. On the return trip from the airport, the van driver brings the patron directly to their vehicle. Unless there is a vehicle problem (the vehicle won't operate) pedestrian use of the parking areas is unnecessary. Pedestrian Page 3 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 1. z =z re ~w • J o oo 00` cow J i • w w o. g w ia_ I- o. Z 1- w D o 0 0- '0 H• ww .H V'. Z.. w o =; O~ z Design Review Application Qu ark of 1Vashington LLC City of Tukwila May 29, 2000 movement to the site would normally be limited to employees walking from their vehicle parked adjacent to the office so they can check in and then walking back to their vehicle. From there if not working the entry canopy or in the office, they would drive to the maintenance building. It is possible that an employee could choose to arrive at the site through either public transit or be dropped off which could require them to traverse the site to the maintenance building. However, most of them arrive to work in vehicles and drive to the maintenance building after checking in at the office. 2. Design and site structures to maximize site surveillance opportunities from buildings and public streets. The perimeter of the proposed site is totally fenced and movement onto and off the site is limited to two entrances: the vehicular and the pedestrian leading to the office. The ticket booth under the canopy and the office building allow for visual surveillance of the parking areas. There will be additional surveillance of the site through the use a strategically placed video cameras, continual movement through the site by the passenger vans and the radio systems used by the drivers of the van and other employees on site. Although pedestrians walking along the portion of S. 158th Street fronting on the site can see into the site, the project concept does not include pedestrian use of the site for non- users. 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. Proposed lighting levels for the parking areas is approximately one foot - candle using light standards between 35 -40 feet in height. The recommended standard in the International Boulevard Design Guidelines calls for a minimum of 2 foot - candles using light standards of from 10 to 15 feet in height. Our response to this standard is that in situations where there are security and safety issues (e.g., a Park and Ride lot or a retail shopping area) a minimum of 2 foot- candles may be necessary. However, in this situation where access to the site is controlled through an entry gate and a security fence (also utilizing video cameras for all portions of the site) and patron. are escorted from or to their vehicles by passenger vans a lighting level standard of a minimum of two foot - candles on the parking surface is excessive. Most pedestrian pathways in public parks and sport field areas are lighted at the half foot - candle level. The increase from one foot- candle to the guideline standard of two foot - candles would impact the surrounding residential development. And although. not part of the design guidelines, the energy consumption levels for that level of lighting is considerable especially for a facility which will be operating 24 hours. There is lighting underneath the entry canopy and the entrances to all habitable buildings (office and maintenance building) are lighted. The proposed parking lot lighting will be sufficient for any pedestrian access from the temporary parking area to the office entrance. The street lighting for the new portion of S. 158th Street has been provided as required by public works street standards. Page 4 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qu ark of Washington 1,I,C City of Tukwila May 29, 20(10 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. None of the proposed perimeter landscaping would interfere with site lighting and surveillance. It is possible that some of the required interior landscaping for the parking areas could interfere with visual surveillance particularly as the trees mature. However, the restricted entry, 24 hour video surveillance and the flow of passenger vans through the parking areas provide additional forms of security and surveillance. 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. • The proposed use is not anticipated to be a long term use at the site. This is neither a justification of the proposed use of materials nor an explanation. It is simply a statement of fact. The selection of materials is based upon its relationship to the surrounding development (both to the east and to the south -- across S. 160th Street). The. type of exterior material proposed for the .office will have an appearance of beveled (horizontal) wood.siding and is consistent with existing residential development in the immediate area. The parapet /cap is made of roughsawn plywood with wood trim and painted. The canopy is designed with a pitched roof with asphalt shingles and is to be constructed with roughsawn plywood siding and wood trim (for the fascia) with metal cohrnms. At the ends of the roof gables on the canopy and office buildings are architectural trim elements. Often these canopies (similar to those used in service stations) are constructed with enameled metal, however, in this circumstance wood was selected to be consistent with the wood office and more compatible with the surrounding residential development character. The ticket booth will also be constructed with wood beveled siding with wood trim. The maintenance building with its beveled wood siding and low pitch roof with asphalt shingles is consistent with both the surrounding residential and commercial development. (NOTE: The new Master Park facility at the southeast corner of S. 170th Street and International Boulevard South - in the City of SeaTac - uses enameled metal skin on the exterior of their off ce /canopy. The metal structure is immediately across the street from existing single family development.) The proposed maintenance building is set back considerably from existing residential development (south across S. 160th Street). The setback is approximately 600 feet from the existing residential development along the south side of S. 160th Street. At that distance many of the visual details become less distinct so that the color, massing and scale of the maintenance building become more prominent. Dollar- Rent -a -Car (at the southeast corner of S. 160th Street and International Boulevard South.) has used galvanized (unpainted) corrugated metal for the roof material over the canopy areas, on the columns for the canopy and also as a design feature on the upper portion of the exterior on the concrete walls of their maintenance /service building. Neon lighting (red and green) is used for a portion of their signing of the traffic lanes under the canopy. The undulating soft curve of the canopy Page 5 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Applicatior, City of Tukwila 'ark of Washington LLC May 29, 2000 cover establishes a rhythm. which ,Hatches the soft curve of the roof of the maintenance building and also consi,s'tent with the soft curve of the adjoining bowling alley (SRO development). Although attractive, the design would not appear to be consistent with the flat roofs with wood or • stucco exteriors found on the residential units on the south side of S. 160th Street. z a 1. -z • G. Siting and Screening of Service Areas. w' 6v D Design Criteria . 0 0 I. Minimize the visual and aural impacts of service areas such as loading ... co w docks, trash and recycling collection points, utility maintenance areas, etc., w i, through site design, landscaping, and screening. n u The parking and maintenance areas for the passenger vans together with w the recycling and trash collection. points are located at the west side of the g -' site -- away from. the existing residential development at the east side of .� Q the site (Laurel Estates, Sunnydale apartments). They are located over cn a •600 feet away from the existing residential development on the immediate F w south side of S. 160th Street (from west to east -- the Innsbruck apartments z I' -- next to Taco Time, the Jullienne apartments, the Sutton Suites - F-. 0: extended stay units, the Birchwood apartments, and the Evergreen Heights • z 1• condominiums). The recycling and trash collection points are located ' D 2 against the north wall of the maintenance building with an extended roof v Cr which. will largely protect then from the weather and faces towards the o -• north, away fr•o,n the residential development on the south side of S. 160th. Street. .►wz-.0. H. Natural Features and Sensitive Areas. z U co: • Design Criteria ~O 1. Preserve natural features such as existing topography, significant trees or z wooded areas, wetlands and/or watercourses and incorporate them into the • overall site, where appropriate. To provide for the new street alignment and the parking necessary for the use it was not possible to preserve very much of the existing vegetation. The general sloping to the north (part of Gilliam. Creek and SR 518) of the property was preserved to the extent possible by terracing the parking areas from the street elevation. down the hillside fowards SR 518. The project was able to preserve existing vegetation in a triangular area at the southeast corner of the property -- next to the Sunnydale apartments and the church. The maintenance building and the recycling and trash collection points are located the required distance away fr•o,n. the Gilliam Creek watercourse/corridor. Due to the difference in elevation between the rapidly dropping creek corridor as it heads north towards SR 518 and then east along the perimeter of the proposed parking area it was not possible to incorporate the corridor area into the overall site design. It is possible that in the future the Gilliam Creek corridor would become an area reserved for a regional detention or water quality facility and as such would not necessarily functionally be a part of this development in terms of site design. Page 6 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qu' lark of Washington 1,LC City of Tukwila May 29, 2000 2. Design and site structures on hillsides to minimize the visual and environmental impacts of development in these locations. The proposed parking area has been terraced to both minimize the impact of necessary retaining walls ()lithe north and east as well as to minimize disruption to the site contours. This has been achieved by positioning smaller parking areas and ramping up to the next bank of parking (from north to south). Therefore the hillsides have been retained to the degree possible while providing needed suitable (and fu nctional) flat grades for the parking areas. 3. Employ site design techniques that take advantage of and /or enhance visual focal points along the corridor, where feasible. This criteria is not truly applicable since the proposed site is not located directly along the (International Boulevard South) corridor. The existing development to the west (theater/bowl, car rental agency, hardware store and restaurant) essentially block the view of the proposed development for the site. u. wO w Q. = a. w Surface Stormwater Detention Facilities. z HO w~ U ' O - 0 I-- w = w I— u. z w U co; om'. z Design Criteria 1. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. With the conflicting needs for parking space and the provision of landscaping (particularly interior landscaping), the site design is unable to accommodate the use of bioswales for stormwater runoff. The specific use proposed does not lend itself to types of alternative transportation modes for access to the site which would allow for a parking reduction thus possibly freeing up space for bioswales. In a more traditional commercial use, the parking is secondary to the use housed in a structure(s). In that situation, the parking could be reduced through other means of access to the site -- public transit, car or van pools, etc. Approximately 14 percent of the site is in landscaping. (NOTE: No interior landscaping has been. provided in other off - airport parking lots in the vicinity of the airport) including the newer ones. Five [5] percent of the proposed site -- 21,063 s.f is devoted to the provision of interior landscaping. However, if the locational requirements for interior landscaping could be waived or adjusted, it may be possible to provide some bioswales and interior landscaping to achieve sorn.e of the same objectives of both requirements.) Stormwater runoff from the proposed use will be treated and detained (below grade) in detention vaults on site. The vaults are located along the north property line behind the retaining wall and provide for controlled release into Gilliam Creek at the northwest corner of the site. J. Pedestrian Circulation. Design Criteria Page 7 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application City of 'Tukwila Qui ark of Washington LLC May 29, 2000 I. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. With the ,small number of employees an site during any one working shift (no more than 6 to 8 employees) and the use of a passenger van to escort the patrons directly to and from the airport, the use of interior paved pedestrian walkways to connect all of the buildings and entries to the site z are not functionally necessary. There is a stairway from the deck entry at , .= z the once to the parking area below. There is also, however, pedestrian ~ w access provided in the form of a sidewalk from the public street to the 6 office building. This access links with the new sidewalks to be constructed 0 on the new portion of S. I58th Street. • rn.°. 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the I` main entry of developments; where a development fronts two streets, Nu_. access must be provided from both streets. w o • There is pedestrian access in the form of a sidewalk from the public street ga to the office building. There is also pedestrian access in the form of .w D sidewalks on the new portion of S. 158th Street to be constructed. Again = d. . pedestrian access to the building is not anticipated to be heavily used. 1-- _ • z1— 3. Provide pedestrian connections from the on -site pedestrian network to z 00' walkways on adjacent properties and to other of -site destinations, where w w feasible. D o. There is no proposed on -site pedestrian network for the site, however, ,Ug cry is pedestrian access in the form. of a sidewalk from the public street ° - to the office building. And there is pedestrian access from the office /deck U.1 v` entry to the parking surface below. There is also pedestrian access in the t~,,, i-- form of sidewalks on the new portion of S. 158th Street to be constructed. 0. . The existing S. 158th Street does not currently have sidewalks along the v cr.): • proposed site. The new sidewalks will provide the neighborhood with '--- I: Pedestrian improved pedestrian. access from the residentially developed Z portion of S. 158th Street to S. 160th Street. 4. Support pedestrian movement between properties and from private property to public rights -of -way by providing facilities that traverse natural or man -made barriers, where appropriate. Because of security issues relating to the parking of vehicles for short or long term stays no access other than that authorized is permitted. To ensure proper security the entire site is fenced on the perimeter. No access for pedestrians except those using or working at the proposed site will be allowed. There is, however, pedestrian access from the public street to the office building. There is also pedestrian access on the new portion of S. 158th Street to be constructed. 5. Provide direct pedestrian walkways from businesses in commercial areas to transit stops, and/or provide additional transit amenities, where appropriate. The nearest METRO transit stop for Route # 170 is located off -site at the northeast corner of Old Military Road and S. 160th Street. Since ridership is not expected to increase with the operation of the proposed Page 8 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qua irk of Washington LLC City of Tukwila May 29, 2000 use, no enhancements of the existing transit facilities are planned or assumed necessary. There are additional METRO transit routes orr International Boulevard South (# 174, and 191). K. Pedestrian Amenities. Design Criteria 1. Incorporate pedestrian amenities in site design to increase the utility of the L , i w', site and enhance the overall pedestrian environment in the corridor, where 2: possible. 6 v Because of security issues relating to the parking of vehicles for short or ; N o; long term stays no access other than that authorized is permitted. To w =` • ensure proper security the entire site is fenced on the 1erimeter. No _11_ , access for pedestrians except those using or working at the proposed site N u_, will be allowed. There is, however, pedestrian access from the public w O street to the once building. There is also pedestrian access on the new portion of S. 158th Street to be constructed. u_ j Cy L. Vehicular Circulation. _ z t- • Design Criteria 1-- o w- t:. 1. Minimize conflicts between vehicular and pedestrian traffic. uj; A sidewalk is proposed for pedestrian connection from the public street (S. v N: 158th Street) to the office and between the handicap /temporary parking o F-' area and the office. There is also sidewalks along both sides of the ILI proposed new alignment of a portion of S..158th Street. H v v_� 2. Minimize the amount of space devoted to vehicular circulation by limiting z. • access driveways; ensuring that internal site circulation is efficient; and /or v --,.. taking advantage of opportunities for shared driveways. F. Often with larger site there is the opportunity to share driveways. °Z However, in this context that approach is not feasible nor appropriate. M. Parking. Design Criteria 1. Minimize the amount of space devoted to parking by taking advantage of shared parking and /or methods for reducing parking demand, where possible. Because of the nature of the proposed use (and the issue of security), the sharing of parking is not appropriate. In addition, the purpose of the proposed use is to provide parking. This is in contrast to other commercial developments which principally provide floor area to conduct business and the parking provided is an accessory use. Therefore, the commonly used methods of reducing parking demand (i.e., car pooling or ride - sharing, subsidizing the cost for using public transit) would not be possible nor appropriate in this circumstance. BUILDING DESIGN Page 9 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Qu mark of 1Vashington 1,1,C City of Tukwila May 29, 2000 A. Architectural Concepts. Design Criteria I. Develop an architectural concept for structure(s) on the site that conveys cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. z This criteria is difficult to apply to this type of use where the building \, , = H although part of large site are not the predominant features of the ~ w' development. The criteria appears to address a different type of 2 development along international Boulevard South -- the type of 0 • commercial development which one ►nose traditionally sees on a large site co p• • -- which include large buildings. Although. this site is included in the ' vi LW Transportation corridor, the proposed site is located approximately 800- 900 feet from the Boulevard and behind existing development (Dollar- co u- Rent -a -Car, a hardware store, a restaurant - -El Charro, and the Lewis w O 2 . and Clark theater /howl). With that type of development in that context design concepts for larger buildings relative to the site w .. hich embrace Q symmetry and asymmetry and include an axis approach are possible and cn d" of importance in creating a positive element in the future architectural F w • character o the International Boulevard South area. However, the = f z i_. proposed use does not lend itself to these kinds of design concepts. 1— O. The proposed design concept for the site was to provide the necessary structures which functionally support the proposed off - airport parking D o, • use, to create structures which are consistent with the norms of the 0 v_� industry and readily identify to a patron that this is an off - airport parking • :pi— , facility, and to be compatible with the surrounding development (both w w residential and commercial). The placement of the entry canopy and the .1 -? • office building are logical and consistent with the use and the placement ."-- 0 of the maintenance building away from both residential areas (to the east W. Z and south) and yet in the vicinity of the office is functionally and c) practically correct. (NOTE: The newer off - airport parking facilities such .0 as Master Park integrate the maintenance, office, and cashier fuunction all Z within one structure. For an example see the new Master Park facility at the southeast corner of S. 170th Street and International Boulevard South -- across from the Radisson Hotel on International Boulevard South. This facility has the maintenance bay doors opening towards existing residential development to the east -- approximately 100 feet up the hill.) hi our proposed architectural concept we have separated and located where possible those operations which could possibly impact the existing residential development. 2. Ensure that development on sites with more than on structure employ similar or complementary architectural styles and/or are related.in scale, form, color, and use of materials and/or detailing. All the buildings will all have the same color scheme (walls gray, blue and white trim). The wood exterior siding and treatment of the roof (low pitch with asphalt shingles) for the office building, canopy, and maintenance building is consistent with the surrounding residential development. There are however, several apartment buildings across S. 160th Street which have flat roofs 117 this area (the Birchwood apartments and Sutton Suites). Page 10 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application City of Tukwila Qui :irk of Washington 1,1,C May 29, 2000 B. Architectural Relationships. Design Criteria I. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures Z demonstrate an appropriate level of architectural quality. _ • • Again, the wood exterior siding and treatment of the roof (low pitch with �° ' �' w asphalt shingles) for the office building, canopy, and maintenance W n building is consistent with the surrounding residential development. 0 0 O: 2. Reduce the apparent scale of large commercial buildings located in the ` vi w Neighborhood Commercial Center district and located adjacent to _i i_ residential districts. N u-' W o The proposed site is not located in a Neighborhood Commercial Center g Q, district and does the site include any large scale buildings. u- . w d C. Building Elements, Details, and Materials. I w. Design Criteria • •? 1-:. i-. 0 1. Provide distinctive building corners at street intersections through the use w w' of special architectural elements and detailing, and pedestrian - oriented 2 D: features where possible (see definition of pedestrian friendly facade). � 0 m In our opinion, this criteria does not apply to the proposed site since this 01.-- not an intersection in the normal sense with four corners. Also, the i. v, proposed site is not located on an intersection along International 1-` Boulevard South nor does it includes the type of structures which could - 0 take advantage of such a prominent location. However, there is proposed w landscaping along the new sidewalk on S. 158th Street, in front of the .1 _; office structure. The office structure is one -story in height and the 01 —. proposed exterior materials (wood) are consistent with touch of the .. existing development in the vicinity. 2. Relate the design and scale of building elements and details to the building's overall form and massing. In our opinion, this criteria does not easily apply to the proposed site and probably was not written for the type of development included. The proposed building are not located along International Boulevard South and neither large in scale nor are they located very close to the street. In the future it is most likely that the street trees and those on the interior of the lot most likely to be the dominant element on. or adjacent to the site given the size and type of buildings. 3. Employ architectural details that are appropriate to the architectural character of the building. The proposed buildings are relatively simple in their form and include no flamboyant architect details. Page 11 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 ._...._.._..,.., ._. Design Review Application City of Tukwila 'ark of Washington 1,I,C May 29, 2000 4. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. The exterior materials used in the design of the proposed buildings include beveled wood siding for the office building, entry canopy, and maintenance building. This selection of exterior materials allows for ease of maintenance. Baked enamel finishes and plastic shrouds for entry canopys may require less maintenance, but are very commerial in character and inconsistent with the surrounding residential development. 5. •lntegrate the design and placement of exterior lighting with the architectural design and materials. Exterior lighting design for parking areas include the installation of bronzed anodized lighting standards (35 -40 feet in height) in 14 locations utilizing square lighting fixtures placed at the top of the standards with cut -off features. The lighting standards have been placed within the parking areas to control any light spill beyond the perimeter of the site (See attached drawing included in. the submittal). The proposed lighting for the parking lot will provide sufficient lighting levels for the walkway between the temporary parking area next to the office and the entry ramp to the office. Lighting for the individual building include lighting for all access doors. Also there is lighting for the canopy area. The proposed lighting standards and fixtures are similar in height and type to other lighting used in other more recent off - airport parking facilities constructed in the area. The lighting standards in the theater/bowl parking area immediately to the west are approximately 35 feet in height with square lighting fixtures. D. Pedestrian- Oriented Features. Design Criteria 1. Provide pedestrian- friendly facades (see definitions) on the ground floor of all buildings that face public streets and entry facades that face parking areas. Much of this criteria does not seem applicable to this proposed project and its location. The proposed site is neither located along International Boulevard South nor is the use located in a neighborhood commercial district which supports /encourages an "active street life.". This criteria also seems to assume a multi- storied building(s) on the site. Tthe entrance to the parking facility (envy canopy) utilizes low- level under roof lighting with minimal signing. The adjoining one -story office building is at a scale compatible with pedestrian traffic. The landscaping in. this vicinity does soften the impact of the office building. 2. Provide special treatment for large blank walls (see definitions) that are visible from pedestrian walkways and parking areas. There are no proposed large blank walls for any of the proposed buildings. The retaining wall on the north side of the church is terraced with landscaping. The retaining wall on the east side of the entry canopy/office area is also landscaped. There are no proposed other large Page 12 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 ...... • z , �z w_ it 2 00 moo. cow J N u.- w u_ co �. c . f- = w z� H- 0 w~ U O W W' 1-- --, u- O' co wz O ~' z Design Review Application City of 'Tukwila Qui ark of Washington L1,C May 29, 2111111 the south. Given its location it is unlikely to create any visual impacts to the north. LANDSCAPE DESIGN A. Landscape Design. z a Design Criteria , =1= - w 1. Develop a landscape design concept that demonstrates a clear and is appropriate aesthetic statement. 6 J U; The landscape design concept includes the placement and use of co 0: ! vegetation which will reasonably screen or buffer the impacts of the ' :w i proposed development from the existing development. Also included is the -1 1- retention where possible any existing tree cover which includes the LL w Gilliam. Creek corridor and unused portion of the site at the southeast ��. portion of the site (a triangular parcel adjoining the church and --1' Sunnydale apartment properties). . u- ?. 2. Develop a landscape design concept that reinforces site design and fulfills F w the functional requirements of the development, including screening and • z �: buffering. 1- 0. .z1-, The landscape design concept for the site includes the placement and use .2 ?: • of vegetation which will reasonably screen or buffer the impacts of .D p perimeter parking from surrounding development. Also include is C2 . landscaping which will ,soften where appropriate the impact of retaining :01-. wall on. the surrounding development. = w 1... U! NOTE: The existing stand of trees south of the north property line u_ ~O; • (between the proposed retaining wall and SR 518) will be retained. z. • Except for the some possible impacts (minor) during construction of the : •c i w 5n' • wall., the stand of existing trees will not be touched. There •is, however, a F-1_ 1 • Outility •easement which runs through a portion of those stand of trees. z (See submitted aerial photo with site layout superimposed). 3. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. The landscape design includes plant material on site which is consistent with proposed landscaping in the right -of -way. In addition, the applicant has worked with the church (Fellowship Bible Church), Sunnydale apartments and Laurel Estates on landscaping solutions which would satisfy their needs in buffering the use. This includes the use of a berm (30 foot setback of the parking area from their property line and solid fence for a portion of the common property line) in the case of Laurel Estates The plan includes supplemental tree planting along the new right- of -way for S. 158th Street (the portion between the Sunnydale apartments property and the edge of the sidewalk). The plan also includes supplemental plantings between the edge of the right -of -way and the rear yard of the church (or on church property if suitable planting area cannot be found) and the removal of blackberry bushes and replacement of additional vegetation in another area next to the church. B. Planting Design. Page 14 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 Design Review Application Qui ark of Washington 1,LC City of Tukwila May 29, 2000 Design Criteria 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs, and growth characteristics. The plant materials selected for the site include both evergreen and z deciduous trees and shrubs. The evergreen trees include the following species: Incense Cedar, Japanese Black Pine, Western Red Cedar, and w • Western Hemlock. The deciduous tree species include: Vine Maple, Red w Maple, American Sweet Gum, and Scarlet Sentinel Maple. Shrubs 6 v include: Japanese Barberry, Coral Tatarian Dogwood, Yellow -Twig • .00 Dogwood, Compact Burning Bush, Compact Oregon Grape, Japanese co 0. Photinia, Sword Fern, Otto - Luyken Laurel, Evergreen Huckleberry, • .� �' Rhododendron, David Viburnum, Laurustinus, and Portugal Laurel. co u.. Ground cover includes: Heath and Salal. The plant material selected is w O. hardy, with low - maintenance needs, and good growth characteristics. .2 2. Incorporate existing significant trees, wooded areas, and /or vegetation in N D. the planting plan where they contribute to overall landscape design. F W Existing significant trees were retained where possible. However, most of z i the existing tree cover was located either within the parking areas where . z 0 • the cut and fill would be employed or were located within the right -of -way w w, for the new alignment of S. I58th Street. 2.�. D o. A total of 24 replacement trees for those significant trees to be removed in :0 - the sensitive areas (a total of 7 trees to be removed from the slopes in H. sensitive areas of the site) will be replaced. At this point it appears that =.w' these replacement trees will be located in 'the off -site mitigated wetland )-- p area within the Gilliam Creek corridor. The specific location and type of — 0. z tree is subject to the finalization of an approved conceptual mitigation tii co: plan. � P : O z SIGNS • Design Criteria • A. Signage Concept. 1. Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials, and placement. The Signage for the proposed development includes signs in two locations: (1) a wall -sign on the canopy facing S. 160th Street and (2) a freestanding sign at the northwest corner of S. 160th Street and Old Military Road. The proposed signing will incorporate the same colors used on the buildings (blue letters with a white background). The freestanding sign will provide identification and information regarding daily rates for the facility. The base of the proposed freestanding will incorporate a masona►y balock similar in characted and color to those units used in the construction of retaining wall throughout the site. B. Sign Placement. Page 15 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 ; Design Review Application City of Tukwila Qu. ark of Washington LLC May 29, 2000 Design Criteria 1. Provide signage that is oriented to both pedestrians and motorists in design and placement. The freestanding sign located on the portion of property along S. 160th Street (northwest corner of Old Military Road and S. 160th Street) that Z identifies the use and includes a street number is oriented to both motorists and pedestrians. In addition the portion of the entry canopy :- w: facing S. 160th Street will include the name of the business which is g • oriented to motorists and pedestrians. (NOTE: Although not a sign, the 6 D use of a canopy is consistent with the design of other new off- airport o o parking facilities now being built in the SeaTac/Tukwila areas. This design should help to make it easier for the new user to readily identify the • w = • ' -ii-: use as an off - airport parking facility). mu.; 2. Provide adequate directional signage on site and building identification 2 numbers that are legible from the street. 4a =. u. a. The freestanding sign located on the portion of property along S. 160th N d: Street (northwest corner of Old Military Road and S. 160th Street) 1 w identifies the use and includes a street address. In addition the portion of z i.-; the entry canopy facing S. 160th. Street will include a wall sign with the z O name of the business which will be legible from S. 160th Street. w w. .2 D 3. Integrate freestanding signs with the landscaping. :o u The proposed landscaping at the base of the sign includes the planting of H' low -level shrubs. 1 v C. Sign Design. z'. U— Design Criteria 1_ 1.. Consider both day - and night -time viewing in the design, placement, and z:.: lighting of signage. Since the facility operates 24 hours per day both of the signs are lighted and visible from S. 160th Street, the major access point to the operation. 2. Provide durable, high quality materials and finishes for signage. Both of the proposed signs consist of plastic and metal materials -- both. with durable finishes. The hose of the freestanding sign utilizes a masonry block material which. we be consistent with the block used for the retaining wall on and off -site. c/ republic /desgirev.dsk:desgngu3.doc Page 16 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 M14Y5•16 -2000 12:36 PM AIPPERSBACH & ASSOC 2065240337 MEMORANDUM To: Deb Ritter, Planner (206- 431- 3663/fax: 206. 431 -3662) City of Tukwila From: Michael Aippersbach Re: Quik Park Prgject (Of- Airport Parking Fadlity) 3610 South 158th Street L99.0010 (Design Review) E99 -0005 (SEPA) L99.0064 (Spedal Permission - Sign) Date: 5- 16- 2000/Tuesday Via Fax: (206) 431.3662 Re: Rear and Side Yard Designation - Development Standards Deb, I have an attached site plan so that we can discuss a point by phone. Please forgive the fact that the site plan is not the most current one -- it will suffice for my question. If I understand you correctly based upon our phone conversation yesterday, the City has determined that the rear and side yard designation for the west and north perimeter of the site would be defined as noted on the attached site plan? X's for the rear yard (from the outfall location north and east) and O's for the side yard (from S.16Oth to the outfall)? Am I correct in my understanding? I will call you to discuss my clarification. If I don't get you, you can reach me at (206) 523 -3764, e-mail me at aippeprodigy.net or by fax at (206) 524 -0337. Thanks, Deb! Atth, Site Plan (labeled Alt. 2) cc. Michael Lamb, Worthy & Associates rJ projacuhepublieldespttrev .dikzittmeOSdoo Mlcbael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 P.01 Regulations for Barrier -free Faciii Table 11 -A Wheelchair Spaces Required in Assembly Areas Capacity of Seating in Assembly Area Number of Required Wheelchair Spaces 4to25 26 to 50 51 to 300 301 to 500 Over 500 1 2 4 6 6 plus 1 for each 100 over 500 Table 11 -B Required Type A Dwelling Units Total Number of Dwelling Units on Site Required Number of Type A Dwelling Units 0 - 10 LNone 11 -20 . 1 21 - 40 :. 2 41 - 60 ' 3 61 -80 4 81 -100. 5 For every 20 units or fractional part thereof, over 100 1 additional Table 11 -C Number of Accessible Rooms and Roll -In Showers Total Number of Rooms' Minimum Required Accessible Rooms' Rooms with Roll -In Showers 1 - 25 1 None . 26 - 50 2 None 51 -75 3 1 76 -100 4 1 101 -150 5 • 2 151 - 200 6 2 201 - 300 7 3 301 - 400 8 4 401 - 500 9 4 plus 1 for every 100 501 - 1000 2% of total rooms rooms or fraction Over 1000 20 plus 1 for every 100 rooms or fraction thereof, over 1000 thereof, over 400 I For congregate residences the numbers in these columns shall apply to beds rather than rooms. Effective 7/01/98 1997 Uniform Building Code Washington State Amendments Table 11 -D Number of Accessible Rooms for Persons with Hearing Impairments Total Number of Rooms Minimum Required Rooms 1 -25 1 26 -50 2 51 -75 3 76 - 100 4 101 - 150 5 151 - 200 6 201 - 300 7 301 - 400 8 401 - 500 9 501 - 1000 2% of total rooms Over 1000 20 plus 1 for every 100 rooms or fraction thereof, over 1000 Table 11 -E Required Check -Out Aisles Total Check -out Aisles Units on Sites Minimum Number of Accessible Check -out Aisles 1 -4 1 5 -8 2 9 -15 3 Over 15 3 plus 20% of additional aisles Table 11 -F Number of Accessible Parking Spaces, Total Parking Spaces' in Lot or Garage Minimum Required Number of Accessible Spaces 1 -25 1 26 -50 2 51 -75 3 76 -100 4 101 - 150 5 151 - 200 6 201 - 300 7 301 - 400 8 401 - 500 9 501 - 1000 2% of total spaces Over 1000 20 spaces plus 1 space for every 100. spaces or fraction thereof, over 1000 11 -25 -Mayor Shirley Thompson Deputy Mayor Kathy Gehring Councilmembers Gene Fisher Terry Anderson Frank Hansen Joe Brennan Don DeHan "The Hospitality City" City Manager Calvin P. Hoggard Assistant City Manager Jay Holman City Attorney Robert L. McAdams City Clerk Judith L. Cary DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT May 8, 2000 Jack Pace Planning Manager Department of Community Development 6300 Southcenter Blvd, #100 Tukwila, WA 98188 Re: Proposed Quik Park development (3610 S. 148t1i St) SEPA File E99 -0005 and Design Review File L99 -0010 Dear Mr. Pace: RECEIVED MAY 0 9 2000 COMMUNITY CEVELOPMENT The proposed mitigation requirement of pedestrian sidewalks along S. 160t1i Street has been evaluated further. Due to the distance between the proposed development and the proposed sidewalk area, and the potential redevelopment of the parcel immediately . adjacent to the proposed sidewalk area, requiring the sidewalks along S. 160th Street would not be•considered necessary mitigation for the proposed project. If you have any further. questions, please contact Holly Anderson at 241 -1893 or Dale Schroeder, Engineering Manager, at 241 -1996. Sincerely, Holly E. Anderson Senior Planner Dale Schroeder Engineering Manager Cc: Deb Ritter, City of Tukwila Planning Raid Tirhi, City of Tukwila Engineering Bruce Rayburn, City of SeaTac Public Works Director Don Monaghan, City of SeaTac Assistant Public Works Director Dale Schroeder, City of SeaTac Engineering Manager Steve Butler, City of SeaTac Director of Planning and Community Development 17900 International Blvd., Suite 401 • SeaTac, Washington 98188 -4236 City Hall: (206) 241 -9100 • Fax: (206) 241 -3999 • TDD: (206) 241 -0091 Mayor Shirley Thompson Deputy Mayor Kathy Gehring Councilmembers Gene Fisher Terry Anderson Frank Hansen Joe Brennan Don DeHan "The Hospitality City" City Manager Calvin P. Hoggard Assistant City Manager Jay Holman City Attorney Robert L. McAdams City Clerk Judith L. Cary DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT April 26, 2000 Deborah Ritter Department of Community Development 6300 Southcenter Blvd, #100 Tukwila, WA 98188 RPCOVED MAY 0 9 2000 COMMUNITY DEVELOPMENT Re: Proposed Quik Park development (3610 S. 148th St) SEPA File E99 -0005 and Design Review File L99 -0010 Dear Deborah: This letter is in follow -up to concerns raised in our earlier comment letter on the proposed •Quik Park development. Traffic The: following mitigations are adequate to address impacts of the proposed development • on the the City of SeaTac transportation network: Traffic impact fees of $773 per PM peak hour trip per SeaTac Municipal Code Chapter 11.15. A pedestrian sidewalk connection from the existing sidewalk on the north side of S. 160th St. (at the end of Budget Rent A Car's frontage) west to the access point of the proposed development. The following address some of the other impacts of the proposal: Light and Glare Impacts • 'Include cut -off shields to direct lighting downward. • Eiistire lighting levels no greater than 1 footcandle, as per preliminary plans. Potential Noise Impacts • Ensure that no loudspeaker system is used. 17900 International Blvd., Suite 401 • SeaTac, Washington 98188 -4236 City Hall: (206) 241 -9100 • Fax: (206) 241 -3999 • TDD: (206) 241 -0091 April 28, 2000 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th E99 -0005 (SEPA) L99 -0010 (Design Review) L99 -0064 (Special Permission — Sign) Dear Michael: We have completed a detailed review of your SEPA, Design Review and Special Permission -Sign applications. Certain additional information is needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. We have the following comments: SENSITIVE AREAS ORDINANCE COMMENTS — URBAN ENVIRONMENTALIST: 1. Technical review comments from Gary Schulz, Urban Environmentalist, dated April 24, 2000 are attached. If you should have any questions regarding these comments, please contact Gary at 206 - 431 -3662. SEPA COMMENTS — PUBLIC WORKS: 2. Technical review comments from Public Works will not be available until the week of May 1st. Jack Pace will be working with Brian . Shelton, the City Engineer, to ensure that these comments are forwarded to you as soon as possible. DESIGN REVIEW COMMENTS — PUBLIC WORKS: 3. Section plans must be revised to reflect terracing in walls over 6 feet in height. Please contact Mike Cusick, Associate Engineer at 206 -433 -0179 as soon as possible to arrange a meeting with the Public Works Department. This meeting should occur prior to your resubmission of revised documents and /or plans. C: \DEB \QuikPark \techltr.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 • • z rw 2: :U O co 0 :co w '.w =. J wo u,. Q> via" .1— a z uji U� • • =.U. 1- -. U col Z Michael Aippersbach April 28, 2000 Page 2 DESIGN REVIEW COMMENTS — PLANNING: Design and Location of Buildings and Walls 4. Please submit elevations and associated information to illustrate your proposal for design treatment of walls. z 6 • UO • W CO u. 5. Any retaining wall over 3 feet in height is considered a structure and must be located outside the W O required setback. The wall along the western perimeter of the site (running from South 160th to g the northern end of the traffic lanes near the parking lot entrance) varies in height from 2 feet to 7 u feet. Please relocate the wall outside the 10 foot side setback area. Alternatively, you may wish N d; to lower the wall or provide terracing. = t— w _ z F. 6. The wall and chain Zink fence along South 158th (front property line) are considered to be i— O` zF- U' LL1 Dp 7. Please resubmit applicable blueprints, a new color - materials board and revised design narrative to U explain and illustrate the new design strategy for the project buildings. 10 —' '0 F-: ul Parking Stalls =. v u'O 8. A total of 31 handicapped stalls will be required and must be shown on the site plan. z 9. All two -way aisle widths in the parking lot must be 25 feet wide (current aisle widths are shown at o F. 24 feet). Z structures. For this reason, they must be relocated outside the 20 foot front setback. 10. Proposed parking stalls are dimensioned at 8.5 feet in width. Accordingly, these parking stalls must be 19 feet long (current parking stall lengths are shown at 17 feet). 11. A maximum of 30% of the total off - street parking stalls may be permitted and designated for compact cars per the criteria set forth in TMC 18.56.090. Location and Screening of Associated Equipment and Storage 12. The location of the proposed propane tank is inside the 10 foot side setback. The propane tank enclosure must be increased in height to 8 feet per TMC 18.52.040(D). The fence shall be placed on the interior side of any required perimeter landscaping. 13. Recycling storage space shall be provided at the rate of three square feet per every 1,000 square feet of gross floor area per TMC 18.52.080(A)(2). The outdoor collection point(s) shall not be located in any required setback or landscape area. 14. The design of the collection areas for garbage and recycling containers shall meet the requirements of TMC 19.52.090. C: \DEB \QuikPark \techltr.doc Michael Aippersbach April 28, 2000 Page 3 Landscaping 15. Per TMC 18.52.040(H) all landscape areas shall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut -off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, non - irrigated areas and impervious surfaces. Please submit an irrigation plan reflecting these criteria. z a • re 2 0 0, N w w. W =; J }. w0 g -J 16. All shrubs shall be at least 18 inches in height at time of planting. Please revise Sheet L4 D. a. _ z� 17: The landscaping along realigned South 158th is located along the front property line and, as such, 1- 0, must meet the requirements of a Type I landscape perimeter. In particular, this requires one tree for � w each 30 lineal feet of required perimeter excluding curb cuts. This standard has not been met on the 0 landscape plans provided. 0O 0 H'. 18. A minimum 5 foot planting strip will be required along the southern portion of the western property w w line (running from South 160th to the northern end of the traffic lanes near the parking lot 1 �? entrance). Please provide a planting plan for this area, meeting the requirements of a Type II u.. Z` landscape perimeter (see TMC 18.52.030(B)). 1.11 co 19. Submit revised plans showing the planting plan for all terraced walls (any wall of 6 feet or greater Q in height). A mixture of evergreen trees and evergreen shrubs shall be used to screen blank z walls. accordingly. SPECIAL PERMISSION -SIGN COMMENTS - PLANNING: 20. As required under the Special Permission Sign Application, please provide four color copies of the proposed freestanding sign. You may also wish to incorporate the design, colors and /or materials of the site buildings into the design of the proposed freestanding sign. 21. As we indicated in our December 8, 1999 letter to you, the proposed location of the freestanding sign should be a minimum of 60 feet in width to create a more viable parcel. Please contact Jack Pace at 206 -431 -3686 regarding this requirement. 22. The proposed wall sign shown on the canopy (Sheet 2/3 South Elevation) measures approximately 48 square feet, exceeding the code maximum by 37 square feet. Given the scale provided, the canopy measures 3 feet tall by 74 feet long for a total of 222 square feet. Per TMC 19.32.140, the maximum wall sign size is 5% of this area, or 11 square feet. Please revise Sheet 2/3 according. ADDITIONAL COMMENTS: As a courtesy, we are providing you with additional information. Although this information is not required at this time, you may wish to obtain this information prior to applying for land altering and building permits. C: \DEB \QuikPark \techltr.doc Michael Aippersbach April 28, 2000 Page 4 23. Comments from the Public Works Department dated April 19, 2000, attached. If you have any questions concerning these items, please contact Mike Cusick in the Public Works Department. 24. Required fire hydrants shall be approved for location by the Fire Department, approved for purity by Water District #125 and fully in service prior to the start of construction. By line of vehicular travel, a fire hydrant must be no further than 150 feet from a structure and no portion of a structure shall be over 300 feet from a fire hydrant. If water lines are to be extended to accommodate fire hydrants, please contact Water District #125 regarding associated fees. All water lines must meet Tukwila Public Works Department standards. If you have any questions concerning this item, please contact Mike Alderson, Assistant Fire Chief at 206 - 575 -4404 or Mike Cusick in the Public Works Department. 25. As we indicated in our September 9, 1999 letter, the approval and recording of any lot consolidation(s) and /or boundary line adjustment(s) will be required after issuance of the Design Review and SEPA permits and prior to the issuance of the land altering permit. Upon receipt of the items referenced in Items 1 through 22 above, we will continue processing your applications. Given the nature and extent of the required revisions, we have tentatively rescheduled the hearing date to June 22nd. Please submit all revisions on or before May 12th to provide sufficient time for departmental reviews. As you know, I will be out of the office May 1 through May 5. In my absence, please contact Jack Pace at 206 -431 -3686 with any questions you may have. Sincerely, .1-eS) Q-76142- Deborah Ritter Assistant Planner Enclosures cc: Brian Shelton, City Engineer Jack Pace, Planning Manager Mike Cusick, Associate Engineer Mike Alderson, Assistant Fire Chief Gary Schulz, Urban Environmentalist C: \DEB \QuikPark \techltr.doc ' Mayor Shirley Thompson Deputy Mayor Kathy Gehring Coundlmembers Gene Fisher Terry Anderson Frank Hansen Joe Brennan Don DeHan nnive "The Hospitality City" City Manager Calvin P. Hoggard Assistant City Manager Jay Holman City Attorney Robert L. McAdams City Clerk Judith L. Cary DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT April 26, 2000 Deborah Ritter Department of Community Development 6500 Southcenter Blvd, #100 Tukwila, WA 98188 Re: Proposed Quik Park development (3610 S. 148th St) SEPA File E99 -0005 and Design Review File L99 -0010 Dear Deborah: This letter is in follow -up to concerns raised in our earlier comment letter on the proposed Quik park development. Traffic The .following mitigations are adequate to address impacts of the proposed development on the the City of SeaTac transportation network: • Traffic impact fees of $773 per PM peak.hour trip per SeaTac Municipal Code Chapter 11.15. A pedestrian sidewalk connection from the existing sidewalk on the north side of S. 160th St. (at the end of Budget Rent A Car's frontage) west to the access point of the proposed development. The following Iddress some of the other impacts of the proposal: Light and Glare Impacts • Include cut -off shields to direct lighting downward. • Ensure lighting levels no greater than 1 footcandle, as per preliminary plans. Potential Noise Impacts • Ensure that no loudspeaker system is used. 17900 International Blvd.. Suite 441 • SeaTac, Washington 98188 -4236 City Hall: (206) 241 -9100 • Fax: (206) 241 -3999 • TDD: (206) 241 -0091 ovL 666E in 90Z Iv3 6Z :OT 4111 00 /LZ /1O z • <Z. W >> U O'Y w 0: W —11—; N LL: w0 J a z w • = . 10: zl- w U0 ON .'0 H. 1.0i • w O;. Z: "1,‘ H! z Quik Park Notice of Application Comments City of SeaTac April 26, 2000 Landscaping/Sensitive Areas Protection In addition to proposed landscaping buffers, • Where feasible, retain existing vegetation, especially trees of eight inches (8 ") in diameter or larger. • Protect sensitive areas and prevent erosion by retaining vegetation on steep slopes, particularly on slopes of 40% or greater. • Thank you for continuing to keep us informed throughout the SEPA and design review process. Sincerely, atate„ Holly E. Anderson Senior Planner Dale Schroeder Engineering Manager Cc: Raid Tirhi, City of Tukwila Engineering Bruce Rayburn, City of SeaTac Public Works Director Don'Monaghan, City of SeaTac Assistant Public Works Director Dale Schroeder, City of SeaTac Engineering Manager Steve Butler, City of SeaTac Director of Planning and Community Development DVIV S 30 iLIO 666C TlZ 90Z !VA I :9T QaM 00/9Z/t0 z W• , U 0' co 0 w= J F_ N lL': W 0. J co 1_ LU. 2• Z I— 0' Z 2 '0 N; !o W H- Vd 0' Z; • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Deborah Ritter, Assistant Planner FROM: Gary Schulz, Urban Environmentalist ti DATE: April 24, 2000 RE: Quik Park #E99 -0005, #L99 -0010 — Sensitive Areas Technical Review. 1 have reviewed the current plan set, date stamped Received 3/14/00, including the related project information for the Quik Park development. The project is subject to sensitive area regulations and proposes a wetland alteration. My review is focused on identified wetland areas and comments are listed below: A. Wetland Areas Three wetland reports (10/10/97, 7/17/98, & 9/20/99) have been submitted with the related investigations that were conducted by Shapiro & Associates, Inc. Three distinct wetland areas have been identified. The small wetland located on the south portion of the site is exempt from regulation because it is less than 1,000 square feet in size and isolated (Shapiro & Assoc. 7/17/98). The small and isolated wetland located on the north portion of the project site is only 2,000 square feet but is rated a Type 2 because of a forested wetland class (Shapiro & Assoc. 9/20/99). Trees that are at least 20 feet in height and rooted in the wetland constitute a forested class (US Fish and Wildlife Service 1979). Because the wetland has more than 20 percent coverage of trees, it is rated Type 2 (TMC 18.45.020). Type 2 wetlands cannot be permanently altered unless an application for the Reasonable Use Exception is granted by the Tukwila Planning Commission. A Reasonable Use application is required. At a minimum. a conceptual mitigation plan must be presented as feasible to replace wetland area at a ratio of 1.5 to 1.0 and the associated wetland functions. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98/88 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 z t-- w. JU O: Nom. w; w =. J f.. N w O: J u.Q co —a LLI Z I— O; Z w p. 'oI- _. V` 1-- O: Z FL- Z • Quik Park Memo April 24, 2000 Page 2 The third wetland area is a non - isolated condition that is part of the watercourse corridor (Gilliam Creek) located on the western portion of the site. The wetland area associated with the watercourse was flagged by Shapiro & Associates; however, the actual flagging survey of these areas is not included in the submittal (Shapiro & Assoc. 10/10/97). The watercourse rating for this portion of Gilliam Creek (# 22 -3) is a Type 3. Type 3 watercourses have a standard buffer setback of 15 feet. However, Type 3 wetlands have a standard buffer setback of 25 feet. There is no indication of the type of watercourse or associated wetland on the plan sheets that I reviewed. It appears that the entire watercourse corridor has been delineated as wetland. Please provide the professional land survey of wetland and watercourse boundaries as flamed by Shapiro Associates. In addition, the site plan sheets that include the watercourse will have the watercourse /wetland edges and appropriate buffers labelled to show that the code standard is being provided. The Shapiro report indicates the associated wetland has trees as a forested class and that the entire perimeter of the drainage (creek) is Wetland A. This indicates the corridor to be rated at least a Type 3 wetland with a standard buffer of 25 feet. B. Tree Replacement Per the tree regulations (TMC 18.54), trees removed from sensitive areas, except black cottonwood, are subject to replacement standards. These standards are found in TMC 18.54.130 3. The ordinance does exempt tree removal within City- approved rights -of -way and easements. In reviewing Sheet 8 (Survey - Slopes- Trees) there is no indication of the trees that will be removed from slopes 20 percent and greater as a result of building the new roadway. Please identify the trees that will be removed from sensitive area slopes outside the approved right - of -way. Also, show the replacement table that determines the number of new trees to meet the requirement (TMC 18.54.130 3.). This information could be shown on Sheet 8. A detail of the tree planting can be provided after the numbers and proposed locations are approved. Please let me know if there are questions. Cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager Mike Cusick, Associate Engineer z 'I-w n JU: 00 UD'• w= J � w 0; co a J F- i O` .z �- w 3 W W: H V`, LLi z z Review Comments Public Works Department z FILE: L99 0010/E99 -0005 a i.. APPLICANT: Quick Park 're 2 ; ADDRESS: JU, DATE: April 19, 2000 .A.,,--.„--- 0 o ti co PLAN REVIEWER: Contact Mike Cusick at (206) 433 -0179 if you have any ' w w; questions regarding the following comments. J CO w , `w o 2 1. The plans for the relocation of S 150th St should address all other water and sanitary �Q sewer lines proposed in the right -of -way. _ a'. I- w,: 2. In meetings with Brian Shelton, direction was provided limiting walls to 6 feet in ,z fz.-` height. Walls over 6 feet in height require terracing. Please revise drawing to reflect F- O z F-;. this requirement. w au 2o: R o: 3. All drawings and reports are to be stamped and signed by a professional engineer. +o N, o1--: w —: 4. Fences are required at walls when the grade difference is 30" or greater. H v; w ~O` 5. Provide slope on all cut/fill lines. l l Z'. U N. oI-° z 6. Please label walls in section drawings. 7. Provide information on horizontal and vertical datum. 8. Coordinate with the City of SeaTac for the required improvements to South 160th St. 9. Provide center line station and driveway widths at all proposed driveways. 10. Show revised right -of -way on the drawing at the southeast corner of South 160th Street and South 158`h Street. 11. Is a paved driveway being provided for the church to South 158`h Street near STA 9 +34. 12. In areas of super elevation the high side curb should tip towards the low side of the street. 13. The plans should address the removal of existing underground utilities in the vacated right -of -way of South 158th Street. 1 14. Sidewalk improvements on the north side of South 160`h Street shall be provided for the entire property frontage of quick park of Washington, L.L.C. 15. Not enough run -off length is provided between the first and second portions of super elevation per the 1993 King County Road Standards. The King County Standards require a minimum of 80' of run -off length for each portion of super elevation. Is it possible to eliminate super elevation from STA 12 +64 to STA 15 +92 based on a design speed of 15 MPH to 20 MPH? ce D! —1 C.) 16. Please shade in proposed pavement on all sheets. N o; w 0, 18. On sheet 3 of , for the off site portion of the project key Key Construction Note #16 was used twice; once to relocate the telephone pedestal and a second time to adjust the catch basin to grade with solid locking lid. Please revise drawing. s C7 'w 19. On sheet 4 of , for the off please revise A.C. pavement to Class "B ". z O Z�. 20. Provide 2' landing at 2% at back of sidewalk before beginning 3:1 or 2:1 down 2 D Do cri F—'. 21. Provide stamped and signed calculations, drawings and details for the detention w w: O 22. Provide oil /water separation at proposed wash, storage and maintenance building. ui =` O~ Z. 17. Please provide storm report (T.I.R.) for the proposed project. slopes. vaults. Connect to sanitary sewer. 23. Provide section, range and township on all drawings. 24. Provide spot grades in area of handicap parking. 25. Provide size of RIPRAP pad and size of RIPRAP at discharge point from on site detention vault. 26. Provide grades for on -site catch basins. 27. Provide pipe lengths and slopes for on -site storm drain pipes. 28. Plans shall include standard notes and details. (doc180) April 14, 2000 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 Re: Quik Park 3610 South 158th L99 -0064 (Special Permission — Sign) E99 -0005 (SEPA) L99 -0010 (Design Review) Dear Michael: Thank you for submitting the sketches of the revised building designs for the Quik Park site. Please revise the applicable blueprints accordingly and provide a new color and materials board. You may wish to revise the design, colors and /or materials of your proposed signage so that it is integrated with the design of the buildings. Additionally, please revise the narratives you submitted with the Design Review application. The public comment period ended on April 7th. For your reference, we are enclosing copies of the public comments we received. If you should have any questions, please feel free to call me at 206 -431 -3663. Deborah Ritter Assistant Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 • .z ls JU U O;. U. 0 • • vn w • J H • w O` • u.¢ Ci = • • 1. w. 2 Off,' ww; . i. . w; • . ui U • • Z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Jim Morrow Brian Shelton Mike Cusick Raid Tirhi FROM:Deb Ritter DATE: April 14, 2000 RE: Quik Park 3610 South 158th L99-0010 (Design Review) E99-0005 (SEPA) As part of the public review process, the City of SeaTac recently submitted a comment letter concerning Quik Park. Although you may already be in contact with SeaTac on this project, I am providing a copy of this letter for your reference. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 • •;.; • • . APR,-10-2000 02:1 8 PM A I PPERSBACH & ASSOC 2065240337 MEMORANDUM # To: From: Michael Aippersbach Jack Pace, Senior Planner (206- 431- 3686/fax: 206- 431 -3662) City of Tukwila Re: Quik Park Project (Off -Ai :WED ' ` °' �� 3610 South 158th Street �� ��� Fadiity) L99 -0010 (Design Review) A P 2000 E99.0005 (SEPA) L99 -0064 (Spedal Permission - Sign) Date: 4- 10- 2000/Monday Via Fax: (206) 431 -3662 Re: Revisions to Building Design Concept COMMUNITY DEVELOPMENT Jack, I know you are headed out of town and may be jammed with 1 that you can get away. However, do you have time to take a brief 1 (drawings) and comment before you leave? Deb, as you know will Since there is still production time required after we have some cle 1 was hoping to get your comment before Deb returns. t minute things so at the attachments out until the 14th. idance from you, Please note that the attachments consist of two (2) elevations - west and north showing a pitched roof option for the buildings. However, because of the sha f the maintenance structure on the site (the bay arrangement of the interior) it would be roblematic to use a pitched roof, so that building will have a flat roof. but made to mate at of the others. You can reach me at (206) 523 -3764, e-mail me at aipp @prodigy.ne r by fax at (20f) 5240337. Thanks, Jack! Atth. Option lA - North Elevation Option 1A - west elevation .«.hepupitadeiprev.d , kx wneO4doc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: ( ) 524 -0337 P. 01 z w -J 'U O: 'CO o •N w: .w =• •g Q` • =d 1- w, Z �. zf-: .w w. M V, F.: � Z: U z Mayor Shirley Thompson Deputy Mayor Kathy Gehring Councilmemhers Gene Fisher Terry Anderson Frank Hansen Joe Brennan Don DeHan "The Hospitality City" City Manager Calvin P. Hoggard Assistant City Manager Jay Holman City Attorney Robert L. McAdams City Clerk Judith L. Cary DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT April 7, 2000 Deborah Ritter Department of Community Development 6300 Southcenter Blvd, #100 Tukwila, WA 98188 Re: Quik Park Notice of Application SEPA File E99 -0005 and Design Review File L99 -0010 Dear Deborah: RECEWED APR 1 0 2000 COMMUNITY DEVELOPMENT Thank you for the opportunity to comment on the Notice of Application for the proposed Quik Park Development located at 3610 S. 148th St. The project is located adjacent to an area of single family and neighborhood business in the City of SeaTac. The scale and location of the facility give rise to the following concerns which should be addressed through the SEPA and design review process: Planning Issues • Light and Glare from the parking facility; • Noise levels during construction and after completion; • Landscaping buffers, including street trees on the new right -of -way alignment. Public Works /Engineering Issues • Traffic impacts. If the project were located within the City of SeaTac, traffic impact fees would be collected to help mitigate costs of road upgrades and repairs. How will the impact of the development be mitigated in terms of: -- Increased traffic and pedestrian safety on Military Rd. S; — Increased traffic and impacts to International Blvd. at S. 160th St. • Drainage. The area along the west boundary of the proposed lot may be useful to SeaTac and Tukwila as a surface water quality feature. We would like the developer to reserve the right to Tukwila to use the area. 17900 International Blvd., Suite 401 • SeaTac, Washington 98188 -4236 City Hall: (206) 241 -9100 • Fax: (206) 241 -3999 • TDD: (206) 241 -0091 Quik Park Notice of Application Comments City of SeaTac April 7, 2000 We are aware that there will be further opportunity to comment on the application once the SEPA determination has been made, and through the design review process. Thank you for keeping us informed throughout the process. Sincerely, Holly E. Anderson Senior Planner Bruce Rayburn, City of SeaTac Public Works Director Don Monaghan, City of SeaTac Assistant Public Works Director Dale Schroeder, City of SeaTac Engineering Manager Steve Butler, City of SeaTac Director of Planning and Community Development , . CITY OF TUKWILA 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DEPARTMENT OF COMMUNITY DEVELOPMENT AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGNS) State of Washington County of King City of Tukwila RECEIVED MAR 3 0 2000 COMMUNITY DEVELOPMENT I M INAE. A(PP -5 t3 kal (Print Name) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 3 -.a'- 00 the Public Notice Board(s) in accordance with Section 18.104.110 and other applicable guidelines were posted on-the property located at .3 (P 10 S. 15V-- so as to be clearly seen from each right -of -way providing primary vehicular access to the property for application file numbers Eqq ' 0005 4-- Lq'l, - 001 Utt Avant (Applicant Signature) SUBSCRIBED AND SWORN to before me this 29 t.4. day of MarG&& , 2000 4,401 ,,1/11111111%._ �v�• NXOTAgy 9 ,- N% * crJ,:o�AVBLuGoob: .••: residing at k-IY1 F c, • My commission e fires on 101 �o l- f Zoo3 '•., OF WAso %%• /j/1111111Ns' U,st 64--1\kc3+41w,„ NOTARY PUBLIC in and for the State of Washington z • i- Z: w J 0 0 CO CO:. J � W O. ga i• s • _. zp._... z:-. w w: UN w _ U' 1 =, • —o L1Z' 1 U- ; 0.F Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I ,` l x Ct -Molt( e HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Project Name L,( IX q .14( LLB.. Mitigated Determination of Non- Si gni fi cance LAS - 010 Board of Adjustment Agenda Pkt J 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 Other fl5h 0 pptI c E'c 1 - 0 deb 6 L I _ cot() Was mailed to each of the addresses listed on this.14t t day o fHCLr(4iin the year .2000 P:GINAWYNETTA/FORMS /AFFIDAVIT- MAIL01 /24/0011:44 AM • `, z z W QQom. JU U o. U) V) W • W u. LIJ ga D. zd H = z� 1- o a z I- w n D. o 0 I- ww L o. w U 2. 0 f-; z Diane & Roberto Berrojo 3810 S. 158th St. #A1 Tukwila, Wa. 98188 March 31, 2000 Deborah Ritter Department of Community Development 6300 Southcenter Blvd. #100 Tukwila, Wa. 98138 -2235 RECEIVED APR 0 3 2000 COMMUNITY DEVELOPMENT Dear Deborah: We would like to comment on the development proposal at 3610 S. 158th St, File numbers E99 -0005 and L99 -0010. Our condominium complex is on the eastern border of their property. Our unit looks out over it. The owners of the property have been trying to develop it for many years. Their previous proposals were not conducive to the neighborhood. This time the owners of the property have worked closely to both our condominium complex and the rest of the neighborhood and we think that their proposal is a good one for many reasons. They are listed below: 1) They have offered the Laurel Estates Condominium Complex (our complex) a very generous setback that exceeds the city code by 20 feet. They have promised a solid wood fence and landscaping -so that we are not staring directly-into a -large parking lot. 2) The street abandonment is good for our street. While it is convenient for residents of 158th to cut through the Lewis and Clark parking lot to get to Highway 99, it also encourages others to use our street. The street is not a safe street for heavy traffic use. It has a blind curve that people tend to drive to fast into and because of an open drainage ditch on the south side, tend to drive toward the center of the street. It causes many near accidents.. When the westbound traffic veers to avoid the collision they drive on the north shoulder. The main problem with that is that we have a lot of foot traffic due to our high density housing. So we have a high risk to pedestrians. We also get a lot of speeding traffic on Friday and Saturday night by people going and coming from the " theater and bowling alley complex. The apartment complex, Grande Terrace is built on both sides of the street. There are Many children living there. It had.to follow city code and build sidewalks. When cars are parked on the curb, traffic is forced into a one lane road. So you have traffic problems as the road narrows combined with children darting out from between parked cars. 3) The proposed street change will cut traffic volume and slow traffic down to the 25 MPH speed limit. It will.get rid of an open drainage ditch, give us underground wiring and add sidewalks to both sides of the street. All changes the neighborhood needs. We know the city has no plans to do any improvements. Plus all improvements will be done at the developers expense and not the taxpayers. z I Z D. J U', :0 0: rnw: w I: J I- (0 J u. j D. a. = w' z� 1- a. z ►- �o O :0 w w: u. .z =. o'' 4) The undeveloped land has been used by many as a place to dump things, including animals. It is nice to have open spaces but not when they are full of garbage. As property owners of over 7 years we have seen a lot of undesirable things and behavior occur on this property. We feel the neighborhood will also be safer with this development. City of Tukwila Department of Community Development Steven M. Mullet, Mayor Steve Lancaster, Director NOTICE OF APPLICATION DATED MARCH 24, 2000 \- � ;i- w oo N 0. u) III APPLICANT: Michael Aippersbach, as agent for Quik Park LLC la `' N LL: w O,. LOCATION: 3610 South 158th, Tukwila 2 • FILE NUMBERS: E99 -0005 (SEPA Determination) u. <. L99 -0010 (Design Review) z a E- _ " . Z F--: PROPOSAL: Construction of a 24 -hour off - airport parking facility 1— o, containing approximately 1,060 parking spaces, w a one -story office building, a ticket booth with lane gates ? o and associated maintenance building. V co �o i-1 '; .111 W Land Altering Permits, City of Tukwila 1 -` Building Permits, City of Tukwila — O Special Permission Sign Permit, City of Tukwila Cu ui o Hydraulic Project Approval, Army Corps of Engineers 1 O z The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. OTHER REQUIRED PERMITS: These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on April 7, 2000. If you have questions about this proposal contact Deborah Ritter, the Planner in charge of this file at (206) 431 -3663. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206- 431 -3665 '''••• • , : 7 • ADDITIONAL ADDRESSES FOR QUIK PARK PUBLIC NOTICE Ms. Katie Carlson Commercial Development Port of Seattle Sea-Tac Main Terminal Room 6432 PO Box 68727 Seattle, WA 98168 Mr. Mickey Vergillo President Extra Car Rentals & Parking 14120 Pacific Highway South Tukwila, WA 98168 Ms. Diane DeMeerleer 4024 South 158th Street #F Seattle, WA 98188 CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS Q U.S. ARMY CORPS OF ENGINEERS (' ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. 4:)DEPT OF FISHERIES & WILDLIFE FEDERAL AGENCIES ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. WASHINGTON STATE AGENCIES ( ) K.C. PLANNING & COMMUNITY DEV. ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WATER POLLUTION CNTRL SEPA OFFCL ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARIES ( ) RENTON LIBRARY ( .) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY U S WEST SEATTLE CITY LIGHT PUGET SOUND ENERGY HIGHLINE WATER DISTRICT SEATTLE WATER DEPARTMENT TCI CABLEVISION OLYMPIC PIPELINE KENT PLANNING DEPT TUKWILA CITY DEPARTMENTS: ( ) .PUBLIC WORKS ( ) ( ) POLICE ( ) ( ) PLANNING ( ) ( .) PARKS & REC. ( ) ( ) CITY CLERK FIRE FINANCE BUILDING MAYOR ) PUGET SOUND REGIONAL COUNCIL P.S. AIR POLLUTION CONTROL AGENCY SW K C CHAMBER OF COMMERCE l MUCKLESHOOT INDIAN TRIBE DUWAMISH INDIAN TRIBE ( ) SEATTLE TIMES 07/09/98 C:WP51DATA \CHKLIST ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELIND DIV Qb<t DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES C. GI 0006 La° -cot ( ) K.C. DEPT OF PARKS ( ) HEALTH DEPT ( )`iPORT OF SEATTLE K.C.DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL SCHOOLS /LIBRARIES HIGHLINE SCHOOL DISTRICT K C PUBLIC LIBRARY ) SEATTLE MUNI REF LIBRARY SEATTLE SCHOOL DISTRICT RENTON SCHOOL DISTRICT UTILITIES PUGET SOUND POWER & LIGHT VAL -VUE SEWER DISTRICT WATER DISTRICT #20 WATER DISTRICT #125 CITY OF RENTON PUBLIC WORKS RAINIER VISTA SKYWAY CITY AGENCIES ( ){ RENTON PLANNING DEPT � CITY OF SEA -TAC C. ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) SEATTLE OFFICE OF MGMNT & PLANNING* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. OTHER LOCAL AGENCIES ( ) METRO ENVIRONMENTAL PLANNING DIV. OFFICE /INDUSTRIAL 5,000 GSF OR MORE RESIDENTIAL 50 UNITS OR MORE RETAIL 30,000 GSF OR MORE MEDIA z a 2 W 0 00; ` N W VJ W0 u. Z LU Z l- 0 ZI- 1.0 UJ 0 1-< WW H 0 tt. F- z. UN H 810860-0621-00 '.';EIORKENHAGEN WILLIAM E+PC.P-4,S7N1722 310.SOUTH 160TH SI ' 'SEATTLE WA 98188 , , • - 810860-0622-09 PAPENFUSS DAVID R+TERRI A 7N3421 3742 S 160TH ST SEATTLE WA 98188 e10e6e-o623-ce RAUSCHER EDWARD A+VICKI I 859999 ..9 ‘LAKE BELLEVUE DRIVE SUITE 114 BELLEVUE WA 98005 8108.60-064 RAUSCHER 9.LAKE BELL BELLEVUE WA 07 WARD +VICKI 889999 DR SUITE 114 98005 810860-0641-06 PETTERSEN THEODCRE 4604 S:160TH ST SEATTLE WA 810860-0642-05 FULBRIGHT J REX+WILHA ' 4012 S 160TH ST SEATTLE WA 810860-0660-02 LARSON NARK N • 4022 S 160TH ST SEATTLE WA 98188 8 629999 98188 669999 98188 COMMENTS 4 1 4 --4,;(010:tVIMMMX0IYInc”Intcorritttict*tItte.t'tttt.t.c 004300-0310-04- LEE FENG MAO 399999 LEE YANG SHU-CHEN PO BOX 68925 SEATTLE WA 98168 222304-9001-03 STERLING REALTY ORGANIZATI0330228 PO BOX 91723 BELLEVUE WA 98009 • 222304-9023-07 RODGERS'S MICHAEL+ET AL. 489999 3 LAKE BELLEVUE DR BELLEVUE WA 98005 222304-9024-06 CASSAWJAMES T+DORIS 0 280614 2460 76TH AVE SE MERCER ISLAND WA 98040 222304-9026-04 RODGER MICHAEL WHITE GEORGE 21323 NE 92N0 PL ' REDMOND WA 222304-9029-01 STATE OF WASHINGTON PATROL-PROP MGMT 4242 MARTIN WAY OLYMPIA WA 222304- CASSAN 2460 76 MERCER 42-'4 ES T AVE SE ISLAND WA ; ' • • . • , • • 632184 98053 897777 98504 261612 98040 222304-9068-03 DOUGHTERY FAMILY LIMITED PA729999 PO BOX 2324 RENTON WA 98056 222304-90 1-08 STATE'OF AS •INGTON 897777 PATROL-PRO MGMT 4242 MART AY OLYMPIA W 98504 • • ...' 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S-0379 • 98004 •:2414,B0701.30-.02 RIETEMA DANIEL .J 1flN.68TH ft. .1-0''-'1°,AKIMA kA •• 241480-0140-00 X:YOU-NBAR ,JOHN HARCLD S .7,60TH :,AVE :;18-5 .SETTLE -. WA ' • :231kro-clo7 VBUTCHERJO IV,,025NE19T *04.LEVUE;44 •4• •' • •• • t.,,1111411. 1:11,V ;A c•T • 662302 98908, 959999. • • :2414000250-06 OLIVER:LYLE'R- 321'S:160THAA2.1310G.:2. SEATTLE WA ; • . • 98188. S •!. 0.3 7 9 : • . 98569 . . -'6N0745 211,0,0070160.T05,.. '',.'aSMIANC:TRUST pd'ox ::1;f:",:•SEAT,TLE WA , . . . „.. 14„80-0170.-03 - . :•? • . - -,-_,, ..,•:,,i8OLDIZSAR MENYHERT.M • :H..32Z009., • - .,. - 35.07 'SOUTH 1601H 1B-6 :•-',.7iSEATTLE s WA • . • . -.' 98188 9 800.1.. • • . , • • '• ..?., 2114,80-r0180-!01 MR ,PAUL :j • • 00 N' BAY RD 1,403 119 • NORTH "MIAMI FL .: .750721 '33160 :2414.80-0300-06 . .•-•'.'.:• '.- ...•:'::: ..,'• - BUTCHER :JO P I:A., .''••:•:-'.'''.7.-:•. -:2.- 2.'S-0379.•• • •'' 9325 - NE ;197 ST -,:f.,,...''..-• 'r':•,:- .• . ... , • - - -- • • BELLEVUE W . ., ..-,. • :- • • :..... • 98004 GRACE •FRANKFURT479999 75101101ST., ST .4.SE -4102A ' ' • BELLEVUE -WA , • 4.e - . 4 zoli,eo-0200-074 tiNGUYEN,H0A _V 4[135'09 :160TH,;ST 467 • T E .:4W A •!. • • !,?.)!--lur.-•,•. . — •. ••• • 4. 4.: 98004:' ..; 849999 • , 222304- 9C27 -03 STERLING REALTY CRGANIZA C330228 PO PDX 91723 BELLEVUE WA 98009 222304- 9030 -OP RIVERTON 15E80 MILI SEATTLE WA IGjiTS PRESBYTERI897777 Y RC S CC826 -00 98108 222304- 9034 -04 STERLING PC PDX 91 3 BFLLFVUC WA 2223C4 -9076 STERLING R PC PDX 9172 BFLLEVUE W 03 TY ORGANIZATIC330228 98009 "1" ORGANIZATIC330228 98009 24148C-001C -07 . 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CC4300-0335-05 FSF WEST CCLCNIAL ASSCC 1LC779999 ONE HARBOR DRIVE V200 SAUSALITO CA 94965 004300 - 0365 -CE PETER 6 GRACE WANG, LLC PC PDX 234 PEEELE BEACH CA 004300-0395-02 LEE FENG MAO LEE YANG SHU-CHEN PO ECX 68925 SEATTLE_ WA 1500CC- 0010-03 HCHNSTEIN MARILYN E 4006 5 158TH 5T to SEATTLE WA 150800- 0020 -01 TEITE A80UL CAFE 4006 S 15ETH ST ;:B TUKWILA WA 150800- 0030 -09 SHAKER NELAINE SHAKER MELVIN E 4006C S 158TH SEATTLE WA 150800- C04C -C7 GUtCERSCN RANDALL 0 4006 S 158TH ST VD TUKWILA WA. 150800- C05C -04 ARMANDO GOMEZ 4006 5 158TH ST ;;E SEATTLE WA 150E00- 0060 -02 JONES MICHAEL E 4006 S 158TH ST ;;F TUKWILA WA 920943 93953 302012 98168 C1180 98188 800567 98188 340252 98188 359999 98188 890405 98168 800439 98188 150ec0-0070-00 KING MATTHEW E+JIJLIA ANN ET709999 4CCP A S 158TH ST ;7 TUKWILA WA 98188 • z _�: re w2 : 0 0. co o. w =. w0 J u.¢ Nd �w Z HO Z 1-., • w U O. 0 N: • ' 'w w. tiz. w E/2 _ 1 z Act. # 537980 -1180 Alexander Butok 3404 - S 162nd Seatac WA 98188 Act. # 537980 -1300 Charlotte Wolf 3260 S. 161st Seatac WA 98188 Act. # 537980 -1320 Robt. J. Thayer 9724 - 110th Ave Kirkland WA 98188 Act. # 537980 -1270 Resident, Unit 3249 S. 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 10¢ 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 107 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit ?dam 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 205 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 2-op 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1160 Resident 3426 - S 162nd Seatac WA 98188 Act. # 537980 -1410 Chas Cavey Jr. 3241 - S 161st Seatac WA 98188 Act. # 537980 -1310 Daniel & Andy Murphy 11310 SE 218th Place Kent WA 98031 Act. # 537980 -1320 Resident 3242 S. 161st Seatac WA 98188 Act. # 537980 -1270 Resident, Unit / 02 3249 S. 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit /05 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit '06 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 2-03 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit zoo 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1170 A. Cooper 3422 - S 162nd Seatac WA 98188 Act. # 537980 -1160 Tommy Lopez 6636 - 116th Ave SE Bellevue WA 98006 Act. # 537980 -1430 Chas Cavey, Jr. 3404 - S 161st Tukwila WA 98188 Act. # 537980 -1310 Resident 3246 S 161st Seatac WA 98188 Act. # 537980 -1270 C. Homberger 2235 Frog Lane Seven Bays WA 99122 Act. # 537980 -1270 Resident, Unit /p3 3249 S. 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit /0 6 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit ?o 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 244- 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1270 Resident, Unit 2-07 3249 - S 160th Street Seatac WA 98188 Act. # 537980 -1260 Mary L & Alfred Chapman 16234 - 41st Ave NE Seattle WA 98155 c/republic /desgnrev.dsk:admailb l.doc z re ,U O .0! J LL w0 Q J. LL Q. z 1._. 1—oa z �- LU U� o w— w u. C U- 0 it z._.... Act # 537980 -1260 Resident, Unit 1 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 4 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 7 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 10 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 14 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 17 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 20 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 23 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 26 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 29 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 2 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 5 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 8 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 11 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 15 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 18 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 21 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 24 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 27 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 30 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 3 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 6 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 9 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 12 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 16 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 19 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 22 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 25 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 28 3223 S. 160th Street Seatac WA 98188 Act # 537980 -1260 Resident, Unit 31 3223 S. 160th Street Seatac WA 98188 z 0 0' N 0 W =' w o. a z a. Z 1- . 1- o .z w 0: o -., ,01- '2 .0 LI o': w z: U_N z Occupant Unit B 4006 S. th Street Tukwila 98188 Occupan Unit F 4018 S. 158 ' treet Tukwila WA 9:188 Occupant UnitF 4010 S. 158th Street Tukwila WA 98188 Occup Unit A 4004 S.1,S$th Street Tukwila/ WA 98188 Occupant Unit B 4006 S. th Street Tukwi 98188 Occupant Unit B 4008 S. 158th Street Tukwila WA 98188 Occupan Unit F 4010 S. 1 h Street Tukwila A 98188 Chalet South Condos • Occupan Unit F 4018 S th Street Tuk la W 98188 Occup Unit B 4008 S. 8t treet Tukwila WA 98188 Occupant Unit A 4004 S. 158th Street Tukwila WA 98188 Chalet South CondosWA 98188 09,1 91, of z Q � Z' DC • 0;• :00 co • W= J ., w o ,U)a w'.• � • z E- • ww D o; ;0 • • 0 H` :W Z-0:: • uj Z'. VNi•. • • ,Z Act. # 537980 - Kim & Daniel Fabrizio 3236 S. 162nd Street Seatac WA 98188 Act. # 537980 -1116 Doo Yong Kim 16106 - 37th Lane S. Seatac WA 98188 Act. # 537980 -1110 Calvin Kautz 3572 S 162nd Street Seatac WA 98188 Act. # 537980 -1005 Resident 1603034th Ave S. Seatac WA 98188 Act. # 537980 -1130 Rodney J Rosatto 3456 S. 162nd Seatac WA 98188 Act. # 537980 -1113 Kim Doo Yang 16112 - 37th Lane S. Seatac WA 98188 Act. # 537980 -1100 Raymond & Anita Connell 6333 Seward Park Ave. S. Seattle WA 98118 Act. # 537980 -1120 Doo Yong Kim 16105 - 37th Lane S. Seatac WA 98188 Act. # 537980 -1110 Resident 3702 S. 162 Street Seatac WA 98188 Act. # 537980 -1005 Allen Ellis 4875 S. 175th Street Seatttle WA 98188 drepublic /desgnrev.dsk:admailb3.doc z;` w: re 2 V;:. O. • ;cn w; w =; NLL u-a` Ana` z 1-! 1-0 w w:. ;0N Ill — Li:- —0 Z!, Act. # 537980 -1100 Resident, Unit 101 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 104 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 107 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 201 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 204 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 207 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 301 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 304 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 307 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 309 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 102 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 105 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 108 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 202 16043 Military Road South Seatac WA 98188 Act. # 5379804100 Resident, Unit 205 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 208 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 302 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 305 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 308 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 103 16043 Military Road South Seatac WA 98188 Act. # 5379804100 Resident, Unit 106 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 203 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 206 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 209 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 303 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Resident, Unit 306 16043 Military Road South Seatac WA 98188 Act. # 537980 -1100 Raymond & Anita Connell 6333 Seward Park Ave. S. Seattle WA 98118 chepublic /desgnrev.dsk:admailb4.doc Occupant Unit E 4022 S. 158 Street Tukwila WA 98188 Occupant Unit A 4024 S. 158 Street Tukwila WA 98188 Occupant Unit C 4024 S. 158 Street Tukwila WA 98188 Occup • n Unit A 4012 S.15 Tukwila treet A 98188 Occupant Unit K 4012 S. 158 Street Tukwila WA 98188 Occupant Unit A 4014 58 Street Tukwila A 98188 Occupant Unit D 4016 S. 158 Street Tukwila WA 98188 Occu Unit C 4018 S. Street Tukwil WA 98188 Occupant Unit E 4008 S. 158 Street Tukwila WA 98188 Occu' :n Unit I 4008 S. 1 Street Tukwila 98188 Occu ant Unit E 4022 S. Street Tukwi : W • 98188 Occupant Unit B 4024 S. 158 Street Tukwila WA 98188 Occupant Unit C 4024 S. Street Tukwi 98188 Occupant Unit I 4012 S. 158 Street Tukwila WA 98188 Occupant Unit K 4012 S. 15 treet Tukwila 98188 Occupant Unit B 4016 5.158 Street Tukwila WA 98188 Occu s . nt Unit D 4016 S. ►: 8 Street Tukwil . 98188 Occupant Unit F 4018 S. 158 Street Tukwila WA 98188 Occupant Unit E 4006 S. 158 Street Tukwila WA 98188 Chalet So C dos Occupant Unit A 4024 S. 158 Street Tukwila WA 98188 Occ s ant Unit 4024 S.1 .' treet Tukwi . WA 98188 Occupant Unit A 4012 S. 158 Street Tukwila WA 98188 Occ ant Unit I 4012 Street Tukwila WA 98188 Occupant Unit A 4014 S. 158 Street Tukwila WA 98188 Occ pant Unit 4016 Tuk 58 Street A 98188 Occupant Unit C 4018 S. 158 Street Tukwila WA 98188 Occupant Unit B 4006 S. 158 Street Tukwila WA 98188 Occupant Unit I 4008 S. 158 Street Tukwila WA 98188 Chalet S uth C ndos z 1 w re Du6 vo N0. co w: w= w o: = _.. Z �. Z o. ww W— -z' iu ■i o ~". z Occupant Evergreen Heights 3503 S. 160th Street, Unit A -1 SeaTac WA 98188 Occupant Evergreen 3503 S. 160t SeaTac W reet, Unit B -1 88 Occupant Evergreen Heights 3503 S. 160th Street, Unit A -2 SeaTac WA 98188 Occupa Evergreen 3503 S. 160t SeaTac W treet, Unit B -2 9 88 Occupant Evergreen Heights 3505 S. 160th Street, Unit A -3 SeaTac WA 98188 Occupant Evergree 3505 S. 160 SeaTac treet, Unit B -3 188 Occupant Evergreen Heights 3505 S. 160th Street, Unit A -4 SeaTac WA 98188 Occup . t Evergree 3505 S. 16 SeaTac ts Street, Unit B -4 188 Occupant Evergreen Heights 3507 S. 160th Street, Unit A -5 SeaTac WA 98188 Occupan Evergreen ' is ts 3507 S. 160 treet, Unit B -5 SeaTac A 98 :8 Occupa t Evergree ei: ts 3503 S. 160 Street, Unit A -1 SeaTac A 9:188 Occupant Evergreen Heights 3503 S. 160th Street, Unit C -1 SeaTac WA 98188 Occupan Evergreen 3503 S. 160t SeaTac W treet, Unit A -2 98 :8 Occupant Evergreen Heights 3503 S. 160th Street, Unit C -2 SeaTac WA 98188 Occupant Evergreen He 3505 S. 160th SeaTac WA t, Unit A -3 Occupant Evergreen Heights 3505 S. 160th Street, Unit C -3 SeaTac WA 98188 Occupa Evergreen 3505 S. 160t SeaTac treet, Unit A -4 8 Occupant Evergreen Heights 3505 S. 160th Street, Unit C -4 SeaTac WA 98188 Occup • t Evergree 3507 S SeaT WA eights Street, Unit A -5 188 Occupant Evergreen Heights 3507 S. 160th Street, Unit C -5 SeaTac WA 98188 Occupant Evergreen Heights 3503 S. 160th Street, Unit B -1 SeaTac WA 98188 Occupa t Evergree 3503 S. 160 SeaTa treet, Unit C -1 88 Occupant Evergreen Heights 3503 S. 160th Street, Unit B -2 SeaTac WA 98188 Occupant Evergreen He : hts 3503 S. 160th SeaTac W Unit C -2 Occupant Evergreen Heights 3505 S. 160th Street, Unit B -3 SeaTac WA 98188 Occupant Evergreen : ghts 3505 S. 160th . eet, Unit C -3 SeaTac 98 ' 8 Occupant Evergreen Heights 3505 S. 160th Street, Unit B -4 SeaTac WA 98188 Occupa t Evergreen 3505 S. 1 SeaTac WA 9818 eet, Unit C -4 Occupant Evergreen Heights 3507 S. 160th Street, Unit B -5 SeaTac WA 98188 Occupant Evergreen 3507 S. 160 eet, Unit C -5 SeaTac ''A 9818 03, Ii Z • V0 co O U) W, W I: CO IL: W O. u) O • • Z H.'. 1— O: • Z1 W •2p 0 vi .W W; H V'. O LL•Z; V= O 1- Z Occupant Evergreen Heights 3507 S. 160th Street, Unit A -6 SeaTac WA 98188 Occupan Evergreen : eigh 3507 S. 160t ' : treet, Unit A -7 SeaTac W 9: ' 88 Occupant Evergreen Heights 3509 S. 160th Street, Unit B -6 SeaTac WA 98188 Occupant Evergreen eigh 3509 S. 160th : reet, Unit B -7 SeaTac W Occupant Evergreen Heights 3511 S. 160th Street, Unit A -1 SeaTac WA 98188 Occupa Evergreen ' eigh 3511 S. 160th treet, Unit B -1 SeaTac W Occupant Evergreen Heights 3511 S. 160th Street, Unit A -2 SeaTac WA 98188 Occupant Evergreen heights 3709 S. 160th Steet, Unit B -2 SeaTac WA 98188 Occupant Evergreen Heights 3713 S. 160th Street, Unit A -3 SeaTac WA 98188 Occupant Evergreen 3713 S. 160th : treet, Unit B -3 SeaTac W Occupa Evergreen 3507 S. 160 SeaTac 981 treet, Unit A -6 Occupant Evergreen Heights 3507 S. 160th Street, Unit C -6 SeaTac WA 98188 Occupant Evergreen 3509 S. 160t SeaTac W 9818 eet, Unit B -6 Occupant Evergreen Heights 3509 S. 160th Street, Unit C -7 SeaTac WA 98188 Occupan Evergreen : hts 3511 S. 160th eet, Unit A -1 SeaTac 9818 Occupant Evergreen Heights 3511 S. 160th Street, Unit C -1 SeaTac WA 98188 Occupan Evergreen 3511 S. 160t SeaTac Street, Unit A -2 8 Occupant Evergreen Heights 3711 S. 160th Street, Unit C -2 SeaTac WA 98188 Occupa Evergreen 3713 S. 160t SeaTac W 981 reet, Unit A -3 Occupant Evergreen Heights 3713 S. 160th Street, Unit C -3 SeaTac WA 98188 Occupant Evergreen Heights 3507 S. 160th Street, Unit A -7 SeaTac WA 98188 Occupa Evergreen eights 3507 S.160t SeaTac • • A 981 reet, Unit C -6 Occupant Evergreen Heights 3509 S. 160th Street, Unit B -7 SeaTac WA 98188 Occupa Evergreen ' •igh 3509 S. 160 SeaTa A 9818 reet, Unit C -7 Occupant Evergreen Heights 3511 S. 160th Street, Unit B -1 SeaTac WA 98188 Occupa Evergreen igh 3511 S. 160 SeaTac •'A 981 reet, Unit C -1 Occupant Evergreen Heights 3511 S. 160th Street, Unit B -2 SeaTac WA 98188 Occupant Evergree Heig 3711 S. 160 treet, Unit C -2 SeaTac 9: :8 Occupant Evergreen Heights 3713 S. 160th Street, Unit B -3 SeaTac WA 98188 Occupant Evergreen Heights 3713 S. 160t1, Street, Unit C -13 SeaTac WA 98188 Maii7 04 . z w 2 UO 47 CI COW;. J CO IL: wo J' •z a F _: HO .z �- ILI W. Dp O H: ill id W` u.�' Z. w =i Z Occupant Evergreen Heights 3523 S. 160th Street, Unit A -4 SeaTac WA 98188 Occupant Evergree Hei 3523 S. 160 Street, Unit B -4 SeaTac Occupant Evergreen Heights 3523 S. 160th Street, Unit A -5 SeaTac WA 98188 Occupant Evergreen ' fights 3523 S. 160th SeaTac WA 9 et, Unit B -5 Occupant 3759 S. 160th Street SeaTac WA 98188 Occupa Evergreen eights 3523 S. 160t . treet, Unit A -4 SeaTac W : 981 Occupant Evergreen Heights 3523 S. 160th Street, Unit C -4 SeaTac WA 98188 Occup nt Evergree Heights 3523 S. 160 eet, Unit A -5 SeaTac W 9 8 Occupant Evergreen Heights 3523 S. 160th Street, Unit C -5 SeaTac WA 98188 Occu , ant �. 3759 . 60th'Street SeaTac 98188 Occupant Evergreen Heights 3523 S. 160th Street, Unit B -4 SeaTac WA 98188 Occup t Evergree Heights- - 3523 S. 16 h treet, Unit C -4 SeaTac 8188 Occupant Evergreen Heights 3523 S. 160th Street, Unit B -5 SeaTac WA 98188 Occup • t Evergree Heigh 3523 S. 16 i treet, Unit C -5 SeaTa A ':188 Occupant Evergreen Heights 3513 S. 160th Street, Unit A -4 SeaTac WA 98188 Occupan Evergreen 3513 S. 160th ' reet, Unit B -4 SeaTac WA 81 igh Occupant Evergreen Heights 3515 S. 160th Street, Unit A -5 SeaTac WA 98188 Occupa Evergreen . eights 3515 S. 160th . reet, Unit B -5 SeaTac W 98 :8 Occupant Evergreen Heights 3519 S. 160th Street, Unit A -1 SeaTac WA 98188 Occup Evergree 3519 S. 160 SeaTac W reet, Unit B -1 Occupant Evergreen Heights 3521 S. 160th Street, Unit A -2 SeaTac WA 98188 Occupan Evergreen 3521 S. 160th SeaTac W s treet, Unit B -2 Occupant Evergreen Heights 3521 S. 160th Street, Unit A -3 SeaTac WA 98188 Occup :. t Evergree 3521 S. 160 SeaTac W hts Street, Unit B -3 9 88 Occupan Evergreen 3513 S. 160 SeaTac ts treet, Unit A -4 8 Occupant Evergreen Heights 3513 S. 160th Street, Unit C -4 SeaTac WA 98188 Occupant Evergreen 3515 S. 160th SeaTac W 98188 et, Unit A -5 Occupant Evergreen Heights 3515 S. 160th Street, Unit C -5 SeaTac WA 98188 Occupa Evergreen 3519 S. 160t SeaTac 98 treet, Unit A -1 Occupant Evergreen Heights 3519 S. 160th Street, Unit C -1 SeaTac WA 98188 Occupan Evergreen fights/ 3521 S. 160th eet, Unit A -2 SeaTac WA Occupant Evergreen Heights 3521 S. 160th Street, Unit C -2 SeaTac WA 98188 Occupant Evergreen eights/ - 3521 S. 160th treet, Unit A -3 SeaTac W 98 8 Occupant Evergreen Heights 3521 S. 160th Street, Unit C -3 SeaTac WA 98188 Occupant Evergreen Heights 3513 S. 160th Street, Unit B -4 SeaTac WA 98188 Occup t Evergree Heig ts 3513 S. 160 Street, Unit C -4 SeaTac A 9 8 Occupant Evergreen Heights 3515 S. 160th Street, Unit B -5 SeaTac WA 98188 Occup t Evergr 3515 S. 16 SeaTac Heig Street, Unit C -5 188 Occupant Evergreen Heights 3519 S. 160th Street, Unit B -1 SeaTac WA 98188 Occupant Evergreen 3519 S. 160t SeaTac W Street, Unit C -1 8 Occupant Evergreen Heights 3521 S. 160th Street, Unit B -2 SeaTac WA 98188 Occupa t Evergreen 3521 S. 160t SeaTac treet, Unit C -2 8 Occupant Evergreen Heights 3521 S. 160th Street, Unit B -3 SeaTac WA 98188 Occupan Evergreen eights 3521 S. 160t reet, Unit C -3 SeaTac W ' : 88 o5. Z re 2 0o y 0' W=: J I- N u_ w 0. J u- Q N d F=- _ Z� I-0. Z I— w U0 :0 I-. 'W w O: LLI Z: 0 I-. Z March 20, 2000 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION ti Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 Re: Quik Park 3610 South 158th L99 -0064 (Special Permission — Sign) E99 -0005 (SEPA) :L99 =0010 (Design .Review);, Dear Michael: Your Design Review, Special Permission Sign and SEPA applications (under the above - referenced file numbers) have been found to be complete as of March 20, 2000 for the purposes of meeting state mandated time requirements. Essentially, this means that you have supplied the required items listed on the application checklists for these types of permits. The next step is for you to install the two notice boards on the site within 14 days of the date of this letter. You received information on how to install the signs with your application packet. We are enclosing two laminated copies of the "Notice of Application" as well as the site map to post on both notice boards. Per our conversation today, you will arrange to post the Notices and site maps on Friday, March 24, 2000. This is the same day that we will be mailing public notice to property owners, tenants and businesses within 500 feet of the project. After you have posted the laminated Notices on the signs, please return the signed and notarized "Affidavit of Installation and Posting" to me. We are about to commence our technical review process, which is the next phase in the processing of your Design Review, Special Permission Sign and SEPA applications. Although your applications have been found to be "complete ", the items you supplied may have to be revised or amended. The City may also require that you submit additional plans and information to ensure the project meets the substantive requirements of the City and to finalize the review process. If you have any questions, please feel free to call me at 206 -431 -3663. Sincerely, TQJD eg-- Deborah Ritter Assistant Planner cc: Mike Alderson, Assistant Fire Chief Michael Cusick, Associate Engineer, Public Works Gary Schulz, Urban Environmentalist 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z a Z mow J U; UO U: CO i' J 1: CO O w u-5. = 0: �w z z p' O tAi o 1--.0 u- O wz Uw H z... MAR-15-2000 07 :47 PM A IrERSBACH & ASSOC 7—• P.01 2065240337 • MEMORANDUM To: Deborah Ritter, Assistant Planner (206-431-3663/fax: (206-431-3662) City of Tukwila From: Michael Aippersbach Re: Quik Park Project (Off-Airport Parking Fadlity.b E c E P1 ED 3610 South 158th Street L99•0010 (Design Rev(ew) E99.0005 (SEPA) 'MR 1 6 2000 L99-0064 (Spedal Permission • Sip) Date: 3-15-2000/Wednesday COMMUNITY DE\IELOPMENI Via Fax: (206) 431-342 Re: Public Notice Sign - Quik Park Deborah, below are four (4) piece of information to be placed on the public notice sign. Have I got the info correct beforeI fax it off to the sign company? Typetf Acdon: Design Revie Project Name: Quik Park Site Address: 3610 South 158th Street Applicant: Michael Aippersbach YZW-035 /71-11nITC4u2op i#4 --mail met at ainnenrndiev.net or by fax at (206) o/projensimpublic1cialprov.dakzitUtte03doe Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523-3764/Fax: (206) 524-0337 Design Review Application City of Tukwila Quik ?ark of Washington LLC March 10, 2000 REVISED DESIGN REVIEW APPLICATION ATTACHMENT C RECEIVED CITY OF TUKWILA j' m 1 RESPONSES TO PERMIT CENTER TUKWILA INTERNATIONAL BOULEVARD DESIGN MANUAL SITE DESIGN A. Site Design Concept. Design Criteria Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. The proposed site design elements provide an orderly and easily understood arrangement of parking, buildin s, and landscaping. The entry canopy that visually identi les to the user the location of the entry has been placed as close to the street as possible while allowing for ueuing space. The office is next to the entry canopy because of the need for close coordination between the ticket takers and the office staff (for restroom, meal and work breaks, etc.). The maintenance building has been placed on the west end of the proposed site adjoining the back end of the existing commercial development to the west (the theater and bowl). The building is located a considerable distance from the existing residential development on the east. The circulation attern was designed for ease of parking and the operation of passenger vans which service the parking area. B. Relationship to Street Front. Design Criteria Organize site design elements to create a distinct street edge, and minimize parking between structures and street: The proposed commercial use -- an off - airport parking facility - - incorporates design objectives that are sometimes quite different from the objectives of this criteria. For example the parking objectives of the proposed use are quite different from the stated objective of this criteria -- minimize parking between structures and street. The proposed use is designed 180 degrees from what the Planning Commission would usually expect for a development site. In a typical development site scenario, the buildings are the principal use on the site and the parking is supplemental, an adjunct to the building. However, in designing the off - airport parking facility project the objectives of the use are to minimize the amount of building on the site. The building(s)support the parking and it is unnecessary to have a signifcant amount of floor area -- and to Page 1 • Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 z i1- w. ix 2 UO CD o: w I. uj gQ =a z= 1-0 w ~ moo. e'. 0,- w w. HV. z ui O H. z Design Review Application Quik .'ark of Washington LLC City of Tukwila March 10, 2000 maximize the amount of parkin possible (it is the parking which generates the income rater than the floor area as with a more typical com.m.ercial development). With this proposed facility, the "parking" is the principal use with the structures (buildings) being supplemental -- an adjunct if you will. z Reducing parking is contrary to the objective of the use -- < parking is what the use provides. In addition, the functional . w, operation of the facility dictate where most of the building(s) 2 are placed. The canopy must be placed as close to the street as 6 m possible while allowing for queuing space. The office is usually o o. next to the entry canopy because of the close coordination N W between the ticket takers and the office staff w z co u-. O 2. Orient at least one building entry to a major public street. 2 �. Although the entry canopy and office have been oriented to the g a: S. 158th Street and to S. 160th Street, the entry to the ted t D. building has not. Pedestrian traffic to the building is not an = w anticipated need for this type of use. z z o. w uj Mo O N, 1. Emphasize the importance of street corners through building location, the o 1. provision of pedestrian access, special site features and /or landscape 11.1 o features. u- o This criteria is not applicable for this project -- it is not a z tii co corner in the traditional sense. The intersection does not contain development on the four corners and the intersection is a soft curve rather than the normal 90 degree approach to each z respective street. The parking for the theater/bowl is immediately adjoining the proposed project on the west and to the south. The church manse and the church are the only immediate development of a structural nature located on what would be the southeast corner. Pedestrian access has been provided along S. 158th Street and Old Military Road. Landscaping has been provided along portions of S. 158th Street. C. Street Corners. Design Criteria D. Continuity of Site with Adjacent Sites. Design Criteria 1. Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. This criteria is more suited to other uses in other contexts. Maintaining visual and functional continuity for the east portion of the site (adjoining the residential development) is not appropriate in this context. In the area of Laurel Estates, their units have been placed immediately adjoining the common Page 2 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 property line while the proposed use has placed the building in a more functional location. However, the proposed site parking area) has been terraced with the area on the north end Blow the street grade of S. 158th Street: In the case of the Sunnydale apartments, the new alignment of S. 158th. Street provides a buffer between the apartment structures and the z edge of the commercial use. And on the west the continuity is . 1 �. preserved only in the sense that the parking areas of the respective commercial uses adjoin one another separated only by the Gilliam. Creek corridor. Also there is no opportunity to .0.110: provide /maintain a visual continuous building line between the 0 o commercial developments. Please note that Dollar- Rent -a -Car w w provides two canopies next to their maintenance building along I S. 160th Street. One is oriented to International Boulevard u) u_ South (Highway 99) and one oriented to S. 160th Street. w o Although the one along S. 160th Street is not an entry canopy, it is a place where initial business transactions take place. Cars u. a are distributed here and drop -offs also occur at this canopy. u) a Transition between the proposed development and existing _; development has been addressed through several different site z i.- design features. All buildings have been placed away from. the E- o existing residential development on the east (Laurel Estates, w w Sunnydale apartments). Site development on the east perimeter D o includes landscaping and where appropriate a solid fence to 8 u, prevent headlight glare from impacting those units adjoining o F= the parking area. Also proposed is a berm and a setback of w W parking 30 feet from the site's east property line. i- �. u_ o. z E. Shared Facilities. o cn Design Criteria 0 �`. z 1. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, or other shared facilities. Due to the nature of the proposed use with its security and other requirements joint development is not feasible. With the security requirements of the proposed use, the sharing of driveways, building walls, etc., is not practical. Also it is not desirable nor feasibleto permit a physical connection with the existing commercial development on the west (theater/bowl) with the location of the existence of the Gilliam Creek corridor situated between the neighboring uses. Neither is it appropriate to promote a physical connection between the proposed commercial use and the existing residential development. and the issue of security for the proposed use (a perimeter fence is located along the entire proposed use). F. Site Design for Safety. Design Criteria Page 3 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 1. Minimize conflicts between drivers and pedestrians through the siting of structures, location of circulation elements, landscape design, and placement of signs. For security and safety, access to the site is limited to fixed points. In addition, the concept for the proposed use allows for incoming patrons to he directed to specific areas to park and arrangements made with the van driver to pick up the patron at their vehicle to take to the airport. On the return trip from the airport, the van driver brings the patron directly to their vehicle. Unless there is a vehicle problem. (the vehicle won't operate) pedestrian use of the parking areas is unnecessary. Pedestrian movement to the site would normally be limited to em employees walking from. their vehicle parked adjacent to the ofc e so they can check in and then walking back to their vehicle. From there if not workinig the entry canopy or in the office, they would drive to the maintenance building. It is possible that an employee could choose to arrive at the site through either public transit or be dropped off which could require them. to traverse the site to the maintenance building. However, most of them arrive to work in vehicles and drive to the maintenance building after checking in at the office. 2. Design and site structures to maximize site surveillance opportunities from buildings and public streets. The perimeter of the proposed site is totally fenced and movement onto and o ff the site is limited to two entrances: the vehicular and the pedestrian leading to the office. The ticket booth under the canopy and the office building allow for visual surveillance of the parking areas. There will lie additional surveillance of the site through the use a strategically placed video cameras, continual movement through the site by the passenger vans and the radio systems used by the drivers o the van and other employees on site. Although. pedestrians waking along the portion of S. 158th Street fronting on the site can see into the site, the project concept does not include pedestrian use of the site for non - users. 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. Proposed lighting levels for the parking areas is approximately one foot - candle using light standards between 35 -40 feet in height. The recommended standard in the International Boulevard Design Guidelines calls for a minimum of 2 foot - candles using light standards of from 10 to 15 feet in height. Our response to this standard is that in situations where there are security and safety issues (e.g., a Park and Ride lot or a retail shopping area) a minimum of 2 foot - candles may be necessary. However, in this situation where access to the site is controlled through an entry gate and a security fence (also utilizing video cameras for all portions of the site) and patron are escorted from or to their vehicles by passenger vans a Page 4 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 lighting level standard of a minimum of two foot- candles on the parking surface is excessive. Most pedestrian pathways in public parks and sport field areas are lighted at the half foot - candle level. The increase from one foot- candle to the guideline standard of two foot- candles would impact the surrounding residential development. And although not part of the design guidelines, the energy consumption levels for that level of lighting is considerable especially for a facility which. will be operating 24 hours. There is lighting underneath the entry canopy and the entrances to all habitable-buildings (office and maintenance building) are lighted. The proposed arking lot lighting will be sufficient for an pedestrian access from the temporary parking area to the o ice entrance. The street lighting for the new portion of S. 8th Street has been provided as required by public works street standards. 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. None of the proposed perimeter landscaping would interfere with site lighting and surveillance. It is possible that some of the required interior landscaping for the parking areas could interfere with visual surveillance particularly as the trees mature. However, the restricted entry, 24 hour video surveillance and the flow of passenger vans through the parking areas provide additional forms of security and surveillance. 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. The proposed use is not likely to be a long term use at the site. This is neither a justification of the proposed use of materials nor an explanation. It is simply a statement of fact. The selection of materials is based upon its relationship to the surrounding development (both to the east and to the south -- across S. 160th Street). The type of exterior material proposed for the office will have an appearance of beveled (horizontal) wood siding and is consistent with existing residential development in the immediate area. The parapet /cap is made of roughsawn plywood with wood trim and painted. The canopy is to be constructed on roughsawn plywood with wood trim with metal columns. Normally these canopies are constructed with enameled metal, however, in this circumstance wood was selected to be consistent with the wood office and more compatible with the surrounding residential development character. The ticket booth will also be constructed with wood beveled siding with wood trim. Page 5 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 . Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 The maintenance building with. its metal siding, and standing metal seam roof (both with baked enamel finishes) is consistent with the Dollar- Rent -a -Car's maintenance /service building to the west and metal buildings used for other off- airport parking facilities. (NOTE: The new Master Park facility at the southeast corner of S. 170th Street and International Boulevard South uses enameled metal skin on the exterior of their office /canopy. The metal structure is immediately across the street from existing single family development.) The maintenance building is set back considerably from existing residential development (south across S. 160th Street). The setback is approximately 600 feet from the existing residential development along the south side of S. 160th Street. At that distance visual details become less distinct so that the color, massing and scale of the maintenance building become a more prominent visual feature. Dollar - Rent -a -Car (at the southeast corner o S. 160th Street and International Boulevard South) has used of (unpainted) corrugated metal for the roof material over the canopy areas, on the columns for the canopy and also as a design feature on the upper portion of the exterior on the concrete walls of their maintenance /service building. Neon lightin (red and green) is used for a portion of their signing of the traffic lanes under the canopy. The undulating soft curve of the canopy cover establishes a rhythm which matches the soft curve of he roof of the maintenance building and also consistent with the soft curve of the adjoining bowling alley (SRO development). None of these curvilinear forms are consistent with the flat roof on the residential units on the south side of S. 160th Street. G. Siting and Screening of Service Areas. Design Criteria 1. Minimize the visual and aural impacts of service areas such as loading docks, trash and recycling collection points, utility maintenance areas, etc., through site design, landscaping, and screening. The parking and maintenance areas for the passenger vans together with the recycling nd trash collection points are located at the west side of site -- away from the existing residential development at the east side of the site (Laurel Estates, Sunnydale apartments). They are located over 600 feet away from the existing residential development on the immediate south side of S. 160th Street (from west to east -- the Innsbruck apartments -- next to Taco Time, the Jullienne apartments, the Sutton Suites - extended stay units, the Birchwood apartments, and the Evergreen Heights condominiums). The recycling and trash collection points are located against the north wall of the maintenance building with an extended roof which will largely protect them from the Page 6 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LI,C City of Tukwila March 10, 2000 weather and faces towards the north, away from the residential development on the south side of S. 160th Street. 11. Natural Features and Sensitive Areas. Design Criteria Q _ 1. Preserve natural features such as existing topography, significant trees or ,,— z w wooded areas, wetlands and /or watercourses and incorporate them into the re overall site, where appropriate. v To provide or the new street alignment and the parking ccoo o` necessary for the use it was not possible to preserve very much. w = of the existing vegetation. The general sloping to the north. N (part of Gilliam Creek and SR 518) of the property was uj O preserved to the extent possible by terracing the parking areas. 2 The project was able to preserve existing vegetation in a g triangular area at the southeast corner of the property -- next to u. a the Sunnydale apartments and the church. The maintenance co a building and the recycling and trash collection points were �- w located the required distance away from the Gilliam Creek ? ' watercourse /corridor. Due to the difference in elevation z 0 between the rapidly dropping creek corridor as it heads north Ill ul towards SR 518 and then east along the perimeter of the 2 o: proposed parking area it was not possible to incorporate the o 0); corridor area into the overall site design. o - It is possible that in the future the Gilliam Creek corridor =, 0. would become an area reserved for a regional detention facility 1- i= and as such would not necessarily functionally be a part of this z development in terms of site design. w v,. U =, 2. Design and site structures on hillsides to minimize the visual and z F- environmental impacts of development in these locations. The proposed parking area has been terraced to both minimize the impact of necessary retaining walls on the north and east as well as to minimize disruption to the site contours. This has been achieved by positioning smaller parking areas and ramping up to the next bank of parking (from north to south). Therefore the hillsides have been retained to the degree possible while providing needed suitable (and functional) flat grades for the parking areas. 3. Employ site design techniques that take advantage of and/or enhance visual focal points along the corridor, where feasible. This criteria is not truly applicable since the proposed site is not located directly along the (International Boulevard South) corridor. The existing development to the west (theater/bowl, car rental agency, hardware store and restaurant) essentially block the view of the corridor to and from the proposed site. 1. Surface Stormwater Detention Facilities. Design Criteria Page 7 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 Design Review Application Quik l'ark of Washington LI,C City of Tukwila March 10, 2000 1. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. With the conflicting needs for parking space and the provision of landscaping (particularly interior landscaping), the site design is unable to accommodate the use of bioswales for stormwater runoff. The specific use proposed does not lend itself to types of alternative transportation modes for access to the site. In a more traditional commercial use, the parking is secondary to the use housed in a structure(s). In that situation, the parking could be reduced through other means of access to the site -- public transit, car or van pools, etc. Approximately 14 percent of the site is in landscaping. (NOTE: No interior landscaping has been provided in other off - airport parking lots in the vicinity of the airport) including the newer ones. Five [5) percent of the proposed site -- 21,063 s.f. is devoted to the provision of interior landscaping. However, if the locational requirements for interior landscaping could be waived or adjusted, it may be possible to provide some bioswales and interior landscaping to achieve some of the same objectives of both requirements.) Stormwater runoff from the proposed use will be treated and detained (below grade) on site along the north property line behind the retaining wall with controlled release into Gilliam Creek at the northeast corner of the site. J. Pedestrian Circulation. Design Criteria 1. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. With the small number of employees on site during any one working shift (no more than 6 to 8 employees) and the use of a passengertvan to escort the patrons directly to and from the airport, the use of interior paved pedestrian walkways to connect all of the buildings and entries to the site are not functionally necessary. here is a stairway from the deck entry at the office to the parking area below. There is also, however, pedestrian access provided in the form of a sidewalk from the public street to the office building. This access links with the new sidewalks to be constructed on the new portion of S. 158th Street. 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. There is pedestrian access in the form of a sidewalk from the public street to the o ice building. There is also pedestrian access in the form. of sidewalks on the new portion of S. 158th I'age 8 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z w _10 •:3 u) W J CO u_ . w gQ. co a �_ z �. zO W U� . o - 0 H' I- - p. wz - =. o'' z Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 Street to be constructed. Again pedestrian access to the building is not anticipated to be heavily used. 3. Provide pedestrian connections from the on -site pedestrian network to walkways on adjacent properties and to other of -site destinations, where feasible. There is no proposed on -site pedestrian network for the site, however, there is pedestrian access in the form of a sidewalk from the public street to the office building. And there is pedestrian access from the office/deck entry to the parking surface below. There is also pedestrian access in the form of sidewalks on the new portion of S. 158th Street to be constructed. The existing S. 158th Street does not currently have sidewalks along the proposed site. The new sidewalks will provide the neighborhood with Pedestrian improved pedestrian access from the residentially developed portion of S. 158th Street to S. 160th. Street. 4. Support pedestrian movement between properties and from private property to public rights -of -way by providing facilities that traverse natural or man -made barriers, where appropriate. Because of security issues relating to the parking of vehicles or short or long term. stays no access other than that authorized is permitted. To ensure proper security the entire site is fenced on the perimeter. No access for pedestrians except those using or working at the proposed site will be allowed. There is, however, pedestrian access from the public street to the office building. There is also pedestrian access on the new portion of S. 158th Street to be constructed. 5. Provide direct pedestrian walkways from businesses in commercial areas to transit stops, and /or provide additional transit amenities, where appropriate. The nearest METRO transit stop for Route # 170 is located off - site at the northeast corner of Old Military Road and S. 160th Street. Since ridership is not expected to increase with the operation of the proposed use, no enhancements of the existing transit facilities are planned or assumed necessary. There are additional METRO transit routes on International Boulevard South ( #170, 174, and 191). K. Pedestrian Amenities. Design Criteria 1. Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment in the corridor, where possible. Because of security issues relating to the parking of vehicles for short or long term. stays no access other than that authorized is permitted. To ensure proper security the entire site is fenced on the perimeter. No access for pedestrians except those using or Page 9 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LI,C City of 'Tukwila March 10, 2000 working at the proposed site will be allowed. There is, however, pedestrian access from the public street to the office building. There is also pedestrian access on the new portion of S. 158th. Street to be constructed. L. Vehicular Circulation. Design Criteria 1. Minimize conflicts between vehicular and pedestrian traffic. A sidewalk is proposed for pedestrian connection from the public street (. 158th Street) to the office and between the handicapp/temporary parking area and the office. There is also sidewalks along both sides of the proposed new alignment of a portion of S. 158th Street. 2. Minimize the amount of space devoted to vehicular circulation by limiting access driveways; ensuring that internal site circulation is efficient; and/or taking advantage of opportunities for shared driveways. The proposed project has only one access driveway to the site. A second emergency access has been provided (in the vicinity of the Sunnydale apartments and Laurel Estates). Normally when the building is the principal use and parking is an accessory use there is the potential ability to reduce the amount of parking through use of public transportation, van pools, car pools, etc. In the context of this use that approach is not feasible nor appropriate. M. Parking. Design Criteria 1. Minimize the amount of space devoted to parking by taking advantage of shared parking and/or methods for reducing parking demand, where possible. Because of the nature of the proposed use (and the issue of security), the sharing of parking is not appropriate. In addition, the purpose of the proposed use is to provide parking. This is in contrast to other commercial developments which principally provide floor area to conduct business and the parking provided is an accessory use. Therefore, the commonly used methods of reducing parking demand (i.e., car pooling or ride - sharing, subsidizing the cost for using public transit) would not be possible nor appropriate in this circumstance. BUILDING DESIGN A. Architectural Concepts. Design Criteria Page 10 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 1. Develop an architectural concept for structure(s) on the site that conveys cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. This criteria is difficult to apply to this type of use where the building althouggh part of large site are not the predominant features of the development. The criteria appears to address a different type of development -- the .type of commercial development which one more traditionally sees on a large site - - which include large buildings along the International Boulevard South.. Although. this site is included in the Transportation corridor, the roposed site is located approximately 800 -900 feet from the Boulevard and behind existing development (Dollar- Rent -a -Car, a hardware store, a restaurant - -El Charro, and the Lewis and Clark theater /bowl). In that context design concepts for larger buildings relative to the site which embrace symmetry and asymmetry and include an axis approach are possible and of importance in creating a positive element in the future architectural character of the International Boulevard South area. The proposed design concept for the site was to provide the necessary structures which functionally support the proposed off - airport parking use, to create structures which are consistent with the norms of the industry and readily identt to a patron that this is an off - airport arktng facility, and to be compatible with. the surrounding development (both residential and commercial). The placement of the entry canopy and the office building are logical and consistent with the use and the placement of the maintenance building away from both residential areas (to the east and south) and yet in the vicinity tithe office is functionally and ractically correct. (NOTE: e newer off - airport parkin acilities such as Master Park integrate the maintenance, o ice, and cashier function all within one structure. For an example see the new Master Park facility at the southeast corner of S. 170th Street and International Boulevard South -- across from the Radisson Hotel on International Boulevard South. This facility has the maintenance bay doors opening towards existing residential development to the east -- approximately 100 feet up the hill.) In our proposed architectural concept we have separated and located where possible those operations which could possibly impact the existing residential development. 2. Ensure that development on sites with more than on structure employ similar or complementary architectural styles and/or are related in scale, form, color, and use of materials and/or detailing. All the buildings will all have the same color scheme (walls gray, blue and white trim). The treatment of the roof of the office building is consistent with and complementary with the roof of the entry canopy. There are several apartment • buildings across S. 160th Street which have fiat roofs in this area (the Birchwood apartments and Sutton Suites). An Page 11 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 alternative of providing a pitched roof design on the canopy and office buildings would in our opinion draw even greater visual attention to these necessary structures. It would be possible to provide a pitched roof on the. office building only, but then the roof design would be inconsistent with the roof f z the entry canopy. The proposed roof for the office would also provide screening for HVAC system. The maintenance building ;� w although having a baked enamel finish on the metal skin (with. a w w2. baked enamel finish. ) would be selected to match the other D buildings. The metal building is located approximately 600 0 o lineal feet from either the existing development on the east ° (Laurel Estates, Sunnydale apartments) or the existing = w residential development on the south side of S. 160th Street. u) LL wo B. Architectural Relationships. g Design Criteria a �w 1. Provide for visual and functional continuity between the proposed = development and adjacent and neighboring structures when these structures ? demonstrate an appropriate level of architectural quality. z o. The proposed flat roof on the office is consistent with the flat ? o. roof on the entry canopy. (NOTE: The flat roof canopy is also o 0 w consistent with the new off - airport arking facilities now being o — built in the SeaTac/Tukwila areas.) The flat roof is also w consistent with the flat roofs on several of the existing = o apartment buildings located on the south side of S. 160th Street. o. z 2. Reduce the apparent scale of large commercial buildings located in the v = Neighborhood Commercial Center district and located adjacent to F- F, residential districts. z The proposed site is not located in a Neighborhood Commercial Center district and does the site include any large scale buildings. C. Building Elements, Details, and Materials. Design Criteria 1. Provide distinctive building corners at street intersections through the use of special architectural elements and detailing, and pedestrian - oriented features where possible (see definition of pedestrian friendly facade). In our opinion, this criteria does not apply to the proposed site since this not an intersection in the normal sense with four corners. Also, the proposed site is not located on an intersection along International Boulevard South nor does it includes the type of structures which could take advantage of such a prominent location. However, there is proposed landscaping along the new sidewalk on S. 158th ,street, in front of the office structure. The office structure is one -story in height and the proposed exterior materials (wood) are consistent with much of the existing development in the vicinity. Page 12 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 2. Relate the design and scale of building elements and details to the building's overall form and massing. In our opinion, this criteria does not easily apply to the proposed site and probably was not written for the type of z development included. The proposed building are not located �. m z along International Boulevard South and neither large in scale re 2w nor are they located very close to the street. In the future it is 6D most likely that the street trees and those on the interior of the o. lot most likely to be the dominant element on or adjacent to the w 0 site given the size and type of buildings. w =' .1 F.. 3. Employ architectural details that are appropriate to the architectural N LL character of the building. 2 �. The proposed buildings are relatively simple in their form and g Q include no significant architect details. The siding for the D a building will-be painted wood. i w s z1 4. Utilize durable, high quality building materials that contribute to the z o overall appearance, ease of maintenance, and longevity of the building. w _. The exterior materials used in the design of the roposed D Cl buildings include wood siding for the office building, ainted, ,00 roughsawn plywood on the entry canopy, and a metal skin (with w baked enamel finish) on the exterior of the maintenance i.o building. IL.- I 0 wz 5. Integrate the design and placement of exterior lighting with the v =; architectural design and materials. z 1... Exterior lighting design for parking areas include the installation of bronzed anodized lighting standards (35 -40 feet in height) in 14 locations utilizing square lighting fixtures placed at the top of the standards with cut -off features. The lighting standards have been placed within the parking areas to control any light spill beyond the perimeter of the site (See attached drawing included in the submittal). The proposed lighting for the parking lot will provide sufficient lighting levels for the walkway between the temporary parking area next to the office and the entry ramp to the office. Lighting for the individual building include lighting for all access doors. Also there is lighting for the canopy area. The proposed lighting standards and fixtures are similar in height and .type to other lighting used in other more recent off - airport parking facilities constructed in the area. The lighting standards in the theater/bowl parking area immediately to the west are approximately 35 feet in height (see photo) also with square lighting fixtures. D. Pedestrian - Oriented Features. Page 13 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 Design Review Application Quik Park of Washington 1,1,C City of Tukwila March 10, 2000 Design Criteria 1. Provide pedestrian- friendly facades (see definitions) on the ground floor of all buildings that face public streets and entry facades that face parking areas. z Much of this criteria does not seem. applicable to this proposed , project and its location. The proposed site is neither located _ <m w along International Boulevard South nor is the use located in a W 2 neighborhood commercial district which supports /encourages o. an `active street life. ". This criteria also seems to assume a o multi- storied building(s) on the site. It would be difficult at best cco o w, to enhance for pedestrians the .entrance to the harking facility _I I (entry canopy) with. its high roof lighting and its 4 traffic lanes co u_ leading into and from the parking facility. The adjoining office w building is however at a scale compatible with pedestrian 2 traffic. The landscaping in this vicinity does soften the impact u- Q of the off ce building. cn a' 2. Provide special treatment for large blank walls (see definitions) that are Z ~. visible from pedestrian walkways and parking areas. F„ O There are no proposed large blank walls for any of th.e proposed buildings. Except for the large retaining wall on the 2 0 north side of the church and the retaining wall on the east side 0 w of the entry canopy/office area which will be visible from the o F- east, there are no proposed other large blank retaining walls w w that are visible from pedestrian walkways and parking areas. i 0 The large retaining wall between the church and the new ii- o. portion of S. 158th Street may be visible from the Laurel w z states condominiums or a portion of the Sunnydale c) _. apartments. o I— To soften the impact of the larger proposed retaining walls the z proposed design includes landscaping treatment of the wall which consists of trees, shrubs, and groundcover. The trees will include Incense Cedar, Japanese Black Pine, Vine Maple t and Western Hemlock. The shrubs will consist of Compact Burning Bush, Compact Oregon Grape, Coral Dogwood, Laurustinus, Portugal Laurel, Rhododendron, Sword Fern, and others. The groundcover will include Cotoneaster which will hang down in front of the wall and Boston Ivy which will grow up the wall. 3. Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and/or distinctive architectural features. Again except for employees and an occasional emergency circumstance where a patron may need to come into the office, only employees will come to the office. Nor would there normally be a need for patron to visit the maintenance building. The proposed site design does provide for a walkway from the sidewalk on S. 158th Street to the office and from the temporary parking adjoining the office (for handicap use or employee use) Page 14 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application Quik Park of Washington LI,C City of Tukwila March 10, 2000 to office. There is no need for a separate pedestrian walkway to the entry canopy. E. Mechanical Equipment. Design Criteria Locate and/or screen roof - mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties The mechanical equipment (HVAC) for the office building will be screen by the proposed roof. There is no mechanical equipment being employed for the entry canopy. Mechanical equipment for the maintenance building is limited to a propane fueled heating system.. No need for air - conditioning for the i maintenance building is anticipated. 2. Locate and/or screen utility meters and other ground level utility equipment to minimize visibility from the street.. It is unlikely that the project will generate the need for more than one or two electrical, utilit meters for the entire site. Such meters can easily be screened rom site as necessary once the meter locations are identified by the respective utility. The propane tank is located approximately 500 feet from the street (S. 160th Street), but will be architecturally screened through the use of wood screens. In addition, on the west it will also be screened with the proposed perimeter landscaping. Both the distance from S. 160th Street and its location behind the maintenance building should effective screen it from the south. Given its location it is unlikely to create any visual impacts to the north. LANDSCAPE DESIGN A. Landscape Design. Design Criteria 1. Develop a landscape design concept that demonstrates a clear and appropriate aesthetic statement. The landscape design concept includes the placement and use of vegetation which will reasonably screen or buffer the impacts of the proposed development from the existing development. Also included is the retention where possible any existing tree cover which includes the Gilliam Creek corridor and unused portion of the site at the southeast portion of the site (a triangular parcel adjoining the church and Sunnydale apartment properties). . 2. Develop a landscape design concept that reinforces site design and fulfills the functional requirements of the development, including screening and buffering. Page 15 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523-3764/Fax: (206) 524 -0337 z re 2 6 U 0. CO CI W w. J H U) u_ w o: w < = W =: zF z o.. ill o- .0I- 0. . LI o wz U 2` z. Design Review Application Quik Park of Washington 1.1,C City of Tukwila March 10, 2000 The landscape design concept for the site includes the placement and use of vegetation which will reasonably screen or buffer the impacts of perimeter parking from surrounding development. Also include is landscaping which will soften where appropriate the impact of retaining wall on the surrounding development. 3. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. The landscape design includes plant material on site which is consistent with proposed landscaping in the right- of -way. In addition, the applicant has worked with. the church (Fellowship Bible Church), Sunnydale apartments and Laurel Estates on landscaping solutions which would satisfy their needs in buffering the use. This includes the use of a berm (30 foot setback of the parking area from their property line and solid fence for a portion of the common property line) in the case of Laurel Estates The plan includes supplemental tree planting along the new right -off-way for S. 1. 8th Street (the portion between the Sunnydale apartments property and the edge of the sidewalk). The plan also includes supplemental plantings between the edge of the right -of -way and the rear yard of the church (or on church property f suitable planting area cannot be found) and the removal of blackberry bushes and replacement of additional vegetation in another area next to the church. B. Planting Design. Design Criteria Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs, and growth characteristics. The plant materials selected for the site include both evergreen and deciduous trees and shrubs. The evergreen trees include the following species: Incense Cedar, Japanese Black Pine, Western Red Cedar, and Western Hemlock. The deciduous tree species include: Vine Maple, Red Maple, American Sweet Gum, and Scarlet Sentinel Maple. Shrubs include: Japanese Barberry, Coral Tatarian Dogwood, Yellow -Twig Dogwood, Compact Burning Bush, Compact Oregon Grape, Japanese Ph.otinia, Sword Fern, Otto - Luyken Laurel, Evergreen Huckleberry, Rhododendron, David Viburnum, Laurustinus, and Portugal Laurel. Ground cover includes: Heath and Salal. The plant material selected is hardy, with low - maintenance needs, and good growth characteristics. 2. Incorporate existing significant trees, wooded areas, and/or vegetation in the planting plan where they contribute to overall landscape design. Existing significant trees were retained where possible. However, most of the existing tree cover was located either Page 16 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 z a• = z. W U`. 00 co o. Cnw w= J H. CO u-', w 0. u-= co =w ~ _ zI zo U W. O I- W W. II 0 w Z. U= z Design Review Application Quik Park of Washington I.LC City of Tukwila March 10, 2000 within the parking areas where the cut and fill would be employed or were located within the right -of -way for the new alignment of S. 158th Street. SIGNS Design Criteria A. Signage Concept. 1. Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials, and placement. The signage for the proposed development includes signs in two locations: (1) a wall -sign on the canopy facing S. 16th Street and (2) a freestanding sign at the northwest corner of S. 160th Street and Old Military Road. The proposed signing will incorporate the same colors used on the buildings (blue letters with a white background). The freestanding sign will provide identification and information regarding daily rates for the facility. B. Sign Placement. Design Criteria 1. Provide signage that is oriented to both pedestrians and motorists in design and placement. The freestanding sign located on the portion of property along S. 160th Street northwest corner of Old Military Road and S. 160th Street) that identifies the use and includes a street number is oriented to both motorists a In addition the portion of the entry canopy and pedestrians. ,facing S. 160th Street will include the name of the business which is oriented to motorists and pedestrians. (NOTE: Although not a sign, the flat roof canopy is consistent with the new off airport parking facilities now being built in the SeaTac/Tukwila areas. This design makes it easy for the new user to readily identify the use as a parking facility). 2. Provide adequate directional signage on site and building identification numbers that are legible from the street. The freestandin sign located on the portion of property along S. 160th Street northwest corner of Old Military Road and S. 160th Street) i entifies the use and includes a street address. In addition the portion of the entry canopy facing S. 160th Street will include a wall sin with the name of the business which will be legible from S. 16th Street. 3. Integrate freestanding signs with the landscaping. The proposed landscaping at the base of the sign includes the planting of low -level shrubs. I'age 17 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 ti z • JU 0 (0 o L_ U) w J u.= to �w Z� I- CY Z LIJ 2 D. 0 I--' ww H V: LI O. wz = 0~ z Design Review Application Quik Park of Washington LLC City of Tukwila March 10, 2000 C. Sign Design. Design Criteria 1. Consider both day - and night -time viewing in the design, placement, and lighting of signage. Since the facility operates 24 hours per day both of the signs are lighted and visible from S. 160th Street, the major access point to the operation. 2. Provide durable, high quality materials and finishes for signage. Both of the proposed signs consist of plastic and metal materials -- both with durable finishes. Page 18 c/ republic /desgnrev.dsk:desgngui.doc Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523 -3764 /Fax: (206) 524 -0337 z • a =H. ,1-Z; • • w >. JU • 0 0, W= J � . w Oi • •_. F- O; Z H; • 11J Lit U 0: • tA: i0 !0 .• 11.1 • • IU_ N' O I— RECEIVED CITY MAR 1 4 2000 MEMORANDUM PERMIT CENTER To: Deborah Ritter, Assistant Planner (206- 431- 3663/fax: (206- 431 -3662) City of Tukwila From: Michael Aippersbach Re: Quik Park Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) Date: 3 -10 -2000 /Friday Re: Additional Mailing Labels - Re- submittal of Application Materials Deborah, attached are 2 sets (one + duplicate set) of additional mailing labels for our application based on our previous phone calls. Again, if there are any questions, you can reach me at (206) 523 -3764, e-mail me at aipp @prodigy.net, or by fax at (206) 524 -0337. Thanks, Deb! encl.: Additional mailing labels c/ projects / republic /desgnrev.dsk:tukap108doc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 Michael Aippersbach & Associates Planning and Development Services RECEIVED CITY OF TUKWILA PERMIT CENTER March 10, 2000 Deborah Ritter Assistant Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) Dear Ms. Ritter, As the representative for Republic Parking Northwest, it is our intent to process a Boundary line Adjustment (BLA) application for the above project either concurrently with the Design Review or if more appropriate upon completion of Design Review process and the details of the approved design. If you have any question regarding this request, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, Michael Aippersbach c /projects/ republic /desgnrev.dsk:tukap107.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 Michael Aippersbach & Associates Planning and Development Services March 10, 2000 Deborah Ritter Assistant Planner Community Development Department City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila WA 98188 Re: Quik Park, Inc. Project (Off - Airport Parking Facility) 3610 South 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) Dear Ms. Ritter, Enclosed per the City's letter of September 9, 1999 are the following items for resubmittal: RECEIVED CITY OF TUKWILA PERMIT CENTER 1. SEPA Checklist Revisions. Includes a revised Environmental Checklist including the Responses to Section D of the SEPA Checklist (for all Project and Non - Project Proposals) dated March 10, 2000. (6 copies) 2. Existing Land Uses. Includes a map of existing land uses within 1,000 feet of the proposed project. (1 copy) 3. Revised Development Plans. Includes six (6) copies of : • revised site plan. • revised landscaping plans. • revised building elevations, fully dimensioned and including use of exterior materials, sign and freestanding sign details (+ sign size clarification) • tree survey Reduction of Revised Development Plans. Includes one copy (1) of 8 -1/2" x 11" reduction for: • site plan for public notification, Revised color board (1). Includes an updated color board (1 copy). 6. Written responses to Tukwila's International Boulevard Design Guidelines manual. Includes a Response in the form of Attachment C dated March 10, 2000 (6 copies) PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 z f— W 6 UO CO CO CV w CU J H, CO LL , wO 2 J u. Q: v w Z Z 0. w uj 0 tn ,C) F-: w w H V' LLiz. N z • Page 2 Ltr from Aippersbach & Associates to D. Ritter, City of Tukwila/3 -10 -00 7. Special Permission application. Includes the following: • Special Permission Application fee ($ 200.00), • A written request to consolidate the Special Permission Application with the Design Review Application. (1 copy) • Revised Attachment B dated March 10, 2000 -- Response to item # 1 on the Special Permission Application form (1 copy) • Additional Mailing Labels. Includes two (2) sets of additional mailing labels. 9. Boundary Line Adjustment (BLA). Included is a letter dated March 10, 2000 regarding the BLA (1 copy). If you have any question regarding these materials, you can reach me at (206) 523 -3764 or fax me at (206) 524 -0337. Thanks! Sincerely, 144;d4a, ati)fOligt Michael Aippersbach c/ projects / republic /desgnrev.dsk:tukaplo4.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 maxi) Cizy of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director February 8, 2000 Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 - 524 -0337 Re: Quik Park 3610 South 158th L99 -0064 (Special Permission — Sign) E99 -0005 (SEPA) L99 -0010 (Design Review) Dear Michael: Since our conversation a few weeks ago, I have been in contact with Brian Shelton, the City Engineer and Jack Pace, the Planning Manager. We have reviewed the remaining steps that must be taken in connection with the street vacation and the City Council's final approval of same. co w 0: u-5 D • = La z� z w al U 0; .'0U ;0 w Wt, F= U IL w U Z' N' 2 . As you know, following the Council's approval, you will be able to submit the outstanding o F-; items for the SEPA, Design Review and Special Permission applications (see our z September 9, 1999 and December 8, 1999 letters to you). Once these files. have been determined to be complete, technical review and public notice procedures must be . followed before we can proceed to a public hearing with the Planning Commission. Taking all of these steps and the public notice requirements into account, the project will not be ready to present to the Planning Commission on March 23rd. We have tentatively rescheduled you to appear before the Planning Commission on April 27th. If you have any questions about this rescheduling, please contact me 206 -431 -3663. Sincerely, Deborah Ritter Assistant Planner cc: Jack Pace, Planning Manager 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 MEMO TO: Jim Morrow FROM: Deb Ritter DATE: January 10, 2000 RE: Citizen inquiry re: South 158th revisions Quik Park Neighborhood Meeting This Saturday, Diane DeMeerleer sent an email to the Mayor's office regarding the upcoming Quik Park neighborhood meeting. Since this email was forwarded to Planning, Jack asked me to advise you. I've attached a copy of her email as well as a copy of Aippersbach's meeting notice. Moira Bradshaw gave Ms. DeMeerleer's name and address to Brian Shelton in July, 1999 so that it could be added to any Public Works mailings. At that time, Ms. DeMeerleer was provided with Brian's email address (see copy of email to Ms. DeMeerleer dated July 27, 1999, also attached). I don't know if she has been in contact with Public Works since then. In passing, Aippersbach indicated that Brian would be attending the neighborhood meeting. I don't know if Brian has confirmed. Would you or Brian please respond to her questions? • C4 W2' -U: U O; co a w, III J �. wO lL Q` = du; z�' zo 111 La • o, U N wW : 1-- U .z w V =i • Diane DeMeerleer, 09:09 AM 01/08/20, S. 158th Meeting and Transit X- Authentication - Warning: smtppopl.mailsrvcs.net: 1Cust2l .tntl.seattle2.wa.da.uu.net [63.15.0.21] didn't use HELO protocol Date: Sat, 08 Jan 2000 09:09:05 -0800 From: Diane DeMeerleer < "heybabe " @gte.net @gte.net> Reply -To: " "heybabe \ " @gte.net @gte.net X- Accept- Language: en To: tukmayor @ci.tukwila.wa.us Subject: S. 158th Meeting and Transit Will you or someone from your office be attending the meeting to discuse the demise of S. 158th? It is at 7pm on January 18th at the church. We have concerns about how the traffic will flow once the "Airport Parking" lot is operational. Has there been any progress in routing the "Transit" somewhere other than down the middle of International Blvd? like to SouthCenter? Are there more meetings...if so, how would I find out when and where? Thanks. f\at-sk 6..).rzQ.4:4fic ,_.,( Printed for Tukwila Mayor's Office <tukmayor @ci.tukwila.wa.u... 1 Michael Aippersbach & Associates Planning and Development Services January 4, 2000 Joann Shyne President of Laurel Estates Condominium Owners Association 3810 S. 158th Street, #C -5 Tukwila WA 98188 Re: Upcoming Neighborhood Meeting Dear Joann Shyne, As the consultant representing Republic Parking Northwest, Inc for their proposed parking lot project adjoining the Laurel Estates Condominiums, I want to notify you of a scheduled neighborhood meeting on Tuesday, January 18. The meeting is scheduled to begin at 7:00 pm in the meeting room (downstairs) of the Fellowship Bible Church. The purpose of the meeting is to review and comment on the proposed design revisions to the existing S. 158th Street. Representatives of the City of Tukwila's Public Works Department will be attending to hear comments. If there are any questions, you may contact me at (206) 523 -3764. Sincerely, Michael Aippersbach Enci: Meeting Notice (for posting) cc. Gary Beck, Republic Parking Jane Cantu, City of Tukwila Rev. Gary Cowden, Fellowship Bible Church Dick Fink, Chalet South Pat Paynton, Laurel Estates Debra Ritter, City of Tukwila Community. Development. Department David Schooler, SRO Brian Shelton, City of Tukwila Public Works Department Kathy Soelter, Sunnydale Apartments Theresa Young, Grande Terrace Apartments RECEIVED JAN 0 5 2000 cc4;vlUN3 'Y DEVELOPMENT c/ projects/republic /stretvac.dsk:Iauresol.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director December 8, 1999 Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 VIA FAX 206 -524 -0337 Re: Quik Park 3610 South 158th L99 -0064 (Special Permission — Sign) E99 -0005 (SEPA) L99 -0010 (Design Review) Dear Michael: This letter is in response to your December 8, 1999 memo regarding your proposed freestanding sign. As we discussed earlier, a freestanding sign must be located on the same property as the business it is advertising. Signs may not be located on easements. For this reason, we are proposing that you consider expanding the boundaries of the Quik Park project to include frontage on South 160th, your desired location for a freestanding sign. The following information is based on your assumption that the proposed sign will be approximately 8 feet high and 5 feet wide. Of this area, approximately 16 square feet (of each side of the sign) will be devoted to actual message area and the remainder will serve as the sign base.' You have asked for clarification regarding the amount of street frontage required for such a freestanding sign as well as the associated setbacks. Calculation of Required Street Frontage on South 160th Per TMC 19.32.060, no freestanding sign may be located within 100 feet of a multiple - family or single- family zone. The following describes how this distance will be measured. Upon realignment of South 158th, a triangular shaped area will be created. This area is situated immediately north of South 160th and east of realigned South 158th. At realignment, It is my understanding that this old right -of -way will be vacated and donated to the Fellowship Bible Church (the adjacent property owner). As a result, the boundary line of the Low Density Residential ( "LDR ") zone will move to the eastern edge of South 158th's new right -of -way boundary. This is per TMC 18.08.040, as follows: Where a public street or alley is officially vacated or abandoned, the regulations applicable to the abutting property to which the vacated portion reverts shall apply to such vacated or abandoned street or alley. The 100 foot sign setback distance referenced above, would be measured from the boundary line of the LDR, westward. As the South 158th right -of -way is 50 feet in width, the freestanding sign must be setback an additional 50 feet to the west. Additionally, given the sign height of 8 feet, the sign must be setback 8 feet from the south and west property lines of the project. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 Michael Aippersbach Michael Aippersbach & Associates December 8, 1999 Page 2 The frontage distance along 160th must incorporate these distance requirements. Assuming that the sign will be 1 to 2 feet deep, the total frontage would have to be at least 60 feet in length. This represents the sum of 50 feet from your eastern property line at realigned South 158, plus 2 feet of actual sign width, plus 8 feet from your western property line. This minimum 60 foot width should be retained from the south property line northward to create a more viable parcel. z • Hw e: 2 00 Sign Size and Design ' W W. Jam: Ci u. =d H =. z�. Z O, w. 2 D o' o1 w w. =.V. ..z (pi If you wish to propose an adjustment in the project boundaries to include frontage on 160th, this V -; adjustment would be formalized via a Boundary Line Adjustment ( "BLA ") application. As we have 0 H indicated to you earlier, the approval and recording of any BLA will be required after issuance of z the Design Review and SEPA permits and prior to the issuance of the land altering permit. Any business with less than 200 feet of linear frontage on a dedicated street may have a freestanding sign face up to 50 square feet in size (per sign face). You have estimated that the message area of the sign will be 16 square feet. However, if you choose to illuminate the sign base as well as the message area, the entire 40 square feet of area will be considered to be the sign face. Per TMC 19.32.120(D), all freestanding signs in commercial zones facing single - family zones must be approved as a Type 2, Special Permission application. You have indicated an interest in having the Planning Commission review this application at the same time they hold the Design Review hearing. Under TMC 19.32.120(D) these type of "permits may be approved if the effect of the proposed sign would not contribute to a cluttered or confusing condition nor would generally degrade the physical appearance or character of the street or neighborhood." The Commission will review the sign's design, color and brightness, its relationship to the project's building design and its impact on the adjacent residential areas. Public Notification Revision of the project boundaries will affect the geographic area that receives public notification. For this reason, once the revised project boundaries have been determined, you will need to submit additional items. Please be advised that these items are formal amendments to my; September,9,..1999: letter of incompleteness for the Design Review, SEPA and Special Permission Sign files. Please provide these items when you submit the other items required in that letter. 1. King County Assessors Maps showing the location of each property within 500 feet of the subject property. 2. Mailing labels listing the owners of record for all property within 500 feet of the boundaries of the site. 3. Mailing labels listing the residents and businesses of any property within 500 feet of the boundaries of the site if they are different from the landowners. Michael Aippersbach Michael Aippersbach & Associates December 8, 1999 Page 3 As you will be on vacation soon, please contact me at your earliest convenience so we may discuss these requirements. I can be reached at 206 -431 -3663. Sincerely, Deborah Ritter Assistant Planner cc: Jack Pace, Planning Manager swv = 10 :18RM TUK..WILA DCD'PW DATE: NAME: CITY OF TUKWILA RE VEST FOR PUBLIC RECORDS �►k� j t �►� 3oI94i KATi �' eA1460 N MAILING POftt' OF 5 EATr�E — eoMMs2ri Ai— DEV. ADDRESS; _moo 664X &'7#7) -5-.SATrifa ZlA48168 14.39 - (0 63S Fax: � 3l - �F9s� oR_ 988 -$515 P. 22 PHONE: TYPE OF RECORDS YOU ARE REQUESTING: ❑ Building Permit Date Range: Permit #: ❑ Building Plans ' Date Range: Permit Ci Other Mechanical Permit Date Range: Permit #: ❑ Utility Permit Date Range Permit #: • ❑ Utility Plans Date Range: _ Permit #: Land Use File Date Range; Permit #: L--q - 1000 ° E11- x}005 gL4eL.Ic.. PAThIt3G. Ong. Bldg. Natne/Occupant: Current Tenant Name: srnAnDREss: � 58 � � i tJTEkN A1' t Otgikt, 13 LA >. PLEASE DESCRIBE 1N AS MUCH DETAIL AS POSSIBLE WHAT YOU ARE LOOKING FOR 0 ; NEED COPIES •F J►. Es* RV(E! YOUR REQUEST FOR PUBLIC RECORDS WflL BE RESPONDED TO WITHIN FIVE woOKnvc DAYS.(RC W42.17.320) mere Will be a ,15 cant per page charge, o•endzed items will be aneved additional ) RCW 42.17.260 Date Received: Staff Initials: 9SI Ad 3111d3S JO lend Wd9b:0t 666t'0S'AON =Z: r4 2 6 U0 cn w =. LL. W 0; �Q d w H = -. H O`. Z i--= 0 1-. w w. - V: w z UN.. z Michael Aippersbach & Associates Planning and Development Services November 10, 1999 Jack Pace Planning Manager Department of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila WA 98188 Re: Quik Park Facility 3610 S. 158th Street L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission - Sign) RECEIVED NOV 1 2 1999 COMMUNITY DEVELOPMENT Dear Mr. Pace, I have a question regarding the determination of parcel boundary lines for a Boundary Line Adjustment (BLA) application. We are getting to the point in our proposed development where we would like to draw some fixed boundary lines. After a brief conversation with Deb Ritter, she suggested I contact you for some guidance. As you probably know the BLA is part of the proposed Quik Park development and is an important integral part of the project. Here are some brief facts: • Sterling Realty Organization (SRO) is the underlying property owner for both the theater /bowl and the proposed Quik Park project. • The proposed re- alignment of S. 158th Street will leave two smaller unusable parcels of land isolated from the main portion of the existing vacant land (on the south side of the new roadway). • The zoning on the two parcels is Regional - Commercial (R -C) with no minimum lot size. • The larger parcel (apx. 11,531 s.f.) which directly abuts the Sunnydale apartment and the church properties although of suitable size for development is unusable because of it's steep topography and difficult (perhaps even improbable) access to the new revised S. 158th Street. • The smaller parcel (5,531 s.f.) while topographically better related to S. 158th Street for access purposes, is nonetheless too small and badly configured for any future development and thus unusable. • The re- alignment of S. 158th Street will provide a transition between the commercial land use designation on the SRO property and that of the residential designation to the east (Sunnydale apartments) and south (Fellowship Bible Church). The Sunnydale apartment owners are in favor of that proposed separation and the church also supports our request. • To provide a free right turn at the intersection of Old Military road and S. 158th Street, the existing Old Military Road roadway will need to be moved to the west. PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 z w U O: coo W z' J � wO w d. .— f- O z I- � o O N' w'. • _z 'mum: =, O F' . z Page 2 LIr from Aippersbach & Associates to J. Pace, City of Tukwila/11 -10 -99 The shifting of the roadway is necessary to minimize the impacts to the existing driveway from the manse (garage) to Old Military Road. The accompanying map shows our preliminary layout for the BLA. In addition to the shift to the west of the existing ROW for Old Military Road, some frontage on S. 160th Street for the Quik Park development is essential. It is also our desire to combine the two triangular lots as a separate tax parcel. At least one of the criteria for the BLA appears to be in conflict with some of our intent. Do you have any suggestions or guidance? I have a second question regarding BLA approval criteria (which I did not discuss with Deb Ritter). The handout I received for a BLA (or Lot Consolidation) lists some specific criteria which the application must address. The criteria on the first page of the information handout appear to be similar in some respects to the criteria contained in Paragraph C, Section 17.08.030 Preliminary Approval of the City's Title 17, Subdivision and Plats (page 17 -4). Similar, but not the same. Are we expected in our application to respond to both sets of criteria? Jack, I look forward to talking with you regarding these questions. If you need me to come to the City and meet with you or other staff I would be happy to do so. Also I have other information (e.g., a site plan, an aerial photo, etc.) which could be of assistance. You can reach me at (206) 523 -3764 or by Fax at (206) 524 -0337. Thanks! Sincerely, fidifte,pveco ax_. Michael Aippersbach encl. Preliminary Layout of BLA request (8 -1/5" x 11" map) c /projects / republic /bout nadj.dsk:tukwle0l.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 z z 6 2 00: U)0; cn w W =; w 0: D. a w Zi.. zo w w D o. 0` : wLu u. 0; Z; W co OCi -04 -1999 11:42 AM AIPPERSBACH & ASSOC 2065240337 P.01 MEMORANDUM To: Deborah Ritter, Assistant Planner (206- 431- 3663/fax: (206 -431 -3662) City of Tukwila From: Michael Aippersbach Re: Quik Park Project (Off - Airport Parking Facility) 3610 South 158th Street L99.0010 (Design Review) E99.0005 (SEPA) L99 -0064 (Special Permission - Sign) Date: 9- 30- 99/Thursday Via Fax: (206) 431-3662 Re: International Boulevard Design Manual Deborah, in partial response to your letter of September 9, 1999 I have some questions regarding item # 9. Your letter states that we must provide written responses to the design guidelines provided in the Tukwila International Boulevard Design Manual. Do we need to respond to all of them -- there appear to be 50 of them (I have only the draft guidelines dated March 1, 1997). Or simply to the applicable ones? If the latter, I am having some difficulty identifying which ones are applicable. Can you help me? I will be out of town on Friday, October 1, but will return on Monday, October 4. You can reach me at (206) 523 -3764, e-mail me at aipp@' cwix.com, or by fax at (206) 524-0337. Thanks, Deb! cc. Cal Jordan c/ projects /rcpubllcldesgarev.dsk:riameOl doc RECEIVED OCT 0 4 1999 COMMUNITY DEVELOPMENT Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 z WD ' • :UO N0: •W mi o' J u- =: id • _: z� o1-. • Z: • ~O �; z City of Tukvvila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director ptember 9, 1999 z z w 0 O. co cow w= J 1' co w wO J' u. a, �w _. z� �o z F- o w. CI As you know, the ordinance granting your petition for a street vacation was reviewed and 1- Michael Aippersbach Michael Aippersbach & Associates P.O. Box 95429 Seattle, Washington 98145 Re: Quik Park 3610 South 158th L99 -0010 (Design Review) E99 -0005 (SEPA) L99 -0064 (Special Permission — Sign) Dear Michael: This response letter incorporates our letters and communications to you dated March 22nd, June 29th, June 30th, July 16th and August 20th. As we have indicated to you in those communications, your applications have been found to be incomplete. This determination of incompleteness is based on our review of all of the materials and communications directed to us from the time of your original submittal on February 23, 1999 to the present. approved by the Tukwila City Council on September 7th. All of the following must occur before _, v we can commence substantive review of your Design Review and SEPA applications: t— F=? O: 1. The Director of Public Works determines that all the conditions of the street Li]. U 2. All outstanding items in connection with your Design Review and SEPA Z-. applications are submitted to the Department of Community Development. 3. Your Design Review and SEPA applications are deemed to be complete upon our review and approval of the outstanding items referenced in Item 2 above. vacation ordinance have been satisfied. As a courtesy, we are providing a listing of those outstanding items at this time, in anticipation that you will satisfy the ordinance conditions. Although some of the items listed below have already been provided, you have presented them piecemeal and in a variety of formats. Please be advised that the revisions indicated below are to be consolidated and resubmitted at one time. Do not submit these items prior to the satisfaction of the ordinance conditions. SEPA APPLICATION: Six copies of Pages 22 and 23 of the Environmental Checklist (Supplemental Sheet for all project and non - project proposals). DESIGN REVIEW APPLICATION: 2( Surrounding area map showing existing land uses within a 1,000 foot radius from the site's property lines. The area map you submitted to us on March 8, 1999 only provided existing zoning (6 copies). - 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Michael Aippersbach Michael Aippersbach & Associates September 9, 1999 Page 2 3. Six copies of the site plan, modified to include the following: All existing and proposed property lines and dimensions, lot sizes and names of all adjacent roads. w re 2 JU' 00 w O. co W W J Gross floor area of existing and proposed structures with setbacks. c. Location and classification of any watercourses or wetlands including the required buffer width per the City's Sensitive Areas Ordinance. ►el-r- Notation of slope areas in excess of 20 %. W LL: wO e. Location of closest existing fire hydrant; location and size of utility lines; location g i_ and size of utilities or street/sidewalk easement or dedications. co Ci .j f. Relevant structures or features, such as rockeries, retaining walls and fences, H w including typical elevations for each. z 1- F- O 4. Six copies of the landscape plan, modified to including the following: W ~ a. Landscaping requirements for the Regional Commercial Zone as shown in TMC .2 m 18.24.080 and as shown in Chapter TMC 18.52 (attached). v 0. O -' b. All existing trees over 4 inches in diameter by size and species. All trees to be OH wW saved shall also be indicated. i ~' — O. Cu . z, a. Provide dimensions for all building facades and major architectural elements 0 z' (including canopy faces). Elevations on Sheets 2/3 and 3/3 were only partially Z i_ dimensioned. b. Provide notations of materials to be used (incorporating the information on the "Envisioned Building Materials" sheet submitted July 8, 1999). 6. A high quality 8 -1/2" x 11" inch reduction of the revised site plan. Once your applications have been determined to, be complete, this reduction will be included in the public notification. 7 Complete, high quality 8 -1/2" x 11" inch reductions representing all of the plan sheets to be revised. This set of reductions must be provided prior to the public hearing. 8. A revised colors and materials board showing colors and materials to be used on all buildings (incorporating the information on the "Envisioned Building Materials" sheet submitted July 8, 1999). 5. Six copies of the building elevations, modified to include the following: 9. Please provide your written response to the design guidelines provided in the Tukwila International Boulevard Design Manual (dated January, 1999). 10. A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received. SPECIAL PERMISSION - SIGN: 11. Special permission sign application fee of $200.00, payable to the City of Tukwila. Michael Aippersbach.__ Michael Aippersbach & Associates September 9, 1999 Page 3 12. A written request that your Type 2, Special Permission Sign Application be consolidated with your Type 4, Design Review Application. Please Note: a separate Sign Permit z Application (and $50 fee) will be required for both signs prior to their installation. 2 13. Six copies of Sheet 1/3, corrected to reflect the following: w; a. Your proposed revisions to the. freestanding sign design, submitted on July 8, u] v 1999. The revised elevation must be completely dimensioned and scaled. 0 0 w Cr b. The site plan shall be revised to show the proposed location of freestanding sign. Un w As indicated in our March 22, 1999 letter to you, the freestanding sign may not _1 ~; be located in an easement. co u_ c. The site plan shall be dimensioned so as to indicate the distance (setbacks) of g the freestanding sign from all property . lines. The setback from each property line 15 may not exceed the height of the sign, which in turn, may not exceed the height of the building. Ei2 d 14. Color copies of the elevation of the proposed freestanding sign. H w z ~, 15. The proposed wall sign shown on the canopy south elevation (Sheet 2/3) measures H 0 approximately 32 square feet, exceeding the code maximum by 19.05 square feet. Given w w the scale provided, the canopy appears to be 3.5 feet tall by 74 feet long for a total of 259 2 square feet. Per TMC 19.32.140, the maximum wall sign is 5% of this area, or 12.95 U : square feet. Per Item 5(a) above, this elevation must be completely dimensioned and 10 -; scaled to verify these requirements. Please submit six corrected copies of Sheet 2/3. O H: w =.V, — O. As a courtesy, we are providing you with the following information. Although the items listed Ill z below are not required at this time, you may wish to begin collecting this information. A more U complete listing of items will be provided to you during our substantive review process. H z ADDITIONAL INFORMATION: 16. Lot Consolidation /BLA application. Approval and recording of any lot consolidation(s) and /or boundary line adjustment(s) will be required after issuance of the Design Review and SEPA permits and prior to the issuance of the land altering permit. 17. As indicated in our March 22nd letter to you, the design of the proposed structures do not appear to comply with the design guidelines for Tukwila International Boulevard (referenced in Item 9 above). In particular, "given the size and extent of the retaining walls you may wish to modulate the surface, add texture or create terraces for plantings. In regard to the design of the proposed buildings, you may wish to consider more permanent building materials such as masonry, again employing texture, detailing and /or modulation in building walls and rooflines (see the "Building Elements, Details and Materials" section of that design manual for guidelines). Michael .Aippersbach_ .___.._. .. Michael Aippersbach & Associates September 9, 1999 Page 4 If you should have any questions regarding the within, please do not hesitate to contact me at 206 -431 -3663. Sincerely, —16c1r—ceL Deborah Ritter • Assistant Planner Enclosures cc: Jim Morrow, Director, Public Works Jack Pace, Planning Manager Nick Olivas, Fire Department Gary Schulz, Urban Environmentalist Bob Abbott, Tukwila Police • Rear None • Rear, if any portion of the yard is .. • .... within 50 feet of LDR, MDR, HDR 10 feet Recreation space 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) Recreation space, senior citizen housing 100 sq. ft. per dwelling unit Off street parking: • Residential (except senior citizen housing) 2 per dwelling unit • Accessory dwelling unit See Accessory Use section of this chapter • Office 3 per 1,000 sq. ft. usable floor area minimum • Retail 2.5 per 1,000 sq. ft. usable floor area minimum • Manufacturing 1 per 1,000 sq. ft. usable floor area minimum • Warehousing 1 per 2,000 sq. ft. usable floor area minimum • Other uses, including senior. citizen housingSee TMC 18.56 Off - street Parking & Loading Regulations. Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2)TIvIC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 5. Ordinance 1758 §1 (part) and Ordinance 1865 §31, as codified at Section 18.24, are hereby amended to read as follows: 18.24.080. Basic development standards..... Development within the Regional Commercial district shall conform to the following listed and referenced standards. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC 18.60.030). Certain setback and landscaping standards may be waived by the director of Community Develop- ment as a Type 2 decision when an applicant can demonstrate that shared parking is provided. If a project requires a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when an applicant can demonstrate that the .number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian oriented space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. See the Tukwila International Boulevard Design Manual for more detailed directions. See also Chapter 18.50, Supplemental Development Regulations. RC BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family, except 2,000 sq. ft. senior citizen housing), minimum Where the height limit is 6 stories: 622 sq. ft. Where the height limit is 10 stories: 512 sq. ft. - Setbacks to yards, minimum: • Front • Second front Sides ▪ Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 'When 3 or more stories .i..-Rear • Itear, if any portion of the yard is within-50 feet of LDR, MDR, HDR When 3 or more stories A- Landscaping 6/3/99 20 feet 10 feet 10 feet Ratio of 1.5:1 setback (for every 1.5 feet of bldg. height, setback 1 foot from property line) with a minimum of 10 feet and a maximum of 30 feet 3Q feet 10 feet Ratio of 1.5:1 setback (for every 1.5 feet of bldg. height, setback 1 foot from property line) with a minimum of 10 feet and a maximum of 30 feet 30 feet 5 • Z .6D J U: '.CA W. W =: •J f... CO W W 0}. g J. WQ =0 • • I— W Z i— 0 •Z L1J F—: 0, N' 0 1112 U c' :O • .Z Height, maximum 3 stories or 35 feet Landscape requirements (minimum) • See Landscape, Recreation„Recycling /Solid Waste Space requirements chapter for further requirements. • Front(s) 10 feet • Sides 5 feet • Sides, if any portion of the yard is 10 feet within 50 feet of LDR, MDR, HDR • Rear None • Rear, if any portion of the yard is 10 feet within 50: feet of LDR, MDR, HDR Recreation space 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) Recreation space, senior citizen housing 100 sq. ft. per dwelling unit Off street parking: Residential 2 per dwelling unit Office 3 per 1,000 sq. ft. usable floor area minimum Retail 2.5 per 1,000 sq. ft. usable floor area minimum Manufacturing 1 per 1,000 sq. ft. usable floor area minimum Warehousing 1 per 2,000 sq. ft. usable floor area minimum' Other uses, including senior citizen housing. See TMC 18.56 Off - street Parking & Loading Regulations. Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airbome pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal ?standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 6. Ordinance 1830 §19 and Ordinance 1758 §1 (part), as codified at Section 18.26, are hereby amended to read as follows: 18.26.080 Basic development standards. Development within the Regional Commercial Mixed Use district shall conform to the following listed and referenced standards: RCM BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family), minimum 3,000 sq. ft. Setbacks to yards, minimum: • Front 20 feet. • Second front 10 feet . • Sides 10 feet • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR - lst floor 10 feet - 2nd floor - 20 feet -3rd floor 30 feet • Rear - 10 feet • Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR 1st floor - 2nd floor - 3rd floor Height, maximum Landscape requirements (minimum) • Front(s) • Sides • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR A- Landscaping 6/3/99 10 feet. 20 feet - 30 feet 3 stories or 35 feet See Landscape, Recreation, Recycling /Solid Waste Space requirements chapter for further requirements. 10 feet 5 feet 10 feet 6 • • ' n/ W; • • U" U O: 0 • c ; Performance Standards: Use, activity d operations within a structure or a site sha .mply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TIM 8.22, :'Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental' impacts have been adequately mitigated. Section 14. TMC.Chapter 18.52 is hereby amended to read as follows: Chapter 18.52 Sections: 18.52.010 18.52.020. 18.52.030 18.52.035 18.52.040 18.52.050 18.52.060 18.52.065 18.52.070 18:52.080 18.52.090. 18.52.010 LANDSCAPE, RECREATION, RECYCLING /SOLID WASTE. SPACE REQUIREMENTS Purpose.. Perimeter landscaping requirements by zone district. Perimeter landscape types. Interior parking lot landscaping requirements. General landscaping and screening requirements. Landscape plan requirements. •• Recreation space requirements. Lighting. Recycling storage space for residential uses Recycling storage space for non - residential uses. Design of collection' points for garbage and recycling containers. Purpose. The purpose of this chapter is to establish minimum requirements for landscaping to promote safety, to provide screening between incompatible land uses, to mitigate the adverse effects of development on the environment, and to improve the visual environment for resident and nonresident alike. 18.52.020 Perimeter landscaping requirements by zone district. In the various zone districts of the City, landscaping in the front, rear and side yards shall be provided as established by the various zone district chapters of this title. These require- ments are summarized in the table below. . Perimeter Landscape Requirements Zoning Districts Front Yard . (Second front) Landscape Type for Fronts Side Yard Rear Yard Landscape Type for Side /Rear MDR 15 ` Type I 10 10 Type I HDR 15 ` Type i 10 10 Type I MUO 15 (12.5) Type 16 5' 5' Type I 6 0 15 (12.5) Type 16 5' 5 3 Type I 6 RCC 20 (10)' Type I6 5' 10 Type II' NCC 5' • T.ype 16 0' 0 3 Type II RC'.:..._... 10.. " ' Type I 5 3 0' Type II 1 RCM 10 Type I 5' 0' Type II' TUC 15 2 Type I' 0 3 0' Type II' C /LI 12.5' Type Is. 5' 0' Type II' LI 12.5 Type II 0' 0' Type III HI 12.5. Type II 0' 0' Type III MIC /L 5' Type II 0' 0' Type III MIC /H 5' Type II 0' 0' Type III TVS 15' Type II 0' 0 3 Type III A- Landscaping 6/3/99 13 Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities upon approval as a Type 2 special permission decision. 2 Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval as a Type 2 special permission decision. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian oriented space. 3 Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 4 Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5 Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 6 Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 7 Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. .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 if all of the following criteria are met: 1._ Plant material can be clustered to more effectively screen parking areas and blank building walls. 2. Perimeter averaging enables significant trees or existing built features to be retained. 3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. 4. Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. 5. Averaging does not diminish the quality of the site landscape as a whole. 18.52.030 Perimeter landscape types. A. Type I landscape perimeter. 1. Purpose is to enhance Tukwila's streetscapes, provide a light visual separation between uses and zoning districts, screen parking areas, and allow views to building entryways and signage. • 2. Plant materials shall consist of the following: a. ' One tree for each 30 1ine,a1 feet of required perimeter excluding curb cuts; b. One shrub for each 7 lineal feet of required perimeter excluding curb cuts or a planted berm at least 24 inches high; and c. Living groundcover to cover 90% of the landscape area within three years. B. Type II landscape perimeter. 1. Purpose is to enhance Tukwila's streetscapes, provide a moderate visual separation between uses and zoning districts, screen blank building walls and parking areas, and allow views to building entryways and signage. 2. Plant materials shall consist of the following: a. One tree for each 20 lineal feet of required perimeter excluding curb cuts; and A- Landscaping 6/3/99 14 • and b. One shrub for eacl , ineal feet of required perimeter 'excluding* •b cuts; c. - Living groundcover to cover 90% of the landscape area within three years. C. Type III landscape perimeter. 1. Purpose is to provide extensive visual separation between industrial areas and nearby residential areas. 2. Plant materials shall consist of the following: _ a. One tree per 20 lineal feet of required perimeter excluding curb cuts; and. b. Shrubs to provide a solid planting screen with a height of five to eight feet or a solid wooden fence or masonry wall to be approved by the Community Development Director; and c. Living groundcover to cover 90% of the landscape area within three years. • D. Plant material requirements. { : • • Z • 17,' re J U: U O0': CO •N W. • W 2: J _ • WO. OC J• •Nd •Z I— O: Z ILI al U y W wi O., U =: • • O.~ Z... c. For areas with mor, an 40 parking stalls per parking area, 12 squ 'feet of interior landscape area is required for each parking stall (see Multi- Family Design Guidelines, Site Planning Section, No. 31 for the normal 15 square feet to be provided). d. All parking areas shall have a perimeter landscape strip a minimum of 2 feet wide with an average width of 5 feet. ' 2. Requirements for parking lots within the 0, MUO, RCC, and NCC zones: a. For lots with up to 20 parking stalls, no interior landscaping is required. b. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of interior landscape area is required for each parking stall over 20. c. For lots with more than 40 parking stalls, a minimum of 200 square feet of interior landscape area plus 15 square feet for each parking stall over 40 is required. For areas placed behind buildings or otherwise screened from streets, parks and City trails the interior landscape requirement is reduced to a minimum of 200 square feet plus 10 square feet for each parking stall over 40. 3. Requirements for parking lots within.the RC, RCM, TUC, C /LI and TVS zones: a. For areas adjacent to public or private streets, a minimum of 15 square feet of Landscaping is required for each parking stall. / b. For areas placed behind buildings or otherwise screened from streets, parks and City trails a minimum of 10 square feet of interior landscape area is required for each parking stall. 4.: •::Planting Standards: a. Interior landscape islands shall be distributed to break up expanses of . paving. Landscaped areas shall be placed at the ends of each interior row in the parking area with no stall more than 10 stalls or 100 feet from a landscape area. b. The minimum size for interior parking lot planting islands is 100 square feet. c. Planting islands shall be a minimum of 6 feet in any direction and generally the length of the adjacent parking space. d. Raised curbs or curb stops shall be used around the landscape islands to prevent plant material from being struck by automobiles. e. A minimum of 1 evergreen or deciduous tree is required per landscape island with the remaining area to contain a combination of shrubs, living groundcover and mulch. 18.52.040 General landscape and screening requirements. A. Appropriate plant materials. New plant materials shall include native species or non -native species that have adapted to the climatic conditions of the Puget Sound Region. Drought resistant species are encouraged, except where site conditions within the required landscape areas assure adequate moisture for growth. Grass may be used as a groundcover where existing or amended soil conditions assure adequate moisture for growth. Landscape perimeter trees should be selected for compatibility with existing plant material or street trees. B. Coverage standards. All landscaped areas in the MDR and HDR zones (including shrub beds) shall achieve 90% live ground coverage in three years and all areas not occupied by a building (including surface parking areas) shall achieve 40% horizontal tree coverage in ten years. .A- Landscaping 6/3/99 16 \, Z W re 2 UO CO O' W = 1 uj 0 cn Zd W 2 Z� Z O0. 2 U 0: ;O co ;O H, W W' • H V: Z. O - h- Z C. Visibility. The landscapinb shall not obstruct view from or into the _.veway, sidewalk or street. Landscape design shall allow for surveillance from streets and buildings - -- — and avoid creating areas that. might harbor criminal activity. No shrubs shall be planted or allowed to grow over two feet .in height within thirty feet of intersecting curblines or pavement edges (see TMC.11.36.040). No tree may be planted within two feet of a sidewalk or pavement edge. D. Outside storage areas. Outdoor storage shall be screened from abutting public and private streets and from adjacent properties. Such screens shall be a minimum of eight feet . high and not less than 60% of the height of the material stored. Said screens shall be specified on the plot plan and approved by the Community Development Director. Except in the MDR and HDR zones, where outdoor storage shall be fully screened from all public roadways and adjacent parcels with a sight obscuring structure equal in height to the stored objects and with a solid screen of exterior landscaping. A top screen cover may be exempted if the item(s) has a finished top and an equivalent design quality is maintained. The screening structure shall reflect building architecture as determined by the BAR to be appropriate. E. Ground level mechanical equipment and garbage storage areas shall be screened with evergreen plant materials and /or fences or masonry walls. F. Fences. All fences shall be placed on the interior side of any required perimeter landscaping. G. Lighting. Trees shall not be planted in locations where they would obstruct existing or planned street or site lighting. H. Automatic irrigation. All landscape areas shall be served by an automatic irrigation system. Water conservation features- such as moisture sensors with automatic rain shut -off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, non irrigated areas and impervious surfaces. I. Utility easements. Utility easements and other similar areas between property lines and curbing shall be landscaped and /or treated with dust and erosion control planting or surfacing such as evergreens, .groundcover, shrubs, trees, sod or a combination of similar materials. In areas of overhead transmission lines, no shrubs or trees over 20 feet at maturity will be allowed. Trees should not be planted within 10 feet of underground water, sewer or storm drainage pipes. 18.52.050 Landscape plan requirements. A. A Washington State licensed landscape architect shall prepare and stamp the land- , scape plans in accordance with the standards herein. Detailed plans for landscaping and screening shall be submitted with plans for building and site improvements. Included in the plans shall be type, spacing and location of plants and materials and the location of irrigation systems. B. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If necessary due to weather conditions or construction scheduling the installation may be postponed to.the next planting season if approved by the Community Development Director and stated on the building permit. A performance assurance device equal to 150 percent of the cost of the labor and materials must be provided to the City before the deferral is approved. The property owner shall keep all planting areas free of weeds and trash and replace any unhealthy or dead plant materials for the life of the project in conformance with the intent of the approved landscape plan and TMC 8.28.180. 18.52.060 Recreation space requirements. In all MDR and HDR zoning districts, any proposed multiple- family structure, complex or development shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions: • A- Landscaping 6/3/99 17 1. Required Area. a. For each proposed dwelling unit in the multiple - family development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple - family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. 2. Indoor or Covered Space. a. No more than 50% of - the required recreation space may be indoor or covered space in standard multi - family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a.. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi- family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The ,Board of Architectural Review 'may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and'surrounding deck area. 4. General Requirements. a. Multiple - family complexes (except senior citizen housing) which provide dwelling units with two or more bedrooms shall provide adequate recreation space for children with at least one space for the 5 -to -12 -year old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC 18.52.060.1, and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening, or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. 18.52.065 Lighting. A. Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights -of -way. B. In the MDR and HDR zones, porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with lighting bollards. A- Landscaping 6/3/99 18 . • Z Z • re W. UO W =` J � u- QQ ~. LLQ CO — O = ui Z�: Z O�- 11J uj, 2 O N, �W _. V: IL W Z; — H .. O H Z • 18.52.070 Recycling storage sp, for residential uses. Apartment and condominium developments over six units shall provide 1 -1/2 square feet of recycling storage space per dwelling unit and located in collection points as follows: 1. No dwelling unit within the development shall be more than 200 feet from a collection point. 2. Collection points shall be located so that hauling trucks do not obstruct pedestrian or vehicle traffic on -site, or project into any public right -of -way. 3. Collection points shall not be located in any required setback or landscape area. 18.52.080 Recycling storage space for non - residential uses. A. Recycling storage space for non - residential uses shall be provided at the rate of at least: 1. Two square feet per every 1,000 square feet of building gross floor area in office, medical, professional, public facility, school.and institutional developments. 2. Three square feet per every 1,000 square feet of building gross .floor area in manufacturing, industrial and other non - residential uses not specifically mentioned in these requirements. 3. Five square feet per every 1,000 square feet of building gross floor area in retail developments. / B. Outdoor collection points shall not be located in any required setback or landscape area. C. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on -site, or project into any public right -of -way. 18.52.090 Design of collection points for garbage and recycling containers. Residential and non - residential collection points shall be designed as follows: 1. An opaque wall or fence of sufficient size and height to provide complete screening shall enclose any outside collection point. Architectural design shall be consistent .with the design of the primary structure(s) on the site. 2. Collection points shall be identified by signs not to exceed two square feet. 3. Weather protection of recyclables and garbage shall be ensured by using weather -proof containers or by providing a roof over the storage area. Section 15. Ordinance 1819 §1 (part); as codified at Section 18.70, is hereby amended to read as follows: 18.70.090 Nonconforming landscape areas. A. Adoption of"the landscaping regulation's contained in this title shall not be construed to require a change in the landscape improvements for any legal landscape area which existed on the date of adoption of this title, unless and until a change of use or alteration of the structure requiring Board of Architectural Review approval is proposed (see TMC 18.60). B. At such time as a change requiring approval by the_Board of Architectural Review is .proposed for a use or structure, and the associated premises does not comply with the landscape requirements of this title, a landscape plan which conforms to the requirements of this title shall be submitted to the Board of Architectural Review for approval as a Type 4 decision prior to issuance of a building permit. The BAR may modify the standards imposed by this title when, in their judgment, strict compliance with the landscaping standards of this A- Landscaping 6/3/99 19 . code would create substantial prat 1 difficulties, the existing and proposed ' itional landscaping and_screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and /or adequately enhance the premises appropriate to the use district and location of the site. Section 16. Repealer. Ordinance 1758 §1 (part) and Ordinance 1830 §29, as codified at TMC 18.52, are hereby repealed. . Section 17. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 18. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five (5) days.after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY 'TUKWILA, WASHINGTON, at a Regular Meeting thereof this a / 574 day of ,1999. Al LEST/AUTHENTICATED: i (.� a e E. Cantu, CMC, City Clerk APPROVED AS TO FORM: By, /3v Office of the City ttomey FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: 6 -.2l- 9 9 PUBLISHED: ( - a S- F EFFECTIVE DATE: - 3o - 7 ORDINANCE NO.: / g 7 a A- Landscaping 6/3/99 W. Rants, Mayor 20 • Z JU: CY CO Cl 'CAW • W x J F; LL: W g J; N D. =a H at Z F- 0; ZF- • o. X3— W W 00 0 f'' Z • August 16, 1999 TO: The Honorable Mayor and City Council of Tukwila Jane E. Cantu, City Clerk FROM: Dr. Michele Merfeld, Resident and Homeowner 3810 S. 158th Street, #A3 Tukwila, Washington 98188 Written Testimony in lieu of attendance at the Public Hearing August 16, 1999 . Exhibit #, RECEIVED AJS 16 1999 CITY OF TuKVVILA CITY CLERK e Cpll I am a homeowner in Tukwila - 3810 S. 158'x' Street, Unit #A3 - and will be on a business trip and cannot attend the Public Hearing scheduled for Monday evening, August 16, 1999. Please accept this letter as my written testimony concerning the petition for vacation of S. 158th Street. My testimony reflects my personal views and does not represent any other resident or homeowner. I testified before you during the public hearing July 19, 1999 in which I expressed three concerns - concerns which remain in spite of the meeting with the developer's representative on July 29, 1999. Those concerns were: 1. the potential negative impact on the property value of homeowners in the Laurel Estates Condominium complex - trying to sell property next to an airport parking facility won't be easy; 2. the increase in air pollution from the proposed airport parking facility on the land adjacent to Laurel Estates. Exhaust from 800+ cars 30 feet from the bedrooms, living rooms and patios of at least six units (those back -to -back with the land in question) in Laurel Estates could negatively impact the health of those who live there, especially over the long term; 3. the loss of "neighborhood" to the residents on S. 158th between Military Road and S. 42" Avenue were a commercial interest such as the airport parking facility be built - it would no longer feel as if we lived `near' the airport, but rather that we lived `at' the airport. I'd like to bring the potential negative impact on the property value to a personal level. Of the six units in Laurel Estates directly adjacent to the land on which the proposed airport parking facility would be built, five of us are single, female homeowners. In addition, five of us are owners who live in the units we own - one is owned by a couple who have their daughter living in their unit. I Z U O, coo' co W: F-; N LL: w0 LL Q.. 17 i. Z �. Z o,, .2 O w w` ..z; O Z know that for at least two of us single, female homeowners, we worked hard for a number of years to save for a down payment on a home - it took me until I was 38. In addition, when I moved to Seattle with a job transfer from Missouri in 1995 and purchased my first home - the unit in Laurel Estates - I went through sticker shock related to housing prices. I bought a unit at Laurel Estates for a number of reasons, but one of them was simply because it was what I could afford that was a decent, well designed, and well constructed home. My office is near Northgate Shopping Center but finding comparable quality housing north of Seattle for the same price was nonexistent. Given these more personal facts, you can understand why the economic devaluing that could occur depending on what was developed on the land in question, hits us hard. For several of us these units represent the biggest economic investment we have. But let me move on to some new concerns. I attended the meeting July 29, 1999 with the developer's representative and the business owner of the proposed airport parking facility. I do confess, they are making every attempt to be a good neighbor and to grant the Laurel Estates Homeowners Association their requests regarding landscaping, fencing and security and that generosity is appreciated. However, being a good neighbor does not, unfortunately, in and of itself, remove my concerns as stated above. In fact, the meeting with the developer's representative only raised additional concerns which were aired by those in attendance and for which unsatisfactory responses were given. Primarily the concerns focus on traffic safety and congestion at the intersection of Military Road and S. 160th Street - which given the developer's plans is an incredibly short distance from the proposed entrance to the airport parking facility on Military Road and the entrance to the west end of S. 158th Street. The potential congestion problem is this (it helps to see the developer's blueprint). During the hours predicted to be the busiest (busy patterns are based on other parking facilities in the area and shared with us by the prospective business owner) which are morning and late afternoon/evening, and during holiday periods, you will have traffic entering Military Road from S. 160`h Street. Most of this traffic would be expected to come from Highway 99 but you will have traffic coming from both directions on S. 160th. So imagine waiting either on 158th to turn left onto Military Road to go the very short distance to then turn either left or right onto S. 160th, along with the traffic in and out of the airport parking facility a stone's throw away from the S. 158th Street entrance, and you begin to get the picture. Not only could congestion be a problem, but the short distance of Military Road we are talking about has a grade and a curve. Imagine busy access during the winter when even now, the slightest frost on that grade forces residents living on S. 158th to use the Lewis and Clark parking lot in the winter as access to Highway 99 to avoid getting stuck on Military Road. Furthermore, turning left onto S. 160th Street from Military Road at the present, even on a good road and a clear day, forces drivers to face a blind man's curve. People come down S. 160th (say from Safeway) often at a speed surpassing the legal speed limit. Now imagine waiting to turn left % • onto S. 160th Street from Military Road, waiting for traffic to clear of people on 160th wanting to turn onto Military Road to enter the parking facility, combined with impatient drivers passing those waiting to turn onto Military Road to enter the parking facility on their right (say to head to Safeway), and the problems and danger only escalate. Certainly the developer's representative will argue that the traffic numbers they personally sat and counted do not anticipate major congestion problems. I would not be surprised if the city's data from the traffic count they collected during the week of July 26 was not high either. But it would only take one fatality to quickly remind us that this intersection and combination of street and business entrances, was a mistake. I wouldn't want that fatality to be you, and I certainly don't want it to be me. I would argue that low numbers notwithstanding, if they are in fact low in the city's determination, people's lives are still gravely affected. So is the answer that we just vacate S. 158th as proposed and make the west end of S. 158th a deadend? That is certainly one solution to the traffic concerns raised above. However, it creates a nightmare during the winter. If the only access I have to my home is via S. 42nd Avenue, a very steep hill south and north of S. 158th Street and a portion which does not get much sunlight, would I become a prisoner in my own home simply because I could not access the major highways and roads whenever the slightest frost or black ice /snow occured? If it becomes a problem for cars, what danger does that pose for emergency vehicles trying to get to any of us on S. 158th Street during the winter? If one were to visit S. 158th during the winter when snow and /or ice was predicted, you would find cars parked all along the street clear up to Military Road anticipating that if snow and /or ice occur, they can at least get to Highway 99 from there. I've done this, and I suspect people even living on the steepest parts of S. 42nd Avenue near S. 158th, have done it. If this option is removed we are literally stuck, even when the major roads and highways are clear. Let me conclude my written testimony by stating that I am.not one who naively thinks that the property behind my home will stay undeveloped forever. I understand its economic value to its owner and to the city. But can we not develop something there that is less intrusive into the economic and physical well -being of its neighbors and maintain a sense of residential neighborhood that does not feel like a commercial district of SeaTac? Surely there are other options we can consider that are truly a win -win for all concerned. I understand the city is currently looking at the land as some sort of "holding pond "? I would ask for further explanation and exploration of that idea. Or.....what about a city -owned Health and Fitness facility? The nearest one is Burien and then Renton and Kent. Such a facility would not only serve the residents of Tukwila but would be a nice economic benefit to the city if it offered usage discounts to selected hotels in the area for their guests. The land is large enough that the facility could be a full- service one offering a pool, racquetball courts and other normally expected amenities. Even the smaller parcel of land south of S. 158th (adjacent to the church parsonage) could have tennis courts with a pedestrian bridge built over S. 158th for access to and from the main facility. Or....some have suggested turning the land into a dog walking park. Every morning and evening cars traveling along S. 158t between Military Road and S. 42 "d Avenue have to weave into the middle of the street to avoid hitting pedestrians walking their dogs. Such a park would surely leave a sense of a residential neighborhood. In fact, why not combine the city's need for a holding pond with a dog walking park? My point being, there are other ideas that could be pursued by the city with the land owners and residents affected by its development if we would choose to have those conversations. Ideas that serve not to disrupt the property values, traffic and street patterns, and the neighborhood itself. Such open conversations would also eliminate the continual process we've all been experiencing where the landowner proposes something to the city, residents learn of it and begin their protest, public hearings ensue, etc. etc. I would rather we all be proactive and determine together, what to do with this piece of property. Many residents of Laurel Estates, including a Board whose membership has changed since originally supporting the airport parking facility proposal, caved in because this process is getting weary. Lastly, I appeal to you as homeowners and residents yourselves as you make your decision. I doubt that any one of you would want to open your bedroom window /curtains in the morning to look upon the hoods of 800 +/- cars on a daily basis. Nor would you enjoy sitting on your patio listening to the sound of shuttle buses going around, and around, and around, stopping and going, and stopping and going, 24 hours a day, seven days a week, in addition to the sound of people and cars coming in and out, slamming doors and trunks, and God forbid, car security alarms going off during any hour with no one around to shut them off. I trust your collective wisdom - you have shown us with decisions past regarding this same property that you do have our livelihoods and quality of life foremost in your minds. Thank you for that. Respectfully, //1,41 Michele K. Merfeld, Ph.D. AUG -16 -99 TUE 04:14 PM Edward A Rauscher EDWARD A. RAUSCHER REAL ESTATE INVE6TMENT6 NINE LAKC L,I yUr QRIVE, 5U(TE 1 13 UE1.LEVUS, WA$HtNOTQN 9e005 (2O8) 633.2023 FAX (208) 453.26a5 August 16, 1999 City Council City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Proposed South 158th Street Vacation Dear Ladies and Gentlemen: 453 2625 P.02 Exhibit #4 .oi RECEIVED AUG 16 1999 CI'I Y Ur 1 urwVILH CITY CLERK 7 We are the owners of Sunnydale Apartments on South 158th Street, which property adjoins Sterling Realty Organization's property on our western boundary. Since the July 19, 1999, City Council meeting, we and our property manager, Kathy Soelter, have met with City Planning and Public Works staff and with Sterling Realty and Republic Parking Northwest representatives to discuss our concerns with respect to their proposed project and the proposed street vacation and relocation. Based on those discussions and the intentions made to us by Sterling and Republic Parking, we ask that the following points be made conditions to approval of the South 158th Street vacation by the Tukwila City Council: 1. That South 158th Street be relocated and not dead ended completely. A majority of our prospective residents come from drive -by traffic. Being located on a dead end street without this exposure would be disastrous to our occupancy rate. It would also create a great inconvenience to our residents who travel to and from work by going west on South 158th Street. 2. As proposed, the new street right -of -way would serve as a buffer between our apartments and the Quik Park parking lot. The proposed ROW provides for approximately 10' of landscape area next to the sidewalk on the east side of the ROW. We ask that that 10' be a minimum width for landscaping to help serve as a screen for the noise and visual impact the new ROW will have on our residents in the buildings which face the ROW. 3. Sterling has agreed to provide an additional separation of one foot or more of lamed between our western boundary and the new ROW in order to a) create a secondary front yard setback rather than a front yard setback on our property if we wish to build carports along that boundary in the future, and b) provide space for Sterling to plant additional trees next to our boundary line as a visual screen from the ROW and the proposed parking lot. Even If Public Works were to allow the new trees to be planted in the ROW landscape z Q W. 6 :: 00 c. W II -: Nw w 0; < i cs �-_, z1.. F- O' z i--: uj p N! 0 ur w rz z ui � 0 z AUG -16 -99 TUE 04:15 PM Edward A Rauscher • Tukwila City Council August 16, 1999 Page Two 453 2625 area, it is our understanding that the adjoining property owner is responsible for maintaining that landscape area. This separation of land, which will be owned by Sterling, will make it Sterling's obligation to maintain the landscaping, which they have agreed to do. Additionally, if the new ROW were moved slightly to the west of what is currently proposed, a few more large conifer trees could be saved which would help as a visual screen between our apartments and the new development. We ask that the eastern edge of the relocated right -of -way be at least one foot or more away from our western boundary to satisfy their intentions. 4. We would like some assurance from the City that there be landscape areas within the Quik Park parkCi_ng lot and that the street lights and parking lot lights are directed downward as several of our apartment units will be looking directly at the parking lot and new ROW. These units presently look out onto the undeveloped Sterling property and will be less desirable once the property is developed. Some vegetation and low level lighting will help to lessen the negative impact on their view. If this cannot be done as a condition of the street vacation, we hereby ask that the Planning Department and Public Works Department make it a condition of the building permit and certificate of occupancy. Since Sterling Realty and Republic Parking Northwest have resolved some of our major concerns by their intentions as described above, we respectfully ask that the City Council approve these as formal conditions to the street vacation approval. Thank you for your consideration. Sincerely, 44.A6.,124,44.44eiteAlAx aeet,ge 114 Edward A. Rauscher and Vicki M. Rauscher EAR:ks P. 03 z �w - U:. 0 00; W =.. J F, N LL ' w LL ?; Ana w. zoo. uj o w W; H U: 0 z' z City of Tukwila Attn: Jane E. Cantu, CMC City Clerk 6300- Southcenter Blvd. Suite #100 Tukwila,Wa 98188 Pam Seifert 3810- South 158th Street -B1 ( Laurel Estates) Tukwila, Wa 98188 Subject: Street Vacation 158th Exhibit #2 REuEivEu AUG 12 1999 el i r OF 'iUKWiLA CITY CLERK I was under the impression that the 1st proposal for the SRO packing lot or what ever it's called ,was suppose to enter from 160th by the sign at south end of their property. Now they want to take the street that is used by all in the area. I am not opposed to the lot completely. I like some people,don't want my property value to go down its for my retirement. Then you have the BIG COMPANIES only thinking of money money money for themselves, the little people like us, taking it in the shorts. Besides, how many of these people that represent SRO live on 158th street or even in Tukwila. They probably live on the eastside and their the ones complaining the most about the jets flying over their area. If they really want to be our friends -- Give Sunnydale Garden Apartments and Laurel Estates and the community 75 to 100 feet of the land west of us and turn it into a little park and drainage area the city has talked about. Then they can have all the rest to do what they want. Thank you for taking the time to read this. Hope the spelling is ok -- I am not a writter .32/o &I5 8 `' IA 81 W/'P D. =d: I- w Z ~; 1- O; Z F- U� ON w W; N' z• No Recipient, QUIK PAF - DESIGN REVIEW To: From: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> Subject: QUIK PARK - DESIGN REVIEW Cc: BCC: X- Attachments: >Date: Mon, 23 Aug 1999 14:14:18 -0700 >From: aipp <aipp @cwix.com> >Subject: QUIK PARK - DESIGN REVIEW >To: Moira Bradshaw <Mbradshaw @ci.tukwila.wa.us> >Reply -to: aipp @cwix.com >X- MSMail- priority: Normal >Content- Length: 2247 >RE: QUIK PARK (File # L99 -0010) >Moira - >Could you or Deb Ritter give me a call after you have had time to review >this e -mail. I have a few questions: >1. We are working with Public Works to resolve design issues for the S. >158th Street realignment. If we got the street details resolved with the >Staff in the next two weeks, what would be a tenative schedule of events >for the Design Review? I need a target "to get everyone on the same page." >2 Based on discussions with the residents, City Council, and Public Works >to date, there will be a separation of the new ROW from the west property >line of Sunnydale apartments. We don't know if that separation will be >only a foot or several feet. However, I just want to confirm that since >the west property line of Sunnydale apartments will not directly front on >the new street realignment, the setback for any carports constructed on the >undeveloped portion (north end of site along the west property line) would >be considered as a side yard. I realize that if Sunnydale wants to >construct new carports there may be other issues they must work with, but >those issues will separate from the setback issue. >3. I did not find any portion of the City's design standards (Pacific >Highway Design Manual) that addressed the appearance of the retaining walls >(particularly the one adjoining Laurel Estates). Did I miss something? >Lf;<r;there'';is; nothing in, the City's design standards, what is the City's >criteri".to evaluate the proposed retaining walls? Are there retaining >wall-'systems` that you have approved elsewhere in similar circumstances? >4. The issue of air quality has been raised in several meetings with the >residents. Most of the new GMA Comprehensive Plans include discussions of >air quality in the Plan EIS. Since this area (planned and zoned for Printed for Tukwila Department of Community Development <tuk... 1. . ..,.. No Recipient, QUIK PAI - DESIGN REVIEW >regional commercial uses and very proximate to SR 518), I have presume the >City has considered issues if air quality related to development of the the. >regional- commercial area. Has this issue been discussed in the Comp Plan >EIS? I realize the City has yet to conduct their SEPA review, but is this > (air quality) an issue with the City? >Michael Aippersbach > (206) 523 -3764 > (206) 524 -0337 >aipp@cwix.com >assumedand >.. Printed for Tukwila Department of Community Development <tuk... 2 z 1 = I; -Z, 6 Dr .J U; t� o: teP!, W= J � N � W O: J Na.. .1-- W, F- O •Z W .UJ•: 'D .D; • ON;. H • W W 1U 11(1). 'Z City of Tukwila :' John W Rants, Mayor Department of Community Development Steve Lancaster, Director August 20, 1999 Michael Aippersbach . PO Box 95429 Seattle. WA.. 98145 Subject: Quik Park '1L99- 0010'. E99 -0005 Dear Michael: Deb Ritter, who can be reached at 431 -3663, will now be handling this project for the City. As I transfer the project to Deb, I wanted to summarize where we are in establishing completeness for the project and specifically for the two applications above. The time limitation for establishing completeness, (TMC 18.104.070) has been suspended awaiting submission of the following items. As we discussed, it seemed to make sense to complete revisions upon a final decision on the street vacation by the City Council, Please include your items as a packet of revisions rather than piecemeal. The City is awaiting the following from you: E99 -0005 Pages 22 and 23 of the Environmental Checklist L99 -0010 Modified site plan showing the following: • the "type" and the required buffer width for the wetland per the City's sensitive areas ordinance; the new property line in the vicinity of the entrance and canopy; and* existing trees over 4" in diameter, whether they are to be saved or not. (It appears that there are trees that meet our criteria of 4" or greater on the site including the areas outside of the proposed future right of way.) *Your current site plan shows no internal property lines, which presumes that a lot consolidation will be proposed as shown. We prefer that you show existing lines as well as proposed lines. The existing.should be dashed if they are to be removed or changed. If the City Council approves the street vacation/realignment, then lot line modifications will result. Upon agreement with the Tukwila Public Works Department on the S. 158 St. right of way realignment, we request that you submit a boundary line adjustment /lot 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 z • F- w 2 - U= 00: u) w w =. J w • 0; ga. u. < Fw • _, Z �. i-0 .z I-- w D� ON w .1.o; • w 0.� z consolidation application. This application may be processed administratively and not consolidated.with the other land use applications. Elevations showing the following: • Typical wall elevations Special permission fee - $200 — for "sign facing residential areas: Please let us know in writing if you would like the special permission review, type 2 decision, be consolidated with your design review request, a type 4 decision. Respectfully, Moira Carr Bradshaw Associate Planner Cc: Deb Ritter Jo'anna Spencer Jim Morrow Brian. Shelton O; N 0' w= N u.. wO u. I--_. I- 0' ww g off'' w w` oi O: v N Z To: From: Re: KRISTI LEE STAKSTON 4002C South 158th Street Tukwila, WA 98188 (206) 242 -5734 July 28, 1999 2 JUL s ,.f 3 1999 Moira Carr Bradshaw, Associate Planner City of Tukwila Department of Community Development Kristi Stakston Proposed Park and Fly Lot on South 158th Street Per your request in our telephone conversation yesterday, I am enclosing copies of: 1. EPA publication Carbon Monoxide; #400 -F -92 -005 titled "Automobiles and 2. Wayne State University Publication titled "Allowable (Legal) Limits for CO." I am very concerned about a "pocket" of pollution which may arise if this parking lot is built. This "pocket" could occur with the convergence of a number of factors: (1) vehicle emissions from Highway 518 directly below South 158th Street; (2) vehicle emissions from the approximately 1200 cars in the proposed parking lot; (3) vehicle emissions from the increased commercial traffic from the east approaching the parking lot; and (4) removal of trees from the vacant lot which now absorb vehicle emissions from Highway 518. Although the enclosed papers relate only to carbon dioxide, which is a gas, there are also chemicals contained in vehicle emissions which are deadly and can have long term adverse health effects. It is possible that the proposed parking lot could create a pocket of pollution of such a level that it constitutes a threat to the public health. By employing the following steps, the City could accumulate data to enable it to make a determination that the emissions either do or do not constitute a threat to the public health: 1. Measure current vehicle emissions. 2. Project emission levels from 1200 cars. 3. Estimate the increased emissions from increased commercial traffic on South 158th Street. 4. Estimate the increased emissions levels which would result from removal of the trees /vegetation on the vacant lots. Data /Tukwila:nb • Automobiles and Carbon Monoxide EPA 400 -F -92 -005 January 1993 OMS Fact Sheet #3 Automobiles and Carbon Monoxide Page 1 of 3 F i � z What is Carbon Monoxide? CL 2 00 �o wi 1- w0 4a5 LL illd _` z� f- O z I-.. uj In 1992, carbon monoxide levels exceeded the Federal air quality standard in 20 U.S. cities, home to o 0; O 0 I-. w w, LI Carbon monoxide results from incomplete combustion of fuel and is emitted directly from vehicle Z tailpipes. Incomplete combustion is most likely to occur at low air -to -fuel ratios in the engine. These conditions are common during vehicle starting when air supply is restricted ( "choked "), when cars are 0 I-' not tuned properly, and at altitude, where "thin" air effectively reduces the amount of oxygen z available for combustion (except in cars that are designed or adjusted to compensate for altitude). Nationwide, two - thirds of the carbon monoxide emissions come from transportation sources, with the . largest contribution coming from highway motor vehicles. In urban areas, the motor vehicle contribution to carbon monoxide pollution can exceed 90 percent. Carbon monoxide (CO) is a colorless, odorless, poisonous gas. A product of incomplete burning of hydrocarbon -based fuels, carbon monoxide consists of a carbon atom and an oxygen atom linked together. Why is Carbon Monoxide a Public Health Problem? Carbon monoxide enters the bloodstream through the lungs and forms carboxyhemoglobin, a compound that inhibits the blood's capacity to carry oxygen to organs and tissues. Persons with heart disease are especially sensitive to carbon monoxide poisoning and may experience chest pain if they breathe the gas while exercising. Infants, elderly persons, and individuals with respiratory diseases are also particularly sensitive. Carbon monoxide can affect healthy individuals, imparing exercise capacity, visual perception, manual dexterity, learning functions, and ability to perform complex tasks. more than 14 million people. How is Carbon Monoxide Formed? What's Been Done to Control Carbon Monoxide Levels? The Clean Air Act gives state and local governments primary responsibility for regulating pollution from power plants, factories, and other "stationary sources." The U.S. Environmental Protection Agency (EPA) has primary responsibility for "mobile source" pollution control. The EPA motor vehicle program has achieved considerable success in reducing carbon monoxide emissions. EPA standards in the early 1970's prompted automakers to improve basic engine design. By 1975, most new cars were equipped with catalytic converters designed to convert carbon monoxide to carbon dioxide. Catalysts typically reduce carbon monoxide emissions upwards of 80 percent. In the early 1980's, automakers introduced more sophisticated converters, plus on -board computers and oxygen sensors to help optimize the efficiency of the catalytic converter. http:/ /www.epa.gov /OMSWWW /03- co.htm 7/28/994:26:05 PM ' Automobiles and Carbon Monoxide Percent of 1961 Levet 150 1901 1982 1983 1984 1965 1986 1997 1988 1989 1991) • carton monoxide emissions RI vehirte m8as traveled F:7", r...., ar Page 2 of 3 (^, �.J f_ 2 3 1999 LEVELOPM ENT Today's passenger cars are capable of emitting 90 percent less carbon monoxide over their lifetimes than their uncontrolled counterparts of the 1960's. As a result, ambient carbon monoxide levels have dropped, despite large increases in the number of vehicles on the road and the number of miles they travel. With continued increases in vehicle travel projected, however, carbon monoxide levels will begin to climb again unless even more effective emission controls are employed. What Else Is Being Done? Carbon monoxide emissions from automobiles increase dramatically in cold weather. This is because cars need more fuel to start at cold temperatures, and because some emission control devices (such as oxygen sensors and catalytic converters) operate less efficiently when they are cold. Until 1994, vehicles were tested for carbon monoxide emissions only at 75; F. But recognizing the effect of cold weather, the 1990 Clean Air Act calls for 1994, and later, cars and light trucks to meet a carbon monoxide standard at 201 F as well. The 1990 Clean Air Act also stipulates expanded requirements for Inspection and Maintenance programs. These routine emission system checks should help identify malfunctioning vehicles that emit excessive levels of carbon monoxide and other pollutants. The inspections will be complemented by requirements for on -board warning devices to alert drivers when their emission control systems are not working properly. Another strategy to reduce carbon monoxide emissions from motor vehicles is to add oxygen - containing compounds to gasoline. This has the effect of "leaning out" the air -to -fuel ratio, thereby promoting complete fuel combustion. The most common oxygen additives are alcohols or their derivatives. Several Western U.S. cities have successfully employed wintertime oxygenated gasolines for many years. The 1990 Clean Air Act expands this concept and requires that oxygenated gasolines be used during the winter months in certain metropolitan areas with high carbon monoxide levels (see a listing on the reverse side of this page). For More Information: The Office of Mobile Sources is the national center for research and policy on air pollution from http://wvvw.epa.gov/OMSWWW/03-co.htm 7/28/994:26:05 PM z z • w 44�; .J V U0 U U W =: U LL. w0 2 ti 4 N d. . =w z�. z o. U N': • 0 - 13 ww •1— — O; Ii z. i • • 0 • z • Automobiles and Carbon Monoxide Page 3 of 3 highway and off - highway motor vehicles and equipment. You can write to us at the EPA National Vehicle and Fuel Emissions Laboratory, 2565 Plymouth Road, Ann Arbor, MI 48105. Our phone number is (734) 214 -4333. Cities* Participating in Wintertime Oxygenated Fuels Program • Albuquerque, NM • Baltimore, MD • Chico, CA • Colorado Springs, CO • Denver - Boulder, CO • El Paso, TX • Fort Collins - Loveland, CO • Fresno, CA • Grants Pass, OR • Greensboro- Winston Salem -High Point, NC • Klamath County, OR • Las Vegas, NV • Los Angeles- Anaheim- Riverside, CA • Medford, OR • Minneapolis -St -Paul, MN -WI • Missoula, MT • Modesto, CA • New York -N. New Jersey -Long Island, NY -NJ -CT • Philadelphia - Wilmington- Trenton, PA- NJ -DE -MD • Phoenix, AZ • Portland- Vancouver, OR -WA • Provo -Orem UT • Raleigh - Durham, NC • Reno, NV • Sacramento, CA • Salt Lake City, UT • San Diego, CA • San Francisco - Oakland -San Jose, CA • Seattle- Tacoma, WA • Spokane, WA Stockton, CA • Washington, DC -MD -VA JUL 2 3 1999 COMMUNt .' Clt DEVELOPMENT • The 1990 Clean Air Act requires oxygenated fuels in designated CO nonattainment areas where mobile sources are a significant source of CO emissions. last update: 20 July 1998 http:/ /www.epa.gov /OMSWWW /03- co.htm 7/28/994:26:05 PM : z mow{ re D :. J U; :U 0 co CI . co w w =; ui 0:. gJ` u- =d Z 1- O z�- U O CO 0 H )w w, H V• .z UN O Z Carbon Monoxide Headquarters Allowable (Legal) Limits for CO: Page 1 of 2 Wayne State University School of Medicine Carbon Monoxide HQ Occupational Safety & Health Administration USA (OSHA) (for industrial situations) 41 .-% `1,„F E `. Permissible Exposure Limit (PEL, by TWA) - 50 ppm, 8 hrs. Old PEL Standard (by TWA) - 35 ppm, 8 hrs. Threshold Limit Value (TLV, by TWA) - 25 ppm (29 mg /cu. m) (recommended by Amer. Conf. of Governmental & Industrial Hygienists [ACGIH] Ceiling (max. value, 15 min.) - 200 ppm (229 mg /cu. m) MI Occup. Safety & Health Admin. (MIOSHA) - PEL (Industry, by TWA) - 35 ppm, 8 hrs. (38.5 mg /cu. m) PEL (Construction, by TWA) - 50 ppm, 8 hrs. (55 mg /cu. m) Ceiling (max. value) - 200 ppm (229 mg /cu. m) Environmental Protection Agency, USA (EPA) - Domestic, outdoor air, all ages (TWA) - 9 ppm *, 8 hrs. Domestic, outdoor air, all ages (TWA) - 35 ppm, 1 hr. World Health Organization (WHO) - Domestic, outdoor air, all ages (TWA) - 9 ppm *, 8 hrs. Am. Soc. of Heating, Refrigeration & Air Cond. Engineers (ASHRAE) - Indoor air (leakage at a heat register) - 9 ppm American Gas Association - Indoor air (leakage at a heat register) - 15 ppm JUL '8 1999 DrE.. L'E1 -0 N ° NT TWA - Computed by making measurements at intervals over 8 hours, then adding the sums of the concentrations and the intervals, and dividing by 8 hours (480 min.). * Based on several published studies of people with coronary ischemic disease showing ECG changes during moderate exercise when breathing concentrations of CO giving 3% COHb. last changed 04/19/99 http: / /www.phymac .med.wayne.edu/FacultyProfile /penney /COHQ /colimits 1.htm 7/28/994:30:30 PM ,. ": : Carbon Monoxide Headquarters Page 2 of 2 See Page 2 Back to CO HQ Main Index • • • R C.:47N ED JUL 2 8 1999 1 DEVELOPMENT http://www.phymae.med.wayne.edu/F'acultyProfile/penney/COHQ/colimitsl.htm 7/28/994:30:30 PM '••••• ••■ • '• •••••;! !,• .•••••• •-•, ■•••• ••-• " • • ' • • - - - - - -- - - - -- - -- - SOUTH 9OND9MIf'1IyMS July 27, 1999 Tukwila City Council Tukwila City Hall 6200 Southcenter Boulevard Tukwila, WA. 98188 -2544 Dear Council Members: Exhibit #1 RECEIVED JUL 2 8 ;,c,29 CITY OF T ury iLA PERSONNEL We are writing regarding a petition by Sterling Reality to `vacate a portion of South 158th Street and Military Road to South 160th Street ". We are very concerned about this proposed reroute as South 158th Street is the only point of ingress or egress to our complex and it will have a major impact on our daily lives. We understand Sterling Reality's desire to put the land to a more profitable use and we hope that this can be accomplished in a manner that benefits them and the surrounding neighborhood. On July 20, 1999 we met with Michael Aippersbach of Michael Aippersbach & Associates and Gary Beck of Republic Parking Northwest, Inc. They explained their proposal and answered our questions. However, we still have some concerns about the existing petition and the stated proposed use of that land. Our concerns are as follows: 1. Parking Lot entry: As shown on Attachment 2, the entrance /exit of the proposed twelve hundred car parking lot is approximately 45 feet from the center line of the new South 158th Street. West bound traffic on this street will have to turn . left onto Military Road, crossing two lanes of inbound traffic (one car and one bus lane) and merge with two additional lanes of outbound traffic. Unless there is some type of traffic control at this intersection, a three car back up at the parking lot entrance would block access to South 158th Street. Could the parking lot entry be moved to the North? Has entry off of International Boulevard been considered? 2. "Quick Park ": A large airport parking facility brings with it some undesirable elements: around the clock traffic, increased noise, car lights, loud speaker systems, telephone ringing, people calling to each other, car exhaust fumes and possible vandalism.. Has the expected level of car exhaust fumes be defined? Medical studies show that car exhaust is linked to stunted mental development in young children, respiratory disease, heart disease and several types of cancer. These things decrease the livability of our neighborhood and possibly decrease property value. 3. Increased traffic: A large airport parking facility would increase the traffic congestion at 160th and Military Road. If this plan is approved, traffic from the parking lot, South 158th Street, z . • Iz tu re JU. '0 0 •ND w= J 1_ LL w o. �a is _, I- o' z.E- U� of w =.V;. o w z 0— z South 160th Street and Military Road would all funnel into that inter ion. The intersection would need to be redesigned to meet the additional traffic burden. 4. Dead end South 158th Street: It was mentioned at the July 19, 1999, Public Hearing that consideration would be given to dead ending South 158th Street. That - presents a problem for residents living on this street and streets east of us (approximately 600 people). In adverse winter conditions access to our homes via 42nd Avenue South is almost impossible due to the street's steep grade. Only those brave souls who own a four -wheel -drive attempt the icy slopes. We have no choice but to use South 158th Street. For the record, the Board of Directors of Chalet South Condominium and many of our owners and renters oppose theplan to vacate South 158th Street and the development of an Air Port Parking facility. See Attachment 1. We appreciate the opportunity to express our concerns and your assurance that they will be seriously taken into consideration. Sincerely, Richard Fink President - Board of Directors Chalet South Condominium 4022 C South 158th Street Tukwila, WA. 98188 Linda Walker 'Vice-President Bobbie Hensrud Treasurer Tom Bentley Member at Large Paul Maxwell Member at Large cc: Michael Aippersbach, Michael Aippersbach & Associates Gary Beck, Republic Parking Northwest, Inc. Paul Bova, CDC Management Service, Inc. ber at Lar Attachments: 1) Chalet South Condominium Owners 2) Layout of proposed South 158th Street and Military Road intersection Attachment 1 - Chalet South Condominium Owners/Renters eer 4°/ t-. Please Print Name Unit No. . il o Po ee t s zn Signature Please Print Name Unit No. Signature Signature Avik7 Signature 4 /ee#i ?Iamorn Please Print Name Please 'rYP It Name 'co zz Unit No. Yo ;a. Unit No. Pease Print Name Unit No. j g uivG- f'H, i 40 2i C Please Print Name Unit No. 4cz5f\Ago Please Print Name 43'► I1 am D Please Print Name Unit No. LICOZ- U Unit No. z • ;mow: U:• U0 NO:. • wz` J u_ `w 0" I-7w;- _: z�. 0, • z�: 11.1 LLJ: :U ion • w =.w H V; O: Z: lu co, z i Athment 1— 2 Chalet South Condominium Owners/Renters Signature Signature Q.AA-NS2A_V,3 1A9E0 4cxxc - Please Print Name Unit No. nn; ?olnce 401S-C, Please Print Name Unit No. AVO/M6 \)L/ S A/0/6 Unit No. Please Print Name Please Print Name Unit No. reL Signature Signature Please Print Name L 5 l►e2Su.) Please Print Name J-100-Q_ Unit No. 14010 (-- Unit No. /9tLJAl 9'»&Z '-I000 Please Print Name Unit No. 3,,,w ann.-Pt iuh 4 008 Please Print ame Unit No. z �. z • IX 211/ • JUG ••UO • (ow, • w I: w O: w a, = a • .z�: I- o. z E--. w D. p 'w W` H V U. Of Z!' w ; • •z • qtkonititas Signature Signature Attachment 1 – 3 Chalet South Condominium Owners/Renters rt1R) Signature M efr)s Please Print Name Unit No. 4-0 6-C PASTok Riea)i Please Print Name Unit No. p„ Xrew 14 la. (Please Print Name Unit No. s 41-bi Please Print Print Name Unit No. zi,A yo A? et5fE_- 90/a Please Print Name Unit No. 0 0 1– z 6i cv L r cL. 1e ir *al Signature Please Print Name Unit No. c.JAM Es 14, qcovef Please Print Name Unit No. ,t—Signature A/1_51A-)01•Iy Please Print Name Unit No. Attachment 1 — 4 Chalet South Condominium Owners/Renters 1/ 71 7t-- �� � �� %ALL /1,�, f car I/A L L/ �2J Signature Please Print Nance X12/) Unit No. Signature CharLes• ScanI(,cx /O /g Please Print Name Unit No. 64.g , 4.A� A/ 0 /ri 1 A04s d e zia i8 F" Signature C - Please Print Name .J Unit No. w'Yr' p . 1 AkROVVI Signatur 9/7,0-e `.4/y Signature j9004,74ese_---. Please Print Name Unit No. Please Print Name Unit No. uai2_� �- 4/7 ire 7-Zisr_cie- -47*-12 Please Prmmt Name v Unit No. "Busb a r49/ urV Signature Please Print Name Signature CA�`I FiAJ;DO Please Print Name 46/Q G Unit No. 1)D! Unit No. z �W. 6D; U O' ;moo: W • wO; Q. I-w s • •z� o ILI la z F-. • U E-; M.01. 1L- =1:, O; 0 z Attachment 1— 5 Chalet South Condominium Owners/Renters Signature 61 C.-4r eJ "4 CIO (-I Please Print Name Unit No. T Lb-Tezm bri 400 /- Please Print Name Unit No. Ju6Ana 14tWez1 Shus ift, 1y00--E Signature Please Print Name Unit No. t Please Print Name Please Print N i e Unit No. *CO2- Unit No. Nava .4-74Q 4002 Please Print Name Unit No. .fovreWolfe r5 P1eak Print Name 110i4 - 8 Unit No. z a • J U�. • 'U 0: .W•W: • W =; WO}'. J a F=a•. • z�-: 2 W. o F-; ' tLZf',. .0 •z Attachment 1 — 6 Chalet South Condominium Owners/Renters Signature Signature Ik-07 L Signature Signature v,„„ Signature Please Print Name 40ED . Unit No. IT - 4008-1 Please Print Name Unit No. 1+010A Please Print Name Unit No. r \C/-{E44 4 Ml j (1.4 Please Print Name It 1 Jo�'I L S 4O S` #F Unit No. Please Print Name Unit No. teivi(1a c, 610 E 4 00 b L Please Print Name Unit No. Please Print Name Unit No. Ve,rlcvJI[ 27/6/6 -6 Please Pruft Name Unit No. z. _~ Z w; CC g; J U: 00 W I• J � CO LL W O. gJ co d: • w z �. z o. ON ww r- 0 O Z, 0 0 z Attachment 1 — 7 Chalet South Condominium Owners/Renters gnature 1\JLALA :JI ture Signature Signature Signature Signature Signature �aa Unit No. u f l/. Cl g c%% Please Print Name Unit No. v‘\1\4N 466 A Please Print Name Unit No. . f LIOULc) Please Print Name Unit No. Please Print Name Unit No. Please Print Name Unit No. Please Print Name Unit No. Please Print Name Unit No. W5: oo .00 NW _! I--; LL ..w p _1 • u. . co d. • _ • z LU moo: D p; • U - • ;C:11-•.: Au id. U; • IL. •r"'.. • LLi zt o1" • .z • Moira Bradshaw - internet From: Gina Smith To: Moira Bradshaw Date: 7/27/99 3:48PM Subject: internet X- Sender: tukplan @mail.accessone.com To: heybabe @gte:net From Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> Subject: S. 158 ST. Cc: tukpweng @ci.tukwila.wa.us, tukclerk @ci.tukwila.wa.us Date: Tue, 27 Jul 1999 11:05:25 -0700 Content - Length: 847 Dear Ms. DeMeerleer: I am glad that you were notified of the street vacation hearing by your neighbors. I was not responsible for providing notification of the City Council meeting on the street vacation so I am not certain of the exact notification process other than that a sign was posted on the site and a notice was placed in the official paper of the City, the Seattle Times. I have passed your name and street address along to the City Engineer, Brain Shelton. As you have access to the internet, you might want to review the City's web site at www.ci.tukwila.wa.us for City Council Agendas and continue to look for postings on the site. Any further questions regarding the street vacation should be addressed to bshelton @ci.tukwila.wa.us. If you have any other questions, fell free to contact me. Moira Bradshaw, Associate Planner Page 1 z :re W '0 0' rn p 'COW • W =`. WO •g ; • --.W• I—O� Zf :2 CI •• w. W W; .Z W UN`. Z Tukwila, 09:46 AM 7/2:i/99 , No Subject Date: Fri, 23 Jul 1999 09:46:36 -0700 (PDT) X- Sender: tukwila @mail.accessone.com To: tukplan @ci.tukwila.wa.us From: Tukwila < tukwila @ci.tukwila.wa.us> Content - Length: 2818 Forwarded by Christy. When responding, please ensure the following address is in the TO field above: heybabe @gte.net �- >From: "Diane DeMeerleer" <heybabe @gte.net> >To: <SMTP:tukplan @ci.tukwila.wa.us> >Date: Thu, 22 Jul 1999 21:44:04 -0700 >X- MSMail- Priority: Normal >X- MimeOLE: Produced By Microsoft MimeOLE V4.72.3110.3 >Content - Length: 2918 >I was not notified of the meeting on Monday July 19th regarding the vacating of S 158th. I was told about the meeting from residents at the Laurel Estates condos. I am wondering if the residents at the condos across from Chalet South were notified or the residents living on 160th Street who will also be affected if this plan is approved. Traffic will increase on S 160th if S. 158th is rerouted or dead ended. I believe input from all of S�• these residents is necessary to make the right decision. >I would appreciate notification of future meetings. It was stated at the meeting by the person from SRO that they did not know how to get ahold of anyone at Chalet South Condos. I did not understand how this could happen when I had written letters to you asking to be invited to the meetings. >Thank you, >Diane DeMeerleer >4024 S. 158th St. #F >Seattle, Wa. 98188 ><!DOCTYPE HTML PUBLIC "- / /W3C / /DTD W3 HTML / /EN "> ><HTML> ><HEAD> > <META content = text /html;charset =iso- 8859 -1 http - equiv= Content -Type> > <META content= ' "MSHTML 4.72.3110.7 "' name = GENERATOR> >< /HEAD> > <BODY bgColor= #ffffff> ><DIV> <FONT color= #000000 size =2 >I was not notified of the meeting on Monday July >19th regarding the vacating of S 158th. &nbsp; I was told about the meeting from >residents at the Laurel Estates condos. I am wondering if the residents at the >condos across from Chalet South were notified or the residents living on 160th ,Printed for Tukwila Department of mmunity Development <tuk... 73fixvt,S/i 6 P 4.71_ i%rf(,s 1 z =�Z re w g. 00 co CI w z; J I. w O, g- co' = tux _ zf.. I- O z l- U• o O —: • I— W W I- -.. U. O` wz co 0 Z •. Tukwila, 09:46 AM 7/2:s/99 , No Subject >Street who will also be affected if this plan is approved. &nbsp; Traffic will >increase on S. 160th if S. 158th is rerouted or dead ended. &nbsp; I believe >input from all of these residents is necessary to make the right >decision.< /FONT > < /DIV> > <DIV > <FONT color= #000000 size =2 >< /FONT > &nbsp;< /DIV> ><DIV ><FONT color = #000000 size =2 >I would appreciate notification of future > meetings. &nbsp; It was stated at the meeting by the person from SRO that they >did not know how to get ahold of anyone at Chalet South Condos. &nbsp; I did not >understand how this could happen when I had written letters to you asking to be >invited to the meetings. &nbsp; < /FONT > < /DIV> > <DIV > <FONT color= #000000 size= 2 >< /FONT> &nbsp; < /DIV> ><DIV> <FONT color= #000000 size =2 >Thank you,< /FONT >< /DIV> > <DIV ><FONT color= #000000 size= 2 > < /FONT> &nbsp; < /DIV> > <DIV > <FONT color= #000000 size= 2>Diane DeMeerleer< /FONT > < /DIV> > <DIV > <FONT coldr=#000000 size =2 >4024 S. 158th St. #F< /FONT > < /DIV> ><DIV> <FONT color= #000000 size =2 >Seattle, Wa. 98188 < /FONT >< /DIV >< /BODY > < /HTML> Printed for Tukwila Department of Community Development <tuk... 2 Z. <1_.• w. re 2 JU 'U O' N 0. rn w • w z; J � CO LL: LL Q 1-.1: Z • Z -. al • U �. 0 H. 'W V; Z V O~ Z ;Moira Bradshaw - Internet From: Gina Smith To: Moira Bradshaw Date: 7/22/99 10:01 AM Subject: Internet Date: Wed, 21 Jul 1999 15:45:38 -0700 From: aipp';. <aipp @cwix.com> Subject: HWY 99 IMPROVEMENTS To: Jason Horning <jasonh @sterlingrealty.com >, David Schooler <davids @sterlingreaity.com> Cc: George Reynolds <georger @perteet.com >, Gary Beck <garyb @republicparkingnw.com >, 'Moira Bradshaw <Mbradshaw @ci.tukwila.wa.us >, Bshelton @ci.tukwila.wa.us Reply -to: aipp @cwix.com X- MSMaiI- priority: Normal Content - Length: 1133 In talking with a resident of Laurel Estates the other day, they indicated one of the reasons they used the "cut through" route through SRO property to get to S. 158th Street when traveling southbound on Highway 99 was that the Tight at S. 160th Street was a difficult Tight to get through (long delay). In addition, at our meeting last night with the Board of Directors of the Chalet South Homeowners, one of the residents suggested that Quik Park use Highway 99 for access. I did some research with the City of SeaTac which is responsible for that portion of the scheduled Highway 99 improvements which run past the theater /bowl. In a telephone conversation with Tom Gut, I confirmed three items: (1) included in the programmed improvements is a landscaped median strip which will prohibit left turn movements in to SRO property except at designated intersections (which will also allow a legal u -turn at S. 160th Street); (2) there will be channelization and traffic signal improvements at S. 160th Street and Highway 99; and (3) those improvements are scheduled to begin sometime in the year 2000. Michael Aippersbach Page 1 I •z Z: • mow: J U: U O' , tn0 U) w: w= J I— w 0.. za. • r- w: 0. w w:. N` w w` • ui =':. • • O • City of Tukwila NOTICE OF PUBLIC HEARING NOTICE 1S HEREBY GIVEN that the Tukwila City Council will hold a public hearing on Monday, July 19, 1999, beginning at 7:00PM in the Coundl Chambers at Tukwila City. Hall, 6200 Southcenter Boulevard, Tukwila, to _.,..side.. th following• VVI•.11 1 LtfL •�• �IH•ub• A petition for vacation of South 158th Street from Military Road to approximately 675 feet easterly, and Military Road from South 158th Street to approximately 125 feet southerly. Petitioner: Sterling-Realty Corporation (SRO) Published: Seattle Times 6/25/99 Posted at: Tukwila City Hall' Foster Library Tukwila Library On Site All interested persons are invited to be present to voice approval, disapproval, or opinions on this issue. For those unable to attend in person, you may submit written testimony to the City Clerk's office until 5:OOPM on July 19, 1999. The City of Tukwila strives to accommodate people with disabilities. Please contact the City Clerk's office at 206- 433 -1800 by noon on Monday if we can be of assistance. Jane E. Cantu City Clerk suu,le QiACrr SED -mar AC 1332.111 •G.w •vw•b M•^ y; S1Xlllv4.. P1.44rY SnxrANb ,PwLrY „•...m icx is V�erurrY MAP Sown 158 5r. 4 Mre.rrARv Ro. 5rrEET VA CAT, 014 z J U UO; .Uo W w J 1- • wo LL. =w H =. z� z o: •U pt •:O N 0 H, w w 1- LL: - 0: •• z w ='. O •' z To: Mayor Rants From: Public Works Director te: July 14, 1999 Subject: S. 158 Street and Military Road Street Vacation ISSUE: The proposed vacation of S. 158 Street from Military Road to approximately 675 feet easterly and Military Road from S. 158 Street to approximately 125 feet southerly. 1BACKGROUND: A petition to vacate the right -of -way has been submitted by the abutting property owner, Sterling Realty Organization (see attached vicinity map). South 158th Street and Military Road provide access to both residential and commercial properties within the area bounded by Tukwila International Blvd. to the west, State Route 518 to the north,42nd Avenue to the east, and South 160th to the 1 south. Traffic has been known to use the Lewis and Clark Theatre parking lot as a shortcut to Tukwila International Blvd. from South 158th Street. Segments of South 158th Street to the south andMilitary Road to the north were previously vacated. 1 South 158th Street bisects properties that are being proposed for the construction of an off -site airport parking facility. In order to consolidate the property, the applicant requests a portion of Military Road and South 158th Street be vacated and outh 158th Street be relocated to the southeast of the proposed parking facility. i The area of the proposed vacation is approximately 47,800 square feet. The King County Assessor's valuation of the land abutting the proposed area of vacation is $5.00 per square foot, according to information provided by the petitioner. The City Of Tukwila has identified South 158th Street as a potential site for constructing a regional storm water detention facility that would serve the Gilliam Creek area. If South 158th Street were to be relocated, this potential site would be lost. A petition for Vacation for those portions of South 158th Street and Military Road currently being considered was filed with the City Clerk on May 28, 1999. At the City Council Meeting on June 21, 1999, Resolution No. 1422 was adopted to set the date of July 19, 1999 for a Public Hearing to consider the proposed vacation. Following the adoption of Resolution No. 1422, City staff posted the site of the proposed street vacation and notified property owners in the immediate vicinity regarding the Public Hearing and the pending "petition ". Notices of Petition for Vacation of Street were also sent to all potentially affected City departments and other non -city utilities. ALTERNATIVES: 1. Deny the vacation, or 2. Approve the vacation with conditions (at the very least compensation). RECOMMENDATION: _Refer to Committee of the Whole for further consideration and recommendation. IAttachment: Vicinity Map a.: 7 / /Z/9y CITY OTUKWI LA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department of Community Development. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. 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. Department staff are available to answer questions about application materials at 431 -3670. APPLICATION FORMS: ❑ Application Checklist (1 copy), indicating items submitted with application ❑ Design Review Application (4 copies) ❑ Design Review Fee ($900) ❑ SEPA Environmental Checklist (6 copies) ❑ SEPA Environmental Checklist Fee ($325) . in horeline Over- tay-DistrItt) PLANS [Six (6) copies of the following]: ❑ Vicinity map showing location of the site. Surrounding area map tsnowing `existing gland'::- uses; within a 1000 -foot radius from the site's property lines. shows /mG-. ❑ Site plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the architect. The following information must be contained on the plan (details may be included on additional drawing sheets): O Property lines and dimensions, lot size(s),. and names of adjacent roads O Location and gross floor area of existing and proposed structure(s) with setbacks Q; Location of driveways, parking, loading, and outdoor service areas, with parking calculations and location and type of dumpster /recycling area screening :O. Location and type of site lighting, including parking and pedestrian areas O, Location and type of site fumiture, such as benches, bike racks; location and type of any proposed public outdoor art \O` Location of any trails, parks, plazas or other outdoor open space provided for employees or the public; existing and proposed open space easements and dedications (if any) O Location and classification of any watercourses or wetlands, and 200' limit of Shoreline Overlay District O Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's boundaries, with a notation of the slope of areas in excess of 20% z W. QQg JU O 0 W =' U) u- w0 2 u-? =w F-= z� �0 z,- 111 uj O oI- w w. - V' u- O w z. O z O Location of closest fire hydrant; location and size of rlity lines; location and size of utilities or street/sidewalk easements or dedications O Description of water and sewer availability from provider of utility (note which utility district or City) O Other relevant structures or features, such as rockeries, fences. ❑ Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and z date; and the license stamp of the landscape architect. The following information must be \. , 1 . contained on the plan: re 2 O Property lines and names of adjacent roads 6 0 Location of the following: proposed structure(s), vehicle and pedestrian circulation co o areas, dumpster /recycling area, site fumiture, any proposed public outdoor art s w i 0 Existing trees over 4" in diameter by size and species, and any trees to be saved ! 1- 0 Proposed landscaping, including size, species, location and spacing. w 0 ❑ Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale g a, and date. Each sheet shall have the license stamp of the architect. Include on the elevations: CD d. O Dimensions of all building facades and major architectural elements, with notations of I- w materials to be used z 1 O Location and type of exterior building lighting z o. O Location of mechanical units and proposed screening where necessary. 2 UJ D. f:1 Signage per Sign Code. o w ❑o t- One (1) high quality 8 1/2" x 11" reduction of each of above plans. If the project undergoes w w significant changes, and additional set of reduc ions may be required. 1 �; ❑ Colors and materials sample board . owinging c d materials to be used on all building w z' exteriors. alu� %_ 120,1 v C`Dts e�1��e A o - CI APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA: WV' l ciP e-riWI f'�'�' o Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design Z Review Policies (see attached Design Review Application). M fi naL1s� ❑ OTHER MATERIALS: Other documentation and graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or Models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. PUBLIC NOTICE: ❑ King County Assessor's map(s) which shows the location of each property within 500 feet of the subject property. /Lt /5 //v /o/ #o/�r�C'vg 5(- 4cch'Il?eric.,S , • ❑ 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 Attachment A. . ❑ A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received. See Attachment B: n rc 'FROM CALVIN JORDAN ASSOCIATES OFFICE Walls: Horizontal, bevel siding Parapet/Can Rough -sawn Plywood with wood ix trim PHONE NO. : 425 643 4607 itiA Jul. 07 1999 05:20PM P2 ENVISIONED BUILDING MATERIALS Watertable (Base Trim)_ Rough-sawn Plywood with wood lx trim. Windows Vinyl with lx wood trim •Doors Metal door. and frame with wood trim CANOPY Supports: Metal colunms Parapet/Cap Rough -sawn Plywood with wood lx trim Ticket Booth Horizontal, bevel siding with lx wood trim Quik Park Tukwila, Washington ..FROM': CALUIN JORDAN ASSOCIATES AA PHONE NO. : 425 643 4607 Jul. 07 1999 05:21PM P3 u MAINTENANCE BLDG Walls: Metal siding Roof: Standing seam metal Window Metal Doors Metal door and frame TRASH/RECYCLING ENCLOSURE Walls; Broken face concrete block Gate: Chain link with wood slat inserts Quik Park Tukwila, Washington ,. aipp, 11:05 AM 7/2/99 -, S. 158TH STREET VACATION Date: Fri, 02 Jul 1999 11:05:07 -0700 From: aipp <aipp @cwix.com> Subject: S. 158TH STREET VACATION To: Bshelton @ci.tukwila.wa.us Bradshaw <Mbradshaw @ci.tukwila.wa.us >-� ep y- o: aipp @cwix.com X- MSMail- priority: Normal Content - Length: 18919 Brian Attached is a draft of a letter which I will be providing to the City Council regarding the street vacation FYI. Also, I talked with Kevin Clarke this morning about the need for more appraisal information. :He thought he could have the information on Wednesday morning. I thought you needed it Tuesday, but this is the best we can do. Let me know on anything more you need. Have a great 4th! Michael Aippersbach (206) 523 -3764 (206) 524 -0337 fax aipp @cwix.com Content -Type: application /octet- stream; name= "Tukapl03.doc" Content - Description: Tukapl03 (Microsoft Word Document) Content - Disposition: attachment; filename= "Tukapl03.doc" Attachment Converted: F: \IIPWENG \TEMP \Tukap103.doc Printed for Tukwila Public Works <tukpweng @ci.tukwila.wa.us> 1 0l0/s Mi e�ta.aCC,00e,sl actin Vii -, e rateArA ,,‘,-got_all# Zitc 0 c. QaA< 4e-(91,(eic_. 5� A �Mar.. B � p t[a io G /GJs /gLti srrdes. /z.' fl' 5.066 571) f/ 77-(if," ir/ovz_ U A / 7/j/z ' C / ' j(_ . &fz'4 ,s .Zere_. /2V'7 � �l RECETVED CITY a JUN 291999 PERMIT CENTER ♦Moir Bradshaw - internet From: Gina Smith To: Moira Bradshaw Date: 6/30/99 11:02AM Subject: internet Date: We-a 30' Jun .1999 07:49:20 -0700 'From: aipp <aipp @awix.com> Subject: QUIK PARK To ::Moira- Bradshaw = <Mbradshaw @ci.tukwila.wa.us> Reply -to: aipp @cwix.com X- MSMaiI- priority: Normal Content- Length: 3932 Page 1 Have several comments. Sorry the exterior material callouts escaped my notice. I have call into the architect to see which is faster -- revise drawings or fax separate sheet of text identifying exterior materials. STEEP SLOPES/WETLAND SEPARATION. First, I am checking with Shapiro on the wetland classification and will get back to you today most likely. Second, the confusion with respect to the differences between the 4 percent cited in the the Checklist and the steep slopes identified in the wetland report (20 to 40 percent) are basically due.to how we have viewed the limits to the project. The drainage swale noted in the Shapiro report is not part of the project exept that we need to maintain the required wetland buffer which from our point of view is why it is being shown on the site plan. The wetland shown on the site plan drawing is per the delineation flags from the Shapiro survey. Perhaps our notes on the drawing are not clear enough? Is that the confusion? I had the engineer (Perteet) re -check slopes for the existing site (prior to development). Portions of the south parcel contain slopes up to 50 percent. The 50 percent areas are limited largely to those areas immediately on the south side of the existing S. 158th Street and also portions of the south parcel immediately adjoining the church property (the area of the new proposed roadway). There are only two general places on the proposed site where we have slopes which exceed 20 percent after construction. They are as follows: the west side next to the drainage /stream channel and at the southeast portion where the proposed new roadway would be constructed. There are no trees 4 inches or greater on the west side. There are trees 4 inches or greater at the southwest portion, but I was told that because it is for roadway purposes, the tree ordinance is not applicable -- we are exempt. Can we simply submit a revised statement for the checklist? SETBACKS. I am confused. We do have property lines on the civil drawing. As far 'as property lines not shown on the architectural site plan, what is the issue we are addressing? This property is not a conventional property where we are developing the entire site. We have a large property (an aggregation several parcels) and are only developing a portion of it so we don't have the normal setback issues except where we are on the perimeter and required from the wetland. I talked with Cal Jordan our architect at the end of the day about the ti. Z ' .f- Z 6 U O N 0. U) W W z: J 1.- 0 U. w0. ga d' D. )- _ Z� 1- 0: Z1- uj • 0` O —:. 0 Hf w— w` 1--. 0 3 w Z: O 1. • 1- Z Moira Bradshaw -nte!�et Paoa 2 -----' O1ataha|oaUoubu. He apologized. We had discussed the need,.to ncIude them but in the rush to get out of town and my desire to get the drawings submitted they were overlooked. If acceptable, he will prepare a separate text description for each structure (canopy, office, maintenance buliding, and recycle/solld waste enclosure) indicating nnataria|a, etc., which we can fax t� you. Is this acceptable (as opposed to revising the drawings)? Another item which was not mentioned was the frae-obandingsign. After ohack�oo�aoond�ono vvehavedecidedhonaduoeUheho' ht of the si n to approximately 8 feet and move it closer to the roadway. Can we do this on separate sheets and fax to you? WALL ELEVATION. We have already acknowledged that the those waUs over 4 feet will not be a rockery wall. Walis over 4 feet will need to be engineered walls. We don't have any desi ns for the wall as we have not completed the necessary solis analysis necessary to design thevvaUo. They will obviously need to comply with the UBC. VVhatiothaimnuehena — eamUhedioo? We have no typical design features dealing with aesthetics. Can you tefl us what you're looking for or if not can't you simply include a condition in your staif report? 1 will caIl you mid-morning and if you're not available I'II caII agin in the afternoon. Thanks! Michael Aippersbach (206) 523-3764 (206) 524-0337 fax aipp@cwix.com , City of Tuwkila 6300 Southcenter BI., Suite 100 Tukwila, WA 98188 Fax Cover Sheet DATE: June 29, 1999 TIME: 1:05 PM TO: Michael Aippersbach PHONE: 523 -3764 FAX: 524 -0337 FROM: Moira Carr Bradshaw Phone: (206) 431 -3651 DCD FAX: (206) 431 -3665 RE: Completeness — L99 -0010; E99 -0015 Number of pages including cover sheet: 5 Message Attached is the initial Letter of Incompleteness sent on March 22. A number of items have not been revised or provided. I've also attached a checklist from our application forms and indicated where these items are mentioned. If you have any further questions, please call me. I will send a copy of the revised landscape chapter to you. It will need to be addressed prior to the BAR meeting. • The watercourse has now been shown but the wetland and its classification have not. Existing sloping areas over 20% and trees greater than 4" were also requested. Your SEPA Checklist indicated that the steepest slope is 4% whereas the Shapiro study indicates a number of areas exceeding 15% and 40 %. The Shapiro map however does not show property lines and it is unclear if their map encompasses the entire site. A typical wall elevation was requested. A mortared stone wall is shown adjacent to the office — is this typical for the site? • Property lines are not called out nor do they appear to exist in certain locations. Call me at 431 -3651 with any questions. KRISTI LEE STAKSTON 4002C South 158th Street Seattle, WA 98188 June 28, 1999 The Honorable John Rants Mayor of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 BeceN 30N 2 91999 COWAINVIN oeveLovmelo Re: Proposed Park & Fly Lot - Relocation of South 158th Street and Vacation of Portion of Military Road South Sir: I have been informed today that a hearing on the relocation of South 158th Street and vacation of a portion of Military Road will be held July 19 at City Hall. Should the City approve the relocation and vacation, I believe it will be sending a clear signal to the residents of Tukwila that the City has abandoned its intention to retain South 158th Street as a residential area. If that is not the City's intention, the result will be the same. Intolerable levels of traffic and noise, plus the visual blight of the lot, will make this street undesirable for residential dwellings, not to mention an undesirable location for a church. If approved, For Sale signs will multiply, condominium /residential home values will plummet, the street will be lined with low rent apartments, and eventually, after the neighborhood has become a ghetto, commercial development will move in. I propose that the City consider gentrification of this street. For example, the City could encourage luxury condominium (Not Apartment) development and at the same time provide strict controls on retaining the trees, shrubs, etc. If the lot is built, the neighborhood will be destroyed. Please do not permit this to happen. kls cc: Mike Aipepersbach Tukwila Public Works c /'Moira Carr Bradshaw Tukwila Associate Planner date /tukwila -mayor Very truly yours, Kristi Lee Stakston Joanna Spencer Tukwila Associate Engineer z w s ~ GC 6 J0, oo CO w wI.. J 1- NO w 22 CY =w 2 z� I- o' Z I- U 0.. w _. V', I- z w U N: 0E- z To: Brian Shelton From: Moira Bradshaw Date: Monday, June 28, 1999 Subject: Quik Park Attached are names and addresses of people who have been in contact with me regarding the above project. • The site plan for the project that shows the realignment of S. 158 St. When I received calls and emails regarding the project, there were misunderstandings regarding the future circulation changes. I strongly recommend that you publish the proposed street alignment that the applicant has provided. It may not be what the City will eventually accept but it does represent the concept for revised circulation through the neighborhood. I am concerned at this point that the public notice that will be posted does not provide this clarification. FirstName Mary Ann Diane JoAnn Richard David Joyce Kristi Lee Bill LastName Vernarelli DeMeerleer Lawrence Fink Nevin Walters Stakston Johnston 4018 4024 3810 4020 4018 4014 4002 4018 Addressl D S. 158 St. S. 158 St. #F S. 158 St., B -7 C S. 158 St. S. 158 St. #C B S. 158 St. C S. 158 St. B S. 158 St. City State Tukwila WA Tukwila WA Tukwila WA Tukwila WA Tukwila WA Tukwila WA Tukwila WA Tukwila WA PostalCode 98188 98188 98188 98188 98188 98188 98188 98188 a W Di U; U 0;.. 'CO 0; • :W z 0' Q; x(21 (1, l-W; •1- o: Z H: LLl W` :0 coi p1 al I U, !uj Z: N; :o is Z. • JUN -29 -99 10:S1 AIPPERSB ASSOC 'Z 2OG -524 -0337 MEMORANDUM To: Moira Bradshaw. Associate Planner, City of Tukwila (206- 431 -3651) From: Michael Aippersbach Re: Off - Airport Parking Facility - Quik Park Project Design Review File # L99- 0010/SEPA Review File# E99 -0005 Date: 6 -28 -99 /Monday Via Fax: (206) 431-3662 Re: Proposed Free- standing sign for Design Review - Quik Park Project Moira, after carefully reviewing the site conditions along S. 160th Street, we will be revising the height of our proposed free - standing sign - lowering it and placing it closer to S. 160th Street and Old Military Road. The current architectural drawing (Sheet 1/3, dated 2/16/99) shows the free- standing sign as 18 feet in height and 8 feet wide. Although the specific setback distance is not shown on the drawing we know that the sign code requires a one for one setback (one foot of setback for each foot of height). With the current drawing, an 18 -foot setback from the property line would be required by Tukwila's sign code. The revised sign will be approximately 8 feet in height and will contain the word "entrance" in addition to the text already shown on the drawing. The 8 -foot height will allow the sign to be placed closer- to the roadway. Unless you need us to do so, we would prefer to revise the sign portion of the drawing (Sheet 1/3) after receiving a response back from the City on the revised set of plans (2nd set) so as to include with any other necessary changes to any of the drawings. Just as a point of information, I noted on my evening trip to the site that one of the apartment complexes on the south side of S. 160th Street (in the City of SeaTac) has converted to an extended stay facility. It is now called Sutton Suites for Extended Stays and includes a large illuminated sign facing the north side of S. 160th Street, almost directly across from our proposed facility. If you or staff have any questions, you can reach me at (20 6) 523 -3764 or by fax at (206) 524 -0337. Thanks, Moira! cc. Cal Jordan Gary Beck c %ojeua/repuhlic.dak:Tukwmel6doe Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524-0337 P:01 z 1 I- Z. re a12 JU oo W J F- Wo u-Q co P =a �w z1- o z U• � O N _. w o` Z U 52 z RECEIVED JUN 2 91999 MEMORANDUM DEVUELOPMENT To: Moira Bradshaw, Associate Planner, City of Tukwila (206- 431 -3651) From: Michael Aippersbach Re: Off - Airport Parking Facility - Quik Park Project Design Review File # L99- 0010 /SEPA Review File# E99 -0005 Date: 6 -28 -99 /Monday Via Mail Re: Additional Information, Design Review Application - Quik Park Facility Moira, as promised by phone today, here is supplemental information for our Design Review application and referenced per your letter dated March 22, 1999. We have already submitted the revised (8) sets of development plans. Enclosed are the following additional information: • Certificate of Water Availability, • Certificate of Sewer Availability, • Completed Special Permission form regarding the proposed freestanding sign, and • Attachment B containing a detailed response to Item # 1, Special Permission Form. If you or staff have any further questions, you can reach me at (206) 523 -3764 or by fax at (206) 524 -0337. Thanks, Moira! encl: Certificate of Water availability Certificate of Sewer Availability Special Permission Form Attachment B c/ projects /republic.dsk:Tukwmel5doc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 . �. z z 00 co a co w Ill J 1—. N w 0 J; LL Q, N D Z CJ 1— w z�. 1—O• Z 1—;. D 0 0 cn; O 1—` w w Hr- u'O z. O ~: z RECEIVED JUN 2 4 1999 Notice of Pe44Q ; iTY �..f'W 1 I 12 for Vacation- \bf0St egt .1"'iN RED LiW REQUESTED OF: ❑ ,Mayor's Office Planning Dept. ❑ Public Works Dept. ❑ Parks /Recreation Dept. ❑ Fire Department ❑ Police Department ❑ Puget Power ❑ Seattle City Light ❑ WA Natural Gas ❑ U.S. West ❑ Water District ❑ Sewer District ❑ Metro ❑ TCI Street name or number S. 158th Street /Military Road to S. 160th Street Description of S. 158th St. from Military Road to approximately 675 feet easterly, and property Military Road from S. 158th St. to approximately 125 feet southerly. to be vacated Kroll Map Page # 333W Qtr: Sec: Twn: Rge: Name of Petitioner: Sterling Realty Organization (SRO) Please respond by: July 7th Public Hearing date: July 19, 1999 RESPONSE Your comments may be limited to the following, if applicable: El We have no objection to the vacation. ❑ We have utilities in the right -of -way. ❑ We.require easement prior to vacation. r e..9i ~D o' �� F F E V�E V:: �i , :1!),. y v N y/'i 1:t h, 1� M A E ;t. E EEi Y N ;8 ti a� A- ut. ' M $ � ,le � A 1119 x0. ea9"Msi Js4 RL044 .+ try H aJ srith/k6 2ocrY �a b l0 ,4•/ �'�• �o- 22 -45u.i u1, . NAd6.49 /,1-0 „ . 9•'G /3Bl .VV`" C •.1G , .12.1 . • • Sr-4eG /11/6 N Sre,ea/.d# 2 Orr w grrA1-rY tSED STTEEr ACA /oti1 00.04 -20W 1332.16 • Sree4 /�/�J ,e4LrY .5-7 {�� CgU L N...4.,., N 0 T• gs � �OO O i? o o / i�- .9 F In l� /9. g ¢9 2/9.9/ .7 o • o s• row /c/ ( /./o•o /•-7 e. 111 _:',,�.,5 J J(37••69 KRISTI LEE STAKSTON 4002C South 158th Street Seattle, WA 98188 June 21, 1999 Joanna Spencer City of Tukwila Associate Engineer 6300 Southcenter Blvd. Tukwila, WA 98188 RE G E V ED JUN 2 2 1999 COMMUNITY DEVELOPMENT Re: Proposed Park and Fly Lot on South 158th Street Perteet Engineering Traffic Study Dated 12/23/98 Dear Ms. Spencer: Page 3 of the traffic study states "The locations identified by the City of Tukwila for review are two signalized intersections along SR -99 at South 154th Street and at South 160th Street." The shortest, most direct route to access the proposed park and fly lot from Interstate 5 proceeding south is not, the airport exit via the Southcenter exit but rather, using the same Southcenter exit: Turn right at Southcenter Exit, turn left at 42nd Avenue South, turn right at South 158th Street. The assumption can be made that customers of the park and fly lot will use a map, and a map will reveal that the shortest route to access the park and fly lot from Interstate 5 is via 42nd Ave. South. The developers may contend that they will provide directions using the South 160th access so the 42nd Ave. access won't be used. Were the City to accept this argument it would be remarkably shortsighted. TRAVELLERS USE MAPS. I believe that the City should structure the application process using two access routes. The application process will not be complete until a traffic study is conducted using 42nd Avenue South and South 158th Street as a main access route to the park and fly lot. PLEASE LET ME KNOW, IN WRITING, HOW THE CITY PLANS TO ADDRESS THE TRAFFIC IMPACT ON THE SIGNALIZED INTERSECTION AT 42ND AVENUE SOUTH AND THE TRAFFIC IMPACT ON SOUTH 158TH STREET. data /tukwila- spencer z re 6 00 cn J w0 u. u) z � 1- o z+- - 0 I—. w w' HV. Z' U� 01" Joanna Spencer Page 2 June 21, 1999 I look forward to your written response to this letter. Very truly yours, /S / kls cc: Mike Aipepersbach Tukwila Public Works The Honorable John Rants Mayor of Tukwila Moira Carr Bradshaw// Associate Planner Kristi Lee Stakston z ce 6 V w W`. u_ 4ti za LL 'w o. d' ►. W Z. F..', I- O .Z �- uj i0 N` ,o ;W W. H; z data /tukvila- npencer MEMORANDUM To: Moira Bradshaw, Associate Planner, City of Tukwila (206- 431 -3651) From: Michael Aippersbach Re: Off - Airport Parking Facility - Quik Park Project Design Review File # L99- 0010 /SEPA Review File# E99 -0005 Ito Welhe Date: 6 -k5 -99 � s� Hand delivered Re: Revised Drawings for Design Review - Quik Park Project 'Moira, here are (8) full sets or revised drawings to be circulated to staff. I will contact you on your return June 28, 1999. If you or staff have any questions, you can reach me at (206).523-3764 or by fax at (206) 524 - 0337. Thanks, Moira! c /projects /republ ic.dsk:Tukwmel4doc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 JUN -69-99 11:16 RIPPERSBFLCH ASSOC TEL•206 —S24 -0337 RECEIVED MEMORANDUM To: Moira Bradshaw. Associate Planner, City of Tukwila (206-431-3651) Brian Shelton, City Engineer, City of Tukwila (206- 433 -0179) .gym: ■ : Michael Aippersbach itia/f4 -34 i Off - Airport Parking Facility - Quik Park Project Design Review File # L99- 0010 /SEPA Review File# E99 -0005 Date: 6=9=99/Wednesday— t •/D - JUN 101999 COMMUNITY VELOPMENT • Via Fax: (206) 431 -3665 Re: Design Review and. Street.Vacation Process - Quik Park Project Moira and Brian; l have included a basic schedule based on our discussion with you on Monday. 1 believe this is what we outlined so please review. and comment May 28,1999 June 21, 1999 Street vacation application filed City Council establishes a Resolution setting public hearing for - - ;- Street vacation (5)1 ig, 1199 . August 16 1999 September 23,1999 September 24,1999 October 11, 1999 City Council conducts Public hearing for street vacation application Target date for City Council decision on Street vacation b1ic Hearing for Design Review ear ; ► r er/ y c cLva Ler QStauit ne-g 1 the Design Review decision sent to- arpplicants Appeal period completed (14 +3 days from the date decision letter sent) Please let me know if the above schedule is accurate based on our discussion on Monday? You can reach me at (206) 523 -3764 or by fax at (206) 524 -0337. Thanks, Moira! (ty3,,ew T.:01j C emit, f/pro7ecti /rfpublic.dak:'Iavme]2.doc ite 0011Y I* ifacit/\ 1 C'rzc7 e ? : z( -an fitc/ ' Y7 Michael Aipperrbach & Associates PO Box 95429 • Seattle WA 98145 (206) 523- 3764/Fax: (206) 5240337 KRISTI LEE STAKSTON 4002C South'158th Street Seattle, WA 98188 RECEIVED JUN 0 8 1999 COMMUNITY DEVELOPMENT June 7, 1999 �.J U UO: .NOS ww CO. u= w0 :g J; LL Q =d' t- _,._ z I-; zi-: W; t0 :ion. ww i� Vt LL ~O, ,w Moira Carr Bradshaw, Associate Planner Tukwila Bldg. & Planning Department 6300 Southcenter Blvd. Tukwila, WA 98188 Re.: Proposed Park and Fly Lot to be Located on South 158th Street Dear Ms. Bradshaw: Please respond to my letters of May 11 and May 24 and let me know if you will require that a traffic study of South 158th Street be a part of your application process for the proposed park and fly lot. Thank you for your attention to this matter. Mike Aipepersbach Tukwila Public Works The Honorable John Rants Mayor of Tukwila data /tukwila- traffic Very truly yours, Kristi Lee Stakston 0 Michael Aippersbach & Associates Planning and Development Services May 28, 1999 Jane Cantu City Clerk City of Tukwila 6200 Southcenter Boulevard Tukwila WA 98188 Re: Petition (Request) for Street Vacation - S. 158th Street and 01d Military Road (portions of), Tukwila, Washington Dear Ms. Cantu, As agent for Sterling Recreation Organization, I am submitting this letter to request that the City begin the process to vacate specific portions of S. 158th Street and Old Military Road (to the east of the Lewis & Clark theater and bowl). The proposed street vacation is part of a larger development project which will require a Design Review approval process. The Design Review application is for a proposed off - airport parking facility with approximately 1,197 parking stalls; associated structures and other improvements; and the re- alignment of a portion of S. 158th Street. We have submitted an application for Design Review of the proposed facility (March 23, 1999) which is currently being processed by the City. The re- alignment (or substitute road alignment) would continue to allow access for those properties east of the to -be- vacated portions of S. 158th Street and Old Military Road to S. 160th Street. Enclosed are the required documents according to the City's regulations (TCM, Chapter 11.60): (1) Signed Petition, (2) Filing Fee of $ 120.00, (3) An Appraisal Report, and (4) a map of the area to be vacated. The petition includes only the SRO signature because they own the property for both sides of the portions of S. 158th Street and Old Military Road to be vacated. If there are any concerns or question,. you can reach me at (206) 523 -2764 or fax me at (206) 524 -0337. Thank you for your assistance in this matter. Sincerely, „ / Michael Aippersbach Encl. Petition form (signed) Filing Fee of $ 120.00 (check # 6598 from Michael Aippersbach) Appraisal Report (by Clarke Consulting Group) dated May 21. 1999 Map of street area to be vacated RECEIVED CITY OF TUKWILA MAY 2 8 1999 PERMIT CENTER PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337 Page 2 Ltr from Aippersbach & Associates to J. Cantu, City of Tukwila/5 -28 -99 cc. Phil, Fraser, Public Works Moira Bradshaw, Community Development David Schooler, SRO Gary Beck, Republic parking c/ republic /stretvac.dsk:tUkap10l.doc PO Box 95429 - Seattle, Washington 98145 - (206) 523 -3764 KRISTI LEE STAKSTON 4002C South 158th Street Seattle, WA 98188 May 24, 1999 Moira Carr Bradshaw, Associate Planner Tukwila Bldg. & Planning Department 6300 Southcenter Blvd. Tukwila, WA 98188 RECEIVE() MAY 2 6 1999 COMMUNITY DEVELOPMENT Re: Proposed Park and Fly Lot to be Located on South 158th Street Dear Ms. Bradshaw: Thank you for forwarding the landscaping plans for the proposed airport parking lot to be located on South 158th Street. I have the following comments: A. Increase in Noise Pollution 1. It appears from a brief review of the landscaping plans that all the trees will be removed on the vacant lots bordering both sides of South 158th. There will be nothing left to absorb the noise from the current traffic. It also appears that the landscaping on the proposed park and fly lot will be minimal, doing little to reduce the noise level. 2. The noise from the traffic on SR 518 is reduced, in part, by the trees which line the freeway by Chalet South and Laurel Estates. The trees which cover the vacant lots on both sides of South 158th Street also absorb noise from SR 518. 3. The park and fly lot will be open 24 hours a day and the increase in the noise level resulting from the increase in traffic and removal of the trees will be great. 4. If the park and fly lot is approved the increased noise level added to the already present airport noise and noise from traffic on SR 518 will make this an undesirable location for residential living. B. Lack of Compatibility with Residential Neighborhood The vacant lots on South 158th Street which contain very attractive trees /shrubs /blackberry bushes filled with birds will be replaced by a large, unattractive parking lot, if approved by the City. The park and fly lot will be an eyesore and by its very z Z. CC U te: W n` UO. w= J H CO U. wO LL ¢: co D =a F_ = z 1, E- O z t--: uj w U C:1. O "I' 0 H uj U, O. Z WI Ut 0 z. Tukwila Bldg. & Planning Department Page 2 May 24, 1999 nature will not fit in visually or architecturally with our residential neighborhood of single family and multi - family dwellings. C. Increase in Traffic Presents Threat to Public Safety_ 1. Traffic will increase on South 158th Street. The shortest, most direct route to the park and fly lot coming from the north is from the Interstate 5 Southcenter Exit, thus rendering South 158th Street the preferred route to access the park and fly lot. 2. Increased traffic will be a threat to the safety of pedestrians, particularly children, in the neighborhood. Any study of traffic on this street will reveal that there is a high volume of foot traffic on this street. For example, this date I turned west unto South 158th Street from 42nd Avenue at approximately 2:55 pm. Fortunately I saw a school bus proceeding north on 42nd Avenue so I was prepared to see children on the street. There were approximately 10 -11 children near the intersection, several walking in the center of the street, the remainder on each side. I was forced to stop immediately after turning west because the children walking in the center of the street did not look back. As they started to drift toward the sides of the road I accelerated to about 2 -3 mph until I could pull off to Chalet South. Additionally, there was one vehicle behind me. 3. There is already a large volume of vehicular traffic on South 158th Street. D. Flawed Design of Relocated South 158th Street Makes it a Dangerous Roadway 1. Not only will the increase in traffic affect public safety, but the flawed design of the relocated road will make it a dangerous roadway. 2. The dangerous 90 degree turn contained in the relocated road could cause vehicular and pedestrian accidents. E. Quality of Life Issue The park and fly lot will have an adverse affect on the quality of life of the residents of South 158th Street. There will be an increase in automobile traffic which will affect our safety, an increase in noise from the increased traffic /commercial activity Tukwila Bldg. & Planning Department Page 3 May 24, 1999 added to the already present noise level, the altered roadway is inherently dangerous, and the park and fly lot itself will be an eyesore. All of the foregoing will make this an undesirable residential location. Your May 6, 1999 letter states that "We are awaiting additional information before we consider the application complete and begin reviewing the proposal." It is my hope that you will not consider the application complete until you have received the results of a traffic study on South 158th Street west of 42nd Ave. conducted during the school year, i.e., not during the summer months. In fact, I don't believe that you can proceed until that study has been done. I would consider it a breach of your duties Your May 6, 1999 further states that "The issues that the City must decide is how the facility should be designed to meet the City design review criteria." That statement implies that the park and fly lot will be built and that your only duty is to make sure it meets the City's "design review criteria." I am simply aghast at that statement. Are you saying that simply because it is a permitted use that you must approve it and that your only interest is in design? What about the safety issues? If you consider the best interests of the citizens, particularly the safety issue, you will not allow this wooded, vacant land to be developed as the currently contemplated and massive 1,195 space airport park and fly lot. Why place a commercial entity such as this in a residential neighborhood full of children? Surely. the over - riding safety issue alone will not allow you to approve this "permitted" use. In summary, I believe that the primary consideration of the City in determining whether or not this project be approved should be protection of the neighborhood, in two respects: 1. Protection of the safety of residents of South 158th street; and 2. Protection of the very existence of the neighborhood as a single family and multi family residential street. By copy of this letter to Mayor Rants I am informing him of my concerns. I am also asking that the Tukwila Department of Community Development and the Mayor ensure that the review process be driven not by the developer's objectives but by the needs of the residents of Tukwila. z ice. ~ w' re 6 0 0• wa Ill J}- N u_ w0 uQ N a I Wm �=0. Z t-. uj 2p 'O co. off F- ,., w. 1- 0: -4: 0' =. ~ z Tukwila Bldg. & Planning Department Page 4 May 24, 1999 I look forward to hearing from you. Very truly yours, Mike Aipepersbach Tukwila Public Works The Honorable John Rants Mayor of Tukwila Kristi Lee Stakston MAY —ES -99 14:34 AIPPERSBf ==',; ASSOC " Quik Park, Inc - x:208 —S24 -0337 P:01 Page 1 May 24,1999 PRELIMINARY PROCESS FOR STREET VACATION (S. 158TH STREET & OLD MILITARY ROAD) 1. Submit application (MAA) Petition (signed) Filing Fee Appraisal report Map of area SEPA checklist 2. Begin SEPA review period (City/staff) 3. Submit Design Review application (MAA) 4. Set CC public hearing for street vacation (City /CC) 5. Install public notice sign(s) for street vacation (City /stafoL)_N6��� b—f�1 6. Install public notice sign(s) for Design Review (City /staii7 o-p#19 v > co-Apr 7. Public Hearing for street vacation (City /Staff /CC). ,SEPA--b IS/ / PijAr hla7J wJ x. CC Decision on street vacation (adopt street vacation ord.) vit-c.4-n Aleve x. Public; Hearing for Design Review (City /staff/PC) -R-IM 6 ---�- 1107700E D":U5 tr J x. Submit for building permit (MAA) tilcstcllatty -cOS eu14940Y\ 13 ix6!tJOI '132Ai d x. Obtain building permit (MAA) LJ x. Begin construction on new roadway (Contractor) x. Begin construction on parking facility (Contractor) x. Issue Certificate of Occupancy (CO) vprojaa3kcp,blc.d1lt:tretrroc Post -It" Fax Note 7671 Date�� /O PP ►� /�/ To /40114 ARAo3014.1 , From (,.41fF E?SBAtt �K Co/Dept. Co. Phone* Phone* 044 4a /- � 4 5/ Rix II e2,64 43/ -34k,..5-- Fax r Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145.2429 - (206) 523- 3764/Fax: (206) 524 -0337 z ■ Wiz; JU • 00 • w = J F. W� ill 0: 2 ga =a • I_ w_' . z zO U� • 0 I— w w. P w • O. U =, o� .z t .D MAY =24'- 99,14:13 AIPPERSBP '-: ASSOC %x.:206- 524 -0337 P:01 MEMORANDUM To: Moira Bradshaw, City of Tukwila (206- 431- 3651) From: Michael Aippersbach Re: Off - Airport Parking Facility - Quik Park Project Design Review File # L99- 00111 /SEPA Review File# E99-0005 Date: 5 -24 -99 /Monday Via Fax: (206) 431 -3665 Re: Design Review and Street Vacation Process - Quik Park Project Moira, 1 am flying to clarify how the two processes (a street vacation and a design review) would be conducted concurrently by the City. As we discussed earlier today, I believe a schedule with the identified significant benchmarks would help all of us. Attached is a simple listing of activities /events which according to my experience must occur. Can you review this list and modify anything neccessary from your perspective of the design review. After we get the list complete I can get it to Brian from Public Works for their agreement and then add the appropriate timeframes to complete a schedule. If you think another way would be snore helpful, please let me know. If you have any questions, you can reach me at (206) 523 -3764 or by fax at (206) 524- 0337. Thanks, Moira! cipmjecM/tepu*lic.dsk.Tukvmel l.doe Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 5240337 .,I...z re II. Jo;. •o cnCI o w: ws O' g a . =d: z �.. 1-0: Z ;111 Lti! CI, O N' 0I—' W W;. z 0 co O ~' :Z Moira Bradshaw - C,, .,ick Park 4 ._ .. Pa•e 1 From: Steve Lancaster To: Jim Morrow, Moira Bradshaw Date: 5/20/99 4:33PM Subject: Quick Park In consultation w/ John McFarland it has been determined that the Military Rd AND the S 158th aspects of this proposal be handled as Street Vacations. John Referred Michael Aipersbach to me on this issue and I informed him by voice mail of this. He wants to meet to discuss process and schedule. I told him (again via voice mail) that we would try to handle the project as concurrently as possible, but that I would not want to schedule the BAR hearing until after the City COuncil has decided the street vacation. I indicated Michael should continue to work with Moira on this overall, but indicated that PW would be lead on the vacation issues. CC: Brian Shelton, Jack Pace • • . Ate. .. M; Moira Bradshaw - ii . .ernet From: Gina Smith To: Moira Bradshaw Date: 5/17/99 10:53AM Subject: Internet From: "Demeerleer, Diane L" <Diane.DeMeerleer@ PSS.Boeing.com> To: "'Tukwila Department of Community Development'" <tukplan @ ci.tukwila.wa. us> Cc: "Lawrence, Joann" <Joann.Lawrence @PSS.Boein .com >✓ "Vernarelli, MaryAnn" <Maryann.Vernarelli @ PSS.Boeing.com> Subject: RE: Quik Park Date: Mon, 17 May 1999 09:51:20 -0700 Content - Length: 979 Yes, I would be interested in a copy of the decision making criteria. Thank you for your response. > > From: Tukwila Department of Community Development[SMTP:tukplan @ci.tukwila.wa.usj > Sent: Monday, May 17, 1999 9:23 AM > To: Diane.DeMeerleer @pss.boeing.com > Subject: Quik Park > Dear Ms. DeMeerleer: > The application for design review is not complete so the meeting before the > Board of Architectural Review is not scheduled. We have not received an > application for street vacation. When the meeting is scheduled you will be > notified by mail and the property will be posted. You will have an . > opportunity to express your concerns in writing or verbally to the Board > about the design of the facility. If you are interested 1 would be happy to > send you a copy of the decision making criteria that will be used in the > application review. At this point we are awaiting additional information > from the applicant. > Moira Carr Bradshaw • Page Diane.DeMeerleer@PS, 09:36 AM 5/17/99, Quik Park To: Diane.DeMeerleer@PSS.BOEING.com From: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> Subject: Quik Park Cc: Bcc: X- Attachments: Dear Ms. DeMeerleer: The application for design review is not complete so the meeting before the Board of Architectural Review is not scheduled. We have not received an application for street vacation. When the meeting is scheduled you will be notified by mail and the property will be posted. You will have an opportunity to express your concerns in writing or verbally to the Board about the design of the facility. If you are interested I would be happy to send you a copy of the decision making criteria that will be used in the application review. At this point we are awaiting additional information from the applicant. Moira Carr Bradshaw Printed for Tukwila Department of Community Development <tuk... 1 z = 1-� j- W WW2,. ,.J U: .0 O .w Cif W W =; N u_ WO;. u. •=d H W: ma ;Ot1; .W W' O; Z' =: O F- Z Moira Bradshaw - ..ernet Page 1 From: Gina Smith To: Moira Bradshaw Date: 5/14/99 8:34AM Subject: internet From: " Demeerleer, Diane L" < Diane. DeMeerleer @ PSS.Boeing.com> To: "'Mbradshaw @ci.tukwila.wa.us"' <Mbradshaw @ ci.tukwila.wa.us> Subject: S. 158th Date: Fri, 14 May 1999 06:52:14 -0700 Content - Length: 1023 We, on 158th have written letters to you regarding the Park & Fly plans and rerouting of S. 158th and 1 was of the understanding that we would be invited to attend public town meetings to discuss the planned development of this property. I understand trees are coming down and rocks are being moved and wonder if we have missed the meetings ? ?lU Please inform us of what we, as homeowners, can do to protect our property values and who we need to contact. We are not at all happy about the rerouting of S. 158th, the noise the Park & Fly lot creates throughout the day and night and the lights that will be on all night. The ditch on S. 158th becomes a raging stream when it rains and wonder where that water will be rerouted. I live at the Chalet South condominiums and have many friends who share my concerns and live in Laurel Estates. A response to our concerns would be appreciated. I hope we are all wrong in our assumptions. Diane DeMeerleer 4024 S. 158th St. #F Seattle, Wa. 98188 (206)242 -6414 (253)657 -8812 KRISTI LEE STAKSTON 4002C South 158th Street Seattle, WA 98188 May 11, 1999 Moira Carr Bradshaw Associate Planner Tukwila Bldg. & Planning Department 6300 Southcenter Blvd. Tukwila, WA 98188 RECEIVED MAY 1 3 1999 COMMUNITY DEVELOPMENT Re: Proposed Park and Fly Lot to be Located on South 158th Street Dear Ms. Bradshaw: Further to our conversation of today regarding the traffic impact of the proposed parking lot on South 158th Street, I have the following thoughts: A. CURRENT AUTOMOBILE TRAFFIC. I have been concerned for well over a year about the current traffic on South 158th Street, to wit: 1. The speed limit is often exceeded; 2. I believe the signage for the speed limit is inadequate; 3. I also believe the speed limit should be reduced; and 4. Permitted off- street parking often reduces 2 way traffic to 1 way traffic. After leaving Chalet South and traveling west on 158th Street I often have to move as far to the right as possible and stop in advance of oncoming traffic because there is room for only one car to be traveling on the street. B. PEDESTRIAN TRAFFIC ON SOUTH 158TH STREET. 1. There are a large number of children who get on /off school buses at the intersection of 42nd Avenue South and South 158th Street and children access the bus from South 158th Street. While driving I often see children on South 158th Street and on both the north and south sides of the street after a bus has either arrived or departed. I often have to slow down to a snail's pace or stop for a few seconds while children are massing on the street. 2. School buses also are routed along South 158th Street. Obviously children are on the street getting on or off the bus. w o' = d: 4- _ o, • p. O N + +. p 1- 'w W. ua Z` IZ 0 =. z Tukwila Bldg. & Planning Department Page 2 May 11, 1999 3. I often see adults walking, jogging and walking dogs Q on South 158th Street. \ - z • �w re C. STUDY TO MEASURE CURRENT AUTOMOBILE TRAFFIC. You advised C. me that the developer had conducted a study to measure the traffic v p impacts in the area and that road improvements were not considered OD 0. necessary, other than sidewalk bordering the park and fly lot, etc. w = Ill You also advised me that it is thought that traffic to access the -'1- CD LL park and fly lot will come from Pacific Highway South, using the w O airport exit. g Q. Look at a map. The shortest route from Interstate 5 coming north is the Southcenter Exit, traveling west to the 4 -way _ =U' stop at 42nd Street, turning left at 42nd Street, then traveling E-_. about a block and turning right on South 158th Street. zi- t- 1. I have never seen a cord placed across South 158th w, Street to measure traffic. Did the developer actually measure the 0 current traffic on South 158th Street? If not, I believe that it 0 N is absolutely essential that a study be done to monitor and measure p H automobile traffic on South 158th Street. As I detail above, I w W question whether the road as it now exists can handle the current I v. traffic on South 158th Street. And I would certainly anticipate u- p that the park and fly lot will be accessed using the Southcenter Exit, thereby increasing traffic. cwi =x O ~. 2. I believe the City should require the developer to z study the traffic impact on South 158th Street to adequately examine the total traffic impact of the park and fly lot. 3. In order to adequately examine the traffic impact on 1. South 158th Street, a study of the current traffic would have to be conducted during the school year, not during the summer months. If traffic is measured during the summer months the numbers would not be accurate and would present a misleading picture of traffic. Please let me know (1) if the developer conducted a study to consider the traffic impact on South 158th Street, (2) if not, will the City require that developer do so, and (3) if the City requires that the developer do so, will it require the developer to measure current traffic during the school year. This is assuming that a study of traffic impact would incorporate measuring the current traffic. If the City does not require that the developer measure the impact on South 158th Street, considering that the park and fly lot may be accessed from the Southcenter Exit, please let me know why. Tukwila Bldg. & Planning Department Page 3 May 11, 1999 If the City does not require the developer to measure current traffic on South 158th Street as a part of a study of the traffic impact, and the parking lot is installed and traffic increases on South 158th Street and 42nd Avenue to the extent that road improvements are necessary, it will unfairly burden the taxpayers living on South 158th Street to pay for the improvements. Of course, the park and fly lot would also be assessed in any Road Improvement District, but it would unfairly assess the single family and multi- family residents and Fellowship Bible Church for the road improvements made necessary by the park and fly lot. Please let me know what action the City intends to take on the traffic impact on South 158th Street west of 42nd Avenue. I am taking the liberty of sending a copy of this letter to Tukwila Public Works, who you copied on your May 6 letter to me. I look forward to your response. Very truly yours, /1%Lt-1-(=1 Kristi Lee Stakston kls cc: Mike Aipepersbach Tukwila Public Works / f ( ,41-e4L-,& nt.e_ CG PUEC ie, ufva-S. z _1 —; W`. re 2 6 JO. c.) 0' CO LU J I—; CO LL; 0; qa: 1 zF I— O UJ z 1- �o Otn: ww w z ±. 'O z .,J City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director May 6, 1999 Kristi Lee Stakston 4002c S. 158 St. Tukwila, WA 98188 Dear Ms. Stakston: The City has received an application for a park and fly lot on the vacant parcels on S. 158 St. We are awaiting additional information before we consider the application complete • and begin reviewing the proposal. The applicant does not propose vacating a portion of S. 158 St. As you will see from the enclosed site plan, they propose relocating a portion of S. 158 St. where it passes through their site. The road however will begin and end in the same location. When the application is complete, the applicant will post a notice board on the site, which will include when the hearing is to be held before the Board of Architectural Review. The proposed parking plot is a permitted use. Th e issues that the City must decide is how the facility should be designed to meet the City design review criteria. The applicant may also need to ask for a vacation of a section of Military Road, which will also require a public hearing. If you have any further questions, please call me at 431 -3652. Sincerely, trily Moira Carr Bradshaw Associate Planner cc Mike Aipepersbach Tukwila Public Works Enclosure 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 ti J U; .0 O (/) W WX J Hi • W 0�. a =d:• • • • z� ? o; O N` W W; O. z: RE. Y "'1 .'d 0 (('�y ;fin. l ?i it c) �:,,J . KRISTI LEE STAKSTON 4002C South 158th Street Seattle, WA 98188 May 4, 1999 Moira Bradshaw Tukwila Bldg. & Planning Department 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Proposed Parking Lot(s) to be Located on South 158th Street Dear Ms. Bradshaw: I am a resident of Chalet South Condominiums and was informed at the Annual Meeting of the Homeowners that a developer has: 1. Proposed that a parking lot be located on vacant land next to the Laurel Estates Condominium on South 158th Street; and 2. Proposed that a parking lot be located on vacant land (not yet acquired) bordering the Fellowship Bible Church on South 158th Street. At that meeting we were also informed that the City intends to block off South 158th Street if the parking lot(s) are built. Please be advised that I object to the parking lot(s)' location on South 158th Street. This street contains single family and multi- family residences. Placing a parking lot(s) on this street would change the residential nature of this neighborhood to a commercial one. This proposal gives rise to the following questions: 1. Why did the City not notify the residents of the proposed use of this vacant land? 2. Why is the City considering approving the placement of a parking lot in a residential neighborhood? 3. What are the City's plans for the remainder of South 158th Street? Does it intend to zone all of South 158th Street to allow for commercial uses? 4. What is the schedule for the approval process? " Tukwila Bldg. & Planning Department Page 2 May 4, 1999 5. Additionally, if the parking lot(s) is approved and installed and South 158th Street access to Military Road cut off, there will certainly be an increase in traffic on South 158th Street and 42nd Avenue. Does the City plan road improvements on both those streets? kis I should appreciate a speedy answer to these questions. Thank you for your kind attention to this matter. 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W' H U Z O~ Z ,; x fir, Y41 19/994e: Plans to develop S. 158th T From: Tukwila Department of Community Development < tukplan @ci.tukwila.wa.us> Subject: Re: Plans to develop S. 158th Street Cc: BCC: X- Attachments: >Date: Mon, 19 Apr 1999 10:38:57 -0700 (PDT) >X- Sender: tukplan @mail.accessone.com >To: "Diane DeMeerleer" <heybabe @gte.net> >From: Tukwila Department of Community Development < tukplan @ci.tukwila.wa.us> >Subject: Re: Plans to develop S. 158th Street >Dear Ms. DeMeerleer: > We have received an application for a park and fly lot in the vacant >lot on S. 158 St. A park and fly lot is a permitted use in the regional >commercial zone in which the property is situated. The applicant is also >proposing that S. 158 St. be rerouted just slightly south of its current >location where it abuts the park and fly lot. The proposal is to remain >open as a local access street as it is now but it will be improved with >curb, gutters and sidewalks. >We will be taking the proposal to the Board of Architectural Review for an >evaluation of the site plan, building elevations and landscape plan. This >review is a public process and the Board will use the design review criteria >to make its decision regarding the development. >I will pass along your comments and concerns to the applicant. I understand >your concerns about noise. We will review the operation of the facility to >do what we can to prevent there being negative consequences for the >surrounding residents. >Please feel free to come to the office at any time to review the plans and >application material. There has been a traffic study to look at traffic >distribution and overall traffic numbers. >Sincerely yours, >Moira Carr Bradshaw >Associate Planner >At 11:00 PM 4/16/99 -0700, you wrote: »Moira Bradshaw »Tukwila Planning Dept »Dear Ms. Bradshaw, »I have lived on South 158th St. in Tukwila for 10 years, in the Chalet >South Condominiums. I own my home. I have lived in Tukwila for a total >of 30 years. I plan to retire here. »My concern is regarding the plan to build an Airport Parking Lot in the »empty field at the west end of S. 158th Street, just behind Lewis & Clark Printed for Tukwila Department of Community Development <tuk... 1 z �Z re w J0 00 u)0 W =' J H. U) u. w0 w z�. o z =; = V: wz uy F- _- z aippacwix.com, 11:53 AM 4/19/99, Re: Plans to develop 8. 158th >Theater. »I can hear the phone ring and the loudspeaker at the Airport Parking lot >that is located near the ARCO station on the corner of S. 160th and >International Blvd, from my condo and know the noise that such a business >creates. I have been informed that the long range plans include the >possibility of turning S. 158th into a deadend on the Lewis and Clark end. I >am also concerned about the increased traffic (which is already heavy) on S. >158th Street. »If we make 158th street a dead end, it prevents the hundreds of people who >live on our street from access to Highway 99, Lewis and Clark Theater, the >Airport, our Church, the hardware store, the freeway, and the other local >businesses that we all use. When the roads are icy, 158th street to the >west is the only way we can get out. If we are forced to turn east on S. >158th and then to 42nd Ave. S. we either have a steep uphill or steep >downhill to travel. The only flat route to the freeway and International >Blvd. is S. 158th to the west (towards Lewis and Clark) »Is there a formal process to express our objections and concerns on this >matter? I am willing to route a petition or ? ?. We'd all like to make sure >our voices are heard before this just "happens" to us. »Thank you for your consideration in this matter. »Diane DeMeerleer »4024 S. 158th Unit #F »Tukwila, Wa. 98188 » <!DOCTYPE HTML PUBLIC "- / /W3C / /DTD W3 HTML / /EN "> » <HTML> » <HEAD> » <META content = text /html;charset =iso- 8859 -1 http - equiv= Content -Type> » <META content= ' "MSHTML 4.72.3110.7 "' name = GENERATOR> »< /HEAD> » <BODY bgColor = #ffffff> » <DIV > <FONT color= #000000 size =2 >Moira Bradshaw < /FONT > < /DIV> » <DIV > <FONT color = #000000 size =2 >< /FONT ><FONT size =2 >Tukwila Planning »Dept< /FONT > < /DIV> » <DIV > <FONT size= 2 > < /FONT> &nbsp; < /DIV> » <DIV > <FONT size =2 >Dear Ms. Bradshaw, < /FONT > < /DIV> » <DIV > <FONT color = #000000 size =2 >I have lived on South 158th St. in Tukwila for »10 years, in the Chalet South &nbsp; &nbsp; Condominiums. &nbsp; &nbsp; I own my »home. &nbsp; I have lived in Tukwila for a total of 30 years. &nbsp; I plan to »retire here.< /FONT > < /DIV> » <DIV > <FONT color = #000000 size= 2 >< /FONT> &nbsp; < /DIV> » <DIV ><FONT color= #000000 size =2 >My concern is regarding the plan to build Printed for Tukwila Department of Community Development <tuk... 2 • • aippacwix.com, 11:53 AM 4/19/99, Re: Plana to develop S. 158th an »Airport Parking Lot in the <BR >empty field at the west end of S. 158th Street, »just behind Lewis &amp; Clark Theater. <BR >I can hear the phone ring and the »loudspeaker at the Airport Parking lot that is located near the ARCO >station on »the corner of S. 160th and International Blvd, from my condo and know the >noise »that such a business creates. &nbsp; I have been informed that the long range »plans include the possibility of turning S. 158th into a deadend on the Lewis »and Clark end. I am also concerned about the increased traffic (which is >already »heavy) on S. 158th Street. < /FONT >< /DIV> » <DIV > &nbsp;< /DIV> »<DIV ><FONT color= #000000 size =2 >If we make 158th street a dead end, it >prevents »the hundreds of people who live on our street from access to Highway 99, Lewis »and Clark Theater, the Airport, our Church, the hardware store, the >freeway, and »the other local businesses that we all use. &nbsp; &nbsp; When the roads are >icy, »158th street to the west is the only way we can get out. &nbsp; If we are >forced »to turn east on S. 158th and then to 42nd Ave. S. we either have a steep >uphill »or steep downhill to travel. &nbsp; The only flat route to the freeway and »International Blvd. is S. 158th to the west (towards Lewis and Clark) »< /FONT > < /DIV> » <DIV > <FONT color= #000000 size =2>< /FONT > &nbsp;< /DIV> » <DIV > <FONT color= #000000 size =2 >Is there a formal process to express our »objections and concerns on this matter? &nbsp; I am willing to route a petition »or ? ?. &nbsp; We'd all like to make sure our voices are heard before this just » &quot;happens &quot; to us.< /FONT > < /DIV> » <DIV > <FONT color= #000000 size= 2 > < /FONT> &nbsp; < /DIV> »<DIV ><FONT color= #000000 size =2 >Thank you for your consideration in this »matter.< /FONT > < /DIV> » <DIV > <FONT color = #000000 size= 2 > < /FONT> &nbsp; < /DIV> » <DIV > <FONT size =2 >Diane DeMeerleer< /FONT > < /DIV> »<DIV> <FONT size =2 >4024 S. 158th Unit #F< /FONT >< /DIV> » <DIV > <FONT size =2 >Tukwila, Wa. 98188< /FONT > < /DIV> » <DIV ><FONT color= #000000 size= 2 > < /FONT> &nbsp; < /DIV> » <DIV > <FONT color= #000000 size= 2 > < /FONT> &nbsp; < /DIV >< /BODY > < /HTML> Printed for Tukwila Department of Community Development <tuk... 3 ! z •J U. 0 0• CO o. OLU- LU =• J 1... • CO u w 0' g� �< a, f.w _.. I- 0'_ Z w uj !O N' 0 H' ww --O ,Z U O ~' aippecwix.com, 11:54 AM 4/19/99, Re: Plans to develop S. 158th To: aipp @cwix.com From: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> Subject: Re: Plans to develop S. 158th Street Cc: BCC: X- Attachments: >Date: Mon, 19 Apr 1999 10:59:55 -0700 (PDT) >X- Sender: tukplan @mail.accessone.com >To: jolawren @ear014nk.net >From: Tukwila Department of Community Development < tukplan @ci.tukwila.wa.us> >Subject: Re: Plans to develop S. 158th Street >Date: Mon, 19 Apr 1999 10:38:57 -0700 (PDT) »X- Sender: tukplan @mail.accessone.com »To: »From: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> »Subject: Re: Plans to develop S. 158th Street »Dear Ms. Lawrence: » We have received an application for a park and fly lot in the vacant »lot on S. 158 St. A park and fly lot is a permitted use in the regional »commercial zone in which the property is situated. The applicant is also »proposing that S. 158 St. be rerouted just slightly south of its current »location where it abuts the park and fly lot. The proposal is to remain »open as a local access street as it is now but it will be improved with »curb, gutters and sidewalks. »We will be taking the proposal to the Board of Architectural Review for an »evaluation of the site plan, building elevations and landscape plan. This »review is a public process and the Board will use the design review criteria »to make its decision regarding the development. »To reiterate, S. 158 St. is not proposed to be dead ended. In fact, the >proposal is for its improvement. »Please feel free to come to the office at any time to review the plans and »application material. There has been a traffic study to look at traffic »distribution and overall traffic numbers as well. »Sincerely yours, »Moira Carr Bradshaw »Associate Planner Printed for Tukwila Department of Community Development <tuk... �appacws� ci 12:00 MOV 1494Dead end street on South 158th To: aipp @cwix.com From: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> Subject: Dead end street on South 158th... Cc: Bcc: X- Attachments: >Date: Fri, 16 Apr 1999 09:08:37 -0700 >From: Jo Lawrence <jolawren @earthlink.net> >X- Accept- Language: en >MONOWdalia@ar:tpkwila.wa.us >Subject: Dead end street on South 158th... > >I have lived on South 158th St. in Tukwila for 10 years, in the Laurel >Estates Condominiums. I own my home. I have lived in Tukwila for a >total of 15 years. I plan to retire here. >My concern is regarding the plan to build an Airport Parking Lot in the >empty field adjacent to my home, just behind Lewis & Clark Theater. >Besides the considerations of listening to the load speaker 24 hours a >day, as well as the incredible increase in traffic on our small >residential street, I have been informed that the intent is to make >158th street into a dead end. The additional noise, lights, and >traffic is enough to cause the many residents on our street daily >problems. >If we make 158th street a dead end, it prevents the hundreds of people >who live on our street from access to Highway 99, Lewis and Clark >Theater, the Airport, our Church, the hardware store, the freeway, and >the other local businesses that we all use. When the roads are slick, >158th street is the only way we can get out of our neighborhood without >driving on the steep hills of Military Road. It is the only flat route >to the freeway. >If there is a formal way for me and my neighbors to register our >objections to making our street a dead end, would you please let me >know? We'd all like to make sure our voices are heard before this >just "happens" to us. >Thank you for your consideration in this matter. >Joann Lawrence >3810 S. 158th Street, B -7 >Tukwila, WA 98188 >(206)246-5639 Printed for Tukwila Department of Community Development <tuk... 1 z et w; JU' 00 W =. IL J H wO LL <. o. = w z �. �o z I: 11.1 LU o co O — o �` I 0, u~. b - O. wz UN z Tukwila Department , 10:59 AM 4/19/99 , Re: Plans to develop S. 158th Date: Mon, 19 Apr 1999 10:59:55 -0700 (PDT) X- Sender: tukplan @mail.accessone.com To: jolawren @earthlink.net From: Tukwila Department of Community Development < tukplan @ci.tukwila.wa.us> Subject: Re: Plans to develop S. 158th Street Date: t1Son ;f193Ap fz1999,y5:.0 :38 :57 -0700 (PDT) >X- Sender: tukplan @mail.accessone.com >To: >From: Tukwila Department of Community Development < tukplan @ci.tukwila.wa.us> >Subject: Re: Plans to develop S. 158th Street > Sag ar Lawrence > We have received an application for a park and fly lot in the vacant >lot on S. 158 St. A park and fly lot is a permitted use in the regional >commercial zone in which the property is situated. The applicant is also >proposing that S. 158 St. be rerouted just slightly south of its current >location where it abuts the park and fly lot. The proposal is to remain >open as a local access street as it is now but it will be improved with >curb, gutters and sidewalks. >We will be taking the proposal to the Board of Architectural Review for an >evaluation of the site plan, building elevations and landscape plan. This >review is a public process and the Board will use the design review criteria >to make its decision regarding the development. >To reiterate, S. 158 St. is not proposed to be dead ended. In fact, the proposal is for its improvement. >Please feel free to come to the office at any time to review the plans and >application material. There has been a traffic study to look at traffic >distribution and overall traffic numbers as well. >Sincerely yours, >Moira Carr Bradshaw >Associate Planner Printed for Tukwila Department of Community Development <tuk... 1 z mow. 2 JU U O; U 0:. w: • wz W O. = d. LLIM z.� I-. 0 AJJ n 0. co: O w w, H V: O; • Z U ••-.. Tukwila Department , 10:38 AM 4/19/99 , Re: Plana to develop S. 158th Date: Mon, y1 =9 Apr 19 ;99 10:38:57 -0700 (PDT) X- Sender: tukplan @mail.accessone.com To: "Diane DeMeerleer" <heybabe @gte.net> From: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> Subject: Re: Plans to develop S. 158th Street Dear s;?:5)5eMeerlee:` We have received an application for a park and fly lot in the vacant lot on S. 158 St. A park and fly lot is a permitted use in the regional commercial zone in which the property is situated. The applicant is also proposing that S. 158 St. be rerouted just slightly south of its current location where it abuts the park and fly lot. The proposal is to remain open as a local access street as it is now but it will be improved with curb, gutters and sidewalks. We will be taking the proposal to the Board of Architectural Review for an evaluation of the site plan, building elevations and landscape plan. This review is a public process and the Board will use the design review criteria to make its decision regarding the development. I will pass along your comments and concerns to the applicant. I understand your concerns about noise. We will review the operation of the facility to do what we can to prevent there being negative consequences for the surrounding residents. Please feel free to come to the office at any time to review the plans and application material. There has been a traffic study to look at traffic distribution and overall traffic numbers. Sincerely yours, Moira Carr Bradshaw Associate Planner At 11:00 PM4��/;6/,:995f07 0 0 , you wrote: > Moira Bradshaw >Tukwila Planning Dept >I ar Ms j Br dshaw¥, >I have lived on South 158th St. in Tukwila for 10 years, in the Chalet South Condominiums. I own my home. I have lived in Tukwila for a total of 30 years. I plan to retire here. >My concern is regarding the plan to build an Airport Parking Lot in the >empty field at the west end of S. 158th Street, just behind Lewis & Clark Theater. >I can hear the phone ring and the loudspeaker at the Airport Parking lot that is located near the ARCO station on the corner of S. 160th and International Blvd, from my condo and know the noise that such a business creates. I have been informed that the long range plans include the possibility of turning S. 158th into a deadend on the Lewis and Clark end. I am also concerned about the increased traffic (which is already heavy) on S. Printed for Tukwila Department of Community Development <tuk... 1 Tukwila Department , 10:38 AM 4/19/99 , Re: Plans to develop S. 158th 158th Street. >If we make 158th street a dead end, it prevents the hundreds of people who live on our street from access to Highway 99, Lewis and Clark Theater, the Airport, our Church, the hardware store, the freeway, and the other local businesses that we all use. When the roads are icy, 158th street to the west is the only way we can get out. If we are forced to turn east on S. 158th and then to 42nd Ave. S. we either have a steep uphill or steep downhill to travel. The only flat route to the freeway and International Blvd. is S. 158th to the west (towards Lewis and Clark) >Is there a formal process to express our objections and concerns on this matter? I am willing to route a petition or ?2. We'd all like to make sure our voices are heard before this just "happens" to us. >Thank you for your consideration in this matter. >Diane DeMeerleer >4024 S. 158th Unit #F >Tukwila, Wa. 98188 > <!DOCTYPE HTML PUBLIC "- / /W3C / /DTD W3 HTML / /EN "> > <HTML> > <HEAD> > <META content = text /html;charset =iso- 8859 -1 http - equiv= Content -Type> ><META content= '"MSHTML 4.72.3110.7 "' name = GENERATOR> >< /HEAD> > <BODY bgColor = #ffffff> > <DIV > <FONT color= #000000 size =2 >Moira Bradshaw < /FONT > < /DIV> > <DIV > <FONT color= #000000 size =2 >< /FONT ><FONT size =2 >Tukwila Planning >Dept< /FONT > < /DIV> > <DIV > <FONT size= 2 >< /FONT> &nbsp; < /DIV> > <DIV > <FONT size =2 >Dear Ms. Bradshaw, < /FONT > < /DIV> > <DIV > <FONT color = #000000 size =2 >I have lived on South 158th St. in Tukwila for >10 years, in the Chalet South &nbsp; &nbsp; Condominiums. &nbsp; &nbsp; I own my >home. &nbsp; I have lived in Tukwila for a total of 30 years. &nbsp; I plan to >retire here. < /FONT > < /DIV> > <DIV > <FONT color= #000000 size =2 >< /FONT > &nbsp;< /DIV> > <DIV > <FONT color= #000000 size =2 >My concern is regarding the plan to build an >Airport Parking Lot in the <BR >empty field at the west end of S. 158th Street, >just behind Lewis &amp; Clark Theater. <BR >I can hear the phone ring and the >loudspeaker at the Airport Parking lot that is located near the ARCO station on >the corner of S. 160th and International Blvd, from my condo and know the noise >that such a business creates. &nbsp; I have been informed that the long range >plans include the possibility of turning S. 158th into a deadend on the Printed for Tukwila Department of Community Development <tuk... 2 Diane DeMeerleer, 11:00 PM 4/16/99 , Plans to develop S. 158th Stre From: "Diane DeMeerleer" <heybabe @gte.net> To: <mbradshaw @ci.tukwila.wa.us> Subject: Plans to develop S. 158th Street Date: Fri, 16 Apr 1999 23:00:50 -0700 X- MSMail- Priority: Normal X- MimeOLE: Produced By Microsoft MimeOLE V4.72.3110.3 Moira Bradshaw Tukwila Planning Dept Dear Ms. Bradshaw, I have lived on South 158th St. in Tukwila for 10 years, in the Chalet South Condominiums. I own my home. I have lived in Tukwila for a total of 30 years. I plan to retire here. My concern is regarding the plan to build an Airport Parking Lot in the empty field at the west end of S. 158th Street, just behind Lewis & Clark Theater. I can hear the phone ring and the loudspeaker at the Airport Parking lot that is located near the ARCO station on the corner of S. 160th and International Blvd, from my condo and know the noise that such a business creates. I have been informed that the long range plans include the possibility of turning S. 158th into a deadend on the Lewis and Clark end. I am also concerned about the increased traffic (which is already heavy) on S. 158th Street. If we make 158th street a dead end, it prevents the hundreds of people who live on our street from access to Highway 99, Lewis and Clark Theater, the Airport, our Church, the hardware store, the freeway, and the other local businesses that we all use. When the roads are icy, 158th street to the west is the only way we can get out. If we are forced to turn east on S. 158th and then to 42nd Ave. S. we either have a steep uphill or steep downhill to travel. The only flat route to the freeway and International Blvd. is S. 158th to the west (towards Lewis and Clark) Is there a formal process to express our objections and concerns on this matter? I am willing to route a petition or ? ?. We'd all like to make sure our voices are heard before this just "happens" to us. Thank you for your consideration in this matter. Diane DeMeerleer 4024 S. 158th Unit #F Tukwila, Wa. 98188 <!DOCTYPE HTML PUBLIC "- / /W3C / /DTD W3 HTML / /EN "> <HTML> <HEAD> <META content = text /html;charset =iso- 8859 -1 http - equiv= Content -Type> <META content= ' "MSHTML 4.72.3110.7 "' name= GENERATOR> Printed for Tukwila Department of Community Development <tuk... 1 . Jo Lawrence, 09:08 AM 4/16/99 , Dead end street on South 158th Date:,:Fri,• 16;Apr 1999 09:08:37 -0700 From: Jo Lawrence <jolawren @earthlink.net> X- Accept- Language: en To: Mbradshaw @ci.tukwila.wa.us Subject: Dead end street on South 158th... I have lived on South 158th St. in Tukwila for 10 years, in the Laurel Estates Condominiums. I own my home. I have lived in Tukwila for a total of 15 years. I plan to retire here. My concern is regarding the plan to build an Airport Parking Lot in the empty field adjacent to my home, just behind Lewis & Clark Theater. Besides the considerations of listening to the load speaker 24 hours a day, as well as the incredible increase in traffic on our small residential street, I have been informed that the intent is to make 158th street into a dead end. The additional noise, lights, and traffic is enough to cause the many residents on our street daily problems. If we make 158th street a dead end, it prevents the hundreds of people Z O; who live on our street from access to Highway 99, Lewis and Clark w w;. Theater, the Airport, our Church, the hardware store, the freeway, and D, Do the other local businesses that we all use. When the roads are slick, ov_�. 158th street is the only way we can get out of our neighborhood without OF driving on the steep hills of Military Road. It is the only flat route w ▪ w' I-- - U to the freeway. w ~O If there is a formal way for me and my neighbors to register our uio: objections to making our street a dead end, would you please let me f0—..= know? We'd all like to make sure our voices are heard before this z H just "happens" to us. _ Thank you for your consideration in this matter. Joann Lawrence 3810 S. 158th Street, B -7 Tukwila, WA 98188 (206)246 -5639 Printed for Tukwila Department of Community Development <tuk... 1 City of Tuwkila 6300 Southcenter Ell., Suite 100 Tukwila, WA 98188 Fax Cover Sheet DATE: Monday, April 12, 1999 TIME: 10:49 AM TO: Michael Aippersbach PhONE: 523 -3764 FAX: 524 -0337 FROM: Moira Carr Bradshaw Phone: (206) 431 -3651 DCD FAX: (206) 431 -3665 RE: Quik Park CC: Number of pages Including cover sheet: 3 Message Attached is a letter I just received. This is an FYI. I will speak with him this week and explain where we are in the process. And let him know he can review the files including the traffic report. You and I have not discussed noise and loudspeakers up to this time. I have assumed you would not be using them. Is this correct? Moira J U:. U O; ;CO C:11: WI. uj W =` gQ = a,, z I— O; z ww;. ;o N!. pF' w w:. H.V,;. u_ z; '0- April 7, 1999 Ms. Moira Bradshaw Tukwila Building & Planning Department 6300 Southcenter Blvd. Tukwila, WA 98188 Dear Moira: RECENED APR 1 3 1899 COMMUNITY DEVELOPMENT At our Chalet South condominiums homeowners meeting this week, it was brought to our attention the current plan of building airport parking lots on South 158th Street. This is another typical example of big business not leaving well enough alone. I've been a content condominium owner on 158`h Street for 15 years enjoying the fact that the 2 lots in consideration have been left untouched. If anyone would take the time to consider the welfare of the local residents they would recognize that we will be contending with blocking access to 158th Street, increased traffic, noise, and lights, not to mention, an automatic decrease in property value. I can't impress upon you enough to do whatever it takes to fight against any proposed changes to South 158th Street for the sake of the tremendous inconvenience it would cause the local residents. Sincerely, MaryAnn Vernarelli 4018 -D South 158th Street Seattle, WA 98188 z II Z W QQ2 U O` N0. W W: W =• WO g Q; = z� z W ui • p. o -; O 1 :W W` 1--• U} 0 !LI z: 0 1- :. z Tukwila Bldg and Planning Dept. Moira Bradshaw 6300 Southcenter Blvd. Tukwila, WA. 98188 206 -431 -3651 4/7/99 Q U/ K. p S7i le- 6 Q0 /0 RECEIVED APR 0 8 1999 COMMUN1T' DE1/ELOPMENI Dear Mrs. Bradshaw. Last night at the Annual Board meeting of Chalet South Condominiums the homeowners were made aware of a plan under review to turn the field at the end of 158`h street south into an airport parking lot. I would like to take a few minutes to voice some serious concerns about this proposal being allowed to continue. As a homeowner I am always concerned with the property value of my home and this includes the surrounding neighborhood. I would live less than 1 city block from an operation that would run 24 hours a day. As it is, I can hear the existing airport parking that is next to the freeway at night. The announcements to pick up a car that come over the loudspeakers are perfectly audible, and we are sheltered from a lot of that noise by the Lewis and Clark theater. Having one built one block from our homes would be unbearable. There would also be increased traffic and people in our small neighborhood. Increased traffic means increased crime and noise also. This Comes at a time when the neighborhood seems to be turning around and the crime and houses are being improved. I also understand that if both phases of the plan are allowed to proceed then we would also loose access to the west end of 158th St. When it snows or the roads freeze that is the only way in or out of our area, the other exits are to steep to safely attempt. Another interesting fact is that the homeowners in the area were not notified of the intended proposal as they were about the golfing range and the office building that were proposed in the past. I would not have objections to an office building because it would have limited affects on our neighborhood and would not be operating at all hours of the night. However I would like to see the last remaining area reserved for new homes. Our economy shows ever increasing signs that more people will be moving into the Seattle area and our neighborhood would prove to be a perfect spot to build another block of condominiums or houses. Something that would add to rather than distract from 158`h St. __.� z • z'. re 6 w O 0 LOw w =; N V_ w 0 u. J wa I-w z1. O w~ D U co` (0 w w` H .V �, w — O. lli Z. ~ 0 z Please do what you can to sway the approval of this project away from something that would destroy our peace and property value. Pacific Highway has enough industrial parking lots and noise. The area we live in is rising in value and beginning to clean up as a very nice and safe area, we don't need a barbed wire covered parking lot fence to look at everyday. Sincerely, David Nevin 4018 S. 158th St. unit C Seattle WA, 98188 206- 433 -8990 RICHARD D. FINK 4020 - C So. 158 th SEATTLE, WA. 98188 (206) 243 - 5773 Ms. Moira Bradshaw Tukwila Building & Planning Department 6300 Southcenter Blvd Tukwila, Wa. 98188 •� {ECEJVED APR 221999 CO MMUN! ! 8 Y DEVELOPMENT 3 April 1999 Dear Moira It has come to my attention that there are plans to build a large parking lot on South 158th street just south of the Lewis & Clark Theater. Since I live just a few blocks away in Chalet South Condominiums, I am concerned about the increased traffic that this could create on S. 158th street. There are places between 42 nd Ave S. and 38th Place S. where S. 158th has parking on both sides of the street and the driving lanes are so narrow that it is extremely difficult to pass when two cars meet. I understand that phase B, if approved, would reroute the north end of 158th street from about 38th Place S. to Military Road however, this would not solve the problem futher south where it is so difficult to pass. Plus the rerouting would make it more difficult, if not impossible, to continue on through the theater parking lot to highway 99. Sometimes when the streets are slick, that is our best way out of here. Thus, I must conclude by saying that I am definitely not in favor of a parking lot at the proposed location under any conditions, and especially if S. 158th St. is not widened between 38th Place S. & 42nd Ave. S. Thankyou for your consideration in this matter. ee paae. oye-K15, Yours truly, Richard D. Fink City of Tukwila Department of Community Development March 22, 1999 Michael Aippersbach PO Box 95429 Seattle WA 98145 HAND DELIVERED John W Rants, Mayor Steve Lancaster, Director Subject: Quik Park — L99 -0010 Dear Michael, I have reviewed the Design Review and SEPA applications and find the following items incomplete. • The design review site plans do not show the wetland and watercourse and their types identified in the Shapiro investigation, (October 1997.) The required buffer for the wetland and the watercourse is also required on the site plan. The sloped areas that exceed 20% should also be indicated. • The landscape plan should show existing trees over 4" in diameter, whether they are to be saved or not. • The new property line in the vicinity of the canopy is not shown on any of the plans. • There are numerous walls shown on the plan. These will all be required to be on the property and not in the public right -of -way unless approved by the Public Works Department. Any walls over four feet will require a building permit. A typical elevation of these should be provided as part of the design review application. • A dumpster /recycling area should be shown. • Letters of availability from Water District 125 and ValVue sewer. Substantively, I have the following preliminary comments on the project. Signage proposed does not meet the Sign Code. A type II review of your signage is required because the signs face/abut a single family zone. Per the Zoning Code, Consolidation of Permit Applications, (TMC 18.104.030,) you have the right to request that all permit applications be processed as a consolidated application. Because the proposal is going before the Board of Architectural Review, I suggest that you consolidate to minimize effort and provide a seamless review. The wall sign currently exceeds the sign code maximum area by 20.5 square feet. The proposed easement to the south of the subject site does not meet the definition of "Premises" (TMC 19.08.175.) The definition, premise, means one or more contiguous lots of record (exclusive of any right -of -way) owned or managed by the same individual or entity. The freestanding sign must also be setback the height of the sign. The minimum front yard landscaping needs to be shown on your property. You are not allowed to include landscaping in the right -of -way. The Fire Department has requested a second entry point. If you have any questions, contact Fire Marshal Chief Olivas at 575 -1404. The design of the structures does not meet our standards for quality of materials or architectural design. The Port of Seattle has recently completed their north employee parking lot and installed several small structures on their site. I recommend that you view their designs and provide a similar level of quality in your proposal. The Public Works Department still has your proposal under review. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z = Z` re Lu2 O 0 o 0 W= w• O: g J` u- 52 a Z� I- O' ZH O N. O F— w w O. .. z. w w. 0— Off' z We are tentatively thinking that the Board of Architectural Review at their May 27 meeting could review this project; however, this will require an expeditious resolution of outstanding issues. I look forward to working with you on this project. Respectfully, Moira Carr Bradshaw Associate Planner MEMORANDUM To: Moira Bradshaw, City of Tukwila (206 -431 -3651) From: Michael Aippersbach Re: Off - Airport Parking Facility - Quik Park Project Design Review File # L99- 0010 /SEPA Review File# E99 -0005 Date: 3 -8 -99 /Monday Hand Delivered Re: Additional Submittal Information for the above project Moira, attached are the following items for inclusion into the appropriate files: 1. (1) King County printout of additional mailing labels (inludes a duplicate set for each property included) , and 2. (6) maps showing land use (zoning) within a 1000 foot radius of site. The additional mailing labels are submitted because after further checking I discovered that the additional properties were missing in the original submittal (and were within the 300 -foot radius of the project). If you have any questions, you can reach me at (206) 523 -3764 or by fax at (206) 524- 0337. Thanks, Moira! c/ projects /republic.dsk:Tukwme08.doc fr-70. EC ifVED MAP. 0 8 1999 CC DEVELOPMENT Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 MEMORANDUM To: Moira Bradshaw, City of Tukwila (206- 431 -3651) From: Michael Aippersbach Re: Off - Airport Parking Facility - Quik Park Project Design Review File # L99- 0010 /SEPA Review File# E99 -0005 Date: 3- 4- 99/Thursday AA") t,. 7999 Via Fax: (206) 431 -3665 Re: Additional Submittal Information for the above project Moira, attached are the .fbllowing items for inclusion into the appropriate files: 1. (3) Boards (each of the 3 drawings) with colors to be used, 2. (2) copies of revised Legal descriptions (Exhibit A -1), and If you have any questions, you can reach me at (206) 523 -3764 or by fax at (206) 524- 0337. Thanks, Moira! c/ projects /republic.dsk:Tukwme07.doc Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524 -0337 z t re 2 6 U0: Wo Nw w =. N LL; w O: LLa i a ►- w` Z �. Zo, LLI 0- w w; Z U 0 t•- Z Design Review Application City of Tukwila IY�L Quit( Park of Washington LLC March 2, 1999 Tax parcels: (1) (2) (3) (4) (6) (7) EXHIBIT A -1 Revised Legal Descriptions 222304 -9017 222304 -9022 222304 -9027 222304 -9034 222304 -9036 222304 -9076 222304 -9091 (portion of) (portion of) (portion of) fv/lf, 0 4 1)99 C( "fr, . DEVELOPMENT " Legal Descriptions: Tax parcel # 1 222304 -9017 (portion of) Beginning at the southwest corner of Tract 119 of Sunnydale Garden's Division # 1; thence north along west line of 146.5 feet; thence north 89.22.30 degrees west 392.5 feet to the true beginning; thence south 00.04.20 degrees west 166.5 feet; thence north 89.28.52 degrees west to the east margin of Old Military Road; thence northwesterly along said east margin to a point North 89.22.30 degrees west from True Beginning; thence south 89.22.30 degrees east to True Beginning & portion of vacated County road adjacent. Tax parcel # 2 222304 -9022 The east 392.5 feet of Unplatted Tract # 74 of Sunnydale Gardens, Division #1 in the south 1/2 of SW 1/4 of Section 22, Township 23, Range 5 E.; also beginning at the SW corner of Tract # 119, Sunnydale Gardens, Division # 1; thence north 89.49.00 west, 158.75 feet; then south 67.19.42 west, 51.49 feet; thence north 89.49.00 west, 186 feet to the point of beginning; thence south 89.40.00 east, 186 feet; thence south 67.19.42 west, 130.60 feet; thence south 46.16.32 west to a point south 00.11.00 west of the point of beginning; thence north 00.11.00 east to the point of beginning. Tax parcel # 3 222304 -9027 The east 392.5 feet of the west 1641.75 feet of the north 499.5 feet of the south half of the SW 1/4 lying east of Old Military Road less the State Highway. Tax parcel # 4 222304 -9034 Portion of SW 1/4 of Section 22, Township 23, Range 4 E. lying south of County Road # 1, lying easterly of Old Military Road and north of line beginning west line of Tract 100 Sunnydale Gardens, Division # 1,423 feet south of NW corner; thence north 89.52.11 degrees west less 206 feet and less west 60 feet of east 266 feet of south 60 feet. Page 1 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 , z HZ • re w 6 JU U0 CO ILI —I I w w 0: U- ¢' -d 11 _' z 1._ o: z �. 11.1 Lu o off' w; F= U �F- --0' U CO 5._- O Design Review Application City of Tukwila Qu1K Park of Washington LLC March 2, 1999 Tax parcel # 5 222304 -9036 (portion of) Portion of the southwest quarter beginning at the southwest corner of Tract 119 of Sunnydale Gardens Division # 1; thence north 89.49.00 degrees west 158.75 feet; thence south 67.19.42 degrees west 51.49 feet; thence north 89.49.00 degrees west 186 feet to the point of beginning; thence south 00.11.00 degrees west to the northerly line of the County Road; thence south 46.16.32 degrees west to easterly line of Old Military Road; thence north 39.14.50 degrees west 385.34 feet to north line of south half of south half of the southwest quarter; thence east to the beginning and portion of vacated Old Military Road adjoining. Tax parcel # 6 222304 -9076 The east 206 ft of the following: Begin 424 feet south of the NW corner of Tract 100, Sunnydale Gardens # 1, then north to the NW corner, thence westerly along southerly line of S 158th Street to northeasterly margin of Old Military Road, thence south 39.38.00 degrees east 154.44 feet, then south 89.52.11 degrees east 450.51 feet to beginning less south 60 feet. Tax parcel # 7 222304 -9091 (portion of) Beginning on the Northerly margin of the south one -half of the southwest quarter 1641.75 feet east from the northwest corner; thence south 499.50 feet, thence west 392.5 feet to the point of beginning; thence continuing west to the easterly margin of Old Military Road ; thence northerly along the easterly margin to the north line of said south one -half ; thence easterly to a point 1249.25 feet from the northwest corner of said subdivision; thence south 00.04.20 degrees west to point of beginning less State Highway and portion of County Road adjacent. c /proj /republic.dsk:legals02.doc Page 2 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z W, .J U 'UO: N 0' (ow: w X: J ;CO LL wo u. 1— w. :z �` zI— LIJ moo; ON. o 1—. • w w: C WZ. u) Z • • Design Review Applications City of Tukwila 'tit' Qu ►rc Park of Washington LLC March 2, 1999 Tax parcels: (1) (2) (3) (4) (5) (6) (7) EXHIBIT A -1 Revised Legal Descriptions 222304 -9017 222304 -9022 222304 -9027 222304 -9034 222304 -9036 222304 -9076 222304 -9091 (portion of) (portion of) (portion of) Legal Descriptions: Tax parcel # 1 222304 -9017 (portion of) Beginning at the southwest corner of Tract 119 of Sunnydale Garden's Division # 1; thence north along west line of 146.5 feet; thence north 89.22.30 degrees west 392.5 feet to the true beginning; thence south 00.04.20 degrees west 166.5 feet; thence north 89.28.52 degrees west to the east margin of Old Military Road; thence northwesterly along said east margin to a point North 89.22.30 degrees west from True Beginning; thence south 89.22.30 degrees east to True Beginning & portion of vacated County road adjacent. Tax parcel # 2 222304 -9022 The east 392.5 feet of Unplatted Tract # 74 of Sunnydale Gardens, Division #1 in the south 1/2 of SW 1/4 of Section 22, Township 23, Range 5 E.; also beginning at the SW corner of Tract # 119, Sunnydale Gardens, Division # 1; thence north 89.49.00 west, 158.75 feet; then south 67.19.42 west, 51.49 feet; thence north 89.49.00 west, 186 feet to the point of beginning; thence south 89.40.00 east, 186 feet; thence south 67.19.42 west, 130.60 feet; thence south 46.16.32 west to a point south 00.11.00 west of the point of beginning; thence north 00.11.00 east to the point of beginning. Tax parcel # 3 222304 -9027 The east 392.5 feet of the west 1641.75 feet of the north 499.5 feet of the south half of the SW 1/4 lying east of Old Military Road less the State Highway. Tax parcel # 4 222304 -9034 Portion of SW 1/4 of Section 22, Township 23, Range 4 E. lying south of County Road # 1, lying easterly of Old Military Road and north of line beginning west line of Tract 100 Sunnydale Gardens, Division # 1,423 feet south of NW corner; thence north 89.52.11 degrees west less 206 feet and less west 60 feet of east 266 feet of south 60 feet. Page 1 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z =i- w D -U O cn w; Ill I; J i- N LL W O: =a: • • 1 LLi s. z� O: Z+- 2 M. Do 0cn i= • W. • H V: 11,0: =! • z Design Review Application City of Tukwila Qulx Park of Washington LLC March 2, 1999 Tax parcel # 5 222304 -9036 (portion of) Portion of the southwest quarter beginning at the southwest corner of Tract 119 of Sunnydale Gardens Division # 1; thence north 89.49.00 degrees west 158.75 feet; thence south 67.19.42 degrees west 51.49 feet; thence north 89.49.00 degrees west 186 feet to the point of beginning; thence south 00.11.00 degrees west to the northerly line of the County Road; thence south 46.16.32 degrees west to easterly line of Old Military Road; thence north 39.14.50 degrees west 385.34 feet to north line of south half of south half of the southwest quarter; thence east to the beginning and portion of vacated Old Military Road adjoining. Tax parcel # 6 222304 -9076 The east 206 ft of the following: Begin 424 feet south of the NW corner of Tract 100, Sunnydale Gardens # 1, then north to the NW corner, thence westerly along southerly line of S 158th Street to northeasterly margin of Old Military Road, thence south 39.38.00 degrees east 154.44 feet, then south 89.52.11 degrees east 450.51 feet to beginning less south 60 feet. Tax parcel # 7 222304 -9091 (portion of) Beginning on the Northerly margin of the south one -half of the southwest quarter 1641.75 feet east from the northwest corner; thence south 499.50 feet, thence west 392.5 feet to the point of beginning; thence continuing west to the easterly margin of Old Military Road ; thence northerly along the easterly margin to the north line of said south one -half ; thence easterly to a point 1249.25 feet from the northwest corner of said subdivision; thence south 00.04.20 degrees west to point of beginning less State Highway and portion of County Road adjacent. c /prof /republic.dsk:Iegals02.doc Page 2 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 •z t- w: 6 J0. UO • Nom: u) w w =, .CO LL w O` g Q. co D• _° . Z �. • F- O` zi— 0. 1— -' w z. iz =' • .O I~.' 'Z' NEP -01 -99 23:16 AIPPERSBACH ASSOC MEMORANDUM TEL:206 -524 -0337 P:01 To: Vernon Umetsu, City of Tukwila (206 -431 -3684) From: Michael Aippersbach Re: Off- Airport Parking Facility - Quik Park Project Design Review File # L99. 0010 /SEPA. Review Fll# E..0005 Date: 3 -1 -99/Monday • u 1 1999 f-IE:VE LOp 7Ei T Via Fax: (206) 431 -3665 Re: Subndttal information for the above project Vernon, today 1 delivered to the front desk (given to Nora) for inclusion into the appropriate file the following documents: 1. (2) assessor maps with the proposed site outlined and the 500 foot radius included, 2. (2) copies of Exhibit A (showing the surrounding development and the proposed parking facility layout super - imposed on a Kroll Map base /1" -200" scale), and 3. (2) copies of reduced plans (8 -1/2" x 11 "). According to our architect, the color board and colored elevations will be ready on Wednesday of this week (March 3, 1999). If you have any questions, you can reach me at (206) 523 -3764 or by fax at (206) 524- 0337. Thanks, Vernon! ctcujec /republic.dsk:Tuk•imenb.due Michael Aippersbach & Associates PO Box 95429 • Seattle WA 98145 - (206) 523- 3764/Fax: (206) 524.0337 z iH z'. a: W J0 O 0 0 WI J • 0. 2 u-Q cna:. xw z� 1- 0 Z F—; uf moo: ON, o 1- w CU U— H- = r Z CITY OF TUKWILA DESIGN REVIEW APPLICATION — L99 -0010 Quik Park —Off Airport Parking Facility STATEMENT OF DESIGN FOR STORMWATER DRAINAGE The drainage system for the SRO Quick Park will meet or exceed the City of Tukwila drainage standards and the 1998 King County Surface Water Design Manual requirements. Surface water treatment for the site will be primarily focused on water filtration for petroleum products and detention for the added impervious surface. Runoff up to the 6 month storm will be treated using BMPs for biofiltration. The detention will be sized to release at 50% of the 2 year 24 hour design storm, and to match the 10 and 100 year 24 hour design storms. The site will be permanently stabilized against erosion, as all areas will be covered with vegetation or paved. During construction the erosion and sedimentation controls will be in place to prevent downstream contamination. DESCRIPTION OF EXISTING SITE CONDITIONS The proposed park and fly lot is divided by South 158th Street into the north lot and the south lot. The north lot slopes from south to north and is covered with dense underbrush. Currently, the runoff in this area flows northerly and collects into a drainage corridor that bisects the larger SRO site. This drainage corridor runs along the Quick Park site on the north and west sides. The flow is from south to north, then west to east. The south lot is covered with underbrush as well. This lot slopes and drains to the north, into the aforementioned drainage system. PROPOSED SITE CONDITIONS The proposed park and fly lot will combine the north and south lot by relocating the alignment of South 158th Street. The proposed alignment for South 158th Street will be relocated to become the southern boundary for the site. The proposed grade for the site will be from southwest to northeast. Proposed runoff from the parking lot will be collected through a conveyance system consisting of pipes and catch basins and outfall into a wetpond. The existing drainage corridor west of the site will be enhanced to function as a wetpond to treat the proposed runoff. The wetpond will be designed to satisfy the water quality and erosion control requirements for the site. Runoff from the new alignment for South 158th Street will be collected through a conveyance system and routed into a water quality and erosion control facility. This facility will be independent of the parking lot's storm water system. Runoffs from the proposed alignment will eventually outfall into the existing drainage corridor parallel to SR 518. z a 1- rt 2` 6v 00 J u_ Fu v_ < =a'. w z� z Uo 0 N. w w` -0;. 0- 2 ' The parking facility will add approximately 400,000 square feet of new impervious surface with vehicular access. The final configuration and landscaping requirements will further define this number. This amount of impervious surface will require approximately 79,000 cubic feet of storage for detention and water quality treatment. The relocated street, approximately 20,000 square feet of roadway, will not change the runoff characteristics for flow or water quality. However, the runoff from the roadway can be accommodated by the proposed drainage system. DETENTION FACILITIES The detention facility will consist of a series of 3 ponds within the drainage corridor. The maximum height of the ponds will be 6 feet. The ponds will vary from 50 to 80 feet in width and 100 to 140 feet in length. The flows from each pond will be controlled to release water at 50% of the 2 year 24 hour rate. The post development release rate for the 10 and 100 year 24 hour storm will match existing conditions. Design of the system will be to the 1998 King County Surface Water Design manual, including KCRTS and required safety factors. All ponds will be constructed with emergency spillways to prevent erosion of the dams as a precaution for extreme storm events. WATER QUALITY FEATURES Runoff from all areas subject to vehicular access will pass through oil/water separators. The separators will serve as guard against spills, and will require service only on that basis. All flows leaving the separators up to the 6 month storm will pass through a biofiltration swale. The swale will be constructed using BMPs as described in the King County Surface Water Design Manual. TEMPORARY EROSION AND SEDEMENTATION CONTROL PLAN The erosion hazard is considered moderate for the Alderwood gravelly sandy loam in this area. The exposure will be limited by maintaining a tight construction schedule and minimizing the time between clearing and grubbing and placement of asphalt. Areas that are not to be paved will be mulched and seeded as soon as grading is complete. Fueling of equipment will take place off site to eliminate the chance of a spill. The temporary erosion and sedimentation control plan will include check dams using geo fabric and hay bales to control potential erosion as close as possible to the source. z a Z ie w. U; 0 0: co o, • co Mr w= CO LL: w 0. g <. co a, mow; :z1-- z 0, . III • moo:. w w O. • z■ F= H `. 0 z 1 Design Review Applicatior;" City of Tukwila Quark of Washington LLC February 18, 1999 DESIGN REVIEW APPLICATION ATTACHMENT A I. PROJECT/PROPOSAL BACKGROUND A. Applicant: Quik Park of Washington LLC B. Address: 15820 Pacific Highway South Tax parcels: (1) 222304 -9022 (2) 222304 -9027 (3) 222304 -9034 (4) 222304 -9076 Legal Descriptions: (1) 222304 -9022 (2) 222304 -9027 (3) 222304 -9034 (4) 222304 -9076 Lu23f..._,9 NOTE: The legal descriptions describe the entire parcels (the proposed site will occupy most of the land included in the parcels). C. Contact: Michael Aippersbach PO Box 95429 Seattle WA 98145 -2429 Phone: 523 -3764 Fax: 524 -0337 D. Property Owner: Sterling Realty Organization (SRO) - Signed Declaration Attached E. Comprehensive Plan Designation: Regional Commercial (RC) F. Zoning Designation: Regional Commercial (RC) H. General Description of Surrounding Land Uses: North: State Route # 518 is located immediately to the north of proposed site. In this vicinity, the width of the right -of -way is approximately 400 feet. To the north of SR # 518 are more commercial uses along Pacific Highway south. South: The Fellowship Bible Church of Riverton Heights (1.72 acres) is located to the south adjoining the southern portion of the proposed site and the new configuration of S. 158th Street. To the south of the Fellowship Bible Church of Riverton Heights is the corporate limits of Tukwila which adjoins the City of SeaTac (south side of S. 160th Street). Page 1 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z , • Iw U i. 00 Co o CO W w z; Jam, NU. w 0' s2 a: • U� ON ;o uJ -: u O - _z • ='. . 0 • z • Design Review Applicatioi Qu 'ark of Washington LLC City of Tukwila February 18, 1999 Within the City of SeaTac, commercial zoning (and development) exists at the southeast comer of Pacific Highway South (International Boulevard South) with the remaining area to the east designated as high density multifamily and some single family. West: Adjoining the west side of the proposed site is the Gilliam Creek watercourse. On the west side of the Gilliam Creek watercourse are the existing paved and landscaped parking areas for the theater (Lewis & Clark Theater)and bowling alley (Lewis & Clark Lanes). Further to the west is Pacific Highway South including commercial development of the west side of Pacific Highway South (within the corporate limits of the City of SeaTac). The western boundary of the corporate limits of the City of Tukwila is the east right -of -way line of Pacific Highway South. East: Condominium development (Laurel Estates) and multifamily development (Sunnyside Apartments - 72 units) immediately adjoin the eastern edge of the proposed site. Further to the east is additional condominium, apartment, and single family development. II. RESPONSES TO DESIGN REVIEW GUIDELINES z w 6 g 00 co 0. w z. J F- wO LL < F- w` A. Relationship of Structure to Site: z �. o` 1. The site should be planned to accomplish a desirable transition within the w w streetscape and to provide for adequate landscaping and pedestrian g �. movement. U 0 co The site has been designed with the entry canopy setback to allow for ;o - queuing of vehicles who may at certain times of the day wait for entry to w w the parking facility. Existing landscaping on either side of the entry (Old Military Road) will be retained as much as possible. The proposed new LI p landscaping on the west side of the entry will supplement the existing w landscaping. co. P F-' 2. Parking and service areas should be located, designed and screened to z moderate the visual impact of large paved areas. The service area (for the parking and maintenance of the vans) has been located at the west end of the property, away from the existing residential development to the east. 3. The height and scale of each building should be considered in relation to its site. All of the proposed commercial structures for the site (entry canopy, maintenance building, and office) are one -story in height with simple roof lines, compatible with one another. They are also compatible with other commercial structures in the vicinity. B. Relationship of Structure & Site to Adjoining Area: 1. Harmony in texture, line, and masses is encouraged. To provide a harmonious character for the structures, the proposed buildings will have the same exterior colors, are essentially one -story in character, have the same'or similar roof lines, and are located in close proximity for both functional and aesthetic considerations. Page 2 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Application �'N' Qu.'ark of Washington LLC City of Tukwila February 18, 1999 2. Appropriate landscape transition to adjoining properties should be provided. An appropriate 30 -foot strip of landscaping has been provided on the eastern portion of the site alongside the Laurel Estates development providing a buffer to protect the existing residential development from impacts associated with the parking facility. Also provided is landscaping Z z (15 feet) along the re- configured S. 158th within the Right -of -way and a \, sidewalk on the opposite side - south and east side - of the re- configured w street. The principal reason for the placement of this portion of perimeter 6 D landscaping is to provide the best performance for site - screening purposes. J o Since the road rises in elevation (above the parking lot), placing the co o landscaping along the un -used right -of -way will provide a more effective co w: screening of the parking lot use from the developed residential areas -J 1 (Sunnydale Apartments) to the east. Landscaping on the north has been N I- wo provide although it is not clear that the perimeter landscaping provided on 2 the northern portion of the site will be functionally necessary. J 3. Public buildings and structures should be consistent with the established N d neighborhood character. w. N /A. Z 4. Compatibility of vehicular and pedestrian circulation patterns and z 0 loading facilities in terms of safety, efficiency and convenience should be 2 0: encouraged. D o As proposed, the entry to the parking use is from S. 160th Street and onto .01- Old Military Road. The canopy has been setback to allow for queuing of ;w w vehicles entering the parking facility and as proposed would allow the reduction in length of Old Military Road since S. 158th Street has been u- o moved southward. Currently Old Military Road South public right -of -way Z terminates on the north side of the existing S. 158th Street (although the v N. pavement continues). Currently Old Military Road provides public access o I. to S. 158th Street, but also allows access to SRO's property as well. One z additional benefits of the proposed design for the entry for the parking facility is that it prevents vehicles from entering onto the SRO site and using the abandoned portion of Old Military Road as a bypass to head north on Pacific Highway South (This activity has been occurring for years with the vehicles driving through private property and no practical way of preventing it.). The re- configuration of S. 158th Street would provide a sidewalk connection not currently available for the existing residential development east of the proposed site with Old Military Road/S. 160th Street. NOTE: As noted elsewhere in the submittal package, residents of Laurel estates expressed a desire to have a sidewalk connection from their residences to S. 160th Street. Only one side of the re- configured S. 158th Street is provided with a sidewalk as S. 158th Street will only serve to convey vehicular and pedestrian traffic from the existing residential neighborhood to S. 160th Street. The SRO property will not require access directly to any portion of the re- configured S. 158th Street. 5. Compatibility of on -site vehicular circulation with street circulation should be encouraged. See response to item # 4. Page 3 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Applicatiot City of Tukwila Qu. .'ark of Washington LLC February 18, 1999 C. Landscape & Site Treatment: I. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Tukwila's grade requirements for a parking facility dictate and drainage considerations dictate the proposed topography. Z 2. Grades of walks, parking spaces, terraces and other paved areas should , m promote safety and provide an inviting and stable appearance. . 'ce The proposed grades of sidewalks, vehicle entry and parking spaces do ug D promote safety and provide an inviting and stable appearance. v p 3. Landscape treatment should enhance architectural features, strengthen vii w vistas and important axes, and provide shade. i; The landscape treatment continues and enhances the existing attractive w o u. entry to the site and provide some relief to the large expanse of paving to 2 the degree appropriate for the proposed use and surrounding area. g =. 4. In locations where plants will be susceptible to injury by pedestrian or u v motor traffic, mitigating steps should be taken. z w Planting has been concentrated where we would anticipate minimal impact ? from vehicles and pedestrians. z o 5. Where building sites limit planting, the placement of trees and shrubs in ? o paved areas is encouraged. o co N /A. None of the proposed building sites limit planting. o F-' w 6. Screening of service yards and other places which tend to be unsightly = v should be accomplished by the use of walls, fencing, planting or r-: combinations of these. Screening should be effective in winter and z summer. v co The placement of service areas of the site have been carefully located to p ' avoid any impact of their functions. Almost all servicing will take place Z within the proposed buildings. 7. 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. N /A. 8. 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 proposed project will include exterior lighting in the parking areas as well as street lighting on the re- configured street. We have included exterior lighting information which shows the use of fixtures which include cut -off features or are located to prevent spill beyond the perimeters of the property particularly on the east side adjoining the existing residential area. We have also included cut -off luminaires to be used on the street lighting. D. Building Design: Page 4 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review A City of Tukwila pplicatloi. r- ' Qua._ .'ark of Washington LLC February 18, 1999 1. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. As noted in an earlier response, we have placed the buildings in a location which is most favorable to avoiding or reducing any impacts from the proposed use to the existing residential neighborhood to the east (and south across S. 160th Street). The quality of the design is consistent with the proposed use and compatible with surrounding uses permitted in the RC zoning district. 2. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Although the proposed project includes buildings for commercial use they are in harmony with both the residential development to the east (and south) as well as the existing commercial development on the west (bowling alley. theater, car rental, hardware store, etc.,). The one -story buildings have the same or similar roof lines and use of the same exterior colors. 3. 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 proportions of the proposed buildings work well together and are consistent with the functional requirements of the permitted land use. The building components are consistent with the anticipated life of the buildings for the proposed use. 4. Colors should be harmonious, with bright or brilliant colors used only for accent. The basic building color is gray with white and blue trim. None of the proposed colors would be considered brilliant. 5. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view. The proposed type of roof for the buildings (parapet -type) will easily disguise the mechanical equipment for the buildings. 6. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. The proposed exterior lighting uses attractive fixtures and light standards and is consistent with safety considerations. 7. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. Each of the proposed buildings serves a distinct function which is reinforced by both the type of building utilized and location within the compound (an entry canopy with a large sign, low structure for office adjoining the entry canopy, and maintenance building with bay doors further separated from the others and adjacent to van parking). E. Miscellaneous Structures & Street Furniture: Page 5 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Applicatioi City of Tukwila Qu :'ark of Washington LLC February 18, 1999 1. 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. All the proposed structures are one -story in height with matching exterior color (gray, blue and white). The roof characteristics (profiles) match that of the canopy. The location of the structures are on the west portion of the site away from the developed residential area to the east. 2. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. Lighting for the site (parking areas) and roadway has been placed so as to prevent spill to adjacent properties and eliminate glare through the use of lighting fixtures with cut -off features(See submitted lighting information). III. RESPONSES TO APPLICABLE DESIGN REVIEW POLICIES A. All Commercial Areas: Goal: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth- flowing traffic patterns, are well- maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses" (Goal 1.7). 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). The design for the proposed use does not include any features which clearly reflect characteristics of Tukwila's history. However, the proposed use probably would not be considered a long -term use for the site given the anticipated market activity resulting from the City's efforts to rehabilitate the Pacific Highway South corridor. The actual use - parking - however is likely the be the long term use for this portion of the site when one considers the height limitations of the site with respect to future, more long term uses (e.g. office and commercial uses). The proposed 30 -foot buffer on the east end of the site (adjacent to the Laurel Estates condominiums) as well as the re- configured roadway eliminating the current straddling of the property across the current S. 158th Street does address a more long -term view of the site. 2. Fencing and landscape buffers are provided between commercial and residential uses (1.7.4). Buffering has been provided. The applicant and owner met with the Laurel Estates Condominium Homeowners Association (the existing residential development immediately adjacent to the site on the northeast) to discuss the project and its design. After two separate meetings, the applicant agreed to provide a 30 -foot buffer between the edge of the parking lot paving and the property line. This area will be landscaped. A portion of the perimeter security fence alongside the condominium development will be wood. Those units closer to S. 158th Street (and higher in elevation) preferred a wood fence while those further from S. 158th Street (lower in Page 6 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Applicatloi. City of Tukwila Qu. !ark of Washington LLC February 18, 1999 elevation, i.e. below the parking lot) stated a preference to have a chain - link fence so as not to block off sunlight to their units. The exact location of the wood portion of the fence would be subject to field confirmation. 3. The development provides adequate parking and lighting (1.7.3). Since the primary use is for parking the term "adequate" is not applicable in z this instance. The proposed lighting for the parking area will be controlled a through cut -off features of the specific fixtures to prohibit light and glare \., r and will be sufficient for security purposes. NOTE: The residents of the i g Laurel Estates were pleased that the facility was going to be monitored D with site presence 24 hours per day. In the past they have had problems v o with kids and transients using the vacant property next to them. The u W proposed use was not seen as an intrusion on the neighborhood, but as a w z complimentary use given their exposure. co LL 4. Where open spaces and trails are included in the development, they are w 0 designed not to interfere with the reasonable use of adjacent private * =. property (1.10.11), and they designed and constructed in a manner that is u. safe for all users and adjacent property owners (1.11.7). D to d Because of the security issue no connecting trails are proposed for the _ project. z ~ 1--0 5. In areas of concentrated commercial and retail activity, the development w 1 is connected by pedestrian facilities to the City's trail network, where 2 D: feasible (1.11.4). D N See response to item # 4. o i--. Ill w: F. General Transportation Corridors: 1 Goal: "A more attractive form of commercial development along major streets in . z z the community, in which buildings and plantings are prominent and oriented to v LU cn pedestrians, transit, and automobiles" (Goal 1.8). o , NOTE: Although the development is part of the SRO ownership, the proposed Z project is oriented to S. 160th Street and not Pacific Highway South (International Boulevard). In addition, the policies have been written for a more conventional development consisting of principally building(s) with supportive facilities such as parking and other related facilities. In the proposed development, parking is the principal use with the building playing a supportive role for the primary use - parking. 1. The development provides through -block pedestrian connections (1.8.5). The project as proposed provides a pedestrian connection from the existing residential neighborhood to the east to S. 160th Street which with the current configuration of S. 158th Street is not available. 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 (1.8.7). The site is entirely fenced and monitored for security reasons. It is not a "public site" in the sense that there would potentially be pedestrians crossing the project site to get to another building or use in the vicinity. The only users of the site are those who have driven to the site and wish to Page 7 Prepared by Michael Aippersbach & Associates PO Box 95429 Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 Design Review Applicatio► City of Tukwila Qa !ark of Washington LLC February 18, 1999 s have their vehicle parked near the airport for the duration of their out -of- town trip. Operationally, the customer arrives at the site and is directed where to park and is picked up (at their vehicle) by an available van and transported along with others directly to the airport. 3. Within commercial areas, the development provides pedestrian pathways between sidewalks and building entrances, and between adjacent properties and buildings, thereby ensuring that parking lots are not barriers to pedestrians (8.1.2). See response to item # 2. 4. Parking areas include landscaped interior areas as well as perimeter landscape strips (8.1.4). The parking areas include interior and perimeter landscaping. 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. All mechanical equipment will be screened either by the roof treatment or located within the interior of the structure. There are no proposed dumpsters for the site. 6. Roof lines are prominent and contribute to the distinct character of the area (8.1.12). See response included in the NOTE. The building are minor features of the proposed development. 7. Where appropriate, the development should provide or allow for future facilities /improvements that support transit use (1.8.8). The customers of the proposed use would arrive by vehicle. Arriving by transit is not consistent with the type of use. It is, however, possible to arrive at the site via public transit. 8. Building, parking and pedestrian facilities should be designed with compatible locations and configurations (e.g. locating parking in back or on the side of buildings, buildings pulled out to street) (1.8.2). Parking is the primary use of the site. The buildings have been located as far away from the existing residential development to the east to make the proposed development more compatible with the neighborhood. . Page 8 c/republic.dsk:tulcpapl.doc Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 z ,I W. re J0: 0 ° w =: w� g- LL = d. =W: z� �0 Z 0 co °I- ww wz U =; 0 �' z Design Review Application City of Tukwila Quik Park of Washington LLC February 19, 1999 Tax parcels: (1) (2) (3) (4) 222304 -9022 222304 -9027 222304 -9034 222304 -9076 EXHIBIT A Legal Descriptions FEB 2 3 1999 COMMUNITY DEVELOPMENT RECEIVED Legal Descriptions: Tax parcel # 1 222304 -9022 The east 392.5 feet of Unplatted Tract # 74 of Sunnydale Gardens,Division #1 in the south 1/2 of SW 1/4 of Section 22, Township 23, Range 5 E.; also beginning at the SW corner of Tract # 119, Sunnydale Gardens, Division # 1; thence north 89.49.00 west, 158.75 feet; then south 67.19.42 west, 51.49 feet; thence north 89.49.00 west, 186 feet to the point of beginning; thence south 89.40.00 east, 186 feet; thence south 67.19.42 west, 130.60 feet; thence south 46.16.32 west to a point south 00.11.00 west of the point of beginning; thence north 00.11.00 east to the point of beginning. Tax parcel # 2 222304 -9027 The east 392.5 feet of the west 1641.75 feet of the north 499.5 feet of the south half of the SW 1/4 lying east of Old Military Road less the State Highway. Tax parcel # 3 222304 -9034 Portion of SW 1/4 of Section 22, Township 23, Range 4 E. lying south of County Road # 1, lying easterly of Old Military Road and north of line beginning west line of Tract 100 Sunnydale Gardens, Division # 1, 423 feet south of NW corner; thence north 89.52.11 west less 206 feet and less west 60 feet of east 266 feet of south 60 feet. Tax parcel # 4 222304 -9076 The east 206 ft of the following: Begin 424 feet south of the NW corner of Tract 100, Sunnydale Gardens # 1, then north to the NW corner, thence westerly along southerly line of S 158th Street to northeasterly margin of Old Military Road, thence south 39.38.00 east 154.44 feet, then south 89.52.11 east 450.51 feet to beginning less south 60 feet. c/proj /republic.dsk:legalsOl .doc Page 1 Prepared by Michael Aippersbach & Associates PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337 $ z' Z, w. O 0 w O. w= H, w u- Q ` D. �w z�; 1- z 0 0. O a = V u. U N' O z... CITY OF TUKWILA Permit CentL 6300 Southcenter Boulevard, Suite 100, Tukwila, WA .. 981.88 Telephone: (206) 431 -3670 c) 1; H -11 a Certificate of Water Availability PROJECT #: (Required (To be completed showing only if outside City by applicant) of Tukwila water utility district) and size of main): PART A: Site Address (Attach map and Legal Description hydrant location I hereby certify that the above information is true and correct. C IN CO U) W �r,� cS ice/ Z-� l.__ . " l 2.__—.7 Owner Information:' :' AgenUContact Person: \ /, \ / • Name: S1 -UNIei V.EALIY NO 41 CSP-a) Name: i`tiatAftr MPOS13ACIA . Address: ro AK 9 I7Z 3/$a /U. %ap9 Address: ft) pax 95 +24 l S TTu 90(45 --242- Phone: (425) 455 — SW Phone: (,ZOG) 52-3 37(4J -: (260.52q- - 0337 This certificate is for the purposes of: ❑ Residential Building Permit ❑ Preliminary Plat ❑ Short Subdivision ❑ Commercial /Industrial Building Permit El Rezone 13. Other D66(40 2-1 V1 U Estimated number of service connections and meter size(s): Vehicular distance from nearest hydrant to the closest point of structure ft. Area is served by (Water utility district): Owner /Agent Sir atur . Date: . PART B: (To be completed by water utility district) The proposed project is located within u.ittA it h . r (City /County) The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection: ,q 1 iA (Use separate sheet if more room is needed) Based upon the improvements listed above, water can be provided and will be available at the site with a flow of %SOO gpm at 20 psi residual for a duration of 2 hours at a velocity of O fps as documented by the attaclied calculations. I hereby certify that the above information is true and correct. C IN CO U) W �r,� cS ice/ Z-� l.__ . " l 2.__—.7 .J Agency /Phone 2- — 2_e, 2 -9c-tf? 8 Date PART C: (To be completed by governing jurisdiction) Water Availability: ❑ Acceptable service can be provided to this project ❑ Acceptable service cannot be provided to this project unless the improvements in item C2 are met. ❑ System isn't capable of providing service to this project. Minimum water system improvements: (At least equal to B2 above) (Use separate sheet it more room is needed) A• enc /Phone WTRA VA IL. DO C 6 /5/96 . ..................�..._ _ _ Date \. z ~w 6 00 CO Wi Cf)w w° ga- LL= =W _ z� ZO w uj 2 0 co O— 0 I- wW u"O to Z Uu) O~ z :` _ MAY 0E '99 07:44 VAL VUE SEVER DISTRICT 'WORKING TOWARD A BETTER ENVIR0NIi1ENT'i SEWER DISTRICT! X-516,4V UIEw APPu647IOIV 1-99— ONO 14816 Military Road South P.O. Box 69550 Tukwila, WA 98168 Phone: (206) 242 -3236 Fax: (206) 242 -1527 CERTIFICATE OF SEWER AVAILABILITY /NON - AVAILABILITY ® Certificate of Sewer Availability OR 0 Certificate of Sewer Non - Availability Part A: (To Be Completed by Applicant) Purpose of Certificate: rig Building Permit 0 Preliminary Plat or PUD ❑ Other ❑ Short Subdivision ❑ Rezone Proposed Use: t� ❑ Residential Single Family ❑ Residential Multi- Family la Commercial ❑ Other Applicants Name: f ; G y, cc e_1 iel..iee e rs b a c.• b Phane, a o) s 3- 3-76 y. Property Address or Approximate Location: N. jari_e .. .L+ , b4 �iafr"J 1L.w�s +. c./4 ....k., tetra Legal Description(Attach Map and Legal Description if necessary): mu lo cr fr4 c-Ile- -r Part B: (To Be Completed by Sewer Agency) 1/ 1. tii a. Sewer Service will be provided by side sewer connection only to an existing g , size sewer t7 feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or ❑ (3) other (describe): 2. (Must be completed if 1.b above is checked) 51 a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR 0 b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. ail a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District of city, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: a. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ _., (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $1090 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: ❑ Required q All May be Required c. Other: CO3ii" boar -r/ eH -j'x hive. cox,4i- 1 hereby certify that the above sewer agency information is true. This certification shall be valid for one year fro rryttrq date of sigp ture By �d f fJ 10 1 I 4ri 45 GY -� /�J Title Date z fw 00 co 0 W =. J 1- N LL w0 �j D. a �w z �. zo W al no e O- W W ~H w� U= Of-' z CITY Os 'TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department of Community Development. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. 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. Department staff are available to answer questions about application materials at 431 -3670. APPLICATION FORMS: ❑ Application Checklist (1 copy), indicating items submitted with application ❑ Design Review Application (4 copies) ❑ Design Review Fee ($900) ❑ SEPA Environmental Checklist (6 copies) ❑ SEPA Environmental Checklist Fee ($325) . ❑ : 11orcline Permit Application (6 copies) & Fee (if within Shoreline Overlay District) PLANS [Six (6) copies of the following]: f7) Vicinity map showing location of the site. ❑ Surrounding area map showing existing and uses within a 1000 -foot radius from the site's property lines. ❑ Site plan at 111= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the architect. The following information must be contained on the plan (details may be included on additional drawing sheets): O Property lines and dimensions, lot size(s), and names of adjacent roads O Location and gross floor area of existing and proposed structure(s) with setbacks O Location of driveways, parking, loading, and outdoor service areas, with parking calculations and location and type of dumpster /recycling area screening O Location and type of site lighting, including parking and pedestrian areas O Location and type of site fumiture, such as benches, bike-racks; location dnd type of any proposed public outdoor art O Location of any trails, parks, plazas or other outdoor open space provided for employees or the public; existing and proposed open space easements and dedications (if any) Location and classification of any watercourses or wetlands, and 200' limit of Shoreline Overlay District Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's boundaries, with a notation of the slope of areas in excess of 20% Msit•l & e• • ..t.a.�, ew ,w •.s zi` e 0 Location of closest 6. ting fire hydrant; location and size of utility lines; location and size of utilities or street/sidewalk easements or dedications O Description of water and sewer availability from provider of utility (note which utility district or City) O Other relevant structures or features, such as rockeries, fences. ❑ Landscape/planting plan at the same scale as site plan, with nr arrow, graphic scale, and date; and the license stamp of the landscape architect. The luilowing information must be _ ~ contained on the plan: w Al tiSl46.- O _Property lines and names of adjacent roads 6 =i O Location of the following: proposed structure(s), vehicle and pedestrian circulation w O` w o. areas, dumpster /recycling area, site furniture, any proposed public outdoor art w ='. I Amok,- 0 Existing trees over 4" in diameter by size and species, and any trees to be saved co u.' 0 Proposed landscaping, including size, species, location and spacing. w o ❑ Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale 2. and date. Each sheet shall have the license stamp of the architect. Include on the elevations: N a O Dimensions of all building facades and major architectural elements, with notations of i W /�t15'S�1� materials to be used L�qu� Z F O Location and type of exterior building lighting z o O Location of mechanical units and proposed screening where necessary. 2 Ill n . ❑ Signage per Sign Code. N 0 ❑ One (1) high quality 8 1/2' x 11" reduction of each of above plans. If the project undergoes w w significant changes, and additional set of reductions may be required. i 0 o • CI Colors Colors and materials sample board showing colors and materials to be used on all building Z exteriors. ai 0, CI APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA: p Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design Z Review Policies (see attached Design Review Application). ❑ OTHER MATERIALS: Other documentation and graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. PUBLIC NOTICE: ❑ King County Assessor's map(s) which shows the location of each property within 500 feet of the subject property. ❑ 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 Attachment A. ❑ A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received. See Attachment B. CITY O: TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW (P -DR) APPLICATION FOR STAFF USE ONL ¥ File?Num Receipt Num Project File plication "Complete, (Date. SEPA File;# plication Incomplete (Date Shoreline - Fide-# I. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: "c U 1 k PICK OF WA* 1ty�T0N L LG B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) 15820 Pk-4 c thWA'/ SDOTH '02,72._? © - -g022 7023 ?03+ d- %076 N � cOR J - of s.16701/4' S-Tg c 4 O LP M I Um-12-Y (DAD Quarter: SW Section: 22- Township: 23 Range: 4 (This information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: MIC.I-IASL A (PPEK (3 -a A4(�v\ �L -� gat `f, ?) C� ADDRESS: Po DOX 95+2-, I 3( «L� (WA 6 j 145 —'L 4 2G% PHONE: 0206 j 52.3 X37 4 / (206 524-- 633 FAQ SIGNATURE: 1 DATE: 2-^2-3- 91 D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: am the current owner of the property which is the subject of this application. All statements contained in the application are true and correct to the best of my knowledge. The application is being submitted with my knowledge and consent. I understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. declare under penalty of perjury under the laws of the State of Washington and the United States of America that the foregoing statement is true and correct. EXECUTED at 3 /Ay Lit , 199 (city), v/A (state), on 5,104,1-1 -zo, c4er1(417 5g#7 (4,4;41tr-1, (Print Name) b' 4 (1- 3 (44Ve GU _ / L 3 (Address) -(2S - y5* -g!%1 (Phon= umbe (Signature) ,61090/1 Use additional sheets as needed for all property owner signatures. z <w cc 2 ug D 0 o• CO w w I CO U- lu o' =a w. z �. �o z w U � - .w _. w H U Z` I-_ H o z ite CITY i F TUKWILA PrECEINILL Department of Community Development FEB 2 3 199D E S I G N 6300 Southcenter Boulevard, Tukwila, WA 99UN1REVI EW Telephone: (206) 431 -3670 I EVELOPM.E;y APPLICATION! CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department of Community Development. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. 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. Department staff are available to answer questions about application materials at 431 -3670. APPLICATION FORMS: ' pplication Checklist (1 copy), indicating items submitted with application WJ Desi n Review Application (4 copies) c 6 e , s- -ref F F 7 0 75. opt.. (CA 76 17. Design Review Fee ($900) (Civv- 4 w/ �F1, /,Fired �a - ,iec) r;r*SEPA Environmental Checklist (6 copies) Lsd SEPA Environmental Checklist Fee ($325) C,Shereline- Pet it -Appl' - ' • • • • - - - ithin Shoreline- Oveday-Dist PLANS -[Six (6) copies of the following]: IW Vicinity map showing location of the site. ❑ Surrounding area map- showing existing land uses within a 1000 -foot radius from the site's property lines. O--Site plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the architect. The following information must be contained on the plan (details may be included on additional drawing sheets): O Property lines and dimensions, lot size(s), and names of adjacent roads O Location and gross floor area of existing and proposed structure(s) with setbacks O Location of driveways, parking, loading, and outdoor service areas, with parking calculations and location and type of dumpster /recycling area screening O Location and type of site lighting, including parking and pedestrian areas O Location and type of site furniture, such as benches, bike racks; location and type of any proposed public outdoor art O Location of any trails, parks, plazas or other outdoor open space provided for employees or the public; existing and proposed open space easements and dedications (if any) O Location and classification of any watercourses or wetlands, and 200' limit of Shoreline Overlay District O Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's boundaries, with a notation of the slope of areas in excess of 20% DESREV.DOC 1/30/97 z "W re 00 uo w= J H w o. 2 u a. cn = d. w z = zoo w 2o uj U CI ww I uo z 6.1 co, F 1—. z • O Location of closest 6. sting fire hydrant; location and size o, .Iity lines; location and size of utilities or street/sidewalk easements or dedications O Description of water and sewer availability from provider of utility (note which utility district or City) O Other relevant structures or features, such as rockeries, fences. Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and date; and the license stamp of the landscape architect. The following information must be contained on the plan: O Property lines and names of adjacent roads O Location of the following: proposed structure(s), vehicle and pedestrian circulation areas, dumpster /recycling area, site furniture, any proposed public outdoor art O Existing trees over 4" in diameter by size and species, and any trees to be saved 71/3 Proposed landscaping, including size, species, location and spacing. Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale and date. Each sheet shall have the license stamp of the architect. Include on the elevations: O Dimensions of all building facades and major architectural elements, with notations of materials to be used O Location and type of exterior building lighting Location of mechanical units and proposed screening where necessary. Signage per Sign Code. ❑ One (1) high quality 8 1/2" x 11" reduction of each of above plans. If the project undergoes - ..significant changes, and additional set of reductions may be required. Colors and materials sample board showing colors and materials to be used on all building ,.,� eriors. &`f Zlzs -72t .rc rr APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA: Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design Review Policies (see attached Design Review Application). ❑ OTHER MATERIALS: --�Lu Nrnr,�((a s pc,A -A5 Cg) Other documentation and graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or. models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. PUBLIC NOTICE: ❑ King County Assessor's map(s) which shows the location of each property within 500 feet of the ubject property. SvE M c--r ' Z ( 5" "(p? 13 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 Attachment A. . ❑ A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received. See Attachment-B. DESREV.DOC 12/12/96 ENVISIONED BUILDING MATERIALS OFFICE Walls: Horizontal bevel wood siding Parapet/Cap Rough -sawn Plywood with wood lx trim Watertable (Base Trim): Rough -sawn Plywood with wood lx trim Windows Vinyl with lx wood trim Doors Metal door and frame with wood trim CANOPY Supports: Metal columns Parapet/Cap Rough -sawn Plywood with wood lx trim Ticket Booth Painted Metal Quik Park Tukwila, Washington MAINTENANCE BLDG Walls: Metal siding Roof: Standing seam metal Windows Metal Doors Metal door and frame PROPANE TANK ENCLOSURE Fence & Gate: Chain link with wood slat inserts Quik Park Tukwila, Washington EXHIBIT A 1.99-0/0 1 • 110j,.. 1565 S. 158tH ST. w. 1 it.2�7/•12 T. ):,1 03' At m 1 .` 'I . /9 ''.1 A to T,[ f •... n i.t s6 ,,D a r. 4 ' -COAST TO COAST A 14 L HARDWARE Fp) j ; 96.5 .q 33 4 'I if .1 // / /1 b 11 cRO.S,NG --- • cll . , t 'A/ /TEQ 1 -� .access V .c/if" 1. Q� o . O - 1 . . I # 1 —� f0'1 S1i:RLINfi IfFlr.l�lt' 1 as (k4' /' ; - °• % Existing 3.r�6 Ac �P ,i '1.-.` �‘ Perking __t____L; ,4 V— Lot ,,. KING• \ o \ i� ( R \ \ \. STERLING 1)11 . \./ \\ f� Ed, \ \,1 \� _•yam�<•_ — — \\ \ 51f111.. \\ \\ \ _p\.. \ 4 a QPR01,1G) 1' /pp V . • J & C AUTO 1! 4 r. ��DOLLAR RE_ NT -A -CAR 1.1I Ac. 1 1080Ac. BOWLINGALLfl RESTAURAV'T fAI:KJNG) STERLING I ILA1 RES C.O. 40/ 7/ /S ("6/ 5L_._, Flo STERLING 11-IEAI RES CO . 1.00 AC. L 4SO rulswll MMI . •.� ..�.� . ► ....��. • ...-� ..,.•� • .••as'r • ••� • `r• • ....�.� . �,� • �—.• ►..ter . 7r f�--T 1 160TH sr. '� I 1 • !.: • ' ; Prepared by Michael Aippersbach & Associates •,1rr111i1rv3'Ir,,ii; C,1l,r...,1 II, .:,,r.1•, �,,, __ BILLBOARDS ImITTTTT1TC I I I t Farm �r1mmmlm nmmn�11 54 &J \\N \*o.\ /r? 1 /66 1 • 16046 CO N c 0 z 0 4 158TH CHURCH 11t161415 PRE58 f.t1UHC.H i LIMIT D ti .o .. .... .. .. ... � .. « THIS AREA INTENTMNALLY LEFT BLANK UNTIL THE CITY ENGRG CAN DEVELOP LANE AND TRAFFIC CONTROL REQUIREMENTS WEST BOUND TRAFFIC ON S. 158th ST. MUST CROSS TWO (2) LANES OF INBOUND TRAFFIC TO PARKING LOT L BLEND WITH THE TWO (2) OUDBOUND LANES OF TRAFFIC IF MORE THAN TWO (2) CARS ARE STOPPED AT THE GATE, W. BOUND TRAFFIC W S. 138th ST. WILL BE BLOCKED. PROPERTY PARKING LOT LIVING MIN ST R ENTRANCE TERS ^� / NO SCALE urour- DITER3ECTal AT A Ii 1. So. Sitth ST. •.,.,„, ,.,..., . r Q • Z. re W 6 J U, UO N LIJ J I: LL W O. 2Q LL ?. � W Z I- O. Z I- LL! uj 0 0 ON 0 I-`. =.W, b. W U =`. 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LA�ISPflflm l RC, 1 t ike1,,..m .c Aa, 01.2.11 VIE �aeL Da 0,720 REVISED PERMIT SET KEY INDEX QUICK PARK OFF - AIRPORT PARKING FACILITY MAINTENANCE BUILDING .Mos,SSmSTRUT fUn% 4 WASHINGTON BUILDING ELEVATIONS o (REVISED) SWOT A303 f• 15 -01/131101. 200 n4Ml .YICE FLOOR PLAN • S. .4.w1 N MIL •13/ 7400556 • h•MI• RILL YM ?WIC - UAW rim 115 IUD[ 3,1II014 70 0 /OAS $RTrcn0.101.4- NACU (471107OEOWrt4IO C LSO OETNOO CPC IL4(fete .._I 10033 4010 TTPCAL PIRCL Q[(f 71 274 , MOOR 4M • . -1004ED raira;axx.• :.Aibi: 07@5010 .1 TTE'IL 1. CO0TRL•n0N J0E11 TYPICAL SECTION 0 GUI x.••• 7 . . -�. FOUNDATION PLAN 44 0464(4 1e• rw 711'Ct IOl004a E10 N01ED OMI(4% . • .. PL..CE 4(7.4515 LewatR WAS as San • . r wa 4N M .. Y, r AO moat t A 424 11f 1DRS tM % E = -.- • 4071010( aUR1m VALI CO. P u+iw:am,a NOTE( O WRCAL IE1f San 04:0017014 . WW1,1t1E 11/1101 M iTWt0 4074101 1, 1A#t00.3033 4R .4M WS Y4CE0 4106071141E5011137S11 11 1.• 10001,410E (LG7107ED FOR 5010oe475 • LEE 117E 41 1 E M 4 7 411041. 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Z W 0 f- z HARITTOUOY—E OWLOINS 1..11,11.11111,(willilL11.11111'i 11,'111;ii 10( . ii.fk.)11:i11:11.11(1Vithl attritilltiftlirli:1111Tra\ 111H.liTil1 8lr1111.111-;(1111111'1111111T11111 111.11111-11-1-111-1.1-1MT1-11111,11ililf.111.111A [1■1 1111!-HtIll'i1 !fi11.111,1!!11111111.111i-1.1) ..„11 11.P.111111-11,[1.11111•1TIg1 ►1111M1 11-1-11Yillird11.1111TrtiliV(111-111i1 . . . 1:1111.1.11.4■:',11,11 OFFICE 1,47 BOOTH MANOR,* SIM 1 I 1+11.1 1+1.11i..i.2 (‘ • •-•••014c. : •-_, 1 ...• Ur 1111514t4RSITIREIEIT11 \ \ \\'';::;:' • , ,.‘ ..;"..*::'"...... . • 24 be 400,24, 1.4= • •—• • 5. 160th STREET SITE PLAN 1,SET-0. tout. EI.LvATIC•1 44.1.44 oArl VENCE 444 ram" - • 64.1t 0 NORTH ELEVATION 0 EAST/WEST ELEVATION • \ \ • • • •XV• • yr 44‘• CILCY• • \ • - Mart! 4 44tE DOLLARD 114 1,4=4 \ N • PROPANE/RECYCLING N ENC1_0511RE PLAN • QUIK PARK L-99-0010 Exhibit 2A • Calvin Jordan Associates, Inc. astcolligc41114 m.11. ..... 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W' LI O, Z: U =i OF; ,_,Z i - • - - • - _ • , •- • • -• - • - • .... • • _ • • • - • _ ■-• -- • •- • • -- •-- • APPM.09C 16=5IGN CLIMBING VINES Ar BASE OF WALL ...t= Ea] E- •A ,.. c .cceccccti c c c c c c C CC c.c.. C C 4Ik \-49:.74; c cj cic Fl c c i • - A• -, .0 AA A• ..........S,-” ccccccccce c (4 .... ...... cccccccc ,.... ... o. ., ,9. .v. R•ccccc rci. '-'-• — NOTE: ALL LANDSCAPE BEDS TO RECEIVE FULL AUTOMATIC IRRIGATION SYSTEM UNLESS NOTED OTHERWISE. TYPICAL ALL cl G J1-1LLI c c J. c c c c c c c ?el ccccccccccMccccccccecce cc ___-__ ccccc cc g 61 14 ccccccccce c ccccccc ., ti..q Fil cccccccc —.......-",/".".\ C .v. R•ccccc rci. '-'-• — ...--- „....—,..... cc „..—...., C _ iii, • ,ci. PARKING ISLAND TREE SUBSTITUTION, SEE SHEET L4 SEE CIVIL PLAN. PEIETT LIN NING FENCE SEE SHEET L4 FOR PLANT LIST, NOTES AND DETAILS 18+00 .1 LI Ltli SCA LE er r.2-o. rTh:""1 a). lop 2o. 40• MATCHLIE SEE SHEET L2 QUIK PARK OF WASHINGTON ',LC SRO SITE 0110001. VIASMNUTON QUIK PARK L-99-0010 Exhibit 4A Lundecapo Plau Li r 771 PROPERTY LINE SEE SHEET L4 FOR PLANT LIST, NOTES AND DETAILS 111 PARKING ISLAND TREE SUBSTITUTION, SEE SHEET L4 :00106d) �� .�wr of In V V� — �G�p; �' f. C c c c c C C c Cc C C C C C C C C C f. O 99 O Ic CII CII C CII C CII C c C CI c a C C I - COOF2DItAfE ITFEE I L CATION IITFII UTILITY LINES AND WALL GEOCRID FABRIC. SEE CIVIL PLANS T) EXIST TREE' O' I0' 20' ilivacrtalur_' ten__ f omu�.�tt l0Tlw,.YN. AND ,.......ASSOCIATES am o e we, ruur, QUIK PARK OP %YASIIINGTON LLC SILO SITE 1.110A41. A'/31llNUTON Lnndocopo Plan L2 QUIK PARK L -99 -0010 Exhibit It • Z Z I-' Z ix W 6 0 0 0 W = J I— w0 2g LL Q. I- _ z1._ z o. U 0 I— WW I— I= Iliz U =. z_ jA boo- 'ob600b000'000�000nooAO ' ��Hlj,�ll %^MIi1i� =y�Fj �P EP CEMENT SEE N 1- -ON ----- SHEET L4. 18 +00 *Nis MIS Mao CVIAPFIIC EAST ELEVATION - NTS 2'2 1. CEDAR BARDS - 111 4'2 4' CED4R POST (TOP AYD 7 50E5) EPLACEMOIT TREES. SE N OTE 11 SHEET L4. L-- - - -._. GENERAL NOTES L DISCR•PANGIE5 BETUEEN PLANS AND SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF TK OWNER'S REPRESENTATIVE PRIOR TO PROCEEDING. LOCATE ALL UTILITIES PRIOR TO PROLES:22r.. 7. ALL RANTING AREAS TO BE FULLY IRPoG4TED WITH AN AUTCTIATIC DRIP OR SPRAT CIRCUITS, PER CITY OF TUGWLA (5,7040/ AND 0LPER'S SPECINCAT/ONS. MGR 70 PLANTS*, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL THORO .44LT WATER ALL PLANTED AREAS 1*TDIATELT AFTER PLANTRG. IRRIGATION SYSTEM SHALL USE AUTOMATIC RAN 841113.OFF DEVICE. 3. LAYOUT CR ALL PLANT MATERIAL TO BE 4PPROTED BY O13ER'S REPRESENTATIVE PRIOR TO INSTALLATION 4. ALL DIMENSIONS FOR PLANT NE10147. SPREAD AND CALIPER ARE MN. REQUIREMENTS. S. COVER ALL TREE. 614n1B AND GRONO COVER AREAS WITH TWO (2) INCITES MN. SEED FREE. MEDIUM COARSE BARK ItL.CH e. ALL RANTS 4ilRSER3 GROW NOT FRESH FIELD COLLECTED. 7 REPLACEMENT TREES PER TUMOaLA ZONING CODE 554130 PARAGRAp) 35 LOCATED SOUTH or BETH STREET. SEE SHEET 1.3. TREWS DIMBISONS NOTE: CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR OWNER'S ACCEPTANCE PRIOR TO FABRICATION ,11-11I-1 12' DMA. } 3' PEEP CONCRETE FOOTINGS. COORDINATE WITH HALL GECGRID MATERIALS AND FOOTINGS TEMPOR Il —.J IRRIGATION- i M DURING -P ESTABLISHMENT PERIOD.-- i WORTHY AND ASSOCIATES AIM 11.17 IMri+.s r .M+.wa rA�r�_ QUIK PARK L -99 -0010 Exhibit SCALE. r•20.-0. 0' 10' 20' 40' QUIK PARK OF WASHINGTON LLC SRO SITE 7OlMLA MAYSgTOM Landscape Ilan L3 Z a • i.. . W 6 w U 0 00_ W= F- N LL w0 Q2Q LL Q W Z F- 0 Z1- <V !O N ;0 F- :w w I. .1-0. �o. wz F- _ O F- z PLANTING NOTES L ALT. 0661604 tOR MAW 40 LINT. a READ 410 CALIPER MK 1100331 ROYleapOS MO 0114.1. ***OM TO 3411 Q 'HULA M6601PA1 CORD. 7. WEN N YiwO16 AROI40 50 DIDN LND Q M *1434 4a names TO IRMA ONE !*COAL 040* NOT TO 04755E ItlOTS P • ICON 0 PR1CI*4 QtaR.RIWT 0600 OF 601M41Lr. 01li 1.001 ,111. CAA OR OIfA1R RCAT O3 ROOT MTH 41 APPRO.LD Prawn PAM. I ALL PLANTER ACM TO DD CLEAVE 4P ALL 440x71» TEEM MO NON 6EWGT oFtL6m4 4. R AMER TO TAKE ''LACE IRO/ 6E1•TQQR OM t0 J/2 Ent 6. AU. MEL GICUO COAST AND 0464 PLANIW AIC46 TO CO41AN r 130T1 D. 14101 6. LArOD O ALL FAUN $ANTRAL TO se M5•RO.t9 BY 0444.0 114F460 (TATNE HOOT To 62T4LLATI M 4 554 C0412D 1 TIM1S 01KIMVNd2 0044 DW'06W O' ALL MOMS 40 40CJ*M 003. • D1OCP4CO MITAIGEN PLM16 40 61R C00R104 MALL a 135044Hr TO THE ATTRITION CA THE 0044 PROM TO PROo351060 f 6 11 LOCATION oF A LL MUMS POOR 10 EJCAVAt1CN 10.03.0 TO MPp.11 0116060 MINI* TO PLANT 6STAL4ATKN MINN GRAM! 6141.1. DE 013E 6026 (60) D61CY TOP CP CUM OR PAVN] N OROUO COVET MO RPM 4306 TO ALLOY 705130 0025 n•)O'MEGL E ICE al. AIMS IQ WET IOW cool 165400 M11R4ORAP1410 4IM 40 8100 04 NI 60101 O . c C44361Y M O/ MN%HU 443 WALLS UN OECY/DD1 41 40 041414 MU COL Rod TREE TIE, MEA.00KNG- PVC YHAINLO K' TIE (4 PER (FEE) SECURE TO STAKES UY R40CPNG NAILS OGROUNDCOVER SPACING NOT TO &CALE 6E7 FKU'O 410 5• FROM BUNK 10'-0• BVC MATED STAKES (2) DRIVEN TO REFUSAL MO INDISTINBEP 6408011 MN. 20 DEPTH. TREE 8TAKE8 144411. BE 'TRIMMED TO 12. CUT 70153 AND STAINED DR0411 FINISH GRADE .7W78888 2X D14 FOOTBALL DISE i• CO'PACTED TREE TIE OIAJNLCCK PLASTIC LOCKING ROPE SET ORIGINAL CRKJIN I NCH ABOVE GRADE 2 DEPTH BARK MULCH 5' DEPTH TOPSOIL THROUGH= 61.11555 AND BEDS REMOVE TOP IR OF BURLAP OR WIRE BASKET AFTER P1r10E4ENT DECIDUOUS TREE STAKING 6• CCNPACTED MOND N.T.S. NOTE, U ALL TREE ANO 641326 ON 61.00E5 GREATER 31/ THAN 411 ELOPE. 2J 2 STAKES NO 2 TIES TYPICAL. TREES OVER D' U6E 4 TIES TOTAL 10' -0• TREATED PEELER CONE PINE STAKES DRIVEN TO REFUSAL INTO (10187URBED SUBSOIL SUBSOIL MN 20 DEPTH BET ORIGNAL CROON 1 NOT ABOVE GRADE 4• SMILER TB 14814 ER2BIOT4 00NTRO1. MAT . 6k6' TOPSOIL PER TREE. 2X DIA. (60/215444. 812E ORGNAL GRADE 121710vE 2A OF BURLAP OR ALL OF WIRE 048/(0( CONTA6ER BEFORE PLANTING CONIFER PLANTING ON SLOPE NOT TO SCALE SET FOOTBALL GROIN 1 NCH ABOVE GRADE SYMBOL BOTANICAL NAME EVERGREEN TREES 4\000. rA II CALOCEDR16 DECIIRREN5 PT PWE16 TRNBERiIAN4 TP y +�TFWA 114004(4 CCT'11ON NAME RIGA 1ETERORNTLLd \116 == 1lCLwU16 O1PRE660C7PARI6 LETLANDII EC6�4�r CUPRE660CTPARIO LETLANDII DECIDUaQS TREES O -ACER c1R01N4T111 rf. 4.,„„._ ROBUR FA6TIGIAT4• SKY ROCKET OAK .. ACER RIBT311 T.CARLET SENTNEL' INCENSE CEDAR JAPANESE BLACK PINE 4E51ERN RED CEDAR 4251004 HEMLOCK LEYLAND CYPRESS LEYLAND CYPRESS SIZE /CCNOITICNS O' HT. O' HT. 6' HT. 10' HT. MN. 10 14T. MN. D' HT. O' 141. 0PACING OTT AS 614044 4 A5 644044 25 AS 5440414 4 AS 641044/4 5 AS 644044 AS 841/244 AS SHOWN 3 H 51-1 2. DEPTH BARK 141.014 • DEPTH TOPSOIL THROUGHOUT SHRUB AND GR7WDCOVER BEDS RE110VE TOP 1/3 BURLAP BEFORE PLANTING -OR/ 6• GREATER 144644 FOOTBALL) SHRUB /GROUNDCOVER N.T.S. PLAN NEW FOLLOU6r PLANTDG. ANCHOR ER2010N 0ONIROI. MATTING MN 5 STAPLES PER TREE MN. 0 9 0 O 0 �eQ ®m o O© ACER RU012111 'OCTOBER RJJO OXTCARPA 'RA • -- PTRU 04LLER1'ANA REDSPIRE' A VINE MAPLE RED E &CT ROCKET OAK 50ARLET SENTINEL MARE RAYWOOD ASH REDSPIRE PEAR 1 IA• CAL/3 TRNC 1114) AS 61400044 25 2. CAL. MN. 46 6440444 2" CAL. MIN. 2" CAL MIN. 2' CAL MN 2•' CAL. MN 21 AS 64401144 AS 0440414 21 AS 6140.1/4 5 48 6140464 BERBERS 11MIBER111 ROSE GLOW 007OE45TER DAt1ERl CORNS ALBA'815133CA' C010418 61/010170704 01.44844/104 EUONIT1OU6 44.676 'CQIP4CTA' 41444/2444 ACHFOLIUI 001OPACTA' PHOTNIA GL40RA P0LT8TIC11i1 r114114M PR1410 L41100CER4SU5 'OTTO- WYKEN' VACCNR110VA1331 RHODODENDRON DOfL4 MATEI5' R784CE4E 'A17155110' VIBUR411 0441011 YI15I14e411 111415 PRINS L48ITANIC4 M1618 LAUROCERA5U8'4ADEL1414A' FARB-1E15=MB TRICU8PID4T4 O 5ITRIC4 CALIFOR41C4 GROUNDCOVER 010101001 JAPANESE SAI®ERRY BE4ROERRY COT0(4545 ER CORAL TATARAN 00x44000 YELLOW-152G DOGWOOD COYACT BURNING I24014 C011PACt OREGON GRAPE JAPAE6E PHOTNIA WOW? FERN ONTO. 4410044 LAUREL EVERGREEN 141CICLE5ERRY RHODODENDRON 441165510 CLIMBING ROSE 0434104 VIBUR121 LAURI51540 PORTUGAL LAUREL 41ABEL LAUREL 008TON IVY PACIFIC 1.114.k MYRTLE b" HT.MN 12"-15" 811. MN 21•-20 HT. MR 2r-20 M. MN I6• HT. MN b• HT. MN 244.24" HT. MN 12•45• 6P. MN U.45• 6P. MN 0• -21• 511. MR 16• -21 6P. MN T6,21. HT. MN 12" 611. MN I6• 1.0.111N. I6• HT. MN UP M. MN !GAL COW. MN THREE PRUNERS AT MN 10• L501114S. IS' HT. MN 4' OG 4' 00. 5' OC. 5' OC. 5' 00.. 3' 00. 5' OC. 3' OC. 4' OC. 4' 00.. 4' 00. 3' OC. 30. OC. 4' OC. 6' OG. 4'04 A' OC. 5' O0. 364 16 44 10 114 30 55 441 121 241 40 452 111 31 12 S 21 ERICA Cd134E4 51•155102.0420 WI4ITE' 4/41L144ERd 544ALLCN ;':..;1; 'l EROSION /2/241 7. SEEDING LEATH 8ALA. 5' 6P. MN 5" SP. MIK SEE 6PECFICATICNS FOR SEED MIX b' OC. b. 00. 4400 6.160 16.426 6F. mon 1. WWNRTII mANO ASSOCIATES N. ger moo* ones mos* on 06111■4 ...MOO spa 16.16■1646 646..46 QUIK PARK L -99 -0010 Exhibit 4 QUIK PARK OF WASHINGTON LLCI arcer 6No SILO SITE 4423100.6 0601130103 Landscape Details L4 Z W. re JU 0O` N LU W =. u 1W O _1 Z 1- O z 1- 2 co . I3I- W Z. U O. z W U -1 • O ~. Z • PAY BOOTI-I FLOOR PLAN • ■1111.1.11•-- M.A•11.01 PAY BOOTH ROOF FRAMING PLAN (g) NA MCI MAMA PAY BOOTH REFLECTED 0 CEILING PLAN °NORTH ELEVATION ()EAST ELEvATION 0 SOUTH ELEVATION 0 WEST ELEVATION IQ POWWOW 10.12 CrOILT 1..111.1471 QUIK PARK L-99-0010 Exhibit vy 11 11 1 Calvin Jordan AssocAates, Inc. • NC .... .1■•• am. w■•■ alUagoil 00.1... A....3 RH .41:0 p•AV 01..0 LATO.IT REVISED PERMIT SET KEY INDEX QUICK PARK OFF-AIRPORT PARKING FACILITY 36/0 I WTI STRUT HAMM, WASHINGTON PAY BOOTH PLANS (REVISED). 747. A407 • r MD VCR•( DIY•DD(R MO AOPI.C.W. 1X1LLAREM 0 SOUTH ELEVATION O WEST ELEVATION REVISED PERMIT SET KEY INDEX I GABLE END TRIM DETAIL ARIM 11P. QUICK PARK OFF•AIRPORT PARKING FACILITY SODS OlITH MUT WASHINGTON CANOPY ELEVATIONS (REVISED) QUIK PARK L -99 -0010 Exhibit 513 is CM; DacMI Ir.' l l ill; 11:11 I1d IU 01 1.1111.j p. Iti ill' lllll II1''i'liII\ 11 1 1 Il'T(rT .it t .. '1, 111 • Galvin Jordan Assoc ate(' Inc. uew1111/1ue 111114 O EAST ELEVATION 0 NORTH ELEVATION , ii. l 11 1111 I II_l.11 1 t.011P.1 1111111 P..1111.111,111PI1111:11'1.II I'li 114tJi.11!I.I .1 1111P IItl1' 111' ti 1 1I`1I I ti1I1 .('!I I I J 1 .1I I. `ltt1 1L 1 11, 1 1 1 `i' I1IIiI1lf11i.I III iI :i 'JIiIll..illIii lI I1I 1 l ■TINIXD PT 0.011 QUIK PARK L -99 -0010 Exhibit 5G A oVVIJOI Ml.n.o 611VAII t 1W0 P•r 00011 ADO 110.77 0.61'121x1. .ro .O011.01.4 MOLL •npe REVISED PERMIT SET KEY INDEX QUICK PARK OFF•AIRPORT PARKING FACILITY 1610 S BOTH STRUT 7L MIA. WA9w0.TTON CANOPY ELEVATIONS p (REVISED) • mom 00011 A402 91.1.1.1:11,11.1•11 11 it i i I I , 1 : '1. I il 11 1 1 1 ! Ii g 1 1 • 11 k , I 1 • I . I 11 i 1 1 11 t 1 PAY BOOTH AND CANOPY PLAN 0 1,7 ) ; PAR!. OV{ P411046 QUIK PARK L-99-0010 Exhibit 5P • Calvin lordan Associates, Inc. 111111. 22222 C11.4.111,1301. •■••• 111.M. 1.1.1 84 Sol• 110111111.11.1 eicrstIto to \ WHS., CC:WM LAYG1.17 a0 1,1111.01.4/4 TML.Wilt AV 13.1,1,1 REVISED PERMIT SET KEY INDEX QUICK PARK OFFAIRPORT PARKING FACILITY 36 tO S 158111 STREET ruswi,‘ WASIINGTON PAY BOOTH & CANOPY PLAN (REVISED) 601 •■=1••• !IIIxr A401 fr.,••• SHEETS S. 158TH ST. RELOCATION PLAN & PROFILE ROADWAY SECTIONS MISCELLANEOUS DETAILS CHANNELIZATION & ILLUMINATON QUICK PARK GRADING PLAN PAVING & SITE PLAN WALL DETAIL SURVEY - SLOPES -TREES LOT LINES BUFFER ENHANCEMENT PLAN LANDSCAPING PLAN ARCHITECTURAL PLAN QUICK PARK OF WASHINGTON LLC TUKWILA, WA OFF— AIRPORT PARKING FACILITY 1 - 3 4 5 6 7 8 -9 10 -13 14 15 16 -17 VICINITY MAP ® E erteet ngineering, Inc. ieM u d We 811, left C-I. Lakoverl. ow RW \.. PROJECT INFORMATION a. ZONING: RC b. SITE AREA: 414,400 S.F (9.51 ACRES) c. NEW STREET AREA: 45,982 S.F. d. AREA OF STREET TO BE ABANDONED: 46,399 S.F. e. BUILDING AREA 1. OFFICE: 1,120 S.F. 2. CANOPY: 1,625 S.F. 3. MAINTENANCE BUILDING: 750 S.F. f. IMPERVIOUS SURFACE AREA (PARKING): 354,700 S.F. g. PROPANE TANK: 2,000 GALLONS h. LANDSCAPED AREA 1. PERIMETER: 23,956 S.F. 2. INTERIOR: 20,693 S.F. 3. ROADWAY RELATED: 27,437 S.F. TOTAL STALLS : 1063 REGULAR STALLS : 776 COMPACT STALLS : 284 HANDICAP STALLS: me 0 r 11 rn O 0 m 1� z A z • W -J U: 0 CY NCI: '— i- WO • -i =d F_ U3 zF I- O z 1- 2 D. =p.. .0 co, w V • Z. LLI N' — =; 0 ~. z SW .1/4, SEC 22, TWP 23, R 4 E, W.M. 1 . 1 11 1. 1 1 1' 1 1 1. 1/ 1 1 1 1- 8440 51' LT ERTY RON 160TH 10+25 ANGLE POINT 31.5' LT STA 7 +87.75 M l % 100400 E 11111/164 SEE OMR% NOTE 2. 160111 100 +71 22' L //\ 1601H 101 +34 22' 1.1.) LSD F'tOAP f(XISt. R/W PP�ERTY'1 PC . 11 +55.02 Mt N RC, 8' CHARM( FENCE IN 0008 - \,� DIHATION WITH FELLOWSHIP BIBLE CHURCH /'A• QBIVEYMY IbcauLE SR ! O' T 11101111km WEAL woo 1G •20. 15' NT 34' 441MLT CONC. 1816+71. 14' LT 212 ATR16J CONC 1G 16+08, 94' IT 30' A1P101T CONC. FOR LAND N 1937.8164 E 12635.3276 IQ PROFILE GRADE & PIVOT POINT - 0.02.71. LT. k •R9. EDGE OF PAVER IOU: ASSUMED, - - K SAW 1083874E AMEN A 03101 OF 1E701 22 k 1/4 OMG O TOM UST VIPT: IUHOIIMY 60NC11 MAIIIL ON 370 M NORM III OF 8916 /I4O N.10N1.2141 [.113660738 LOCATED CT W NORM 801.1KOWY OF PROA USE APPROVAL Stk. 8+42.70 Ir - +0.02 . U. EDGE OF PAVEMENT'1B0 370 8 8 +00 • \ I WI STA 8+40. CURVE 1690.00 • \ E.-0:7460 - ED Q PROFILE GRADE I-0.02' /R. RT. EDGE OF PAYtMENT TA: 9 +50.70 BEGIN FULL SUPER 9 +00 I tl Perteet tJ Engineering, Inc. IOM IN4Wt b N. 1555 c -1. IY,n.I 41 MA MVO 1114-1III P.C. STA 9+34.50 370 360 360 10 +00 P.I. STA 9 +97.88 CONSTRUCTION NOTES O1 SAWCUI OCONSTRUCT CEMENT CONC. DRIVEWAY APPROACH OCONSTRUCT ALT. CURB RAMP PER STD. 3 PLAN F -3. DESIGN D CONSTRUCT ASPHALT SIDEWALK RAMP, SEE DETNI SHEET OREMOVE +140 RELOCATE SIGN © REMOVE AND RELOCATE FENCE /GAZE O 7 EXISTING UTILITY 10 BE RELOCATED/ ADJUSTED BY OTHERS OINSTALL TYPE 1 CATCH BASIN OINSTALL TYPE II CATCH BASIN 10 REMOVE TREE 0 CONSTRUCT MODULAR BLOCK RETNNINC WALL c> EXTRUDED CURB TYPE 6 PER STD. PLAN 4 -25 18 ADJUST CATCH BASIN 10 GRADE WITH 601.10 LOCKING UD. ORELOCATE MAILBOX. COORDINATE LOCATION 19 NTH POST OFFICE OCHAIN UNK GATE PER CITY OF TUKWILA FIRE 20 CODE FOR ACCESS REMOVE EXISTING ASPHALT PAVEMENT ( BEYOND ROADWAY EXCAVATOR) NEW ASPHALT CONCRETE PER ROADWAY SECTIONS SHEET 4 GENERAL NOTES; 1. XISTING UNOERGR0UN0 UTILITIES 116 THE VACATED man Oi WAY OF SOUTH 158TH ST SHALL RE REMOVED. 2. ANAL WATER UNE DE504 TO BE APPROVED BY WATER DISTRICT DISTRICT 125 PER DEVELOPER EXIE•504 AGREEMENT NTH PACE ENGINEERS AND *XL MEET 61911 OF T11K'NOA STANDARDS. WATER LINE SHOWN ON PLANS 15 A PREUMINARY MAR. CURVE DATA P.T. STA 10+51.12 0 5541'00' R 120' 63.38' 116.62' 5 0.02'/F7. • T I+ 1 1 P T. P 370 +0.02'LR. 11. (DOE OF PAVEMENT T 11 L's' W1 SIA IUMLS.UU - 0.02' /R. R1. EDGE or PAVEMENT ELEV 360.100 CURVE LEN•100.00 11k +6 114.10 (- 0.5183 END FULL SUPER ROPO5E0 Q PROFILE GRADE -J.83X 350 10 +00 Drew. 47 D,1. ;zzi Tr_ Jim_ 5'DDi ISTA 10424 (21' R1) CB TYPE I IEM• • • 357.16 (E) ICML ...Is' I...r. 111032 11 +00 CITY OF TUKWILA S 158TH ST. RELOCATION PLAN & PROFILE 350 i+oo sett Z �-.z rt ..-J U o0 N 0 W =. J I_ N u. W0 2 g Da W tr 1 z Z 0 tu 0- CI I. W W Z.U. 1- -' O; W z 0 1. z L. 44/ )./ SW 1/4, SEC 22, TWP 23, R 4 'E, W.M. 4141\4#410":#44)44 1.6"(00 to 43))4 • 0// 1581f11.5. LT ,•■•••.. BE WALL PROPERTY V CHAINUNK FE 0I6611311 WITH FELL BIBLE CHURCH STk 12+64.10 111;11-CM- 516.12.111.112. fs3R.E1 TEXTURED /I 901L NM WALL) ss A L , %... PI • 14+ 28.121.61111.5...P.G. see CONSTRUCTION NOTES 0 SAWCUT 0 CONSTRUCT CEMENT CONC. DRIVEWAY APPROACH Fa ALT. RAM PER STD. 0 r tGg O CONSTRUCT ASPHALT SIDEWALK RkAP, SEE DETML SHEET 0 REMOVE AND RELOCATE SIGN 0 REMOVE AND RELOCATE FENCE/CATE 0 RELOCATE EXISTING UTILITY 0 INSTALL TYPE 1 CATCH BASIN 0 INSTALL TYPE 11 CATCH BASiN ENO WALL 0 REMOVE TREE < 0 CONSTRUCT MODULAR BLOCK RETMNINC WALL 12 gEETESNTII,IgiTv1AIGH071(10'sX0It' grAlAtNE50+01E/T/ s GENERAL NOTES; OF SOUTH 158TH ST SHALL BE REMOVED. s'L 1. EXISTING UNDERGROUND UTILITIES IN THE VACATED RIGHT OF WAY /\N / / Oi.2255211 40 60 SCALE 01 FEET , , d ricQc MR" I- fr-z-w-ol___452-1A3 ---- --------- 7 - ... . . .:01.117t7t5Orr?Aftliffir ------ ----- L ---- J. ---- ----- -- -------- -------- --- 1 2. FINAL WATER UNE DESIGN TO BE APPROVED BY WATER DISTRICT 125 PER DEVELOPER EXTENSION AGREEMENT WITH PACE ENGINEERS AND W1LL MEET CITY OF TUKWILA STANDARDS. WATER LINE SHOWN ON PLANS IS A PRELIMINARY DRAFT. NOW 4-sorAr.AT, SECTIONS SHEET 4 CURVE DATA P.C. STA PJ. STA P.T. STA A 1 11+55.02 11+08.87 12+41.36 244 4'07. 200' 43.85' 86.34' 0.02/FT. 12+86.85 14+58.47 15+52.52 97151e 165' 171.62' 265.67' 0.02/FT. 255_ STA. 12+00 (14' RT.) CB TYPE 1 ROI 353.03 1111.—C.30060/_. IE 34900 (0) • 12- +00 STA. 13+60 (14' IT.) WW1+ f3■6.90 1443.761 13+00 ' 10 34124 ov) 1E 341119 (E) 14+00 NA 16+00 Perteet Engineering, Inc. MI Wow( lloy MI. Ma 0-1. limo& IL ow cos) owns IOW: MIMEO. WM OF KARNS 66ft135C0 841140:N CORNER OF SECTION 22 1 1/4 CORNER TO THE EAST 11311014604 WOCH sok( ON NE NORTH ROI or sum 1260 are-oos.ry N.10911.2141 E-11366.07311 =ARO ON NORM WPM OE PROJECT FOR LAND USE APPROVAL %CAI 1.•20. CRY OF TUKWILA S 158TH ST. RELOCATION PLAN Sc PROFILE f l4 • 17 +57.66 • `' SW 1/4, SEC 22, TWP 23, R 4 E, W.M. STA 17 +90.2 (20.5 LT) BEGIN WALL 641 BEGIN TAPER (141.5 & 14711) 1941E NAND 6116 or COWER lr 9C 1 4 22 1/4 COMM WI WC CAW Wart 113/99974 oa 112 a OM1V•1M177~ a WWI 1240 R•1M1.041 14117011.10711 UOrIR1NSCUOYof 00 sFF EXSIT. R, 517. 16 +56 17 RT 1M I.E. 326.97E EXIS1.) I CONNECT TO CB WRR 3 L.F. CONE. PIPE tY OWL P1 • 18+85.04 • 0 M 40 • 156TH 19 +18 SC ME N MET GENERAL NOTES; 1. EXISTING UNDERGROUND UTILITIES IN THE VACATED RIGHT OF WAY OF SOUTH 15691 ST SHALL BE REMOVED. 2. FINAL WATER LINE DESIGN TO BE APPROVED Y WATER DISTRICT 125 PER DEVELOPER EXTENSION AGREEMENT WITH PACE ENGINEERS AND WILL MEET CRY OF TUKWILA STANDARDS. WATER LINE SHOWN ON PUNS IS A PRELIMINARY DRAFT. CURVE DATA P.C. STA •59.N 6+99.41 P1 STA P.T. STA 7 L S 17+S7.M 10+00.18 94'5133 87.10' 149' 0 3'flT. 1S +65.04 11+03.60 02'50'45' 750' 10.93' 37.25' FOR LAND USE APPROVAL 340.. 335 330.. 325 16 +90 SIDEWALK MATCH (57196 // k 16+69.59 GIN FULL SUPER f / r PT • 19+03.66 / • CA. F . \ • P45_ STA 19+19 GIN r 9DEWALK TAPER CE• 156TH +24 12' lT. SIDEWALK HATCH EXISTING END SAWCUT r \ \� \\ +0x00\ \ ■ NEW ASPHALT CONCRETE PER ROADWAY SECTIONS SHEET 4 ORWEWAY SCHEDULE liARIAL tEAPPROACH STA A OFFSET MOTH BEYONOO STA 17+36, 14' LT 20' ASPHALT CONK. STA 17+95, 14' RT 30' ASPHALT CONC. STA 18+36, 14' 1.1 26' ASPHALT CONC. STA 19+00, 16' RT 14' ASPIMU CONC. STA 19 +65 • 57k 17+98.78 (ND FULL SUPER +0.03'55. LT. EDGE OF PAVEMENT I i - 031'/n. RT. EDGE 0F' PAVEuE STA 17+ , 14' CB TYPE'N 48' •331.00(E) STA 19 +0668 PJ k 18+2 51,X1+53.71) +53.78 CONSTRUCTION NOTES SAWCUT OCONSTRUCT CEMENT CONC. DRIVEWAY APPROACH OCONSTRUCT ALT. CURB RAMP PER STD. 3 PUN F -3, DESIGN 0 O REMOVE AND RELOCATE SIGN (SCE SHEET ___) REMOVE 41.10 RELOCATE FENCE /CATE ORELOCATE EXISTING 011111Y OINSTALL TYPE 1 CATCH BASIN O INSTALL TYPE 11 CATCH BASIN 10 R(6OVE TREE 11 CONSTRUCT MODULAR BLOCK RET*NING WALT C. CON57RUCT 100.810'X6' COMBINED WETS D(1561106 VAULT. SEC 1 S CONSTRUCT 100'010'08' 50+81NED WET/ 14 ADJUST MANHOLE TO GRADE IS ADJUST VALVE BOX TO GRADE 16 RELOCATE TELEPHONE PEDESTAL 17 EXTRUDED CURB TYPE 6 PER STD. PLAN F -25 T6 ADJUST CATCH BASIN TO GRADE WITH SOUR LOCKING 110. 19 RELOCATE MAILBOX 20 CHAIN LANK GATE PER CITY OF TUKVSILA FIRE CDDE FOR ACCESS 21 INSTALL SANITARY SEWER MANHOLE 22 INSTALL __ ZINC, SANITARY SEWER PIPE 23 REMOVE EXISTING STORM DRAINAGE STRUCTURE ABANDON DRAINAGE PIPE IN PUCE AND PLUG 4 PIPE ENDS WITH CONCRETE PLUGS. 25 ADJUST WATER METER TO GRADE 26 ADJUST 011L11Y VAULT 10 GRADE END TRANSITION LT. & RT. L.EV 336.476 AfSR,.w 5. 0.471 I. 17+ 00 A4. 'WISH Perteet Engineering, Inc. VPI 51A 18 +00,00 ELEV 1332.476 CURVE LEN - 100.00 E•0.7344 -1.12* NT STA 19+16 (14' RT) TER• • 3237.7!)(04 IE • 327.70(E) STA 19+65 (16111) C8 TYPE I RIM • 330.17 16 +00 19 +00 1�F 8+. 6T.. RAIN•A ow A. WM C•L 1•4H4 UMW RIO 01419* CRY OF TUKWILA MEET S 158TH ST. RELOCATION PLAN & PROFILE 3 R/W VARIES VARIES SEE PLAN SW 1/4, SEC 22, TWP 23, R 4 E, W.M. VARIES VW 1 CHAIN LINK FENCE 6' HIGH I R 70 5' ` 39 50' r VARIES STA 16 +60 10 18+50 4AR1ES STA 16 +6D TP 18 +50 I 6' _ 14' I SIDEWALK �0.5' 25 CWMI &s* me 8' IRRL R/W ROADWAY SECTION A 5 158TH 5T. STA 7 +67.75 i0 10 +33 • REVERSE GUTTER CROSS SLOPE TO MATCH SUPERELEVATION (MINIMUM 25) AT THE FOLLOWING LOCATIONS: STA 8 +98.70 TO STA 10 +43 LT Q 20.5' •• STA. 9 +60 TO 10 +40RT. 39.50' VARIES STA 12 +29 TO 13 +40 J, 1� 14' - VARIES VARIES • TO 154440 RT. RT. (SEE WALL DUAL WET) D MI. STA. 10413 u. WU ETIO ROADWAY SECTION B 5 156T11 5T. STA 10 +33 70 STA 16 +00 • REVERSE GUTTER CROSS SLOPE TO WATCH SUPERELEVATION (MINIMUM 210 AT THE FOLLOWING LOCATIONS: STA 10+43 TO STA 12 +26.11 LT STA 12 +64.10 TO STA 15 +41.12 RT STA 15+92.50 70 STA 16 +00 LT •• STA. 16400 TO 16460 R/W r FOR LAND USE APPROVAL I SIDEWALK I ••• STA.17-690 TO 18+23 ROADWAY SECTION C 5 158TH ST. STA 16 +00 TO STA 18 +50 • REVERSE GUTTER CROSS SLOPE TO WATCH SUPERELEVATION (NINIUUM 25) AT THE FOLLOWING LOCATIONS: STA 16+00 TO STA 17 +98.78 LT 0 11 MATERIALS ASPHALT CONCRETE PAVEMENT CLASS 8 ASPHALT TREATED BASE CEMENT CONCRETE CURB AND GUTTER CEMENT CONCRETE SIDEWALK 4' THICK CRUSHED SURFACING TOP COURSE b Perteet Engineering, Inc. 1114w1 W CC. 9,I4 C -I. 10.w1. 14 011• 060 911-7171 CONTRACT NO. ROADWAY SECTION D 5 158TH 5T. STA 18 +50 TO STA 19 +03.66 o._ 11, MI. 1 . riT1 !lam BM— SCALE OW Most M.0I /1181 CITY OF TUKWILA *661 S 158TH ST. RELOCATION ROADWAY SECTIONS 4 • Z Z II �QQ � J V: 00: 0 - (o w; J: • WO g Q CO D. • V= Z �. F- 0• • Z W .pp .O N` W id •Z' _: Z SW 1/4, SEC 22, TWP 23, R 4 E, W.M. INLET EL 332.11 FLOW 130' INSIDE LENGTH INLET EL 332.111h I� 39' REMOVABLE - ACCESS 1.1 L) METAL BAFFLE 18' DIA. RISER OPENING t_: tj 0 0 t_: ROUND MANHOLE COVER MARKED 'DRAM WITH LOCKING BOLTS. WITH_ SEE KCRS GS 2 -022. 2 -023 FOR SPECIFICATION. 391. -2P CIA REDUCER (1YP.) FLOW BOTTOM EL 328.28- `PRECAST DETENTION VAULT DETENTION VAULT PLAN VIEW NTS INLET EL. 332.11 METAL BATTLE MAMMA e' BOTTOM EL 327.78 DETENTION VAULT SECTION A Amigo 1y NI. a 1 Perteet Engineering, Inc. Kite 15 t I. R srl. C -U Idww& N Olw PIM 111-7171 NTS FLOW l FLOW FOR LAND USE APPROVAL r Row U al. 11 11 WALL holed 44 * 11602 CRY OF TUKWILA S 158TH ST. RELOCATION MISCELLANEOUS DETAILS sal 5 REMOVABLE • • W U O� CO C1i W =; J. - CY: • :.= ~ 11- O' .Z F-; W • • :V N. • O1 ;0 I1' -V' O z; U N` 0 ~' Z 158TH +75 EN0 TWO -WAY LEFT TURN STRIPE (0' • 11' RT.) BEM DOUBLE YELLOW CENTER STRIPE (11' RT.) 158TH 9 +60 LT DOUBLE YELLOW • CENTER STRIPE 111 156TH 8.29 1 1N 6 +35 ( 0 158TH 13 +20 BEGIN 1190 -WAY LEFT TURN STRIPE (0' & 11' RT.) RT.) ( PEED LINK 25) 158TH 17+25 l 158TH 13.70 (RT. T )'\ (CHEVRON) \� !• 158TH 14+00 (AT:) CHEVRON) 158TH 17445 L1 HEVRON) CHEVRON) 158114 17 +05 158TH 17 +55 L CHEVRON) S /60 • 158TH 17+65 L CHEVRON) 5 158TH 7+87.75 P.0.7.- 3 160TH 100+00. P.O.T. 158TH 17+75 LT CHEVRON) 158TH 18+80 LT.) (SPEED 11011 25) r ,58TH ,. +,o RT 158TH 14+65 RT. CHEVRON) 14+35 RT CHEVRON) Perteet Engineering, Inc. Of NIA ly 99, w C-I. Tara.+ a IM 003) 114-710 30 60 90 \ tN' SCME IN MEI 158TH 19 +03 CENTER STRIPE MATCH EXISTING a....9, Dale _ 8042 .,ern w... CITY OF TUKWILA S 158TH ST. RELOCATION CHANNELIZATION & ILLUMINATION *UT 6 Z H Z • re M' .00. (0 0 W=. u W 0:. u_ Q I-. 0 Z U�^r ,0 N, _,V O'. ZI tV ork 0 ~. Z 5 ; I ; B. • IMO WWI 11'j ; • ltnal I . NAN ONION 0 -' 2 tz z '101.13111011-023 3d 031.111NI9C3 arms silo TN 'IN:01 .■ OTAY3 io,kom es TM )0311 1NCelaioN 1103N TNII 114+ •• • A.:". \ "- ::: . : \ • / limot 71//14404estasigin 0;•V- O Or IWO 61 ION tk't .• ‘.2 OFF - AIRPORT PARKING 1111 0 cl) a) .2) I. to 04:1 1 1 1 • • C.110111.5009 a s 7 If' .. ) ■ %el 10110511 % 1. -� j 4.y 11011.1711 ; —1 -15' /[ 110000010• 7. 00' 0' 75' 11• �� 1 1 . � M 410»»» 7 SW 1/4, SEC 22, TWP 23, R 4 E, W.M. MATCHLINE -SEE SHEET 9 ».1 7 t 117». 10341.191) [ 112364001 11 107/17731 C 117712731 [ 100 001011018 116 )7fii -- 6 107717167 [ 1100111151 6 10711191! 1100.1910 11 101111521 [ 111067134 1 10171171/ % c [ 111711105 , /r 0 y 144±.-1 tnco '01110607713•.. 7 i t 110011011 rani 6 131111/1/ [ 11470.1127 • 0 50 60 00 SCALE 17 FU1 [ 11770.0151 6 10)111105 7 11410.7641 IP Ole 6 Perteet Engineering, Inc. NM 6 .1t 01 91.11111 -4 1111.0E 91 91191 (1►3) 911 -7191 00.0 01 0.1. 11 FOR LAND USE APPROVAL QUICK PARK OF WASHINGTON LLC OFF— AIRPORT PARKING PAVING AND SITE PLAN Mfl I N E 11 W 4 1 T811 NUa 'SSMH 060: ELEV.3O3. 5 N 10907.7355 [ 1167&0757 M 10M]010 E 111505107 Jt -1 I- 1111.1107 I • APARTMENT BLDG CAR PORTS CAR PORTS ■1` ,133. 1.5. 12477.11 I . '' . N 101900 1 E 11l1p.37�{ r 161 t ,.1217 ' '• . .. S 158TH ST. 10MU17 194 3. 1 11 1130111 E 1571/701 M 100115164 [ 15551571 MATCHLINE —SEE SHEET 8 0 SCALE IN MEET 30 60 90 n IPerteet I ` Engineering, Inc. ti MIy99w19q 16. w E -1. 1611.111 96 11411 (M2) 111 -7119 FOR LAND USE APPROVAL .7 al. SCALE -# Mkt 11..1. 11107 QUICK PARK OF WASHINGTON LLC OFF- AIRPORT PARKING PAVING AND SITE PLAN f1E7 SW 1/4, SEC 22, TWP 23, R 4 E, W.M. WALL SECTION OA NTs —21• —y 4 S. I5601 sr S0Ew 19' WALL SECTION NTS MOM 1P 4' wlosurrlc 3:1 WALL SECTION NTS CD FOR LAND USE APPROVAL • STA 16 +00 TO 16+60 WALL SECTION 100 ®Perteet Engineering, Inc. u• w.. NM I1 I y 611,14 C.I. Wm oval Y 11M ptq W -7111 CONTRACT NO u•� F 0.a- .6.._ 11/29_ 11@9_ KAU Mist .•n•. CITY OF TUKWILA QUICK PARK OF WA. LLC WALL DETAIL Z W;. �QQ � J U 00 co 0: f/) W W =r. J Ili 0}r, J = d, 1' W Z Z W W> U :' N W W' =U' _p W Z H _ ■ Z SW 1/4, SEC 22, TWP 23, R 4 E, W.M. MIN MNIIII WALL SECTION O Nis FOR LAND USE APPROVAL N Perteet NJ Engineering, Inc. N�1 IlyPl b w. . 61. wawa 4 M pq u441a CONTRACT NO 0,.w a ON. k .mow T yma_ ICW ■— .inter 00007 CITY OF TUKWILA QUICK PARK OF WA. LLC WALL DETAIL »a, 11 SW 1/4, SEC 22, TWP 23, R 4 E, W.M. 19' II �' F•44 iii1111i1►1. it u .,.•• ,,,., ,,,, ; , 0.411I11116\ 2' UM O II !Err. � 21'-- OWALL SECTION NTS PA CAST VI RACE S GE FAIR CO x ° TE e1Atl6CR 10' 19' 10.3 = W . .� o 16' (COMPACT) 2' PAVEMENT 0 f21- I— _1 WALL SECTION 'NTS 9115 FOR LAND USE APPROVAL INN M Am. ®Perteet Engineering, Inc. 19191Orgispett b II. 11•11 C.O. 1.r+.4 MA 11191 9791)911-1191 CONTRACT NO Drown H au fkzr- �1rLL xut WINE project Nu.M 91912 CITY OF TUKWILA QUICK PARK OF WA. LLC WALL DETAIL *QV 12 SW 1/4, SEC 22, TWP 23, R 4 E, W.M. 1 +00 SECTION 2'00 O Can 00101 PARKPC Perteet I`I Engineering, Inc. M IO I1,I4Iwl 4111, 1414 C -1. I+.. . Y ISIN 0114 N1 -1111 380 360 340 320 300 3+00 4 +00 380 w w 1360 1- w 340 tn w 320 z 1g 300 5+00 CONTRACT NO D. Propel Poo. IIC7 CITY OF TUKWILA QUICK PARK OF WA. LLC WALL DETAIL IMQT 13 Z • = H t-Z. 6 U O • N pi W= Jam: N u- w 0: u. H W.. Z I- O'. Z H' W uj p • O U` 0 I- WW: F. U O:. W Z.. U_ N, O 1- Z 340 320 7040 =so 21400 SW 1/4, SEC 22, TWP 23, R 4 E, W.M. 22400 .n LAUREL ESTATES 340 Ia,Iw nx1 r 1IO1.oma r=23219 Mt ken 320 SCALE: HORR: 1 - 40' ie:oo VERT : 1' • 20' SECTION f Kl NORTH �J 27400 • 53400 23400 24400 25 00 1 SCALE: 1, - 20' VERT : 1' - 20' SECTION O SOUTH PLAN VIEW 010 UMW .I M. Perteet Engineering, Inc. 1N Mimi 0 R W C -1. IMMI. ■ MN MN M -1Ii CONTRACT N0. Dn.. F ow d'�2•F— "m'- 'um°_ ICALL AS SON Moo Mme,.. CITY OF TUKWILA QUICK PARK OF WA. LLC SECTION VIEW NORTH & SOUTH saT 13A Z • QQ W� ;O O; toC W =: 1-.; ; CO LL• Wc p. = 0. • • mow' Z_ �. p. Z1 U 0. • w -` w H V 110;. — Z, ~ • O Z C1. Q, SW 1/4, SEC 22, TWP 23, R 4 E, W.M. CAr .1. S 158TH ST. a r S 160771 ST. se.mso es NI. -•• V / / S 160TH ST. SW 1/4, SEC 22, TWP 23, R 4 E, W.M. sA'°xR- - - - - -- ■ ■ SCALE: I. . 60' PROPOSED R/W MONO R/W PROPERTY UNE — - - — NEW PROPERTY UNE \ — Mr: - Ilti S 156TH ST. • / — JNrr7r]rc 198!• ` 4 1�Sb�* � / •c° MIL 97• b tt Perteet Engineering, Inc. I_ I,Wpp■t M MY. C -4 IAY,..d 9A MIS W -1181 / pt1',1, / / / / / Y / / / APR e�f 41. `fie... 4 �QQ�o�{' �ys� AnSE A9ra•I I•■ 5 _amp 1677•6 :..I7• - Nit 32111'W 61 ADSZODIDUYIIIII SAM C.wm SURVEY I 187218723.1 NOTES: IOn3■ Er ASSOC.. FOR ONEPES ODEON EDP. DATED 8/19/87. I o \ NO ,ROEPOOENT 901ROM1Y S1R1YEV110 WAS PEER/IWERNED FOR IN,S TOPOGRAPHIC SURVEY. VE kY. IgRMN FIN Of SSW 260 ;,P ` EIE.Y..303.75 PER TOPO FRONDED I I ,E, TO US. 0190M 6 DATE UNKNOIRt. I �° FOR jLAND S 160TH ST. USE APPROVAL o�.. 9T CNN SCALE I•.Sr Mkt Moor IOW CITY OF TUKWILA QUICK PARK OF WASHINGTON LLC OFF- AIRPORT PARKING LOT LINES Oat 15 Z F=— W aa J U' ow co w J H co IA WO 2 gQ N �_ z �. zt,. U 0 ,01— iW 2. U: -LL Z U� O TM 3 IMTITICOultSE • • . . - I' • GA A now. Insol 04 ta 0.6 (b.lep le rolls0.) r . r 1...04op00 Ooli• MN. la Wesel (24 ordn.) pope le Ise• rso-pinvelotio Pre •wcoorof r berm (lro ) Lida10- ode 2 I/2' nit With p Owk 10 spins piping. wood cAgo oat A Pcoling• CONIFEIIOUS TPIEE MINIM OEM WW2% lall:(011 MLA \\ nTE 3 sari:MOUSSE SCLE: 1* 20' su. FLP41110 OEM 0 PIMI1102 UST GNU PLANT WYE SVC esrveseeee 7 spoon IWO Galas insio Ocala *MSS p R•d-oWei Oppoad Cps. Odiwslm 0 75 0440 4440000* %solo.). ilaugsnA Boo twAtoiry Lb*. Pisolsor• • POP Non Otiosile isemsgerinig 0 Gonal • Awn siwitinwsw 0 • Nools• %op Iloga Poisons Slso *0404.1, 440 Sotos ® 22 0.1,00.0 1=peer, 0 " SPACING 4-6. P Own 4-11. es Pan 4%'• t. n wows et et es Poen 24-34. 24-34' NC. c. te4 0* 000.0 24-34. 36o e. 2404 5404 BUM MEA Sin Mat (All buffo peat diSluited dining emit) 25% 0144117.Bwitpats 25%%Zwiikt,.% 25% ' lop Filth. Wears, 25% Ited Sem. spegriironlg/ICO., AA 4.1 Notes: 1. Mechanically clear on blockberry enhancement area. 2. Wetland edge to te protected by sediment control I.ring Outing clearing and planting. v.4..0 el NO 0..1) misla) Sensitive ea Way 1.4.1 014 an 4 MY ma. 1 II 1 KUM ICU WIC( Cao Pp 11. lir COX Ppoot POO le r 4 .4* gado w pews Is•Pod 'NI gm 5/1Ca pot PlilifflOP Illbe IWA■14 4.4.*0 el esceleenerfrY e. seem meet ••••••/Orom pried ill Ps lowoOry Sewn W• Son• Nws Law. Wins% Am Sigod Ind end go 111441.2 SPIPP Cap Op OW 4. polol 04 6. wswy I50. el SomAlie Am DPP Owl lo OPinoil In • prossErt Wolin. la •I Po Mewl pint 4. 1, OwPo•sd 4.057ww4i Sys ows lo Pladod mu* le lout IETUVNO SIGH ccree_ • la em. Woe go Me. I. NM SHRUB RAMO OEUL Note: Bose drawing provided by Peeteet Engineering, Inc. Aat_ .4‘;'• 8-twelre Artaxkles. 446404 godes 4.4,4.4.4 UK 111512.5151 253-0-000 So 253-008.470 ... 41* 64. AWL-. Disigiud awn or _91— d rg- Dew maal. SHEET OF l c c c CLIMBING VINES AT BASE OF WALL c NOTE: ALL LANDSCAPE BEDS TO RECEIVE FULL AUTOMATIC RRIGATION SYSTEM UNLESS NOTED OTHERWISE. TYPICAL ALL ? ^ C C C C C C C C C .a O l C C C C C C C C C C : ° _ - 1, C C C C C C C C C C 'ro . i C C c C C c C c c .� • C C C C C C C C C e C C C C C C C C C C ` • ° ' C C C C C C C C C o; C C C C C C C C C 8' HIGH WOOD SCEENING F SEE CML PLAN. SEE SHEET L4 FOR PLANT LIST, NOTES AND DETAILS 4 ca A O_ O: V• 4 . n! _Q. 111111.0 11L1-LL1U MATCHLIE SE 1314EET L2 DESIGN REVIEW SUBMITTAL GIME im• MOP NJ OS M WORTHY AND ASSOCIATES AMMON QUIK PARK OF WASHINGTON LLC SRO SITE Preliminary Landscape Plan seer NO. LI Z ~ W �QQ � JU UO U w I.. W0 g LL. Q" N d I- I- W Z_� I- 0 ZH 2 j. • 0 o • N` SEE SHEET L4 FOR PLANT LIST, NOTES AND DETAILS 0 .:. J7009 . .O. Oi ` , . J ; ' C C C C C C C C C C = � C C CC C C C C C C C Lj, TEMPORARY IRRIGATION SYSTEM 4cty E-6•77 DURING PLANT ESTABLISHMENT a m' 20. M PERIOD. DESIGN REVIEW SUBMITTAL WORTHY AND ASSOCIATES QUH{ PARK OP WASHINGTON LLC RRO SITE MN MN MIMI. SOW IRWIN 01 • MWILA tAM0107011 ZT Z {L C WC QQ J °00 co 0 Ill I J H W O: g -J L < D. =. z�. o z r` W uj U� O N' H W =.V. L O. . Z CU U= O~ Z TEMPORARY IRRIGATION SYSTEM DURING PLANT ESTABLISHMENT PERIOD. SEE SHEET L4 FOR PLANT UST, NOTES AND DETAILS TEMPO IRRIGATI DURING ESTABLISk4M€KT PERIOD. GENERAL NOTES L DROIRIPNICr ELHOL PLANS AND NE COINT10O *HALL UE MILLINT 70 M ATTRITION Q TS OMEN APIEMRATM Mgt TO PROOINDNL LOCATE ALL mum PRIOR TO PIeccomN1 1p ai manna MESA (111X1.040) MO COMM NICEICAT PRIOR O�TO RLWT I, WIMITI04 SWIM MILL ! RLL7 OPERAT101A1_ 114,1=tl1L7 MTN ALL PLANTED AREAS INIDILTIL7 M TN PLANT= IIMATION E71TW1 MILL 1111E AUT0IATIC MN 111I7T -01P T IVIM S. LAW= OP All PLAIT KAT/EAL TO M AFFIRMED EiY OWN, RRPRITaINrtATM PRIOR TO LNRALLATIOK • ALL OffWOO FOR PUNT MINK MEAD MC CALM AN P* I 'EI:T4 • COVER ALL WELMIRE AO M NG. CRAM ARA1 YM1110 ru MOM IMMOI = PERK COMM EAR MCI4 A ALL PLAIN IYRIOEY MOW OCT NlEI PELD COLLECT= 1.'IMAGINER IMO PER AMA =INS coos EraIPE NAAARAPN ILO DESIGN REVIEW SUBMITTAL ArrAhl arm olm▪ w▪ o MO▪ O VOSS WORTHY AAND88OCIATWNW% A�ES QUIK PARK OF WASHINGTON LLC 850 SITE *UVULA. 1.41•610310111 Preliminary Landscape Plan NO. L3 ;,! � nANIINGNarES LIPOID O. �A MUM MNI�IL�C W.AIO CJ..71 NM MOW 141....47. AO 660 w 0Mi S 1607'11 ST. SITE PLAN Ll 0 m • UM MOM 5'•0• .••..1MU111 ........... SIGN ELEVATION • OCJLi■ r.1'•O' � $�% � •' � • ROCKERY ASPWALT SHINGLES BEVELED BIDING ■1144- = _ -NM 8j. - -ins al' :5$iwi =w ... Y„7:+..lC�d �;�P' JI! •S.li' ;11''i . RAILING CONCRETE RETAINING WALL EAST ELEVATION ASPHALT SHINGLES WOOD FASCIA .1•"',vr•r•r SIDING BEVELED SIDING SOUTH. ELEVATION kxal N. • r•r ASPHALT SHINGLES WOOD FASCIA BEVELED SIDING • NORTH. ELEYAi'ION • _`\ OFFICE SIZE 16' X 70' !1120 SF.) \O°°°° 1,431/‘ CONTROL BOOTH SIZE: 6'XS.(48SF.) BEVELED SIDING 42' HIGH WOOD RAILING SITE PLAN Q NTH ASPHALT . SHINGLES CANOPY SIZE: 25 X 65' (1625 SF.) ? . BEVELED SIDING WEST ELEVATION t.•• G1.vl_rg��_ ANOC11LM1 IIIC. MINIMUM uM• .•M.IM \•,MW M6111111 MN MI MIND ID I. NM .�.r 01.1410 rO IWO KEY INDEX QUIK PARK OFF AIRPORT PARKING FACILITY £ 11■ * cu) MIRKY n WAINICION ENTRY BUILDING foams 2/3 • EAST ELEVATION SCALE. Lam• . r . 0•' ASPHALT SHINGLES METAL �_ SIDING SOUT14 ELEVATION • WALL VW N • O RECYCLING ENCLOSURE ASPHALT SHINGLES NORtN • ELE^✓ATION - • WALL Dr•t•r TE S'•0` NIGH CHAIN LINK d 0' NIGH CHAIN LINK FENCE al/ SLATS FENCE IL/ SLATS FRONT ELEVATION SIDE ELEVATION PROPANE TANK ENCLOSURE .CALL I$ . METAL . SIDING RECYCLING ENCLOSURE F=LOOR PLAN WEST ELEVATION KALE. N' • I. • C ROCKERY ASPHALT SHINGLES BEVELED SIDING WOOD RAILING ASPHALT S4-IINGLES WOOD FASCIA CONCRETE RETAINING WALL EAST ELEVATION !CAL!. Ur • r . er SOUTH ELEVATION 6CALE. 14° • r-er BEVELED SIDING HANDRAIL 4 1 ASPHALT SHINGLES ASPHALT .SHINGLES BEVELED SIDING WEST ELEVATION 6CALE. 1..gr ASPHALT SHINGLES BEVELED WOOD SIDING FASCIA =MIR KAM* BEVELED SIDING NOT-1 ELEVATION WALE; 1/•• • 3 .LN3WHDV.L.Ld f ASPHALT SHINGLES METAL SIDING RECYCLING ENCLOSURE SOUTH ELEVATION SCALE: 1/8" • I' - 0" METAL SIDING OVERHEAD DOOR OVERHEAD ASPHALT METAL SHINGLES SIDING NORTH ELEVATION SCALE: 1/8" • 1' - 0" RECYCL ING ENCLOSURE EAST ELEVATION r-- SCALE: 1/8" ■ 1' - 0" WEST ELEVATION SCALE: 1/8" • I' - 0" Ff?OM.: CALJIN JORDAN ASSOCIATES PHONE NO. : 425 643 4607 ti Y' -0• QUIK -.PARK ENTRANCE Jul. 07 1999 05:21PM P4 • 5rr, SIGN ELEVATION a N cc at50,9I1• Sh�r WCST ELEV w SC w CriotA .6- D;' • 0o ww • w0 u. co Hw f- O. :Z w w, • ten:. • . S:V U N` :. N FTIR TICY[T BOO'iN Fli WEST ELEVATION ortcN414 m t9 m N I -N 1 Q E. CALUIN JCRDA - -1X6 BEVELED SIDING BOOM PAINTED METAL CANOPY Bus o*II.Y 01'4'4 COWIROL ARM b PAINTED METAL CANOP Y NORTH ELEVATION p14 I SCALE: 1/8" _ NORTH ELEVATION . • N CD 0 N N kreirioti' 61'n teir WCST ELEVATION SCALE: r- iY (Tr AotA t A U O N U) a ea Z' U a PD N W. a jig I-I Ill a a ., E g � h 425 643 460? WO WEST ELEVATION On 0M �Z '- 0" NORTH ELEVATION MioH 4z PAINTED METAL CANOPY a N 10 r0 CD N N CD N w r► WEST ELEVATION • h i4 to co N to r t V, UVC' • NORTH ELEVATION mot PAINTED METAL CANOPY z Q Z W. '1J D i J U; JO: id)Q to W � . u. WO I QC �= W� _: Z Z 0,. � Q O— . cs 11J W W O> LIJ cp. WEST ELEVATION croM tea' Z Z ..I • O :. to w .. W =:. • • J � WO a;. Z � I- O;• Z W w; O �t w • —• O: Z;. • sO H.. a N to to b. m E N'" it) 28 2000 04:05PM P9 cam, M Ivor 1H014- ?I) FAINT[_[) METAL CANOPY NORTH ELEVATION op'noN - T. 23N. R.4E. W.M. At • *Y 3°'acst • __ • iat u i trn ""1"."" of hJ,_ ; • ' S• .71 zr Alp 8;4 witaitioi :■ Bri?II M /- 970 XIDINAMOOM ISM /* MI f. ~MN 0 rP ANatrna k .uCEfK3iE Weill-7 /1 ir7 • ,t wgl.MffJ J r:irrrTi.L. 171 gl il CZti• 1.'i F"1wG 11:=1t2a000• C=7 M-59rr firosood ==I az ,7rLiirEINEM D racycll [■ e'[sM.111 CFisr.a faXLE_O1ELLI.i " CI r8P1 ?� - • -- - -- • III ii i l ;Aim= rr rte. t .,-. •) T 1 -6002 if %•S • • r!o 1-6006 Aber 70011r Longo. ekir OArA S• .71 zr Alp 8;4 witaitioi :■ Bri?II M • Q111111Q "41151 WAN ISM WWI MIMI 0 rP t� k .uCEfK3iE 111MAMI 171 gl il CZti• 1.'i F"1wG 11:=1t2a000• C=7 firosood ==I az ,7rLiirEINEM D CFisr.a faXLE_O1ELLI.i CI I:1 A+YlM/fp -- - -- III • fr ova; dIftt'.AAfY CatED oa1.s • • t NIA •• -. fT. $twi' l4U$irivt DAY /S/'7 110• 'Must Mmtunr 74ttCfM 4j yyta.ao guar iQ MAO" out a IlkOhnslaw data NttMwr Cank otirdon EXHIBIT No. b ' r�r It 12/21/00 12:33 '812535890399 YEH'1'EI'1' 03an1X31 �rdans)) TPA% 033'12183/ CIT r OP r� QED q DECp ' 2000 PERMIT CENTER 0 4 O / Z L H 2 re W dd g JU UO U U. w= WO g J. u. co 21 ZF W uj U N. O- 0 F-: W W_ O 111 Z: Z Imam ow 3s JYLSf jT !!o4 GI 133x6 33 J 3NI1 41.113d011 • IV -14 -2000 03:06 PM AIPPERSBACH & ASSOC � 2065240337 WALL S 160TH ST. wog) / 1- 14 -co PLAN �r. • �f :: N.T.S. . P.02 Poc4•I•' Fax Noe 7671 Go_'oap. Mann N Fit t2, oJ5 --c 33? II � � 1 D r r ✓• -� •N I H • 3▪ 0' o� naki /o -4 -e6 pieser 1 Fr c08 IJIWOMA4 , u • j259 till -7/ 36 1 I 6. Vaxe & ASSOC !ODO z . 1/4 Z.; p - 14 1287 S.F. 45' SRO PNICE /LOT U E EDGE OF BUFFER • 11 N ed J U� U 0:. a N0. co W W =: J CO • 0' LLa I-- W _' Zf. 1— 0 Z1 LIJ 2 D. U 0 N: 0 H W O 111 Z' .o. 0 H Z e' n K met �72s�7,�9�9�110 711 •F 1 • 1:t •1 . 1,, APARTUENT BLOC SKI 2e' 20' : 12' it 218' ,I CAR PORTS CAR PORTS e 42 ,poses • I wifg 7158TF ST., 14' Ii' 0 SIDEWALK • .o• O I IBEGIN PROJECT STA. 7+87.78 P.O.T. 4. 1601h 100+00 MATCH COST. u C SIDEWALK OW 80 +0▪ 0 a 34 P.O.T. S 160TH ST. • rr • • N N 7 O • 5`'' .1 • PROP,OSE0 ' • • • RJW • . ...•'� • • 0 40 80 SCALE 114 FEET 1060 SPACES 70 STALLS ARE ON Sz SLOPE 990 STALLS ARE ON LESS THAN 3Z SLOPE • • is 1 EXHIBIT A g' i — - • 8 110 t,•. 1d,►; 4S to r 1 • • O.SSI,yG _� _��- :. `_fie•_+ � - . . _ V��y q »Q° �9p I it. • •I #1 • —� bu'1. S1 .RLiN6 (rHr.AII. �A / b. , Existing 3.z�6 AL ' ,P ,I •` \ 'Parking Ii r. oa % . woo. \ o Lot . / IpA \ \.? \\ STERLING 1111 \-.7.---•:',4 I 18 I / "'Teo AccESs 1,4 `se158TH sr. 4i f '' 0.3' A. :,.19 10 ti I j 1.l SAS 141'1: N / 1 1 i COAST TO COAST A Iv HARDWARE ! � 1:,8'1 ' e. rTl'943 4 1 90.3 8./lr^, a ..i /00V J & C AUTO . ! Q 'r • le' a• 1' ..." 1 '; ri •; Prepared by Michael Aippersbach & Associates / u 10 80 Ac. BOWLING /11.1c'1' RESTAURAVT \,--- \ 1— Ed, \\ \ SIFHt. • 0 \. srE. RLINO 401 (PARKING) 1 ILA] RES CO. 7/ 1,5 ..r76/ st ." ( `r DOLLAR RENT -A -CAR 1.7 1 AG. 450' SFERLING 1 HEAL RES CO 1.00 At. TI1K WJJ A •n1=0�0 .�...•.•.r•�..r•�.•..rte.��• S.' • S Tq BILLBOARDS \, = 1011Y - I1 5a -. IX cc ; i 1' - - -_ i2249 -~- � - -r r. _ ROUE S! G 111 h—a ! 1 u ft -MITI TITITTiII . 1 11 0 It2 l00 d!2. CHURC Nil I IEIGNIS `PkESB LNUNC.lI i ,60 46 CO Gl O U 118• a`. e +� ,ern-ST /58 TH r lr, /eV uill t' ,I t•' 1 Jl1 uo Hiiu I it t RI t ' tS. 1 ;'tT �.,T....S ,ROTfI ST. •Un11nlr•Nhl,ttt L)llr<.,•tI IL•.:.n•I'. 7. • c0 1 1 1 K z et W I. 00 W (11: I. •N� • w O. u- • Z �. I— o Z~ 2 D. • O D. oI-. ww • • U — Z: Iii 0— O~ z Q 1 • /60711 T •.--ST -- 44-6-AA 03/14/00 10:13 6 Lc" Post-ir Fax Note aaL1133 liE'1213d 0 Fax (Z 0052, 4_ 0337 om -n C) m ta„ i.A1399 '141 PERTEET 001 HUH r-- AN.R174ENf SWO I •.. icr • iv • 21C . I. UV ;70.11U04.111114:,/ i i il. il ill11111J1WWW,H1j1.1.1111:, I'l. b",—• fl■ill!HknilHiliir=h111)Hil h mil a iil I Ilin'illillinUILIW•nlikilijia:gji 1 1.:"--:- 4: II I H.R.1■1111111tlii„f!IIHILiIIIIIH111110tii Q' 11111111111WR 111711H1,1_1111111a1,1511 1'17'31 -.: i 15- 8TH ST. 1H .Hill iilill.WiJillmjWiltjlii.1.11.1-1- `"-- i i 1 ‘ i ii Len Icr4-..t.i.p-r-n;i 1 IH n CM KRTS 0At POR / /-y.)...... 11, 1 1.4A, -11;111ilmmillin din,Sly,11,,Huli.;!1u, • •00POSED 4/M EILMN P401ICT S 160771 ST. Perteet ungmeering. Inc. • 40 SVALZ IN FCC 1060 SPACES 0 MILS NM ON VI ROPE ST4113 VIE ON UM MAN sz sot PRELIMINARY DESIGN REVIEW OFF—AIRPORT PARIONG MONO PLAN z iI- jz w 6 -J c-) (..) 0 MAY.^-16-201210 12:37 PM A IPPERSBACH & ASSOC P • 02 Vic( WTI' MAP Sours 158 5r. 4 r4rr-rrARY RD. 5Tg EET VACATION t.ict'10 -11 -1999 11:4.2AM FROM PENHALLEGON ASSOC. 4.29 827 504.3 ci 4. i RECEIVED o • CITY OF TUKWILA �- MAR 1 6 2000 "tC co TO �"• PERMIT C• ENTER .0 1 o 0' 1m ■ P. 2 — 1— IMI 1- 1rINO 1- 1M1NM 1NM 11 WD125 BOUND, 8" SEATTLE METER ■• I' • /r Imr. .T _• 6" SEATTL z a �. mow • cc 2 -i U; U 0: W J H: • LL W O' LL LL Z� I- O Z 1- '11J La p O N` :0 I-1 •11.1 Z' U =+ • • O F" Z . i \-i .%>‘: ;■.-; •i. 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STREET VACATI�M OA= •6, < • i- Z cL 2 O 0 W J iu 0 g • < — a - w Z I-0 ZI- ww u, r.: 1— I._ ,(38tH JEE d7 EXHIBIT A ;= ( /-9 -00/0 I '^ • it ..z oJOCS U.S U • 1101,.. 6.1:1 x pRc 51 1 11' 565 IS.$138TH sr. 7 Jj 1 11 rIX I - -J 1 1 L1 ►' 1544 r. ' IX 15 rly, 1.-- -- — _ P22 49 CROSSiiyG Q/Akic Q q tij t re) IC n • 'M ';11/7•£0 '1CCESS i. I #1 .t• /`l(0 t1 51r.RLiNG 111-11.1\11. X10 11 !Ii r1 • f Existing 3.16 Ac. 1 i a \ •Parking 44 cvs \ \\ a Lot STERLING 1111 \ \�i •_•9' 'S•— -� \ 51f RI \ •\ \'13 \� \o \. 11/ 'COAST TO COAST A 14 HARDWARE Ti1 II 9u itelq t-Th 40 V lf• 96 3 1080At BOWLING i1LL RESTAIJRAVT PARKING) Srt.(21_INo IIILAI R1_S C.0. 901 71 !S O 26/ S7 J &C AUTO • ' t11:1 Q.r !1J 1 01 /DOLLAR RENT -A -CAR I. 11 Ac. STERLING 1IIEA1 RES LO . 1.00 AG. ! 1 1 Prepared by Michael Aippersbach & Associates I11t11t111,r, I1,,;1; C1II,: ,.r1 II, ,,,,,•I l� 0 CD 0 • O C Z �Z 6 • w. JU O 00 1U) W WI H :..:• - g Q, 4 _''-- -=SIGN 9 e BILLBOARDS 7T1TITIMMTM1111TT111 MI MITiTIT1T1Ti1TTfT1TiTfl)1111 J-1 \54 5 160TH ST. lt• 582 1 0 c- J• /58TH I 17.0 t1 1 "';1�1:.:.:IC • I ' (S. ..,N 4 r' rff CHURCH 1 [,1115 NkEaB (•NIIHGN I 7. • 1 I I LIMIT ,, • 1 _ • —• /6CT1-/. -ST: -. y !66 ti 1 EXHIBIT A CRS /NG _-!-L ,. t�s I —� 1- I IT 15 Iran -- - =— _ —n249 1544151 e —r SIGN _R TEi n —g_e c,n >;TEo ACCESS BILLBOARDS TL. 23 10 AL. :7 /41;93- X10 13G II58TH ST. • . 1 #1 60 STERLING IrHLAIHI S CO. \ Existing 3.16 AC. Parking \\ o \ Lot • \' \� STERLING 1N•EATRES CO. I 151Ac it— Edge of paving 16046 .164 1.58 Ac. TL #2 7L 22' `PP4KI�Gl \ \\ STERLING THEA(RCS GO. • • I85Ac. \ \\•O 148 Ac. 71 /1 62 /. SS 4. rc56 (-� ►aKrr " 1 I 1 FCOAST TO COAST A , HARDWARE 1080 Ac BOWLING ALLi'1' & RESTAURANT (PARKING) /S&3\ I584 /ad t.) J & C AUTO :. Q /'0 44 DOLLAR 96.S O \\ 7:4.36 \ 'Y \ \\ v� \\ \\ b� STERLING IHLATRES CO. 26 / S :V i r,r,l5rt {R i Ion �A RENT -A-CAR 1.71 AC. STERLING THEATRES CO. 40 / 71 IS 2/0 • STERLING THEAI RES GO. . 1.00 Ac. EoC=aO lily = -Qa $itaI;i.50T © 000 ....•I .. . • • ••l • ��• /..�. • ice.. - • - . I�,, �. . r -1 I --; • .� -34ra �. /58TH /60 � I nl l2 ] NNYD . ft D EMS- FF I , • Prepared by Michael Aippersbach & Associates = Ump!luu Item wticuad F1iac,urdr; CORP. • .00000= LIMIT _,, •f - -� • /64T1/• --. • ST z F=-w • J U U O in 0 W= f- �_ O LL w =a I-w z �o •z 1- w ID O � ww 1- 1- U_(/) O F- z i EXHIBIT CRpss /^, n- G 15� 3 , 1544 ( j In ?22 49 _H- -_\;�9 h_t�s, 11= a -r SIGN =o ACCESS BILLBOARDS CO. 148 Ac. IL .2? 73' 015.8TH ST. paving 611.55 /58TH /611 w ;1.79 IC 56 I_•' COAST TO COAST AL• ' HARDWARE X7 3 '196.5. (PARKING) RLING RES CO. 76 / J &CAUv05.' r—r- Ao,� r R p I c� `� r` ,, (0447 DOLLAR RENT -A -CAR 1.71 AC. . 2 STERLING THEATRES CO. 401 IL IS to ' NNYD WL r — STERLING THEATRES CO 1.00 AC. CHURCH HEIGHTS PRESS. (.HURCH �,• • .■... �.w.. �.w• r:. t .0 0 6:r CORP. ar:ac0000 . • /60TH v LIMIT Prepared by Michael Aippersbach & Associates :mow, {hmVI,ih •--:- • ST Z = F' • Z QQ W J U. 000. CO • = H CO LL- w 0 D. 52 d 1 Z o. • 0 . 0 -. 0 1- w w. 1- IL O. • w Z =. O~ Z SHEETS PLAN & PROFILE GRADING PLAN LANDSCAPING PLAN ARCHI'T'ECTURAL PLAN QUICK PARK OF WASHINGTON LLC ( L99 -aoio ) TUKWILA, WA OFF - AIRPORT PARKING FACILITY VICINITY MAP per#.eet Engineering, Inc. iO oO 4114.,..t t., 9. ,J4 C•1. 1�1..wd. U Wei (i„ 1 ,I$ 3I PROJECT INFORMATION a. ZONING: RC b. SITE AREA: 396,900 S.F (9.11 ACRES) c. NEW STREET AREA: 46,125 S.F. d. AREA OF STREET TO BE ABANDONED: 45,970 S.F. e. BUILDING AREA 1. OFFICE: 976 S.F. 2. CANOPY: 1,750 S.F. 3. MAINTENANCE BUILDING: 750 S.F. f. IMPERVIOUS SURFACE AREA (PARKING); 354,500 S.F. g. PROPANE TANK: 5,000 GALLONS h. LANDSCAPED AREA 1. PERIMETER: 32,200 S.F. 2. INTERIOR: 5,870 S.F. m /'rj C.) -+ 0 o1:ri �r terpurei lima .awl in7 y A WI Mtn, 70M N ThW OF SS4H 1260. rac y -3W.as V � N '- -. -..r.--_ —v�.,i —i.�� L.1:..w.� �._. -.=--.rA . III r =:V •w•_ .. �....�..._. .. ...m�{. . .�4 4 4 1n .� �� W W: o. I=-V ^CIC e c e c e]e e e C e e e C c e c e e tle e C e e c C e C C c 4, LL f-. to , ,0 I Z - 0- 1I - 'ern - n.(r- rna- rYrrun' :c can IG C C0cl cic a cic c "0' d 54 STALLS BAFFLE 47 lr 1 U 1 04.1„ c c 4-, c c CLC{ C {C cIc1GIcIcIc O13 STALLS cec c�cG�c c c cLT GIG c c�c 8 c!cicic cIcicIcJcic GIcIcIc e 43 STALLS 1_ 43 STALLS c c c c .ic 43 STALLS 43 ST 43 STALLS 43 STALLS 43 STALLS t loll 42 STALLS c c c c c c c e e c c c C n n 0 � n or c C C 3 4 STALLS g 11 0 0 APIONNINSI tlroK *ANNA MI r4 C>0 MOMIIN. wa nNm mo. PRIOR STREET VACATION 0 d L • ROADWAY 7'0 D VACATED 158711 ST w• 510510(5 so. u 7 __VN10.5______. ____ VM45__ Noc. V11 7'105'Im1 rttONIAIT • s� NC4OM *T SECTON 5 155151 51. NIS � S 160711 S7: LEQF!!R r�7• t1;1:•. 313101.21 10 K 1AG110 now 51111 104101 b so 11%1 SCALE w fEET 075 11 � INN Dole .......:; . 550 gi� :{ 320 11 00 15 00 11.00 17600 DESIGN REVIEW ONNN IN CNN 014,.., 5, 11L55 Gw Ttj S•50 .......4 11 —1.11.11.0 OFF — AIRPORT PARKING PLAN AND PROFILE Z • W • '65 J U. O 0 co W• = J • W LL W O. LL N d =▪ W" Z� I. 0 Z : :0 N O H W W. H U O • WZ • LU_Ell • r E z File: L 99 -0010 5mm Drawing #1 -13 CEMENT SEE SHEET L4. TRELLIS STRUCTURES WEEN BUILDING WINDOWS. INAL LAYOUT SUBJECT TO OWNER ACCEPTANCE. 'ALTI55IMC0 CLIMBING ROSE PLANTS TRAINED ON EACH TRELLIS STRUCTURE GRAPHIC EAST ELEVATION - NTS 2 "x 4' CEDAR BOARDS — OUTSIDE TO OUTSIDE EDGES. SEE SKETCH ABOVE 4 "x 4" CEDAR POST (TOP AND 2 SIDES) GENERAL NOTES I. DISCREPANCIES BETWEEN PLANS AND SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO PROCEEDING: LOCATE ALL UTILITIES PRIOR TO PROCEEDING. 2. ALL PLANTING AREAS TO BE FULLY IRRIGATED WITH AN AUTOMATIC DRIP OR SPRAY CIRCUITS, PER CITY OF TUKWILA (18.52.040) AND OWNER'S SPECIFICATIONS. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL. THOROUGHLY WATER ALL PLANTED AREAS IMMEDIATELY AFTER PLANTING. IRRIGATION SYSTEM SHALL. USE AUTOMATIC RAIN SHUT -OFF DEVICE( I> 3. LAYOUT OF ALL PLANT MATERIAL TO BE APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION, 4. ALL DIMENSIONS FOR PLANT HEIGHT, SPREAD AND CALIPER ARE MIN. REQUIREMENTS. 5. COVER ALL TREE, SHRUB AND GROUND COVER AREAS WITH TWO (2) INCHES MIN., WEED FREE, MEDIUM COARSE SARK MULCH 6. ALL PLANTS NURSERY GROWN NOT FRESH FIELD COLLECTED. 7. REPLACEMENT TREES PER TUKWILA ZONING CODE 18.54.130 PARAGRAPH 3.B LOCATED SOUTH OF 158TH STREET. SEE SHEET L3. TREWS DIMENSIONS. NOTE: CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR OWNER'S ACCEPTANCE PRIOR TO FABRICATION III 12" DIA. x 3' DEEP CONCRETE FOOTINGS. COORDINATE WITH WALL GEOGRID FOOTINGS MATERIALS AND SIP EPLACEMENT TREES. SEE ' NOTE 11 ON SHEET L4 NO. REVISION 111')9101 STATE Of WASHINGTON UNDSC P RHRC0111T STEPHEN GEORGE WO CERTIFIED Ne. 235 WEIGHED FLAW DRAWN CHECKED MAW DATE TEMPORAR IRRIGATION -- DURING - RL -AN-T ESTABLISHMENT PERIOD. WORTHY AND ASSOCIATES LANDSCAPE ALf7UT2CIv ! HECSP.ATIONAL PLANNING AND DEEDS I032 FIRST AVENUE SUITE NUMB' UMEYE 006 SEATTLE, WASHINGTON W101 TIS_206- 46 -P270 PASSE/6460,6E0 SCALE: 111= 20' -0" 0' 10' 20' QUIK PARK OF WASHINGTON LLC SRO SITE TUKWILA, WASHINGTON Landscape Plan 40' SHEET NO. • • 1 Calvin Jordan Associates, Inc. • ARCHITECTURE UR0AN PLANNING LANDSCAPE AR CH ITECTURE , 16046 It 111.1110 ID 66L1.6NK. WA 11007 611 (4661 ■f A001 Tel (4161 N6 3123 • • 6•NA YcMMWWc EAST ELEVATION CONTROL : 5COTr X51( "8:S I • .\ ' J ) + 4 . I i f I .(' 1 1 1 :' \` BEVELED_` SIDING ' BEVELED 51D.ING. • fi TI-1 L v4T I .. •` '= 'CSCALE I/8 ", ='I 0 :' =i SCALE: I/8 =,I' -O 5. 460TH & OLD MILITARY RD. TUKWILA, ,WASHINGTON .:.,' I um I 6 '0 Into Y^ mrrrf, sII Vi • Li Et I. UI 4 L 4 s , L t 1 0 • 1IIIIIIIIIIIIIIIIIII1IIIIIIIIIIIIIIIIIII1IIIIIIIII1IIIIIIIIIIIIIIIIII I1IIIIIIIII1IIIIIIIIIliiiiiIIl11111111111 11111111 111111111 111111111 1111111i1 160TH ST. "' 0 Inch 1/16 cn 375 362.5 350 13+00 100.00• vc PVI STA = 8+50 "PVFECEV-17=-374-.98g A.D. = -5.50 + K = 118.18 cn ... 0 0 PVI STA = 10+50 -PVI-ELEV = A.D. = 3.48 K = 28.71 wool 14 tn ti RECEIVED CITY OF TUKWILA DEC 0 1 193,9 PERMIT CENTER DATUM am 32a oo•mot rn0 wo t•1 8+00 •••••••••r... HORIZ: = 20' VERT: • = 5' 1 • 10+60 c,!* 1 mw co an 11+ 12+7o 1, oi •tr 13+00 "1. CO • an rs• co. co „n an 14+ PVI s+50 PVI ELEV ,= 339.89 AK.D=. )81.3.042 mot ve ••••.. an 148 3 + woo wx 0.— E/ 5 03.- tTh tO tr3 C4 18+00 (GRADE REDUCTION FOR CONNECTION 0 S. 158TH ST.) 370 -- -~ - - � � ~ ~ | -_ . ! L ' �=9� | 360 - 0 -40 -20 20 40 60 80 100 9+25 . • | ! I - | _ _ -� .l ~ o / T: � | i ^� 370 360 7- [G 370 360 ROW ~~ --� - - _ -,-| i . . 6 |o t/ 1 i | . —|__--_--- -- .- w�m��■=_ ��� _ . .- � ` o6 cr.; ' CO vo � i ! re) ^n i -60 -40 -20 370 360 37O 360 380 370 360 0 20 9+00 -40 -20 0 40 8+75 20 -80 -60 -40 -20 370 360 - i: 370 JGU 60 80 100 120 140 ROW 360 40 60 80 100 120 140 160 ROW 380 _; - -__'--_- � � H-• / | . .�' ' � � -r- } / | ' • �--� -------- -~------ \ i � | ! I. / \ - { � � . -- -----~�_--�--- ~ ! ' i -60 -40 -20 370 360 37O 360 380 370 360 0 20 9+00 -40 -20 0 40 8+75 20 -80 -60 -40 -20 370 360 - i: 370 JGU 60 80 100 120 140 ROW 360 40 60 80 100 120 140 160 ROW 380 -100 -8D -60 -40 -20 20 40 380 80 100 • • 20 120 140 160 • .180 -r F� - 60 80 100 120 140 180 360 370 360 350 10"75 ROW RECEIVED CITY OF TUKWILA 7O DEC 0 1991-3 PERMIT CENTER _; - -__'--_- � � H-• / | . .�' ' � � -r- } / | ' • �--� -------- -~------ \ i � | ! I. / \ - { � � . -- -----~�_--�--- ~ ! ' i | ' ! ' ' � ! | | 1 ' � { ! | • � | _' � ' ' .� � ° ~�� ��� ___~~� ' . | ~~ ~- ~ ' . - ^� '~ | _� � ' � � ' | / / | | | ! | � | � : . ~� '~ . • ' | ! � \ i . I. i . | | ! ) -----' -----T � - � | ' i . � � � . 1 i ! • ! � -100 -8D -60 -40 -20 20 40 380 80 100 • • 20 120 140 160 • .180 -r F� - 60 80 100 120 140 180 360 370 360 350 10"75 ROW RECEIVED CITY OF TUKWILA 7O DEC 0 1991-3 PERMIT CENTER -10] -80 -60 -40 -20 0 20 40 10+50 ROW 370 360 350 60 370 360 350 100 -100 -80 -80 -40 • 37O 360 10+25 ROW 80 370 360 350 100 370 360 �/ 8O -- ^^"--T _ 1 0 -80 -60 -40 -20 0 20 40 60 80 100 10+00 370 ROW 3 7100 -80 -60 -40 _20 0 9+75 40 360 100 370 360 350 350 -80 -60 -40 -20 0 20 40 60 80 100 GRADE REDUCTION _; - -__'--_- H-• ___���-_ . .�' ' � � -~------ i . -- ~ ! ! ' | / ( • __I _' � ' __■ u���_ ��� I i i ' | _� � ' -10] -80 -60 -40 -20 0 20 40 10+50 ROW 370 360 350 60 370 360 350 100 -100 -80 -80 -40 • 37O 360 10+25 ROW 80 370 360 350 100 370 360 �/ 8O -- ^^"--T _ 1 0 -80 -60 -40 -20 0 20 40 60 80 100 10+00 370 ROW 3 7100 -80 -60 -40 _20 0 9+75 40 360 100 370 360 350 350 -80 -60 -40 -20 0 20 40 60 80 100 GRADE REDUCTION 370 360 350 340 , • ........, ROW _ . i 1 , i J i 1 1 ---,, J ROW [ T i .... ......_ ----- . • V- .1.- _____.. i , _ - 1 •_ .__. ,.-,p--- - , - ..!.._ ______. I i _..... ; 1 t 1 I I L. ___..- a co a).....1 6 in n h cn t■ to r.o ,.. . ,...; in Pr) I . - - 17._ .--7--- -- , n i .41: , to 1 n i ----' _ -- -,- . • __ • - - - _ —1._ CNI C•4 tf) rf) in 01 v: Lf) Pr) : I 1 I 1 ...t. _.1:. I i I - 1,[....-r--- r- ' Lt1 In I Pr) Pr) -100 -80 -60 -40 -20 0 20 370 360 350 340 11+50 40 • 60 80 ROW 370 370 360 360 350 ROW 350 340 -100 -80 -60 340 100 370 -100 -80 -60 -40 -20 0 20 370 360 350 370 360 12+50 ROW 1 -- 360 350 - i 350 3401- _100- -80 1 0 -40 -20 340 40 60 80 100 370 . . ........, ROW _ - -1- i 1 , i J i 1 1 ---,, J 1---i. ----- . • i , _ - 1 •_ .__. ,.-,p--- - , - ..!.._ ______. _ _..... ; 1 t 1 I I ___..- a co a).....1 6 in n h cn t■ to r.o ,.. , 1 i ,...; in Pr) -100 -80 -60 -40 -20 0 20 370 360 350 370 360 12+50 ROW 1 -- 360 350 - i 350 3401- _100- -80 1 0 -40 -20 340 40 60 80 100 370 . . ........, ROW , 1 1 ---,, ... 1---i. ----- . • _ .----- - • , - ...- t . . i witom.......... 1 h cn t■ to r.o ,.. , 1 i I -- - - 17._ .--7--- -- , n i .41: , to 1 n i ----' . • • - - - _ —1._ , _-- j......---115 --- 1 "? 01 1 ...t. _.1:. 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I -100 -80 -60 -40 -20 20 40 60 80 370 360 350 100 cn tri tfl r) 01 12+25 370 370 360 360 350 340 340 80 13+75 RECEIVED CITY OF TUKWILA DEC 0 1 199 PERMIT CENTER ROW I , 350 _ -1—,77•717 tfl 20 40 60 370 360 350 340 0 20 40 • -100 -80 370 370 360 350 350 340 340 80 100 -60 -40 -20 0 13+50 qr 20 40 60 ROW rr I -100 ROW 370 370 60 80 360 360 350 350 -80 -60 -40 -20 0 13+25 20 40 60 ROW 0 0 to CO •ch 1 340 340 1 100 . -100 -80 -60 -40 -20 0 • -100 -80 -60 -40 -20 20 40 60 370 370 360 360 350 350 340 340 20 40 60 • ROW 1 ---,, , /- 1---i. _ .----- - , - ...- ,-- , 1 i ----' • „-, 01 in Pr) ..Zt Pr) - 1,[....-r--- r- ' 01 tr) a? -,-, - u.) Pr) in Pr) -100 -80 -60 -40 -20 20 40 60 370 370 360 360 350 350 340 340 20 40 60 80 100 -100 -80 -60 -40 -20 0 20 40 GRADE REDUCTION 60 ROW ---,, , /- 1---i. _ , - ...- , 1 i N „-, 01 in Pr) ..Zt Pr) 80 100 -100 -80 -60 -40 -20 0 20 40 GRADE REDUCTION 60 360 350 15+00 ROW 1.6 •—• 340 --- -100 -80 -60 -40 -20 0 20 40 14+75 360 350 340 -100 -80 -60 -40 -20 0 20 14+50 60 ROW 17+00 340 ; ROW 1 I 1 ' 330 I I I I rei rr2) -100 -80 -60 -40 -20 0 20 40 350 340 340 330 370 360 350 340 40 60 80 • 16+75 60 80 1 "4I , —:1'--- :----I1 __ -- i , , '—r-i I ! `t . _ --r fr-q—kE ...---- 1 • ■ / 1 61 .--- - i.--- , _.....--. 1 ...1 •........" 0.... - - 0... • 1 - ---- -.- ------ --- ...:.:...., ,......1 i o nk Cn . , . c ........0......"."... .. ___ ..-... •...,.....-" " '.... 1 Ln C" - -.-...-.. ....*.. ."'. ...... .............. ................ ........... ...... i : f in 1.1 i tr) C•4 . 51 _ 41 I....el 370 360 350 340 40 60 80 • 16+75 60 80 1 "4I , —:1'--- :----I1 __ -- i , , '—r-i ... i ' _ --r fr-q—kE ...---- ..I . -- .., ...... i • ■ -100 -80 -60 -40 360 350 340 7 -100 -80 -60 -40 340 ROW -100 -80 -60 -40 -20 0 20 14+25 370 360 350 340 40 60 80 -20 0 20 16+50 Ca, __2.1L72_1__I I -20 0 20 16+25 40 60 ROW 40 60 ROW I-7i-1 - 340 — -I -----1,- r _ _ . . _____ ___ I i __ , n _L. _ . _ -100 -80 -60 -40 -20 0 20 40 60 16+00 350 :------- 1 350 __-__....:_-_-......_[.-...-.......q......!........i , , , , _., .7.,..7-_„_-_-_,__,-._-.--- , ,r;:11" 360 ; 340 R • __ __ _ _ _i_ • i 1 T- ' ... --r ...---- ..I . -- .., ...... i • ■ / 1 61 . i ...1 •........" 0.... _..., ......- 0... 1 - ---- -.- i........... ..... ; ....... ...:.:...., ,......1 .0. ....."'...'"... c ........0......"."... .. ___ ..-... •...,.....-" " '.... 1 Ln C" - -.-...-.. ....*.. ."'. ...... .............. ................ ........... ...... i : f in 1.1 , , . 51 _ 41 I....el 1 -,--- „I 1 1 ._ _ ,•_ I -100 -80 -60 -40 -20 0 20 14+25 370 360 350 340 40 60 80 -20 0 20 16+50 Ca, __2.1L72_1__I I -20 0 20 16+25 40 60 ROW 40 60 ROW I-7i-1 - 340 — -I -----1,- r _ _ . . _____ ___ I i __ , n _L. _ . _ -100 -80 -60 -40 -20 0 20 40 60 16+00 350 :------- 1 350 __-__....:_-_-......_[.-...-.......q......!........i , , , , _., .7.,..7-_„_-_-_,__,-._-.--- , ,r;:11" 360 ; 340 R • __ __ _ _ _i_ I ' --r ...---- ..I . -- .., ...... i / 1 61 . i ..1, i ! 1 - ---- -.- Aill -. i 1 ---, . --- . . _.. i : 41111 , , . 51 _ 41 I....el 1 -,--- „I 1 1 ._ _ ,•_ I , 1 ...■ .--, • ._ ___ _ ci 1 cl .. , ."-- ..-- ' . I —74 1 CO 1 01 , ...6,--Lis.......■ , ! _ ._ _ ,...i In i_rr) -100 -80 -60 -40 -20 0 20 14+00 370 360 350 340 -100 -80 -60 -40 -20 0 20 40 60 80 100 -100 -80 -60 -40 -20 0 20 40 60 40 60 80 100 ROW 370 120 3 340 cd. r L.." " •L -100 -80 -60 -40 -20 0 20 15+75 350 , T ; 0 .- 340 I . ry I i rn ROW 40 60 ROW -100 -80 -60 -40 -20 0 20 40 60 15+50 350 340 ROW i ! I ' I - 1 ...--- ..1, i ! 1 CV . --- i : . I....el 1 -,--- „I 1 1 I ...■ .--, 1 1 ___ .. , ."-- ..-- ' . I —74 1 CO 1 01 , _ ._ _ ,...i In i_rr) 370 120 3 340 cd. r L.." " •L -100 -80 -60 -40 -20 0 20 15+75 350 , T ; 0 .- 340 I . ry I i rn ROW 40 60 ROW -100 -80 -60 -40 -20 0 20 40 60 15+50 350 340 ROW i ! I I - 1 1 CV i : I -100 -80 -60 -40 -20 0 20 15+25 360 350 350 340 340 40 60 ROW •cr Pr) 141 80 340 340 340 330 340 330 18+00 340 ROW 340 330-i L - rr2dP I 350 -40 -20 350 340F 340 330 - 320 350 340 340 33 0 RECEIVED CITY OF TUKWILA DEC 0 1 1J&J PERMIT CENTER -- 340 ••• 20 40 17+75 E 60 ROW 80 330 -60 -40 - 0 0 20 40 17+50 ROW • I — I 'IN/ • • 1 60 80 100 4—N) ro) I rn rf) 340 330 ! I tr) tr) -100 -80 -60 -40 -20 0 20 40 GRADE REDUCTION 60 80 • 6 11111iu111111liui1u111111111111liiu1i ,1. 1111 1111111111.11 JJ11II1111111ilniiliiiiliin1111111i1iiui11111111iiliiu11u1.In1.1111nlji111j11 11111, ME 00+91* 1 • Emi i 11: ® _ a' 111 1111 11111E111111111111111111 11111EUMIIMI ■ MIL 1122131 1 a men lium mem mimarim ■ =MOM 11111 III eltlIMINLII , III =ZEMIN � MIERINummalwa din MIMEO u,. .; :Z . • 1iIilllniIIIIIIIniIIIIIIIllfili li.11 i 1, 01 llillilll111111llllll1iilll llllllll1II1II11.111 .1u1I!1-1i1111-11 niillniiiiii 111.11 iiiliiii1bliliilil_ 00 +91 • .r a 0 V1 W 1 Z 1�1 .1 t FI F 1 3 m .. 0! 1!!1 lii i111111111111h11 11111111111 111tH 1li.11111l 1(niih 11 ,111111iih1111111111111niili111 1: Z i__: ,o. Iiii11111611111111111julliiii10111. A t�0 t 1 1 SL' L • L Z ' JI11 11111 i11l11111 1Ii lil h ,�iiiiii iii ili�i���i _ 1 ' 1 11 i i 1 h i l • 00 +r 00+t 00+1 00 +0 O 00 +1 00 +1 • 00 +0 ' O O O Oo o 0 CO CO a N1 O b IV . 0 _'^,, © - #.6.`,..„... • , _ a • ��, \ ., - •.. _ 52 - - _ ,� _, • , \ `\ . , •. • • _---------------- I1 - - • %, . _ - ; THIS AREA INTENTIONALLY LEFT BLANK UNTIL THE CITY ENGRG CAN DEVELOP LANE AND TRAFFIC CONTROL REQUIREMENTS WEST BOUND TRAFFIC ON S. 158th ST. MUST CROSS TWO (2) LANES OF INBOUND PARKING LOT TRAFFIC AND BLEND WITH THE TWO (2) OUDBOUND LANES OF TRAFFIC IF MORE THAN TWO (2) CARS ARE STOPPED AT THE PARKING LOT GATE, WI BOUND TRAFFIC ON S. 158th ST. COULD BE BLOCKED. CHURCH PROPERTY BUSES MINISTER ' W LIVING QUARTERS OP � HURCH PARKING LOT ENTRANCE NO SCALE LAYOUT - INTERSECTION AT MILITARY Rd. L So. 158th ST. { j1 1111 {111011111 111111111111 (1111 {111 0∎1.11111111. 1111► 1111111{ uu1 1111111111111111111111111un11111 110111�11011 .01110.1.11.1iO4.1i1_