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HomeMy WebLinkAboutPermit L98-0014 - PARKWAY SUPERCENTER - DESIGN REVIEWL98 -0014 PARKWAY SUPERCENTER PHASE 2 DESIGN REVIEW 17300 Southcenter Pkwy I, LANDSCAPING DECLARATION A, declare as follows: 1. I am the a) owner or authorized agent of the owner of the property, or (circle one) b andscape architect who prepared the approved landscape plan, or andscape contractor hired to install the approved plantings, responsibl9 for executing the Approved landscape plan for the property located at X31 / 1 1 O • , Tukwila, Washington. 2. The permits obtained for this project include: Building Permit Dacb) 0'.6 Land Altering Permit MI - Design Review Permit L 00l Other Permit 3. I certify that the landscaping and irrigation devices shown on the approved landscaping plans for this property have been installed in conformance with those plans as documented in the Landscape Checklist. 4. I understand that changes to any of the following aspects of the approved landscape plan require a revision to the plans and approval by the City of Tukwila. a) Minimum number of trees, shrubs and ground cover; b) Location of required plantings or planting areas; c) Substitution of species required by permit conditions to mitigate environmental impacts; d) Compliance with the Tree Ordinance for sensitive areas. NOTE: If any of these items have been changed do not sign this Declaration until a revised landscape plan has been approved by the Tukwila Department of Community Development. I declare under penalty of perjury under the laws of the State of Washington that the preceding is true and correct. Dated N'1+ 6'1 /0 , Washington. 1 LANDSCAPING CHECKLIST Checklist to accompany Landscaping Declaration: Y,_es / No l.J ❑ Size of installed plants is per approved plan. 0:7 ❑ Spacing of installed plants is per approved plan. [EV ❑ Approximate location of trees, shrubs and ground cover is per the approved plan. Note: if the size of the nursery pots of ground cover are increased and therefore fewer pots have been installed attach a description showing how the proposed changes meet Landscape Code standards. Substitutions The following species have been substituted after approval by the Department of Community Development. Number of Plants Approved Species Installed Species Size fi Number of Plants si ..4 rt f a Ci-- i 1 es\ 0- Tree Species Number of trees required Number of trees installed Number of existing trees to be preserved Number of existing trees Left Shrub Species Number of shrubs required Number of shrubs installed Groundcover Species Number of ground cover plants required Number of ground cover plants installed Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION r, DAki (FA FOWV I lit HEREBY DECLARE THAT: Notice of Public Hearing Project Name 031)9p— Determination of Non - Significance J"' Project Number: L -qB- oni 1f- Notice of Public Meeting Mailer's Signature: Ill iII1 , . 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 X Other �,,,, W CQ o `�eCC,S`�u Was mailed to each of the addresses listed.on this p`a, day of:raQ• in the year 20W P:GINAWYNETTA /FORMS /AFFIDAVIT- NIAIL01 /24/0011:44 AM YAYt64.. of A le4 "ROAfI • Project Name 031)9p— J"' Project Number: L -qB- oni 1f- Mailer's Signature: Ill iII1 , . P:GINAWYNETTA /FORMS /AFFIDAVIT- NIAIL01 /24/0011:44 AM YAYt64.. of A le4 "ROAfI City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION To: Roger Stange, Benner Stange Associates King County Assessor, Accounting Division State Department of Ecology, SEPA Division This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approvals. PROJECT BACKGROUND FILE NUMBER: L98 -0014 Design Review ASSOCIATED FILE: E97 -0034 Environmental Review APPLICANT: Roger Stange, Benner Stange Associates REQUEST: Revise a previous Design Review approval for a pad retail building on the South Lot site. The site design was approved as part of the L97 -0063 design review. LOCATION: 5901 South 180`" Street This notice is to confirm the decision reached by the Board of Architectural Review at their February 24th public hearing. The BAR voted to approve the design of the building as proposed without the condition recommended in the staff report dated February 14, 2000. 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 Boulevard; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM and 5:00 PM. The project planner is Nora Gierloff who may be contacted at (206) 431- 3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 stgo'k '` .,...1.4.1" 4.till7.14t4 AT.f" JA .zod Yi' ' Notice of Decision Page 2 The time period for appeals is 14 days starting from the date of this Notice of Decision, February 25, 2000. The BAR decision is appealable to the Tukwila City Council. Appeal materials shall contain: 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, and 3 A statement identifying the decision being appealed and the alleged errors in that 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. z. . _ � . :�z: re w i O O w; w�J' Q D d . w. Z 1..; F- 0 ZI- . ww D o 0 D- o l- wW H V u.F' 0; Z. Agh) Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: STAFF CONTACT: NOTIFICATION: FILE NUMBER: ASSOCIATED FILE: APPLICANT: REQUEST: LOCATION: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared February 14, 2000 February 24, 2000 Nora Gierloff, Associate Planner Notice of Public Hearing mailed to surrounding properties and posted on site on February 10, 2000 L98 -0014 Design Review E97 -0034 Environmental Review Roger Stange, Benner Stange Associates Revise a previous Design Review approval for a pad retail building on the South Lot site. The site design was approved as part of the L97 -0063 design review. 5901 South 180th Street COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: Tukwila Urban Center RECOMMENDATION: ATTACHMENTS: Approval A. Applicant's Response to Design Review Criteria B. Previously approved design C. Proposed design 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report to the L98 -0014 Planning Commission/BAR FINDINGS VICINITY /SITE INFORMATION Parkway Supercenter Project Description. MBK Northwest has applied for a revision to the previous design review approval for a 42,000 square foot building on the South Lot of the Parkway Supercenter project. The original design was for an Ethan Allen furniture store and the current proposal is for the building to house two furniture tenants, Bassett and Thomasville. The applicant has previously received Board of Architectural Review approval for the remodel of the Parkway Plaza, construction of pad buildings, construction of the Claim Jumper restaurant and site changes including parking lot renovations and landscaping. Existing Development. The Claim Jumper restaurant and some of the site landscaping has been completed. The project site is currently being pre- loaded. Surrounding Land Use. The site is on the east side of Southcenter Parkway south of 180th Street. Across Southcenter Parkway to the west is the Levitz showroom, NW Furniture Mart and vacant parcels. Topography. The site is generally flat. Vegetation. The landscape plan was previously approved by the BAR and then revised administratively. The landscaping will not significantly change due to the building redesign. Access. Access to the site is from Southcenter Parkway and 180th Street. DECISION CRITERIA This project is subject to reapproval by the BAR because the building redesign was determined to be a major modification. In the following discussion the Board of Architectural Review criteria are shown below in bold, followed by staff comments. For the applicant's response to the criteria see Attachment A. Page 2 z 11) n U. U O: w =; J1.- w O' co z� 1— O z w w: p. o 0H" w w'. ui N O ~; z Staff Report to the L98 -0014 Planning Commission /BAR Parkway Supercenter 18.60.050 General Review Criteria (1) Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. The site design was approved previously by the BAR and has not been significantly changed. (2) Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The loading area has been moved from the east edge of the building to the south edge to make it less visible. The building location has not changed and the building size has been increased by 7,000 square feet. (3) Landscape and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. g. Page 3 •Z • I-Z • CC w JU UO f u)o. • wz N a: Ili 0: • . d: I--w. z O; III a DO. 'O U. ;0 F— w w, •F=.. U.. u. 0. .. z. U �. O Z • • Staff Report to the L98 -0014 Planning Commission /BAR Parkway Supercenter The cedar hedge along the south and east edges of the site has been removed rather than thinned as previously approved. A replacement landscape plan has been submitted to the DCD Director. z . (4) Building Design. 1- w a. Architectural style is not restricted, evaluation of a project should be based on quality of its ct 2 design and relationship to its surroundings; 6 n' JU UO U) p, tnw w= c. Building components such as windows, doors, eaves, and parapets should have good w ~ u. proportions and relationship to one another. Building components and ancillary parts shall be w O consistent with anticipated life of the structure; 2 d. Colors should be harmonious, with bright or brilliant colors used only for accent; u_ L e. Mechanical equipment or other utility hardware on roof ground or buildings should be = O screened front view; I— _ Z 1- f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all I— p exposed accessories should be harmonious with building design; w H: g. Monotony of design inn single or multiple buildings projects should be avoided. Variety of detail, D p: form and siting should be used to provide visual interest. ,0 to 'p I--: The redesigned furniture store uses a variety of beige and gray colors from the Parkway 1/1 w F- U Supercenter palette. The north and west walls will be split faced and smooth scored w FO: concrete block with synthetic stucco entry structures, see Attachment C. The entrances mu z face South 180th Street, though the west elevation has an element similar to the entry co structures. The Thomasville entry has a traditional pediment while the Bassett is a more p (- modern, asymmetrical design. Z b Buildings should be appropriate scale and in harmony with permanent neighboring developments. The approved building was beige synthetic stucco, see Attachment B, and had entrances facing both streets. Fabric awnings over the display windows are provided by both designs. (5) Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale; b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. The signage has not been included in this submittal. Page 4 Staff Report to the L98 -0014 Planning Commission /BAR Parkway Supercenter CONCLUSIONS 1. Relationship of Structure to Site Traffic flow, pedestrian access and circulation on the site work well and were approved as part of the previous design review. 2. Relationship of Structure and Site to Adjoining Area The loading dock should be less visible in its new location along the south property line. 3. Landscape and Site Treatment The revised landscape plan has been administratively approved by the DCD Director. 4. Building Design The revised building uses more of the architectural vocabulary of the Supercenter than the original Ethan Allen store. The revised design maintains the design strategy of breaking up the long wall planes with entry structures similar to those on the main Supercenter building. Though the entrance facing Southcenter Parkway has been eliminated the entry feature design has been retained. The awning at this entry is inconsistent with the other entries and should be removed. The awning covered display windows along the body of the building have been retained from the original design and create a continuity with the other pad buildings. The blank south and east facades will be screened with 7 to 8 foot western cedars to replace the cedar hedge that was removed. 5. Miscellaneous Structures and Street Furniture No change from previous approval. Signage will be administratively approved. RECOMMENDATIONS Staff recommends approval of the revised building design with the following condition: 1. The awning on the entry structure facing Southcenter Parkway should be removed because it is inconsistent with the other entry structure designs. Page 5 ire z F. z: r4 w ug -I C.) 0O_ w= H: w O: g J . < XI— al Z z� H O` Z no ,p -; 0 w to 1- U; U. w z. O~ z .Dept. Of.Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION /, 1ka ` pa.0 16' HEREBY DECLARE THAT: Notice of Public Hearing ' Determination of Non - Significance Mailer's Signature: nKg \j6QS 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 10 day of reb in the year 2000 P:GINAWYNETTA/ FORMS /AFFIDAVIT MAIL01 /24/00 1 1:44 AM ii{': r. i!.'': tY.."..'.r_r,.?.�a.+vrrnw..•.., Project Name qc60,,()X).,Lb a44,,-`C Le`(&V Project Number: ,qa�C�� \t l-- crlsz Ed's- 00Z4 8 ag - DOLL Mailer's Signature: nKg \j6QS P:GINAWYNETTA/ FORMS /AFFIDAVIT MAIL01 /24/00 1 1:44 AM ii{': r. i!.'': tY.."..'.r_r,.?.�a.+vrrnw..•.., CITY OF TUKWILA NOTICE OF PUBLIC HEARING MBK Northwest has filed a revision to the approved design for the Parkway Supercenter Development located at the east side of Southcenter Parkway north and south of S. 180th Street. The revision would replace the single tenant furniture store planned for the South Lot portion of the development with a revised building housing two tenants. Permits applied for include: Design Review Revision Other known required permits include: Building Permits Hauling Permit The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L98 -0014 Original Design Review L97 -0063 Phase II Design Review E97 -0034 Original SEPA Environmental Review E99 -0026 New SEPA Environmental Review OPPORTU I, 1 )RPUBLfCCOMMENT You are invited to comment on the project at the public hearing before the Board of Architectural Review, scheduled for February 24th at 7:00 p.m. The hearing will be held in the City Council Chambers at City Hall. The hearing is subject to change. You may confirm the time and date by calling Nora Gierloff at the Department of Community Development at (206) 433 -7141. For further information on this proposal, contact the project planner Nora Gierloff at (206) 433 -7141 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.1n. Notice of Hearing Issued: 2/10/2000 .. ; ?3: a; kr� )'•riir�,:.i?%t;,ir "mi'i•iitd ids,. �rlf xE'" t» k''`' �t'' Xix'. frcLiS' e''•. 3i'rFw`g'ktiir+'r4iUg.iz' 's 3i4xtii{.z�s�.a; ;rag,..: e4 ` ,:usw .: •: tip` "" ,git:X * 1,4414.. 180th Street G G G i= G G C G GIG G G G 0 0 0 0 0 0 0 0 0 0 0 J 162' -0' BASSETT 25,000 S.F. THOMASVILLE 17,000 S.F. 140' z 0 0 1 C...0�"1�!!d Ll 7UMP --JR 12,200 S.F _n1 =Iri • AeM )Iaed Jameo4ano S +`fCifiw'tti'�irit;Oziilir akGai LEff ''Sti i9fk 0!¢fi4' k Gail Muller, 11:05 AM 02/10/20, Re: City of Tukwila Public Not X- From_: gmul @seattletimes.com Thu Feb 10 11:09:30 2000 Date: Thu, 10 Feb 2000 11:05:45 -0800 From: gmul @seattletimes.com (Gail Muller) To: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> Subject: Re: City of Tukwila Public Notice Content -Type: text /plain; charset =US- ASCII; name = "MIME bodypart headers" Content - Transfer - Encoding: 7bit Content - Description: cc:Mail note part Content - Disposition: inline; filename = "MIME bodypart headers" Content-Type: text/plain; charset = "us- ascii" Content -Type: text /plain; charset =US -ASCII Content- Transfer - Encoding: 7bit Content - Description: cc:Mail note part •Wynetta This Public Notice (Case # L98 -0014 and Case # L98 -0021) is scheduled for publication in The Seattle Times for Friday, 2/11/2000. Gail Muller' gmul" @seattletimes.com phone: 206-652-6018 Reply Separator Subject : -City of-Tukwila-Public Notice Author: Tukwila Department of Community Development <tukplan @ci.tukwila.wa.us> at Internet Date: ' -'•'' 02/10/2000 10:28 AM Gail, Could you. please. call me on 206 - 431 -3654 and verify you received my notice. Also 'could I'pl'ease get copies of the notice once they go out. Thanks! 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Z I- � o U 'O N, • F- ill W.• . ..Z' ISZ z .February 8, 2000 Nora Gierloff City of Tuckwila Department of Community Development 6300 Southcenter Boulevard Tukwila, Washington 98188 Parkway SuperCenter - Phase II, South Parcel Bassett/Thomasville Building Tukwila, Washington Architect's Project No. 97111 'Design Narrative BENNER STANGE ASSOCIATES ARCHITECTS, P.C. The proposed Bassett/Thomasville Building will include approximately 42,000 square feet of retail/furniture space and will complete the final design phase for the Parkway Supercenter project. The building design is based on the same materials and finishes used within the Phase I portion of the project and incorporates the same design elements previously approved for the Phase II site under the original design review application. The Bassett/Thomasville building incorporates the individuality of each tenant design at the entry areas while using common materials, window canopy treatments, and colors used throughout the project. The materials for the building will be the same as proposed and approved under the Phase I project and will consist of smooth face and split face center score concrete masonry units with synthetic plaster canopies, dark bronze aluminum storefront, and metal standing seam roofing. Additional architectural design cornices used throughout the Phase I portion of the project have been incorporated to add Continuity of design elements and to visually tie the project together. Generous glass areas have been incorporated within both of the elevations facing 182"d and Southcenter Parkway. These glass areas are protected with fabric awnings similar in color to the adjacent building walls. The proposed design reflects the same character, materials, and color as both the original design and the Phase I approved design and will visually complete the Parkway SuperCenter project. Sincerely, 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 R STANGE AS OCIATES ARCHITECTS, P.C. Roger Sta ge RWS:dlc 0 A3-CONST ADMIN \ 97111 \Corres \ 2000 \ 2-8 Letter Nora Gierloff.doc 503 670-0234 FAX 670-0235 Attachment A 4"7 Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 RE: South Lot Furniture-Stores Dear Roger, Jack Pace presented the proposed design for the Thomasville and Bassett Furniture Stores to the Board of Architectural Review at their meeting on January 27th. The Board decided that the changes could not be considered a "minor, insignificant modification" which would have no impact on the project design. Therefore the proposed design changes will need to be reviewed by the Board of Architectural Review and you are tentatively scheduled for the February 24th meeting. You will need to submit a design narrative and ten sets of elevations and South Lot site plans by February 9th to stay on the agenda. No additional fee will be required and I still have one set of mailing labels left. You may wish to contact Jack to get any additional comments the Board made about the design. See you in a month. Sincerel Nora Gierloff Associate Planner CC: Jack Pace, Planning Manager 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 441.01,14:441.V ' 41/440. anuary 19, 2000 Mr. Jack Pace City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, Washington 98188 Bassett Furniture Parkway. SuperCenter Architects Project No. 97111 Dear Jack: JAN 2 A- • BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 1n' 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 Enclosed is a copy of the Bassett Furniture prototype building, similar in design to the one we are proposing for Parkway. We are changing some of the building materials to more closely match our existing buildings at Parkway Supercenter, but the building massing is the same. Please call me if you have any questions. Sincerely, BENNER STANGE ASSOCIATES ARCHITECTS, P.C. Roger W. Stange RWS :dlc Enclosure O: \3- CONSTRUCTION ADMIN \97111\letters\2000 \1 -19 Letter Jack Pace.doc 503 670-0234 FAX 670-0235 bsa @bsaarch.com .+c. rxe,' t,,, :,. �,'..c >'+:'E ..3r. �.ri;�tr,,: .,,� ;.y,..,,..; '.'�'rFb:T':RY�+; :,4,,,, ,, rye,: y. qy <.�;mr4s;�,;et,%?S ° ° ":M ", -:.�; .;;c�'•a:zi� n:i:; ri �'!':'' "`- ;, ^ <�.���.Lc�a ;�.*�+.^Y�t,�tv`f. rxA:�}�;�'F?tSA;::,•'RSt',fi 1.,,(, e'c „i.��n;�.....r .' -'`..S ,,.t`.'f�:,l�:i' "�i•�'r .•.� ..!?,�:..�ve.`:* ....;1. :d: • '.s..�.vw:.. -emu r . , . -.. • ` i .i: .. r �...... .� z Q1- w 0 _JCI CO W= • 0 2 W j w = _ z� �0 z r~ uj W U� O I-- W W u. wz U= O~ z Mr. Jack Pace City of Tukwila Department of Community Development 6300 Soutcenter Boulevard Tukwila, WA 98188 Parkway SupetCenter Architects Project No.97111 Enclosed is a copy of the current site plan, building elevations, and color board for the Phase II South Parcel furniture building at Parkway Super Center. As indicated on the site plan, the building is approximately the same area of the previously approved site plan, but we have eliminated the east loading dock and moved all of the loading and trash areas to the southwest corner of the building. This will be less visible than the previously submitted and approved design. In addition, I understand from Rob King that the landscape modifications may have already been submitted, and he may have called you last Friday to discuss that. BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 5000 SOUTHWEST. MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 Please review and call me with any questions. ENNE& STANGE AS IATES ARCHITECTS, P.C. cc: Nora Gierloff O: \3- CONSTRUCTION ADMIIN \97111\letters \2000 \0116 Letter Jack Pace.doc 503 670-0234 FAX 670-0235 bsa @bsaarch.com MAILING ADDRESS P.O. BOX 2290 NEWPORT BEACH. CA 92658-8958 VOSS, COOK & THEL LLP A LIMITED LIABILITY PARTNERSHIP INCLUDING LAW CORPORATIONS ATTORNEYS AT LAW 840 NEWPORT CENTER DRIVE, SUITE 700 NEWPORT BEACH, CALIFORNIA 92660 -6310 TELEPHONE (949) 720-0300 FAX (949) 720 -1508 January 11, 2000 VIA FACSIMILE (206) 431 -3665 Ms. Carol Lumb Associate Planner CITY OF TUKWILA 6300 Southcenter Boulevard Suite 100 Tukwila, Washington 98188 Re: MBK Northwest: Minkler Property Permit No.: M12000 -004 Dear Ms. Lumb: MICHAEL H. VOSS FORMER PARTNER ALBERT J. THEL, JR. Direct: (949) 718 -2322 athel @vctlaw.com 00411.046 We represent MBK Northwest, the owner of the Parkway SuperCenter Shopping Center. MBK Northwest is in the process of obtaining SEPA Approval and building permits for construction of a parking lot on what is referred to as the "Minkler Property" located adjacent to the Parkway Shopping Center property. That property is subject to the above - referenced permit number. I also understand that the City has received from Matthew Straight, counsel for the Condominium Association involving the Minkler Property, a letter disputing the proposed use of the Minkler Property. We are currently in negotiations with the Seller of the Minkler Property and the Association regarding resolution of this dispute. The Association has demanded payment of money as a condition to removal of its objections to use of the Minkler Property as a parking lot and removal of the Minkler Property from the Condominium Association. The Seller of the Property does not believe that the Association has any legal right to object to the use of the Minkler Property as a parking lot. MBK Northwest's Washington counsel thinks that the Seller's position is better than the Association's, and that the Association would not prevail in litigation. Nevertheless, because of the need to resolve this issue, the Association and MBK Northwest are working to come to an amicable resolution. We have been told by the Association's legal counsel that the Association will be delivering to us another dollar demand to resolve this matter. Upon receipt of that demand, we are confident that we will be able to bring the dispute to a close within the next few weeks. Ms. Carol Lumb Associate Planner CITY OF TUKWILA January 11, 2000 Page 2 In the interim, MBK Northwest requests that the City continue processing the SEPA Approval and the building permit for the construction of a parking lot on the Minkler Property. It is imperative that this process continue because of the time requirements for the construction of the proposed Best Buy building at Parkway SuperCenter. Please call me upon your receipt of this letter to confirm receipt and to let me know if there are any other questions or comments you may have. I also request that you treat this letter confidentially and not deliver it either to the Association, or the Seller of the Minkler Property, as doing so, might affect the "leverage" those parties feel they have in the final negotiations for the resolution of the dispute. Very truly yours, AT:lsc cc: Mr. Mason L. Frank (via facsimile "L") Mr. David Moore (via facsimile "L") Mr. Rob King (via facsimile (206) 575-4140) Mr. Michael H. Voss (via facsimile "C") MBK Northwest/Parkway—Minkler/Corres/L-Lumb (1/11/2000) . • - 'Ad i..•• 4;J. %,••• • , MBK Northwest Mr. Jack Pace City of Tukwila, Planning Manager 6300 Southcenter Blvd. Suite 100 Tukwila, WA. 98188 Dear Mr. Pace: Rob IGng R. C. Construction & Management Inc. 20503 88th Av. W. Edmonds, WA. 98026 January 7, 2000 orw lMVTtIM ItA JAN 1 Q 20Q0 own Subject Parkway Supercenter, Site C, Amendment to Landscaping design on Parcel. Sensitive Areas . Please review the enclosed landscape drawing of the mentioned parcel, known as Parcel C. of the Partcway Supercenter. The perimeter landscape cannot be installed as originally proposed, due to a number of circumstances. The stream bank on the southern boarder of the property had some mature cedar trees, but they were severely damaged during a storm and the adjoining property owner, Mario Segale, insisted we remove them and replant to his Landscape Architect's planting schedule, in order to approve a needed easement for water connection on his property to the East. Further to that, our contractor concluded that removing every third tree and leaving the balance %mild kill the remaining cedars eventually. With this information, we have replanted the bank with a mix of vegetation as shown on the enclosed drawing. After meeting with you, and Gary Shultz, we have amended the plan to include additional vegetation at the bottom of the bank to aid in buffering the run off into the stream. It is MBK Northwest's desire to meet the City's requirement for sensitive areas and provide a finished property that both the Developer and City can be proud of. We hope this information is sufficient to allow your administrative approval. Sincerely, (17 Rob King for MBK Northwest CC: MBK Northwest, Mason Frank, David Moore Benner Stange Architects, Roger Stange City of Tukwila, Arborist, Gary Shultz Mitchell Contractors, Ron Mitchell Y :�i'�;�C:':,:� "''!i, ;�F•sS =£�s5 �;% ;k'�:�z': -'. iii. ? a:C i�i�: tfs; 5fiis' sa3 ;i��.3i�,:s�ie`�"r'rn'Fk�t��'a ��tuvs':':3:a3ifia ;wi�iY::�' aft:, votieya4ns '�e`sb...r'.•.,ss= uat�:�:.'ata 2�i'4;�ct�5e4t�i :t .?f"m V.4f.`.14 ;;At tle-,, Seri.., z z •, ry w: 6 U; U O: N 0 CO aJ wI w IIH Z 0 111 uj; O. O N' :01- w wi. O; z' U N` O ~: z - EARTH ENT r 206 241 4637 07—'41 /99 14:46 5 :01 /01 Eartb • P.O. Box G • Burton, Washington 98166 Enterprises EARTHE'01182 A TruGreen- Chemtawn Company"' rn • • July 21, 1999 David Buckhohz Sierra Construction 16715 NE 70 Street Redmond, WA 98052 Re: Parkway Supercenter —Parcel B Irrigation and Landscape Dear David: (2118) 2464 (FAX) 241-4 • Per our contract, Earth Enterprises will guarantor all workmanship and materials for a one -year period beginning July 12,1999. Should you have any questions or concerns, feel free to call me. Very truly yours, EARTH ENTERPRISES osa, Mite Baker, Construction Manager Landscape Construction Department MB :cw %, recycled paper MAsk- 44 5. %vim-. Gie.v% 4/3 / 033 r�C 30/30'd 0E91 859 93t i '0N X8d N0:4.7�'' f t i3 1 r k(-/N 37 NOI,LOf1N,LSNOO TOMIS Wd O9:VO G3M 66- 13-10f t.tK+::i�r5�z%Ys�h:'as!.4'cY�• gi�z�:'vi`Y, ' k>.�fk%z<itVaattsriw'';��:7a`r rS;+�,`•�nii %ke�i1. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director December 4, 1998 Timothy Stead SEM Architects Inc. 677 Colorado Boulevard Suite 200 Denver, CO 80246 RE: Revised design for the Shane Company Dear Mr. Stead, This letter is in response to your memo of December 2 "d and the attached approved and proposed designs for the retail building to house the Shane Company in the Parkway Supercenter. Thank you for addressing the issues I raised at our meeting, however you are proposing three signs for the Shane Company instead of the two that you are allowed under the sign code. Please show only two signs on your building permit revision and provide sign area calculations with your sign permit submittals. Overall the DCD Director finds that the proposed design increases the visual interest at the corner of Southcenter Parkway and South 180 Street. The overall size, height, and arcade motif of the building have been retained in the new design. Please explore the possibility of repeating the pattern established on the glass block windows also on the tile "windows" through a second type of tile. The new design creates interest with the corner entry, awnings and curved windows, but is still in keeping with the general tone of the center. In context with the scale of the redevelopment this modification to one tenant will be considered a minor modification to the design review approval and therefore approved administratively by this letter. We will be happy to review any proposed additions to the landscape plan or modifications to the pedestrian connection to the corner through the building permit submittal. A copy of this letter and the revised design will be placed in the design review file, L97 -0063. It is your responsibility to submit a revision to the building permit to cover these changes. Sincerely,.. 1 v(/" Nora Gierloff Associate Planner Steve Lancaster DCD Director CC: Roger Stange, Benner Stange Associates 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665 r�a+"S3Y;4t:4 tifiardi ``f z. • •u6�' J U . U0. U)11) =; • Jam: • (OL Ili u-Q • • a: • w Z �. I-0: Z w; 12 a 0. Ou) 0 H. w uj • O. z' • Architects Inc December 2, 1998 Ms. Nora Gierloff Department of Community Development City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 RE: Request for Administrative Design Review Shane Co. Direct Diamond Importers 17950 Southcenter Parkway Dear Ms. Gierloff: Attached please find the following: z U 0. 0 UW w =, W o: g _1 u. Q, =', F- w= z i—: . I— o, • A mounted exterior elevation rendering and two reduced copies; w I-; • A mounted color and materials board; 2 D•. • A preliminary floor plan; •U N:. 0 • A sketch showing the Shane Co. location on the site; (31-- • A copy of the previously approved building elevations for this site. x v We are submitting these materials in support of our request for administrative design w z UN i=F'i 0 z review and approval. We feel that this project qualifies for consideration as a minor amendment to the Comprehensive Plan, as our proposed building is similar in many ways to the previously approved building. We have maintained the previous building's maximum height and dominant architectural elements, such as the corner towers, block banding and pier and cornice detailing. We have modified our building to present a more pedestrian scale and a modulated storefront appearance to be consistent with the previous building. We are proposing a somewhat more muted color scheme of grays, beiges and burgundy, though, to maintain the character of a Shane Co. facility. Opaque burgundy fabric awnings will be used as an accent feature throughout the building. Signage will be limited to two building signs on the south and northeast elevations, and one ground sign. These signs are internally illuminated, appearing black in the day and white at night. They are recessed into the EIFS building facade. There will a small amount of landscape and concealed awning lighting. We anticipate that landscaping will exceed the City required minimums and will forward a concept plan to you as soon as it is available. Planters will be constructed at the entry 677 South Colorado Boulevard • Suite 200 • Denver Colorado 80246 • (303) 220 -8900 • (303) 220 -0708 Fax �,cVS'?t4'.N"r�ii+�i�"�.nti1h • s Architects Inc and will be planted for seasonal color. Planting around the building will include the required trees, and substantial shrub planting at the building base. We will add required site furniture and bike racks as we develop the plan. It is our understanding that the Shane z Co. will construct the pedestrian link to the corner, as well, and we would appreciate your comments in this design. w J U: UO N w w;. • w' wo,:. N• om` = mw. 1- O z r: w w; D o; ;o co :0I— ww O. Z. U co, I' O ~' z In summary, we are proposing changes to the previously approved retail building as required to accommodate the needs of the Shane Co. We feel that these design modifications are not only necessary, but also represent significant enhancements over the previously proposed building that will greatly improve the appearance of the Southcenter /South 180`h Street intersection. Thank you for your assistance in this matter. If you have any questions, please do not hesitate to call me at my office number. If I am out of the office, I can be reached on my mobile phone at 303 - 912 -7389. Sincerely, SE ARCHI i% C Timothy St Associate C: Chris Nolte, Western Stone & Metal Corp. Roger Stange, Benner Stange Associates _[tiu�.;.Yd:; « >.:dS;;:iffi�.. November 20, 1998 Mr. Tim Stead ' SEM Architects, Inc. 677 S. Colorado Boulevard, Suite 200 Denver, Colorado 80246 • RE: Parkway SuperCenter - Tukwila, Washington The Shane Company Architect's Project No. 97111 n IVED NOV 2 31998 ..J.alvl ArchiteaS Ilse Dear Tim, We have reviewed and approved your color board and elevations for the Shane Company building at Parkway SuperCenter. We will be responding to your site plan utility questions and clanfy any potentiol civil issues within the next few days. In addition, I noticed you are' using an integral color split face block material on the elevation. We have had some problems sealing these because of the- BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 wet weather: ". ' '.....: Please call me if you have any questions or need any additional information. NNER STANGE ASSOCIATES ARCHIITECTS, P.C. Roger St g cc: M on Frank - MB orthwest Ltd. Rob King - MBK Northwest Ltd. O:/BSAOFFICE /97111 /Letters /1998 /11.20 Letter Tim Stead at SEM 503 670 -0234 FAX 670-0235 bsa@pi-express.com vi Ati:itrx.a iiit ss$ `4144 ,-4e. May 29, 1998 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION To: Roger Stange, Applicant Mason Frank, MBK Northwest King County Assessor, Accounting Division State Department of Ecology, SEPA Division This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approvals. PROJECT BACKGROUND FILE NUMBER: L98 -0014 Design Review ASSOCIATED FILE: E97 -0034 Environmental Review APPLICANT: Roger Stange, Benner Stange Associates REQUEST: Design review approval for construction of four new buildings on the Pavilion Mall and South Lot sites located at the east side of Southcenter Parkway north and south of S. 180th Street. The site and landscape design was approved as part of L97 -0063. LOCATION: 17300 -18000 Southcenter Parkway SEPA DETERMINATION: Revised Mitigated Determination of Non - Significance issued 12/17/97 This notice is to confirm the decision reached by the Planning Commission/Board of Architectural Review at the May 28th public hearing. The Commission voted to approve the design of the proposed buildings based on the findings and conclusions in the staff report dated May 18, 1998. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 s�roumt -t-VME e$,PA; ,gyli�StF,sYA ' �.� z ai:Sa .�[b +i �.4! N;�% tip.4- ,.4,kos.24 :441MtM1.'�a4' x"`.` -stita cg:. • JU UO' (l) • W x! w Oi g • LLQ; d �W. •_: z�.,. z�:, C3;' •i0 -; • 0 H = U( uiz • F= F .O z Notice of Decision Following is the condition of approval: Page 2 1. The Director shall administratively approve the wall and freestanding signs for the Parkway Supercenter. 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 Boulevard; Suite 100; Tukwila; from Monday through Friday, between 8:30 AM and 5:00 PM. The project planner is Nora Gierloff who may be contacted at (206) 431 -3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. The time deadline for filing appeals is June 19th, 21 days from the date of this Notice of Decision. The Planning Commission decision is appealable to the Tukwila City Council. Appeal materials shall contain: 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, and 3. A statement identifying the decision being appealed and the alleged errors in that 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. o: U. U 0:. co vow w= J H; W LL w 0 g'. wQ � �o z w uj • 0'. 0. 0 )- w =• U 0 = u• z:. U N 0 I- z { City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: STAFF CONTACT: NOTIFICATION: FILE NUMBER: ASSOCIATED FILE: APPLICANT: REQUEST: LOCATION: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: RECOMMENDATION: ATTACHMENTS: Prepared May 18, 1998 May 28, 1998 Nora Gierloff, Associate Planner Notice of Application mailed to surrounding properties and posted on site April 6, 1998 Notice of Public Hearing mailed to surrounding properties and posted on site on May 14, 1998 L98 -0014 Design Review E97 -0034 Environmental Review Roger Stange, Benner Stange Associates Design Review approval is required for this proposal for construction of four new buildings on the Pavilion Mall and South Lot sites. The site design was approved as part of L97 -0063. 17300 - 18000 Southcenter Parkway Tukwila Urban Center Approval with conditions A. Applicant's Response to Design Review Criteria B. Building and Landscape Plans C. Materials Board for Claim Jumper (to be presented at hearing) D. Materials Board for Newport Bay (to be presented at hearing) E. Materials Board for Pad Building and Furniture Store (to be presented at hearing) F. SEPA Threshold Determination 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 !,7.w;.:y:r�.r, ♦.0 mw+ne�v....e.r .r...a .... ,.t..w.+....u......._.._....�.. V Staff Report to the L97 -0063 Planning Commission/BAR FINDINGS VICINITY /SITE INFORMATION Parkway Supercenter Project Description. MBK Northwest has applied for design review approval for construction of four new 7,800- 35,000 square foot buildings that will complete the Parkway Supercenter project. The applicant has previously received Board of Architectural Review approval for the remodel of the Parkway Plaza, construction of two pad buildings, construction of a new Act III theater and site changes including parking lot renovations and landscaping. Existing Development, z =Z:. -1 U UO Ill N LL w O, The Pavilion Mall and the current Sport Mart location will be demolished and the remaining buildings will be retained and remodeled. Two new pad buildings that will • a, contain a Stanford's restaurant and a Sprint PCS store and a new Act III Theater were w a approved previously. The South Lot is currently vacant. • w Surrounding Land Use. - p z The site is on the east side of Southcenter Parkway north and south of 180th Street. Across Southcenter Parkway to the west is the Levitz showroom, NW Furniture Mart and o: vacant parcels. 0 w` o I: Topography. = W' U' O. z U- Some existing street trees will be retained and supplemented by new landscaping z according to the landscape plan. Most existing parking lot landscaping will be removed and new landscaped islands will be installed. Vegetation around the existing watercourse on the South Lot site will be removed and replacement trees will be installed in the new water quality feature according to the table in the Tree Ordinance. The existing cedar hedge along the east edge of the South Lot will be replaced to provide more visibility into the adjacent retail site. Access. The site is generally flat. Vegetation, Access to the site is from Southcenter Parkway and 180th Street. DECISION CRITERIA This project is subject to BAR design approval under TMC 18.60.030 due to its location in the TUC zone and the size of the buildings. Page 2 .:i� x'J. �: t �'!.:'- �2 rotiV a, :.;7`t +ii:�utifi•t5�i� +s`nl aL:li;si. `�ta'3k�..'�:ti iA u:�ci:'✓,:�s`�Y• i= .9.. .v,f3 0. ce t's.i NS5� "��'"uiY" ff"Y.'Le7' Staff Report to the L97 -0063 Planning Commission/BAR Parkway Supercenter In the following discussion the Board of Architectural Review criteria are shown below in bold, followed by staffs comments. For the applicant's response to the criteria see Attachment A. 18.60.050 General Review Criteria (1) Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. of 2 0 00 0)0 = . W J �. N LL w 0 The site design was approved previously by the BAR. The landscaping adjacent to the g LL Q. buildings, along the east edge of the South Lot and the design of the pedestrian entry at to d. the NE corner of Southcenter Parkway and S. 180th Street have been refined for this _ submittal. z I— 0 , z 1-. w Lil (2) Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; 0 . N, 'O b. Appropriate landscape transition to adjoining properties should be provided; 0 w w'. = U' .Z V u) 0 Z c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. All new street trees will match the Tukwila Street Tree Plan to further the City's goal of a consistent streetscape. The loading area at the furniture store has been separated from pedestrian circulation. Frontal improvements will be required on the South Lot including dedication of additional right -of -way and construction of a sidewalk along Southcenter Parkway. The frontal improvements are not accurately shown on the design review drawings, but they are a SEPA condition and must be reflected on the building permit drawings. Driveway location and width for all driveways was coordinated with Public Works during the review and revision process. (3) Landscape and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; Page 3 Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible wills the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. g• The existing Class 3 watercourse on the South Lot will be relocated to a new water quality feature along 180th Street that will provide a larger habitat and water treatment area. This plan has been approved by the City's environmentalist and meets the regulations in the Sensitive Areas Ordinance. The trees adjacent to the watercourse that will be removed as part of the relocation will be replaced according to the table in the Tree Ordinance. Wheel stops and a decorative fence around the water quality feature will protect plantings from being struck by cars and pedestrians from falling in. The South Lot site has a thick cedar hedge along its south and east edges. To allow greater visibility on and off the site the portion along the east property line from 180th around the furniture store will be replaced with new landscaping per a condition of the previous BAR approval. The remainder of the hedge along the south edge of the site will be thinned. (4) Building Design. a. Architectural style is not restricted, evaluation: of a project should be based on quality of its design and relationship to its surroundings; b Buildings should be appropriate scale and in harmony wills permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; f Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. g. The Claim Jumper restaurant has an old western theme with natural stained wood siding, river rock walls and chimneys, dark green awnings and dark green and rust accent colors. Page 4 _,._ .,. ...�...,,.,..�, <u�„�,�w.cxr�a,, cab,• r�r:+ c', �a�a�wr ,x�+...,...,.r��,,,e�ta„s.: z w2. re 6 D JU 00 N 0 W -J u_ wQQ 0' LL Q. = W z�' I- O z 2 D. U� 0 I- ww I- 0; ~O .z w U =. .O~ z dyA� Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter The Newport Bay restaurant has a nautical theme with gray wood siding, a blue standing seam metal roof, teal awnings, and red gooseneck lamps. Both restaurants have outdoor seating areas, divided light windows and integral trash enclosure areas. The furniture store is beige stucco with a darker base color and a lighter beige cornice, and dark green awnings over display windows. There are entrances facing both Southcenter Parkway and South 180th Street accented by entry towers and signage. The last pad building is close in design to the main Supercenter building with an arcade and reveal designs on a stucco facade. It has two tower features on the southwest and northeast corners of the building. (5) Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale; b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. The freestanding signage and the wall signs for Phase One of the project have not been included in this submittal. Bicycle racks have been provided throughout the site. CONCLUSIONS 1. Relationship of Structure to Site Traffic flow, pedestrian access and circulation on the site work well and were approved as part of the previous design review. 2. Relationship of Structure and Site to Adjoining Area The restaurant and pad buildings work to create a "gateway" to the center and enclose a pedestrian entrance on the corner of Southcenter Parkway and South 180th Street. Frontal improvements will be required along the west edge of the South Lot according to the SEPA determination. 3. Landscape and Site Treatment The proposed landscape plan provides an attractive streetscape, breaks up the parking lot into smaller sections, softens the edges of the pad buildings and was approved as part of the previous design review. The South Lot site has a thick cedar hedge along its south and east edges. The portion of the hedge along the east property line from 180th around the furniture store will be removed and replaced with new landscaping to allow visibility to the adjacent site. The remainder of the hedge along the south edge of the site will be thinned. .57;i +r:i ::�;�'�f' <.i:3n�ir F'rv: =Sf.�L tiA'Y. �.��"1Td'n "i'.�}i5'`.:.�Id.' Page 5 `:.4,4,-+a Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter The relocation of the Class 3 watercourse on the South Lot has been approved by the City's environmentalist and meets the regulations in the Sensitive Areas Ordinance. The trees adjacent to the watercourse that will be removed as part of the relocation will be replaced according to the table in the Tree Ordinance. 4. Building Design Three of the proposed buildings have window awnings in various shades of green which help to unify the development. The two restaurants are well detailed and provide pedestrian scale adjacent to the street. The pad building reflects the design of the larger Supercenter building. The furniture store has entries facing both Southcenter Parkway and 180th Street, and breaks up the long wall planes with awning covered display windows. The blank south and east facades will be screened with holly and privet shrubs to replace the cedar hedge that will be removed. 5. Miscellaneous Structures and Street Furniture The freestanding signage has not been included in this submittal. As this project will have had two BAR hearings, the Board may want to allow the signage to be approved administratively. The proposed new light fixtures should enhance the safety of the site. RECOMMENDATIONS Staff recommends approval of the building designs with the following conditions: 1. The Director shall administratively approve the wall and freestanding signs for the Parkway Supercenter. v 'x` }i'i• .`.{', & 1 Witi4 ' }P%A:'.inlrits4;4, ,iiA' *.VA "`lv` tit. Gk2+5',I;ASitkf&:i4'Via 1- 44∎11;4!iSi iitiziirr 'ti4i Nilkn.+�i PARKWAY SUPERCENTER PHASE II TUKWILA, WASHINGTON DESIGN REVIEW GUIDELINES A. Relationship of Structure to Site The Parkway SuperCenter Phase II project includes the addition of four buildings located within the building pad areas previously submitted and approved under the initial Design Review approval for the Parkway Site Design. All four buildings are located at the intersection of Southcenter Parkways and South 180`h and include two (2) retail buildings and two (2) restaurants. The layout and organization of the buildings does not modify the circulation and parking layout previously approved. In addition, landscaping will be as previously designed and approved. The landscape treatment will link the pedestrian system with the public sidewalk to create multiple opportunities for pedestrian connections. All customer parking is as proposed within the initial design review. The existing height and scale of all structures are consistent with Phase I, and create a variation in mass and individuality of design for each tenant The design concept, as indicated by the attached elevations, contains details, material changes, and color accents at all pedestrian areas, achieving an architectural design which both enhances tenant individuality and visually bonds the Parkway SuperCenter into a consistent project. B. Relationship of Structure and Site to Adjoining Area The conceptual design creates individual buildings utilizing a variety of textures, color, and design character while visually unifying the-Parkway SuperCenter project. Mass of the buildings, scale, and the character of the project is consistent with Phase I and other commercial projects in the area. The development of the Parkway SuperCenter Phase II project will reduce total building area and improve the parking ratio previously proposed within Phase I. The Parkway SuperCenter Phase II will link all pedestrian systems through a network of plazas and sidewalks connecting all buildings with the public sidewalk system Landscape and Site Treatment Landscaping will be as previously approved under the Phase I Design Review approval. The site lighting. for the Parkway SuperCenter Phase II project will reuse the existing Phase I approved lighting plan. Lighting along property lines will be shielded to avoid light spill onto adjoining properties. ._ ?,.. ` :i'1 ;24:i; r 4'•: (:i;.',: ?'z:� a i..,.. 4. �.in,^:;,.K:.;i� ::r t l? 1;�r.V x 1 a %'1 +)t:n+7y3.' � .�ih $ sffi i 5:�6k lV ' .+�i X:9lfiiC� ' V+.a`ki4:: 4 ,11. aa* .at*, ki' si' '410'4 ,taAsVci -iN. ATTACHMENT A Z HZ re w. QQ� JU 00. CO a W =. J H Nw w 0, 2 g1 (o = d: w z� z ui 2o 0 I-' w w. U. Z ST w O~ Z Parkway SuperCenter Phase II Tukwila, Washington Design Review March 17, 1998 page 2 C. Building Design The building design for the Parkway SuperCenter Phase II project is based on creating individual tenant identity while maintaining an architectural consistency throughout the entire project. Colors proposed will strengthen the concept of individuality and continuity by featuring major tenant entries while linking them through color and mass with the remainder of the project. All the mechanical equipment will be screened from view, as it currently exists throughout the center. D. Miscellaneous Structures and Street Furniture Street furniture will be located through out the project as approved in the original Phase I Design Review approval. DESIGN REVIEW POLICIES A. All. Commercial Areas The Parkway SuperCenter Phase II project includes the addition of four (4) buildings on building pads previously approved under Phase I Design Review. Total building area for Phase II has been reduced and additional parking has been provided to improve the overall parking ratio of both Phase I and Phase II. Landscaping will be as approved under Phase I D. Tukwila Urban Center (TUC) Zone The addition of Phase II for the Parkway SuperCenter project will improve the parking ratio for the entire project and will establish the corner of the site at 180th and Southcenter Parkway. The development of Phase II will add additional uses and pedestrian vitality to the entire Parkway SuperCenter project. Each tenant will feature an individual design and identity and will add to the architectural interest of the project. The Parkway SuperCenter Phase II is consistent in scale and mass with Phase I and will complete the development of the Parkway SuperCenter Project. SIGNAGE DESIGN Parkway SuperCenter Phase II will utilize the existing pylon sign located at the corner of 180th and Southcenter Parkway. Additional pylon and /or monument signs will be added as allowed by code at individual tenant buildings. Individual tenant signs will be located within the sign band canopy area and will be channel -type individual letters with metal returns. These signs will be submitted as individual tenants modify or submit new signage \\ SERVER\ BSAOFFICE \97111\letters \1998\Phasc II Design Review.doc ?t!v.rtcit,. ✓ 'n'fid Yr:Sii� il�: & 'a�iY.ilfC+'Iri6S ilisakx141 ,.,k 1t' tb`wi. "''tiS1?A 6 G:'�3tm`.a"ntd''. t".44'. Y1r` i1? ii* �S�si�id{.xtnt� CITY OF TUKWILA REVISED MITIGATED DETERiMINATION OF NONSIGNIFICANCE (MDNS) DESCRIPTION OF PROPOSAL: DEMOLITION AND REMODEL OF PARKWAY PLAZA PROPONENT: MBK NORTHWEST LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:. ADDRESS: 173.00 SOUTIICENTER PY PARCEL NO: 262304 -9079 SEC/TWN/RNG: LEAD AGENCY: CITY OF TUKWILA FILE NO: E97 -0034 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. The conditions to this SEPA Determination are attached. They have been revised to respond to comments received during the continent period. This DNS is issued under 197 -11 -340 (2f). Steve Lancaster, Responsible Official City of Tukwila, (206) 431-3680 6300 Southcenter Boulevard Tukwila, WA 98188 Date Copies of the procedures for SEPA appeals are available with the Department of Community Development. ATTACHMENT F :1rxGkt...a ICAMt o. n"+ Cliaa i.tfig'x?rigrssM. -. AIM-', 1i.W�naeia.'fiYi'il'tik4':i`iA iS ['z`i5 +.Y ta:1, S VPM • z 1•••• w • 00 fA w w =; • N � w 0; u. Q • a w. z t— UO N ;0 1-1 • w w'. U. p: • ui Z U.= ' z • A F F I D A V I T O F D I S T R I B U T I O N i$// hereby declare that: llkotice of Public Hearing 0 Notice of Public Meeting Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet O Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit 0 Determination of Non - significance 0 Mitigated Determination of Nonsignificance LI Determination of Significance and Scoping Notice fl Notice of Action 0 Official Notice Other Other was mailed to each of the following addresses on S iced Name of Pro ject 4j File Number L / 7 -Om CJ / , c 9 8 - 3 0 Signature 4kN a:;.czie:ix1 +:5.4aJia'. -% *` stir* .``aY4.� atJ CITY OF TUKWILA NOTICE OF PUBLIC HEARING MBK Northwest has filed applications for Phase 11 of the redevelopment of the Parkway Plaza and South Lot sites located at the east side of Southcenter Parkway north and south of S. 180th Street. The application includes construction of four new buildings with their associated landscaping. The rest of the project received design review approval under L97 -0063 in January. Permits applied for include: Design Review Other known required permits include: Building Permits Fisheries HPA Permit Study required with the application: Phase 1 Environmental Site Assessment An environmental checklist has been submitted with the studies identified above. The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L98 -0014 Design Review L97 -0063 Design Review E97 -0034 SEPA Environmental Review You are invited to comment on the project at the public hearing before the Board of Architectural Review, scheduled for May 28, 1998 at 7:00 p.m. The hearing will be held in the City Council Chambers at City Hall. The hearing is subject to change. You may confirm the time and date by calling Nora Gierloff at the Department of Community Development at (206) 433 -7141. For further information on this proposal, contact Nora Gierloff at (206) 433 -7141 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 3/19/98 Notice of Completeness Issued: 3/27/98 Notice of Application Issued: 4/6/98 Notice of Hearing Issued: 5/14/98 Ai"4- ;' NigantZ rtv Uir 4 ` ".. `y ? . ' inn- '_ P° • vi,"kl faia. lk. ffF 1 WH ghni r Q w 0 z 0 v th U W cc .1.1.41.1 .1441.1.41.41.1.1.41.1.1.1.414. 1 ddjl44444 44444.1 IX h 5 W g3 . tuuca- giq ib did add d 3 C ii /Q.§ e1D w - * Q • LU X$ kIf11111111 IwIr��WY�I.1i/,1 `� Nora Gierloff BENNER City of Tukwila STANGE Department of Community Development ASSOCIATES 6300 Southcenter Blvd ARCHITECTS, P.C. Tukwila, WA 98188 IIII PARKWAY SUPERCENTER— PHASE II DESIGN REVIEW TUKWILA, WASHINGTON No L98 -0014. RESUBMITTAL COMMENTS RESPONSES May 5, 1998 The enclosed package is in response to your letter dated April 29, 1998, concerning items that need to be responded to prior to the Architectural Review Board Meeting on May 28, 1998. The design of the plaza at the corner of Southcenter Parkway and 180th Street is rather skimpy, consisting mainly ofa 6foot wide sidewalk, and does not relate to the overall theme of the Supercenter The sidewalk should be at least 8 feet wide and a larger connection should be made to the comer. Response: The proposed plaza area has been modified as requested. See attached site plan.:.: The additional right-of -way along.57th Avenue South required as part of the SEPA determination will need to be dedicated and frontal improvements constructed as part of this project. This is not fully reflected on the drawings. Response: • • We have modified the south parcel to both respond to this and.to reflect the current improvements submitted by•Barghausen Engineers. See attached site plan. • The drawings of the Ethan Allen facades are confusing because the rectangular background has the same shading' as the building walls.: Is there any way to differentiate the building from the background? Response: The Ethan Allen facade has been modified. See attached revised elevations. 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 503 670 -0234 FAX 670 -0235 bsa @pi- express.com Parkway SuperCenter — Phase Tukwila, Washington Plan Check No. L98 -0014 Resubmittal Comments and Responses May 5, 1998 Page 2 Signs 1. Please provide drawings showing the design and location of all freestanding signs proposed for the SuperCenter complex. You are showing a sign on the South Lot, however both of those businesses already have two wall signs so they are not eligible for listing on the freestanding sign. Response: Signage will be submitted separately for the entire center at one time in order to have a complete package of what we are proposing. If the project is over signed, we will either eliminate signs or appeal the signage code at that time. The proposed signage on Ethan Allen furniture store does not meet Tukwila's sign code. Only two wall signs are allowed and the awning logos also count as signs. Please revise to be conforming. Response: This signage has been revised. See attached revised elevations. Landscape Provide a landscape plan to show how the cedar hedge along the south and east edges of the South Lot will be thinned and replaced. The south and east walls of the furniture store are nearly blank and will need to be well screened from the neighboring properties. Please see attached revised landscape drawings. Provide: a color and material board. I will not be able to address these items in my staff report ifI don't see them ahead of time. Response: See attached color and material boards. If 'ou need any additional information or have any further questions, please feel free to call me. erely, NER STANG SSOCIATES ARCHTrECTS, P.C. enclosures O: \BSAOFFICE \97111 \letters \1998 \Plan Check Resubmittal Comment Responses -- Phase Il.doc ti City of Tukwila John W. Rants, Mayor April 29, 1998 Department of Community Development Steve Lancaster, Director Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 RE: Parkway Supercenter Phase II Design Review L98 -0014 Dear Mr. Stange: Here are my comments on your resubmittal of April 15th. I did not receive the landscape plan and several of the items from my previous letter have not been addressed. Your next submittal will need to address all of the issues in order to maintain the public hearing date before the Board of Architectural Review on May 28, 1998. Site Plan 1. The design of the plaza at the corner of Southcenter Parkway and 180th Street is rather skimpy, consisting mainly of a 6 foot wide sidewalk, and does not relate to the overall theme of the Supercenter. The sidewalk should be at least 8 feet wide and a larger connection should be made to the corner. 2 The additional right -of -way along 57th Avenue South required as part of the SEPA determination will need to be dedicated and frontal improvements constructed as part of this project. This is not fully reflected on the drawings. Facades 1. The drawings of the Ethan Allen facades are confusing because the rectangular background has the same shading as the building walls. Is there any way to differentiate the building from the background? Signs 1. Please provide drawings showing the design and location of all freestanding signs proposed for the Supercenter complex. You are showing a sign on the South Lot, however both of those businesses already have two wall signs so they are not eligible for listing on the freestanding sign. 6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 .:;t�'�� .�s.•:'t,:i %J.�,?!atsi,7.+. �trtA:,�T xut; =a�»�;:i;�L�iNa'x. r�"r.]S7:u`.168t 4.4tr.Y4411ii'' f! -�'" '# '64 ' `Sa 1i +� "`y"•R `r;`Y:�yi ;v` '.. Iranq 2. The proposed signage on the Ethan Allen furniture store does not meet Tukwila's sign code. Only two wall signs are allowed and the awning logos also count as signs. Please revise to be conforming. Landscape 1. Provide a landscape plan to show how the cedar hedge along the south and east edges of the South Lot will be thinned and replaced. The south and east walls of the furniture store are nearly blank and will need to be well screened from the neighboring properties. Other 1. Provide a color and material board. I will not be able to address these items in my staff report if I don't see them ahead of time. You will need to resubmit 10 copies of drawings showing the above items by May 1 lth. If you have any questions please call me at (206) 433 -7141. Sincere /4.- /4 Nora Gierloff Associate Planner CC: Joanna Spencer, Associate Engineer Nick Olivas, Assistant Fire Chief w i . • U O • w; w= • J f-. w01, u. • =0 :. f- w z1.-! -z 0 H; w • • ui . 0 • MEMORANDUM Nora Gierloff, City of Tukwila FROM: Roger Stange SUBJECT: _ Parkway SuperCenter Tukwila, Washington Architect's Project No. 97111 April 14,1998 BENNER STANGE ASSOCIATES ARCHITECTS, P.C. RECEIVED CITY OF TUKWILA APR 1.5 1998 PERMIT CENTER 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035. Enclosed are five 1(5) copies of the revised Phase II site plan and building elevations of the two (2) retail buildings, Newport Bay and Claim Jumpers. We will follow up with Landscaping Plans tomorrow or Thursday (4 /16/98) and will hold the color boards until the meeting in May 503 670 -0234 FAX 670 -0235 bsa@pi- eess.com t :c.ti. £ I? '4'F?:9 %:,...,°.r,.�2r,;^�nr r • t1Laa 4' •.• .. A F F I D A V I T O F DISTRIBUTION Weii&9 Shull Notice of Public Hearing LI Notice of Public Meeting n Board of Adjustment Agenda Packet Board of Appeals Agenda Packet Planning Commission Agenda Packet D Short Subdivision Agenda Packet hereby declare that: O Determination of Non - significance 0 Mitigated Determination of Nonsignificance ODetermination of Significance and Scoping Notice ❑ Notice of Action fl Official Notice Other 1 Notice of Application for LI Other Shoreline Management Permit Q Shoreline Management Permit was mailed to each of the following addresses on 14/4l� 16 . cz,taehe.1.2 Name, of Project File Number L Lel -OOlL ignature rn7 :'rSC'AY'(4rN:1.�n1� t* xS z:•:nF..g y4lale td.slwiarS!�A�c �p�c :t5' d :7� c1 i fat G h?btY c d? t,? S�ytr nl4s3P. Gilr i CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION MBK Northwest has filed an application for Phase II of the redevelopment of the Pavilion Mall and South Lot site located at the east side of Southcenter Parkway north and south of S. 180th Street. This application includes four pad buildings with their associated landscaping. The larger site issues and other buildings received BAR approval under L97 -0063. Permits applied for include: Design Review Other known required permits include: Building Permit An environmental checklist was submitted with the previous design review application. i.ES:AVAILABLE FOR PUBLICREVIEW.;` The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L98 -0014 Design Review L97 -0063 Design Review E97 -0034 SEPA Environmental Review PORTUNITY F. RPl! LIC COMME Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., April 20th, 1998. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for May 28th. To confirm this date call the Department of Community Development at 431 -3670. You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. The design review decision is appealable to the Tukwila City Council. For further information on this proposal, contact Nora Gierloff at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 3/19/98 Notice of Completeness Issued: 3/27/98 Notice of Application Issued: 4/6/98 ;Msrtl';.N 0. :bb?Fh?.'.W!FM�?�lii[rNS^un„�y, 047/0/1e G/ 6 PC4 `• G t%O a) ; 4444444.14444444. 44444444444444444• W Q ............... •••• ,e 333U111 MOit tr.;c:: e d .l•kLL14d.kk1444.1•I4 <Idddd•I4• IX 441444444 444444444•• Ri- liSta 11^" 11 CC La I gfl m ge egg !? g 1 d1 W 11111.11 :L1111 IZ g 4 1 1 1 1 1 1 1 1 — ts^ \ H 0 CC z Z W 0 W V, CC < r' z 1.0 so .$1A.-31Mtetin 8 0 O 0\1 ILA, /,/, 3� t , 790E �C..LCG' 1— ` %�t c d%e`% fFVS�i'" r_- City of Tukwila John W. Rants, Mayor March 27, 1998 Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 RE: Parkway Supercenter L98 -0014 Dear Mr. Stange: Your application for design review of the Parkway Supercenter pad sites located at 17300 Southcenter Parkway has been found to be complete on March 27, 1998 for the purposes of meeting state mandated time requirements. The project has been tentatively scheduled for a public hearing before the Board of Architectural Review on May 28, 1998. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You may reuse the notice sign from the previous design review process but it must be updated with the new project number and description. Please give me a call when the sign is ready so that I can post the notice of application and start the public comment period. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. We are working with a short review time, so I am going to include my substantive comments to date in this letter. I aim to have the complete list of comments from other departments to you by April 6th. Site Plan 1. Provide a detailed design for the plaza at the corner of Southcenter Parkway and 180th Street including landscaping and paving details. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 -,b s,.. :A; C:1 jaiAFT. .` '+6T.". '. 3M).4 us. kAq* ;. gr sass z H Z. re 6 -J C.) () O. CO w' J I' �_ w. w O: a. CD =d I- III Z 1- O' z� w U• °. en :O CI I- 11.1 1w � U wt Cu z:. H I- O z 2. Revise the site plan to show the additional right -of -way dedication along 57th Avenue South required as part of the SEPA determination. Facades 1. Provide a drawing of the east elevation of the proposed furniture store on the South Lot. Signs Please provide drawings showing the design and location of all freestanding signs proposed for the Supercenter complex. 2. The proposed signage on the Claim Jumpers and Newport Bay restaurants does not meet Tukwila's sign code. Please revise it to be conforming. Landscape 1. Provide a landscape plan to show how the cedar hedge along the south and east edges of the South Lot will be thinned and replaced.. Other 1. Label which direction the various Claim Jumper elevations will face. 2. Provide a color and material board. If you have any questions please call me at (206) 433 -7141. Sincerel Nora Gierloff Associate Planner CC: Joanna Spencer, Associate Engineer Nick Olivas, Assistant Fire Chief axt 5i tn .Yrb h. . i0P..Vattig.:i :K k;,Sr P.Gt ITdr March 17, 1998 Ms. Nora Gierloff City of Tukwila Department of Comunity Development 6300 Southcenter Blvd. Tukwila, WA 98188 Design Review Package Parkway SuperCenter Phase II Tukwila, Washington Architect's Project No. 97111 Dear Nora: BENNER STANGE ASSOCIATES ARCHITECTS, P.C. Enclosed are five (5) copies of the Phase II submittal for Design Review at the Parkway SuperCenter project. This submittal includes all of the remaining building sites available and follows the previously designed and approved site plan for the entire center. As we discussed, many of the items required in the submittal have already been covered in Phase I of the project, therefore we are including the following Design Review checklist items in this package: 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 Application for the Phase II portion of the project. Benner Stange Associates Architects, P.C. check to the City of Tukwila for $900.00. One (1) copy of the Design Review Guidelines and Design Review Policy. Two sets of mailing labels for property owner within 500 feet. Five (5) copies of site plan, vicinity plan and surrounding area map. Five (5) copies of building elevations for Newport Bay. Five (5) copies of building elevations for the 10,000 s.f. retail building. Five (5) copies of building elevations for the Claim Jumper. Five (5) copies of building elevations for the 25,000 s.f furniture tenant. 10: One (1) 8 ih x 11" copy of each of the above. We will submit the color boards and color schedule at a later date and would like to schedule for Design Review as soon as possible. Please call me after you receive and review this package. incerely, BENNER STANGE -; SSOCIATES ARCHITECTS, P.C. Roger. W. RWS :ma\ enclosures O: \97111 \letters \1998 \03 -17 Gierloff.doc 503 670 -0234 FAX 670.0235. bsa @pi- express.com PARKWAY SUPERCENTER PHASE II TUKWILA, WASHINGTON DESIGN REVIEW GUIDELINES A. Relationship of Structure to Site The Parkway SuperCenter Phase II project includes the addition of four buildings located within the building pad areas previously submitted and approved under the initial Design Review approval for the Parkway Site Design. All four buildings are located at the intersection of Southcenter Parkways and South 1806 and include two (2) retail buildings and two (2) restaurants. The layout and organization of the buildings does not modify the circulation and parking layout previously approved. In addition, landscaping will be as previously designed and approved. The landscape treatment will link the pedestrian system with the public sidewalk to create multiple opportunities for pedestrian connections. All customer parking is as proposed within the initial design review. The existing height and scale of all structures are consistent with Phase I, and create a variation in mass and individuality of design for each tenant The design concept, as indicated by the attached elevations, contains details, material changes, and color accents at all pedestrian areas, achieving an architectural design which both enhances tenant individuality and visually bonds the Parkway SuperCenter into a consistent project. B. Relationship of Structure and Site to Adjoining Area The conceptual design creates individual buildings utilizing a variety of textures, color, and design character while visually unifying the Parkway SuperCenter project. Mass of the buildings, scale, and the character of the project is consistent with Phase I and other commercial projects in the area. The development of the Parkway SuperCenter Phase II project will reduce total building area and improve the parking ratio previously proposed within Phase I. The Parkway SuperCenter Phase II will link all pedestrian systems through a network of plazas and sidewalks connecting all buildings with the public sidewalk system Landscape and Site Treatment Landscaping will be as previously approved under the Phase I Design Review approval. The site lighting for the Parkway SuperCenter Phase II project will reuse the existing Phase I approved lighting plan. Lighting along property lines will be shielded to avoid light spill onto adjoining properties. Parkway SuperCenter Phase II Tukwila, Washington Design Review March 17, 1998 page 2 C. Building Design The building design for the Parkway SuperCenter Phase II project is based on creating individual tenant identity while maintaining an architectural consistency throughout the entire project. Colors proposed will strengthen the concept of individuality and continuity by featuring major tenant entries while linking them through color and mass with the remainder of the project. All the mechanical equipment will be screened from view, as it currently exists throughout the center. D. Miscellaneous Structures and Street Furniture Street furniture will be located through out the project as approved in the original Phase I Design Review approval. DESIGN REVIEW POLICIES A. All Commercial Areas The Parkway SuperCenter Phase II project includes the addition of four (4) buildings on building pads previously approved under Phase I Design Review. Total building area for Phase II has been reduced and additional parking has been provided to improve the overall parking ratio of both Phase I and Phase II. Landscaping will be as approved under Phase I D. Tukwila Urban Center (TUC) Zone The addition of Phase II for the Parkway SuperCenter project will improve the parking ratio for the entire project and will establish the corner of the site at 180th and Southcenter Parkway. The development of Phase II will add additional uses and pedestrian vitality to the entire Parkway SuperCenter project. Each tenant will feature an individual design and identity and will add to the architectural interest of the project. The Parkway SuperCenter Phase II is consistent in scale and mass with Phase I and will complete the development of the Parkway SuperCenter Project. SIGNAGE DESIGN Parkway SuperCenter Phase II will utilize the existing pylon sign located at the corner of 180`h and Southcenter Parkway. Additional pylon and /or monument signs will be added as allowed by code at individual tenant buildings. Individual tenant signs will be located within the sign band canopy area and will be channel -type individual letters with metal returns. These signs will be submitted as individual tenants modify or submit new signage \ \SERVER\BSAOFFICE \97111 \letters \1998\Phase II Design Review.doc 3:fi4<✓t ,a- 4{,Vrr,t'1;t;<i%:',- I41.(4.?3114Wu 144 CITY Or`TUKWILA Department of Community Development 6300 Southcenter Bouleiard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW (P -DR) APPLICATION FORSTAFF;USE, -ONLY Iann File Numh ;Receipt Numb Projecti =ile Application.. Complete pplicatiGn °ncomplete (Date :SEPA`File 'Shoreline File . . I. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: Parkway SuperCenter Phase II 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.) Southcenter Parkway and South 180th St. Quarter: Section: Township: Range: (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: %ter W. Stan • e ADDRESS: Liner Stan •e Associates Architects, P.C. 5000 SW Meadows PHONE: VP'- Oswego, OR/97035 503 670 -0234 SIGNATURE: IFIFTILE 441A4.11 ffh.'d•KiR ..v. f+N.MR +^+!ry`N..R. R. ml,VAM ... DATE: 1S3M171.17110 N--)1 -El 'tTeTAj NOL�JNIII$d,N'vii. m1.1. ELL1N3Od3df1S AYM 18!Vd WEST ELEVATION Z 0 w 2 to a NORTH ELEVATION jihiillgi !OI t, ! 1111111111111 N11111111 111111111111 rbmmmmrnmmmm ®® IiiIIII�hqhhjji irpl S�i1h111:1{hill,nd111 1111111111111:' mmmmmrgmmm ®mm® �;... ,,. h.a.. t t•� •'h, rk; irb'i:t, -:. A ?.`riii:. ...�.�......�; »: *iza5;.r vii' iti; c.' �:; f: �o.'zizii�.:.;�erS' �',at'l�a! C•. �+ 5" isiS�ivza .ia,i�itii`zo-:+.'`r`�s,h �Y•Y::':.afi�.i.5.x"%c.. 3 . ?%Y+l+i.t�ii�"LS7siry..:ti.Zk, EAST ELEVATION 6 > w J w 0< coa ••■••1•5 Marl•••••1.11 0•1•••••••••1111.1111 • 0 Ft:RUIVIIY NOIONIHEIVM LIGIN301:131:1GS AVMMEIVd INV8r1V.I.S3G AVG .1.110dM3N -"s 0100 •...tr,2,3 t••■ ,04,1 ••(' 6 4• . I L. ia v38Olq 4; qggi p I?: 01_ IVY 11111 _au az '; ■ 0- 0- z 0 0 1 11-7.1 I t I us g 1 1_1 ft-1 ul or•OP SOMA 1 .1I4 Or rrrnr tor era .11, DAV 'V or. Dor 7•31o1,7,,,,,ftrc IN, ktnems1=7 Avrtitm$ pftvrovslver s.r11/11,7M2f#KA2pltfirs31,Tr.,tAttIMMKTES,MMLSSn, ar..1111.4.11 0.111.11E1111/ NOIDNIMIVM 'runoiru. EMIN301:13dfIS AVMNIDid INVI:111VIS3E1 AVEI .1.1:10dM3N 'ris V.C.01s UHM 0p4 q.r jj 6 • - (:)00C)U0C) ... IL _25 Ci"s? rft 111 o a • 0 0 0 • 4.7P1.14/.11A . ■11,:{11 re, yr It .1oll 1.111 ea. , '.,`14e't.;•A 44v alVatifg. 14• : 6 -J (.) • (.) 0 4 CO CY CO . 0 g u. • a- I— =al Z C) Z LU ju. 2 D. • co' O I- 11.1 • •,, 1—▪ `-' Li. r"I — 0 ! • z • co: o z COLOR - MATERIAL SCHEDULE Ha ' iii n W WW6i -° �%1 Waz�a�e ; + ;i • wa�'= 11;111 Am() LL 0 0. 1 S�88VJNP OJOHd Lwp 9 .LNVdnvtsaa aadwnr wivio IGHT ELEVATION n P. TYPICAL ORE CART ARTIFACT 5 EAR ELEVATION 1 s i{. J✓r ti !S 424:s0 l�ftl • r atTbtv+v �1t z HW 6 UO. N W = 0) u_. W O. g J_ u. Q; WT Z Z O!—. • uj 0 O— O H: = W, IU u_Z iui U =. O z 5 -17 -1998 5 : 1 .PM ,FROM GREENWORKS, P. C. 1 503 222 2283 LEGEND MAIN ENTRY ACCENT' TREES (2" cal.) Jacquemonti Birch - Betula jacquemontil - STREET TREE'S (2" cal.) `=Red Oak - i)uerous rubra Flame Ash - Fraxlnus oxycarpa 'Flame' SITE ACCENT TREES (2" cal.) Kobus Magnolia - Magnolia kobus Japanese Maple - Acer palmstum P. 1 „ - PARKING LOT TREES (2" cal.) Marshall Ash - Fraxlnus pennsylvanloa 'Marshall' Village Green Zelkova - Zelkovs serrate 'Village Green' DRIVE AISLE ACCENT TREES .(2 "• cal.) Crimson Sentry Maple - Acer platanoldes 'Crimson Sentry' Purple Beech - Fagus sylvatloa 'Dewyok Purple' PAD ACCENT TREES (1 -1/2" cal.) Bloodgood Maple - Acer platanus 'Bloodgood' Japanese Snowball - Styrax japonlous - SITE SCREEN HEDGE (15 -18" cont.) Japanese Holly - Hex orenata 'Convexa' Japanese Privet - Llgustrum japonlcum 'Texanum' • •.• • • - ._.y. • • • : • n .;,; �mti• M�: r�V'. isif :;a�rr'�kcv� ?::kire��ie:,"' -. DRIVE AISLE ACCENT PLANTING (3 -4' cont) Emerald Arborvitae - Thuja occldentalis 'Smaragd' - FOUNDATION PLANTING (2 gal. cont.) WInteroreeper - Euonymus fortune) 'Ivory Jade' David Viburnum - Viburnum Davidll Rhododendron - Rhododendron app. ACCENT SHRUBS (2 gal. cont.) • Doubleflle Viburnum - Viburnum p. t. 'Mariesil' Rhododendron - Rhododendron app. Red Barberry - Berberis thunbergll 8. 'Rose Glow' LOW COLORFUL PLANTING (2 gal. cont.) Flame Grass - Mlscanthus sinensls purpurescens Crimson Pygmy Barberry - Berberls t. 'Crimson Pygmy', Annual Color - In Season - GROUNDCOVER (4" cont.) Kinniklnnik - Arctostaphyllos uva -ursl 'Vancouver Jade' i°" Bearberry Cotoneaster - Cotoneaster d. 'Coral Beauty' SEEDED LAWN FYIQTI1‘1C4 TRFFC TC) RFMAIN - "eViF. + ' tti sti iSai a'V ...kte, •.204 File: mm Drawing# 1 a rt� .v'i�i?aaL..i:,.,,i:u.L•'u:tiv: ..x .>.,.,.s;kt, ;lh',;.t:"rLx;"f'o+,.. tt1�... ..y,i.4,c'J veil earx ..T`.JI..s:BN'.'�.''[.aiiith'7a .L`ti »f�+n,r.Y ?};,u';+•,; .7kw. f. !'::.tkc:. File: NI NMI I■111 • ■ VERTICAL WOOD , ASPHALT SHINGLE AUDI , • • • • DINING • • W000 SASH WINDOWS (-4 PT-10 )1( KITCHEN • .1 • • ; "."...,"%keo,•!.II';';'-'' I • ' . • It PERMIT,. : HTEKNALLY. . • t • I, • ‘RDi...,•-•• ; x CANVAS AWNING LEFT ELEVATION(MPalX) • • • .RESTROOM /. X • • / ENTRY WAITING RIVER ROCK VENEER . • • ' • DINING • en. , •••• FRONT ELEVATION (C`Sielwin) 1.77.711. COLOR-MATERIAL SCHEDULE LOCATION COLOR: MANUF AWN.I LCCATION [Mt MANUF: Ma COLOR. SHEEN: MANUF: PT•10 COLOR: SHEEP) MANUF: RIL•1 LOCATION COLOR: MANUF: 51.3 COLOR: SHEEN: ' MAKIN 5T.B COLOR' SHEEN MANUF 51-.9 COLOR: I SEALER. NANO:: T • • ASPHALT &OGLE RCOF SLATE BLEND GAF EITERIOR CAIWAS AWNING *FOREST GREEN. /3637 FR. SUNDRELLA DOTTLE GREEN4OI0.73U SEMI GLOSS DUNN EDWARDS *RUST* WAR OAtCE W SASE SEMI GLOSS VISTA PAINTS • RYER ROCK VENEER YOSEMITE COBBLESTONE KENO SEPULVE0A BUILDING MATERIALS 11707 (50-50) SEMI TRANS F ARM 3 COATS SATIN POLYURETHANE OLYM PC /311 (112 FORMULA) SEMI.TRANSPARENT OIL BASE NONE OLYMP0 EDGE GRAY.50 0 DODY HEAVY DODY NONE OLYMPC S C 1-1E TANAKA.... DE N. N E H ARCHITECTS , 18201 McDermott test,Suite A' Irvine, CA 92714 (714) 863-1960 (714) 863-3160 Fax Inviop ult the hyped? IN Carl* tot Saw TS ti Tema, • bot Ity end “ say la he. melt bLiehtiff:trIte:.4 kb.' • 6i i C)sacit /WTI /0011EILICITICTS RC • ISSUE DATE ' • No. Date Description ' 1 2-15 LANDLORD REVIEW, • PROJECT •,••• • CLENESTION'T,WITH 1A-CDENtSINTE.G1 ,,tc LOUNGE .. • s',DOW — caw fri APPROVALS Drawn: su Checked: Architect: Principal: B.A.R. PROJECT NO. DATE Pil°t5IDALS.D.," 99 BUILDING ELEVATIONS SHEET NO: , . TYPICAL ORE CART ARTIFACT REAR:ELEVATION. $9110.D. • • I • I DATE L • , 0:5g. 6 ti CI z •-NBo• • L 112_Wer41.1. 001.0.91PN MIRY TIMR lUr oa.L 0.111.0•43 • ralt=5112=11751=1:. rfaratiMrwrgaleMINIOittWW*ViAZZNaletaMEMAIMiViii. lirFurirrok • ,t1:077,,IMWttyp.,X,..11rMi.W11,fit.t,Stlie 7Z12.749 V11.1 qt: NORTH ELEVATION. „., r.14r 17:YER be. OvrEALL evi.ono 9.4114 MAT TG41.3 I . TaLyannum I INFRAI eun.n. I Tan I 1,1. Mt' RAJ I CYR PIN, CATO V,IT. T04. ( to..e.t.,tevgi I [ 11.4 1 r_Tird.'.,n'Wt.gg.f,.V.V..i-Mirst;Yl.:MM.T.4EMIEei'ZSTLIRA,!, "Att.,!%'.4t,.:4+7,4ttvn ist-41, igr • :vv... .4•Nw.t.,...r..CWp..ixa,, WEST ELEVATION Ism eta 1St- 4;4.4+1 ■•i;o: 1 SOUTH ELEVATION FURNITURE STORE . SCALE 1/16 • • • um ._ _ niiimmomnemmismonnao . ... immonssumwen : .:, ....Jou cr...c rata wail. sou sam.......-x...G n tar, 1•■■■ az....,,,. .21 -....c.sa ism... T. ow...Ian souer...If pi ,. . . . Ii! ■ imgaimazoriewalriv iffirinkt9 :44:21919P ZIME20.21f- MIlwommi , 11 11:2611,2.1626 Il. I. Ji .III cansioura NORTH ELEVATION SYNTHERC PLASTER REVEALS . ALUMINUM STOREFRONT C-19 ' C-10 . , ' •. II • 1:27 ,r, . • 4— ID 99- e,c)3,. ' • WEST ELEVATION • C,10 EAST ELEVATION •,t• . • • . , • • COLOR SCHEDULE: • • t,tfo,t;. 111111 7:7;; . , . , , • •••:•• Ig":1F4. 111FM ENINI *co, • • ,y !" .;lauarwan ,26liktramoi?• • C2SIC 4:19Zialti Ullee CW03IW Solo 545.2.0 C.2 'We 3Al2.4 Sive/Mushroom &king Wal UM' MGM Of le Ratko IlukIng Wog KWh; Wcil ./~13/31W 03y NO •010EnlyySInevre 'Age /MOW &rook. 30/.2 Carics. Canopy CaNnp c..? 'MAW 023.1 GO Dal • • Mang Enlry C.,. 'kW 3A47.3 memory '4.1 CoiNnn Aceonts , lh.4TW�m$lI�4.T$Clou •11•1•Y 313,24,u • ' 0.11 'NW 3.37.1 C•12 • ' •..14 •st.on svm .tv mows ku.. • • • ' -30e0322W 0,010/0./ • GI • .lehe 3441.3.310,403dY • 5,51,031.1see ..Acceni ' GI? IleheM1041Yolee Itor.lt • •hrOSS■Plthpirnoke .. • Itidng Inky Sinew. , CAI 'ewe C.20 1,8621Palnr110.1-Iled Gbts C.21 •144e ACI21N ran0.30m lultrp Aecen1 . • . Metal Nod • . C.33 ' . . mold MmIn0 • G24 • 'SUP Vic...VI WM* 4,1....040 ?coon 601, =tr. 510.314,■niocklwood OUTH ELEVATION PADS' SCALE 1/16" 1'40 • „ ,„ .. , „ . .... ....... . . _.....— .. _ .. . . . '., IIIIIIIIIIIITITIIIII'llitilPIIIIIIIIIIIIPPITITITIIIVIIFill'Ilfrilit11111119 t. PrIPIA.• I • '72...7.:-..i:,":.*I....5. '''r,777.-5. l''.. 5 5 • f , .11',.... ' t,;.•"."..,:::„ t' . : t. t 4 •,•:• • ,. •i . .1 . 54 , 1.....,.gz\,c,,,i.....,..,...L.....:Z.,,„p..,t e. g i•rao' .,, 11111111111111111111111111111111111111111111111i11111111111111111111111101111111111111111111111111111digiilliffilillAipliiiilillilindlifil 1 . B.A.R. APPROVED DATE NITIALS6A-1 PROJECT NO. 91111 • DRAWN BY' CHECKED BY DATE . • REVISION , (NOT FOR C.ONSTRUOT) :• 1 • BENNER STANGE ' ASSOCIATES :ARCHITECTS, P.C. 5000 S.W. MEADOWS RD. . SUITE 430 LAX E OSWEGO, OR 97035 (503) 670-0234 FAX (503) 670-0235 EXTERIOR ELEVATIONS SCALE: 1/16” = 1-0" "TM 230 OVERALL BUILDING WITH ENTRY TOUTER 30' BUILDING WALL ISO' OvERALL BUILDING 30' ENTRY TOWER UJIDTI-1 • 15' ENTRY TOWER RETURN V.-1Atrtit-A:4,73t.14.:#0010 " , it''.'<•`":51$0-W-„t5=3- PROPOSED FRONT ELEVATION SCALE • 110' OVERALL' BUILDING VirsT-0* • rt4 22' '4 • ;APPROVED 041: mA.TErkii_i; coLoks, AN • RELATED ARGHITEGTURAL-DETAILE • ARE TO SE IN 5TRICT.CONFoRMANGE •TO ;THE ETHAN, ALLENPROTorrPE..FLAN5.,,,.. ' • ' • . . , ......,. . • -ITiripirr.fiiiiiiii#FRIT,FIT.ItiTir.iteiPti...11,0.11'(!1.1111:-.i.qi).1...0.--1.- ° 5 ■ r L • —N 0151'3D" 50.00 SITE ANALYSIS: TOTAL RESTAURANT TOTAL RETAL 7,800 8F. 10,000 B. . RESTAURANT PAFRKNO 7,800 8F. • 10/1000.80 SPACES RETAIL PAR aND 10,000 SF. • 4/1000. 40 SPACES TOTAL STALLS 1EOUFED - TOTAL STANDARD STALLS - TOTAL COMPACT STALLS - TOTAL HANDICAP 8TALL8 - TOTAL STALLS PROVIDED • TOTAL STALLS OVER FEOUFiED • 120 SPACES 124 SPACES 7 SPACES 4 SPACES 135 SPACES 15 SPACES (E) E%16R10 BULDNO - NO MODIFICATIONS * BI.LDNO WITH AN MEW ARE 8ENMED FOR BITE DEEM REVEW ONLY. BULDNO ELEVATIONS SHALL BE 8UB 4T11D LATE( FOR MESON FEVEW. AREA 'C' TOTAL SITE AREA. TOTAL BULK RETAIL. TOTAL RESTAURANT: TOTAL BUILDING AREA' 205,913 8F. (473 ACRES) 35,010 BF. 12,200 8F. 47,210 ELF. BULK RETAL PARKING 35,010 • 25 /1000 - 88 SPACES RESTAURANT PARKNO 12,200 SF. • 10/1000 - 122 SPACES TOTAL STALLS FEOUFED TOTAL STANDARD STALLS TOTAL COMPACT STALLS - TOTAL HANDICAP STALLS - TOTAL STALLS PROVIDED - TOTAL STALLS OVER REOUFED • AREA 'B' - UNDER SEPERATE PERMIT AREA 'B' 553.00 210 SPACES 191 SPACES 73 SPACES 4 SPACES 268 SPACES 58 SPACES ON.T.S. PH2_DR1 PLAZA PLAN N 01.51'30" F. - ,— , -.QJ 1= I. I= I. I. I= I. I. I. I. I. I. I. I= 1= I. I. I. I. I. I= I. I. I. I. I .I.I =I.l.ld.1.1.1.1.1.1.1.1.1.1 =1.1.1.1 =1.1.1.1.1.1. FV12 C 1 AREA 'C' 265 70' N 02'00'51" E ACT HE 11111119 WHEEL STOPS (111rco:o.n•rl k3 mmeur■rlwnenw:rSIMmmIzxanmr . =s:a:r1■IrI IN 25' —3:'- 25 GLCGGL 200.25' NEW Ub0D TRELLIS SYSTEM 11111114 rHE BON (EXISTING) 40,240 S.F. (6) SIT SIGN 25 SIGNALIZED . LAYJEO8WA00 OR 9715 -FAX (503) 6700.0 111 /SITE_DEV /pF- IASE11/ PH2_DR8 /JMP 20 R • 107.24' L 141.00' PHAS AREA 'B-1' /T _ . 10'14 N. = 50.00' L 00.50' 1 SITE PH2 _DR6 0 25' . 100' 200' .....1111112111'.9111001111 . DHIHHHOHHHHIiHIHHHOHHHHIflHH1HO1HIHH D SITE LEGEND SITE LIGHTING CONC.PAVER CROSSWALK CURB CUT RAMP DISABLED PARKING O2 SITE PLAN 1" = 200" PH2 _DR1 COMPACT PARKING STALL F TRASH ENCLOSURE BICYCLE RACKS EXISTING SITE SIGN •• ..ZONING LEGEND TUKWILA URBER CENTER COMMERCIAL /LIGHT IND. HI —HEAVY INDUSTRIAL MIXED USE /OFFICE LOW DENSITY RESIDENTS TUKWILA VALLEY SOUTH B .AR DATE /4 INITIALSd1EL N\\\ F,f lilt 1.11ill IWMrd)4 PARKWAY B U I IE IR EE NJ T. IR TUKWILA, WASHINGTON M B K NORTHWEST ATTACHMENT e M)K 111111ITT4TD1I1'111 1 19 l'l'1i111111191111111111I111 111'1111111 1.IIP1 Ill 11 II III IlI 91 a TI LE 'il s >wp .. {..;LI_- _A.:.- __Y+wa..:; p • .1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 1111111111119111,1!!6111111111111111!!I c1IY c itEgo A HAY 1 11990 l'EnMR CENTER Al 'DATE : 05/08/98 C-6 C-5 C-7 C-2 SYNTHETIC PLASTER C-2 C-6 C-5 C-23 taPUorr SYNTHETIC PLASTER C-5 SMOOTH CENTER SCORE C.M.U. C-4 FABRIC AWNING OVER DISPLAY WINDOW C-27 'SPLIT FACED CENTER SCORE C.M.U. C-8 • ONORTH ELEVATION 5cALE, vie,• • r-o• MI ! STEEL TUBE COWS AIM BEAMS, C-22 ALUM STOREFRONT C-6 C-S FABRIC AWNING OVER DISPLAY WINDOW C-27 SYNTHETIC PLASTER • CI WEST ELEVATION SCALE, Mb' • r-o• C-8 C-4 rpo--4,- --------------- 0 SOUTH ELEVATION SCALE, lilb• • J , • ..,•„ . ...• •• • EXIT DOOR SMOOTH C.M.U. 4ITIF1111111T141111iiii!litit. ji I °t et 3, 3, Igesrt ' 5 6 • • • •• . si 111111111111111111111111111111111111111111111111i611111411111111111111I111111111111111111111i1111;11115W111111#111111111111111111111111 C-4 C-8 COLOR SCHEDULE: C-1 CW051W Solo White Building Entry Structure C-2 'Behr 3Al2-4 Silver Mushroom Building Wall 0-3 'Miller' 8803M Olde Fashion Building Wall C-4 'Miller' 8802W Threshold Gray Building Wall 0-5 'Miller' 8721W Clay Beige Building Entry Structure C-8 'Miller 8230W Sunbaked Sand Cornice, Canopy Ceiling 0-7 'Miller' 8233M Crisp Khaki Building Entry Structure, Columns • 0-8 'Behr 3A47-4 Blue Mountain Column Base, Accents • 0-9 'Sherwin Williams' Black, -Semi-Gloss 'Gad Sportit' . C-10 'Behr' 3837-2 Lynx Building Entry Structure, Canopy' C-11 'Behr' 3B37-1 Partridge Wing Canopy • 0-12 'Miller' 8801W Studio Gray Building Entry Structure C-13 Not Used C-14 'Sherwin Williams' SW2149 Motif Mauve Building Accent C-15 'Miller'8522W Gray Dignity Building Entry Structure, , C-18 Behr' 3A48-3 Stately lady: Building Entry Structure & Accent C-17 'Behr'21345-8 Water Rock Building Accent,: 0-15 MiIIer8554RieIng Smoke : . ; • Building Entry Structure C-19 'Behr 3449-5 Caibah C-21 WilleeAC129N Porpeodur BuIIdIn Accent MetalAwning C-24 SHP'. SnoWdrdtWhltens,„: Metal Coping C25 t 'BHP; Old Town Gray C-28 ; 'Siinbreila'5505Flemlait Tweed , . " •. : C-27-•,TSunbrIlawnn8:' 4607 Charcoal Tweed , •.„ • • , . • F a PROJECT NO, 20102 DRAWN BY CHECKED BY = DATE = 021!1/�� REVISION = C010102631 • r L Z91 W km.CC WW • (Oh'o w Z 8 Q CC Lo CO N IL u u u u 0 0 0 U U oTo C) OSITE PLAN SCALE* 1' • 70'-0' IIPPPI PPpI ppplippj liiq l lllllipll�lly pl pp( Iq jiplilTplliggllllgq,pj 61 6i is a 'Q LyO ae.,',/, i• :i.:.•, 6.,„;;i'_ i• C 7 p.. 111011lhutlmlhudllolulllmdollhudoulullluuloulummdmlbudun11111k liAlidindmlloubmlimlouluul : • CJ Wo a Z W UN • W W CO >— Q o o �m z �= a c a ILL MBK NORTHWEST PROJECT NO. 20102 DRAWN BY CHECKED BY R5, TJN DATE REVISION 0102411 BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 5000 B.W. MEADOWS SUITE 430 LAKE OSWEGO, OR 97035 (503) 870-0234 FAX 803 870-0235 baQbavehean SITE PLAN ANT RIMIXOC.11 AM IOW •^7,1 1711V•Per • '1•#.?;4.2rInti;c:•;75.i0C7,4P.,41%.1.". 41111%. 41/II■ 40,44, wk.d.06, gyreA.W. 2362..1■•■■■•21 VIA ■••■■■.-vc ■•■■■•■■ ■•■• ••■•■■■■ ■■■■•■■•• NNW: 1", • :// 111, Mir IOW IOW IOW IOW NOW lalar Nur' ii. ABB. 4111I■ 4111111■ AM. r illo b, MIN. vaommemommumignmay_ammikvAlmin , NUN:velve.■ elecrvewiftot-WeozweV0AXImo■Wm k1,67,-1%.11:Woliol■ I:WNW.. , ■Z4i • INF/ low Nor INF/ r.,.. 4 1 , 4 N ....t. bog II!;4g r/ --- MBK : NORTHWEST ' 7690 *SNI; Moy/HAWK'S7.47 TuALarit.4OREGot,! Ensh■wil•Wwwwi■MIIINAKIIIIKI•Ww■Igon■41111naWiamll= Wm, trYA 0'401 :lip qin. lc 'Zi/PW Wily •23,fa 110 co 0 0 • SPA PA n ■ , n 1 O ■.4. O 4- N' MO n ■ it 0 • ■,,,. ■, O n. n - 0 n I# CWATER QUALITY FACILITY BY OTHERS) REMOVE EVERY 2nd AND 3rd CEDAR TREE • ALONG SOUTH PROPERTY LINE • •- CCCCC , ProMol: 'PARKWAY''"!•3'1.:; • ..".SUPEF2CPtiJgR"::', • • • • (SOUTH' SECTidtir-,,•::, • . • ;K:r4IPAAN. HAY .1 1998 p6.4r CUM • • ^ , • • 5117:=1±17.17 RevistoNs:• 4'74 , •• • •-••2' • • ..=;`).•'*- 1.k 111111111111111111111111111114,11111 11,1,11111,P1111911. IT P P 1,19 i1.11,11 TIT' • SI /I CI CI 'It 01'0 . .Z C Z linillilillintliA11111111111iiiilli11111111111,101101111111111111111111111111101111111111111111IIIIIIIIIIIIIIIIIIIII11111111111111111111,111 • 2._-n•LtkliA4I.Akt h 123 .4" V TO M4S,NRy ALINING eEICND CANCF'1' BEI CND Ark FABRIC ALLT /I RE: 4/44.1 Elk CONTROL JOINT IN E.IF 5. AT ROOF TRANSITION TYP. 00 rigiRlisra IRR ® 1IIIIIIIIIIIp pIIIIIIuIIIIIIIIIIIm1 ®� LINE OF ROOF BEYOND • C 128' -S" OFF. 115' -8" girp E 11_1 — e k h:f j 1: 111 I ii 1 g Fhb !lilt 1- ISM CCN'RR:, AC. \t \ EtFS AT R.A. -F 'RANSItIC' TIP A_•N; EE-:IND 0 VIEJMNI1117— 0 TILE WA .L TRANSFORMER P•11 'CT CABINET AND METER FAINT P -IC LINE OF R� eEI CND WEST ELEVATION SCALE 1/8" = I' 0" STUDS OVER ROC° CMU tar 4 EIFS 4 4.4eR.t4. 4 ; E min GED BEY ooh O _. T GA5 METER AND PIPIN i PAINT P -10 FABRIC MINING A4.1 ALINING BEYOND ix f\—LINE OF CANOPY NOTE: AWNING SYSTEM DESIGN BUILD BY CONTRACTOR FOR ALL LOCALLY REQUIRED LOADS. Nov I❑ CONC. SLAB, ELEV. VARIES LEVEL AS REOUIRED FIN GAR E5� J❑ NONSHRINK GROUT W/ AL ELEVATION AT COLUMN I -I/2" x 6" TRU55 RAIL OR SOLID MEMBER • CANOPY, FIELD WELD TO COLUMN STRUCTURE. I.1/2" x 1 -1/2" SQUARE STEEL '�- 'FRAME, WELDED. ALL WELDS GROUND SMOOTHUNIT HOT DIP GAL V. AFTER FABRICATION, PAINTED COLOR P -12, POWDERCOAT• t ELECTROSTATIC APPLICATION) 3/8" STEEL BASE PLATE (5H1M AS REQUIRED TO LEVEL BASE PLATE? .BE4RIrY.a 14A I -1/I" x 5" TRUSS RAIL I/9" CONDUIT WITH WATERTIGHT CONNECTION .1/8" THICK STEEL PLATES TOP BOTAND 5IDE5 CONTINUOUSLY WELDED GRIND SMOOTH AND PAINT J -BOX WELD TO STEEL PLATE KIM LIGHT U20-?°-50M/.4l20 -BL -P W/ 50W COATED MH 4100K I/2" CONDUIT WITH WATERTIGHT CONNECTION PtAN J -BOX 3ELD TO STEEL PLATE ( DETA L AT COLUMN TOP A3.1 SCALE: 3/8" = 1' -0" SUNERELLA FIRERE515T - - --- ALLNING FABRIC, '. \ BURGINDY COLOR FRAME, x I-EL STEEL':.I � FRAME, WELDED. iE!f 1 ; _0 I/F' • BO FRAME 105' -0" r i LIGHT FIXTURE. RE ELEC MUI BO. CANOPY 106 •0" EAST ELEVATION SCA..F. 1:s- • . RTU EEYCND 123 -4' 4FF ANGLED WALL ANGLED WALL .G7•,TRh , o,NT :N EF5 AT RO _ " `R4NSITICti TY ° CIF 0 ILLUM N4TED "' x 14' SIGN. RE: 5/43.1 © 0 A 0 0 LINE CF ROOF BEYOND WRAP FABRIC LIGHT FIXTURE AROUND RAIL RE ELEC. 4 SECURE AT TOP OF RAIL 12' -0" CCNT I" , 6' TRU55 RAIL OR SOLID MEMBER RADIUS MEMBER AROIND 1JLLNCSE SECTION AT AWNING iu SCALE: 3/4" • 1' -0" GID GIB Aft GED SID CT•II Aft Gin -. CT, ■ ■ ■■ ■ A112ME ■■■ ■■■ ■ ■■ ■ ■■ ■ ■■ ■■P 1,917 INBo!! !I lee_.'.m■■■.■■■■a!!! Wag '•ii■p ramaiia u.R iu u�iiii iL ramp ■■■ulpli■■■ - ■■ ■■ sum 1_ m..■ Iuu!!!.! ■_!...i■■■ ■■;!H U ' '■ ■ ■ ■■ il■u ■I► ®ii!■.' V ®IE!■■■ �rl�� ■■■ ®.■■■■■■1®7■:ms■■m -1 M ■�,��.,"�� ■ \1l1��1J19/1iI`r'�.7rr - leELEVATION OF WALL TILE AT 26' -0" BAY SCALE 1/4" • I' -C" �= F4"E -ER ® LEFTY F FE '- --4 • ■ ■ ■ ■ ■ ■■ ■�� ■ ■ ■ ■ ■ ■ ■ ■ ■ ■■ ■ ■ ■ ■ ■ ■■ \■�■I 1 I\!�/■ \ ®A■ 1 ` ■■ Ininall u■hi■m■■■■r4. ii.... ■ ■^'e ■■ 11■■\■■..■■■■■i1 ■ ■t_''■■ i0■.._.■■ u■■■►�r�ir4■■■■ ■■�_..■e . \\■ ■■■ iamm■\■■I■■■■ri ■■■■■C■ I - -11::= Ii'�C: ®: --'a -- =`=; ■■.■.■■ ■,.■■■■ ■ ■►■■■■■ ■■m■■■■ _T o■ ®■■ ■■■■■rammu m ■■ate■■ Im�Cia■■ !11 ■'4 ■ ■ ■■ ■■! ■11■ ■ ■11 ■ /■■� -C- L�■CCSCCC�1■CC CCCfiLiC- I�g ■■ i■■■■r swa ■ IOW GUI ELEVATION OF WALL TILE AT 22' -0" BAY SCALE: I,4' = i -0' • TYP. V 0 GROOVE IN EIFS RE 3/444 11l1 e i= WE EMI Einl SELVEIZEIRM �7�L:11•' FABRIC WINING RE 4/A41 �( 11] -- CMU- CMU -1 IA11 Ilia la . ' • � 1131211111111 I;=- IIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIItaIIIIIIIIIIIIIII1IIIuIIIIIIIIII 11111 t'F_ Ik re i' f�'1 rte!I�� a '1a t fk. i- jr _ � Ian PAINT P -10 • SOUTH ELEVATION • 1/8" • I' 0" oft Auvw il Ark CMU. STUDS OVER ROOF a�FF: 11101 NMI tr _ MOIMILMELM:= Ark ill 4 '11iiiIMMEM rEEINAMEntaliMErAiii mkull ! m sonic moo Now mafim\I.rr. 3 RECE � �i ll�I! !I!I!!l' !C!!!I �u Ii ,_I!1I !II!II�II!!•9111 I!!!1! ! Ii � `�� !{ �—?i 1 1 it . 111 1 ! 1 ®� �! 11 1 _ lih; !� I �: .m■■� �■�� I � ®� ice■ ®71✓..�s _i °® _ _ _ !!__ ,�.r, _ _ • ___ --1 1�9�1� �_ = Il:f__ _ 11 II PE �I I l._ __ ` � 1 i �f P _ �� 1 Imo• -� == �- 0 0 ® A 441 WALL TILE CONTROL JOINT IN E.IFS. AT ROOF TRANSITION TTP GLASS BLOCK FABRIC 411104 RED 4/A41 Eh RgJ 1M LINE l _RACE BEYOND 125' -4• AFF CANOPY BEYOND ALINING �BEt CND PRE -CAST CONC. BASE TYP. 4T • PILASTERS ANGLED WALL ANGLED WALL NORTH ELEVATION ®7 A31 SCALE: I /8" • I' -0" TILE WALL TILE WALL SCALE 14 • ' -C NOTE: RUN RIB VERTICAL AT EXTERIOR SIDE CAF GB Y P_ ® rrr �rrr ■fr■■11■m ■■ mcvammem ►I■■ 11■■■ /; QI EN MIIIMI! iii tommeng �m VIF DETAIL AT PILASTER CJR/E S.R° - --- -- - - je -. ACE G ') _ c ]-, OM �e.3 GB•3 Ge -4 Alam.� A II it. ■Ir�r \,"'^BER MANUFAC- '..°'ER CM U_I ■•M■■■ SF_ .' FACE AIL: A•"_. e1.,.E CIRCLE I ■I smc,"_->TH FACE . ®4 ■A■■ ®' ►A _ DAR,: GRE1 S -ATE GREY • SPLn FACE \\ ■ ■■ PARTR'DGE w'NG I- T' a- ,lam 1 -a:m_ '■■■■■■ L' NX 353' -: a -: - 111111 -- - -a- u■i, PC CECCRA __ Ge -3 R'eEEC e .{ EPC EgoE/ Ge -4 ■.5"■ 4 X e II ■■■■ 383' -' o H' _P-JD P--II TC eE SELECTED - �=I.3O�� MOM P -12 B A KWAT N _ CE /OE CT -IC T.A0C1.5GRAY 1'. -IO II\i CT -II 11111 E X 8 ---- ` ?- �� jPACIOUS GRAY _ —i CHiARC -I:.E S. s-E'"5 •C© _ ■. H a: a TIT ■_ ..7 - +:: ■■ i■■ I' VII - ■■gym Ge_4 N ■N■ ■ ■s ' . �!■■ .r 1 m■■ m.. - me= ■■■■ _- _ _,.a g. 5T' . ,�_ 111 _ FF -__ GLASS BLOCK BOW WINDOW GLASS BLOCK WINDOW 123'4• AFF� SCALE: I/4" = 1' -0" I NOTE CONTRACTOR TO PROVIDE 1 ALL EXTERIOR SIGNS. 4 3/4' SCALE 1/4" = 1 -C" O - -5' \• 1. NOTE. RUN Re . VERTICAL AT EXTERICR SIC E CF Ge -3 TY P. E.IFE 15 GA METAL CABINET. EXTERIOR PAINTED BLACK INTERIOR PAINTEDBRIGHT UNITE . WORK E IFS TO EACH INDIVIDUAL LETTER' CARRY LAMINA AND COATING INTO JOINT AND SEAL "BLACK 1 WHITE" BT GYRO PLEXI • UEATHERSTRIPPING 3/4" MAX. UNITE DIFFUSING OVERLAY 1/4• x I "xl" CLEAR PLEXI TABS FOR FASTENING THROUGH HEMMED METAL EDGE. TYP FASTEN THROUGH TABS WITH BLACK FINI5A•ED SCREEWS • 12" OC, TYR • MOE i =1-�iti1i_sm PAW GLASS BLOCK WINDOW :SCALE 4 • EX: ERICR F. ^„SH 5- E.....�E • ARK CR \,"'^BER MANUFAC- '..°'ER CM U_I 1.)GHT GRE1 :N:.'uRA� SF_ .' FACE AIL: A•"_. e1.,.E CIRCLE CMU. -IA LIGHT GREl .N_ -TuRAL smc,"_->TH FACE wIL1_14:15'BLUE CIRCEE CMU -2 _ DAR,: GRE1 S -ATE GREY • SPLn FACE WILL IA•^5 e-uF C'RCLE E IF.5. -I PARTR'DGE w'NG 383' -1 eEHR FREMrU•• F„u5 EIFS -2 L' NX 353' -: BEHR FRErnUM FLU'S GB -I . _ .. CLEAR 3 X E PC CECCRA __ Ge -3 R'eEEC e .{ EPC EgoE/ Ge -4 FRCS'EC _... 4 X e FC 3AYCe-A:- pARTRIGGE WING 383' -' BEAR FREMIUM PLUS _P-JD P--II TC eE SELECTED 353' -: E RFREMIU •' F JS • P -12 B A KWAT N _ CE /OE CT -IC T.A0C1.5GRAY 5 X 6 CHI RO TILE S. STEMS CT -II SPACIOUS GRA 1 E X 8 ---- CHIARO t LE 51 STET'"` CT "12 - jPACIOUS GRAY 8 x. 5 CHiARC -I:.E S. s-E'"5 BRIGHT WHITE NEON TUBING 60 MILLIAMP MINIMUM TWO TUBES 2" ON CENTER WHERE LETTER ExCEED5 6" IN WIDTH PROVIDE ADDITIONAL TUBING TO MAINTAIN MAX 2" SEPARATION BETWEEN TUBES AND TO EDGE CF LETTER DETAIL AT SIGN SCALE: 3" = I' -0" • REFER TO DWG. A2.1 AND A3.1 FOR CONTROL JOINT LOCATIONS NOTE THE • 2/ TOTAL DuILDING SIGNS SHOWN WILL BE REVIEWED AND AFPRO'/ED UNDER A SEPARATE PERMIT PROCESS' J SEM Architects Inc Architecture Planning Engineering . 677 Soulh Colnr4dn Blvd 5110 I. 200 Denver, Colorado 1111)44 (1011 220.11400 (11)11 220.0700 fax Copyright LP! ce LLJ 1'•_- 0 0 G 0 Cz 2 00 zw < (/) o WESTERN STONE AND METAL CORPORATION Date • Nc.EMBER 1008 !raj NO °.44400 _ Drawn_ • R"-t' Checked • MCG , Date • Issue 01.00•S• RE /IEW_- ___ —__ _... 01/15,110 • FERM'T 03 2: °0 • W C 2 PEFt"IIT RESP •1 QGG 08.13,88 • CAC. DIRECTIVE •I Title___ ___EXTERIOR A3.1 1 11 I Ell ail lj rl1111 1111111 111, 11_ 11 11. 01111111111111111111i1i11111�{ IlllililililliilFlilllil111I1I11 oINCH 1 ,'��'. 2 a •' ''3 _•.•"'-1 6 S CHIN11 },. a A 9l Yl CL Ll LI;Lj:OI ',• 6.: Y._._.L.. —, O. : _,,,'fi / e L {'Nbo• Imlmlduulu1dmlhl1duullm6iumuhuilmlblulu1111111pu1I1u1111u11n1Iua1�lll1u0101111u 1um1111bn110u6mm1d .C-2 C-6 ;SYNTHETe PLA STER, C-2. • • C-5 C-23. 4. 0 NORTH ELEVATION SCALE: VW • P-0' 4MM c;STEEL TUBE ICOLUIVINS.41D,BEAM5; ,p-22; • C-6 . ALUM. STOREFRONT. C-5 •IFABFilC AWNING OVER DISPLAY WINDOW, C-27 '..sruniEnc PLASTER. 0 •WEST ELEVATION SCALE: 1/117' • l' • " SYNTHETIC PLASTER; C-5 .SMOOTH.CENTER.SCORE C.M.U. C-4 FABRIC AWNI* OVER.DISPLAY WINDOW C,-27• "SPUT FACED CENTER .SCORE CMU. C-8 ir C-8 ®SOUTH ELEVATION SCALE: We • P-0' C) EAST ELEVATION SCALE: 1/111.• • • . 0-1 'Miller' CW051W Solo =Mille Building Entry Structure 3Al2-4 Sliver Mushroom Building Wall • : ; C-3 ; lotio•r. 8803M Olde Fashion Building Wall C-4 'Miller' 8802W Threshold Gray Building Wall • L 'L. 0-5 ; • 'Miller' 8721W Clay Beige; Building Entry Structure C-8 'Miller' 8230W Suntiaked Sand ComIce;"Canopy Ceiling 0-7 . 8233M Crisp Khaki L • Building Entry Structure, Columns C-8 'Behr', 3447-4 Blue Mountain , • Column Base,. Accents 0-9. 'SherWiri Williams' Black, -Senii-Oloss • Sart Sports' . 0-10 L. 'Behr' 3133. 7-2 Lynx Building,Enhy Structure, Canopy C-11, seihr 31337-1 Partridge Wing , • ' Canopy! • „, . 0-12 • 'Milieu; 9801W Studio Gray Building Entry Structure C-13 Not Used. • • • C-14 'Sherwin Williams' SW2149 Motif Mauve Building Accent C-15. Gray Dignity • „ BuildingEntry Struchire, , • C-18 'Behr. 3A48-3 StatelY lady • : , Building Entry Structure & Accent -".• . • C717 " 'Behr21349-6 Water Rock • ; • • 0-18 =.'1191‘113654 Rising Smoke ' • - :.,BuildingEntry Structure , • • •• C-19 'Benr.3A49-5 Cesbah • • 0-20 Paint' DTM-Red Glou 90-306 • •-• • • 8Ort8. ; ;; ••••• = • '. BIIdQAccent 0-22 BHP' Jide Green . MStRoot C-23 . 'BHP' Regal Blue • 0-24 • •HP' Snowdrift White • : • : :•••:,.•, • !timiH iF4Ping • ••• • -, - • . • C26 sme. Old Town Oreio 0.28 8605.Hernkick Tweed :•O-27 •• IltititiAlla. 4607 Charcoal Tweed • • • • . ;: •`, Feedsc Awning • - • , • . . • . ,' • • • .. " • CC rt' w Z W OW 1Z 5 W < L(101 4 CC -1 CL PROJECT NO. DRAWN BY - CHECICF-D BY : DATE : 02/01/00 REVISION = D11101034131 BENNER STANCE ASSOCIATES. ARCHITECTS, P.C. MOO SW. 31EADOW13 " " -; USE 134,1111; 1,1, OR 97035 FAX tai 070-0235 " • '-.. • • , • ' • ,L „ • . iii_ frlil!PrI or= : =7.72717'F4ip„r77-777-1,tr, 5 • " • 61 51 • el 51 c E rir3"0 ; MONITSCTII PAL SITE ANALYSIS: A ADt TOTAL RESTAURANT. TOTAL FETAL 7400 B. 10.000 8F. FESTAURANT PAFKNO 7.400 SF. • 10/I000 • ID SPACES FETAL PARCNO 10.000 SF. • 4/1:00.40 !PACES TOTAL STALLS FEOUFED • 120 SPACES TOTAL STANDARD STALLS • 121 SPACES TOTAL COMPACT STALLS - 7 SPACES TOTAL INPDICAP STALLS • 6 SPACES TOTAL STALLS MIMEO • D6 SPACES TOTAL STALLS OVER REOL - b SPACES (E1 EA1E111391LDN3 -113 LA00FiG1Tg16 * HALM 1,11111 AN AM= ME SMARTED FPI 611E DESIGN I1E11EW OR.T. SULLI S BEVA110116 SHALL LE O ITTED LA1ER FOR OESION IEIM. AREA 'B' - UNDER SEPERATE PERMIT 1734" Aj A •c' TOTAL WE AEA: TOTAL BUM PETAL, TOTAL RESTAURANT, TOTAL BULDNO AEA, 205.60 SF. (473 ACRES) 05.000 SF. 12200 BF. 47.200 SF. SULK FETAL PARCNC.A 05.000. 25/1000 • IEsTAUR NT PMKNO 12200 8F. • 10/0300 • TOTAL BTMJS P€OU213) • TOTAL STMDAIO STALLS - TOTAL CC4PACT STALLS • TOTAL HANDICAP STALLS • TOTAL STALLS PROVIDED • TOTAL STALLS OfEi MOWED • kkkkkkkkk�kkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkl • 13 Q N BP ACES 122 SPACES 203 SPACES IDS SPACES 114 SPACES 4 'PACES 266 SPACES 76 SPACES AREA .'C' 4 M 4117m' 1 O� N oR Y = y BE BOAT 40.240 RR - --7 MIMS tfi id 97111- PH2-.DR21JIAP A • 110111' el. NTN' L . 1.1.W R • M4r, 1. . 41FY AREA 'B1' PHASE 11 0 25' 100' 200' ZONING LEGEND TUCWLA URSE. CENTER III. HI-HEAVY INDUSTRIAL MIXED USE/OFFICE LOW DENSITY RESCENTB TUCWLA VALLEY SOUTH gm iii• 0 NJTER TU KW I LA, WAS H I N GTO N M B K NORTHWEST PARKWAY SUPERQ f l�1i]T III��III'{ INCH t NINA 91. t+ .E Z • 1'.,i1i00 •; . IIillliii1111fiIIIlII1llliilllilli�liilil�lil( iiialiiilli` illliiliiiilillilliiaiilllllilli; 11► ��IIII1�l�l�l_ ul��i���i��lil��i���llllliiiilililii�l�l�l Al s,„ A --3EcErvEDk MAR 1fp9 1998 DATE ' 0+ /17 /98 COMMUNITY D EV' "LOP r--- irr 3•-4• - cc 11'-0' 11'-4 1— •22.-S' 3•-4• •- • ! 2' -8'4. •. 4 \ 444.1 Co ‚1 8 • • 1-0' 3'-4 40.-0 3•-4• 3'-4• . 8'70' • 2.-0' 40.-0• IA1117,11111 i• .1 :1,, 1' 1, ; .1.1, 11 (1 11 1 " 11.1 i 1 1 1 r I :1 1 (1 1 11 1.'1 Lid1 1111 1 11 • .■ 7 1 , 1 1 • 0 cittiCINHAI'. • . 5 .„. 6 - , , • . • c ; . .;; ; ; . 1. ro0 ; 3'-4. :6'. DOPE A•CI ARNIE •GP •ALL SCCNCE PITIOV1010 BY TVTANT INSTALLED BY CONTITACTOW AL S £k MY ID/ FEY 4.�• • AJ.P. V TOP. 1—. 41I•!•• APP. TOP. Al■ IZE7 -1g7Tor 124/6 ••1■• • • • To I 1••••• • APPI V TOP. t I • I ! dLer•fir APE A ' VTOP. • / L,; n :V. SENDEEKOSITEK9 El ••• Silk CV ANS TV VEY V/ NIL CA £ C.A TY VEY TY Ill COLOR C•IT MATCH ADJACENT CC4.00t TAM • • • ONORTH ELEVATION SCAM SST • 'woe A111.1/ • APP. • . IPter. . ; AA AA A-A A:k Ok TEY Y-7 LT ILY TOP. 71•11.1.P. • OP. OP. TOP. j,k1.••■• • APP.F V TOP. • A. '1 J EDEi,(1430 • \ 0 • • • • • • • okel••I• • APP. • VTATP. 7 • • • • • 6M1 essese•s sees see s OSOUTH ELEVATION 111CAA, MY • r..- sa AL SA EL 1E7 IlY 117 TIP y7 Irk A TY VEY • 0ACCENT DETAIL WALE. r • i.e. 421 • t • CDWEST ELEVATION SOMA Sr • r•fr . \ L.. L.: a .4* • (so . • 1.71T i 11/ • TOP. JZ•11P•■■PP. TOP. 110••■• • APP.41, TOP.N. rh Al AA AM VAT TT r/ ••• • • TOP. • ION=ITICE1=1•• • • EAST ELEVATION SCAM Ye • r.fr 4 S AMA MP= 0•••■••.#■4M OP. 11••••• • APP.Ab rop.‘r t••d• tatty sees ee In AREA 'C' Mb Oa Mi N 02 °09'51" E ENIM LOADING I I I I-I 1) WHEEL 3TOP5 S 0 ZI PATIO 0_ II (. 1 1 I, s -,. -. 0 1 O i 1. • o 1 \ \ _ SE ?B i 30' 25' i 1 , • .N IS °13 0'r� '- - - RIC:NT -pF Ay- — — — .A� \s3 iftlitif Ma 30 �. • 1 : TION �CE:R . PARK . WAy o, tn )3ItE� SIGN IIGNALRE ITERSEC _ R- _ L 18'14" 50.00' 66.59' r I pi II':I I.I' j! j 1 I!1I l l 8 ""'h". '4 S► 1b1 E1 Ll ti 18n}Yrs� = ldvxa� E Z ► R3�: i . {I IIlillilll ullil lliiillulll iuliil{ Illlliiii. Ilullll illilllll iuhill llli llil +Ihill{ ±+Iliillt�u►i+,ull�+ I +iilli��hlllll1114111,111uhlill ; LOADING cp. 0 81TE PLAN 'CAA r • NOW I ; i 1 ■ ' ! I : ; : • i _l__J__4._ : i : ; : : -r-- 1 T-- ; : •. ., 1 ' 1 i '' i 1 ll s5 -17a- Par c; 33 .41 100(..) ‘Sht.700 75 14.-5-1-ez f. / Oc., X /ID inn a. X 7 r Gic---/7_)e) spac_t_. , ' . I CHINA, • „ . • • 5 " 1: 6 CC _1 Wo I-- 5 W 08 CCLI, le\ 042 >- g` le! CC < 1 5 0. MBK NORTHWEST PPOJECT NO. Nowa D RAWN BY CHECKED BY PC TM D ATE BEVMON IMO BENNER STAMM ASSOCIATES AFICNITCTS, KC 8003 66. INACON6 FC. OM 40 UKE 018600, 0383 8164634 FM 6■0-066 OMMerrekaws , , . „ • , -17a- Par c; 33 .41 100(..) ‘Sht.700 75 14.-5-1-ez f. / Oc., X /ID inn a. X 7 r Gic---/7_)e) spac_t_. , ' . I CHINA, • „ . • • 5 " 1: 6 CC _1 Wo I-- 5 W 08 CCLI, le\ 042 >- g` le! CC < 1 5 0. MBK NORTHWEST PPOJECT NO. Nowa D RAWN BY CHECKED BY PC TM D ATE BEVMON IMO BENNER STAMM ASSOCIATES AFICNITCTS, KC 8003 66. INACON6 FC. OM 40 UKE 018600, 0383 8164634 FM 6■0-066 OMMerrekaws ■•111Win C43 C-5 C.7 02 SYNT•ETC: PLASTER C.2 ' C-6 C-5 013 0 NORTH ELEVATION 21CALE VW • 1111111111111 STEEL TUBE COLUMNS AND BEPJAS. C-22 ALUM STOREFRONT —1 MAC ANNNO OVER DISPLAY MOON 0-27 SYNTICTIC PLASTER • C-4 C-8 .EST ELEVATION \z-} Inv • v.v. • .1 C-4 L 0 EAST ELEVATION SCALE. 1/46 • l'.11P 10.1a0TH CENTER' SOME CMU. C4 SPLIT FACED CENTER SCORE CPAU. C4 • SMOOTH CMU. SYNTHETIC PLASTER G5 SMOOTH CENTER SCORE MU. 04 FABRIC AIMING OVER DISMAY WPCOW C-27 SPLIT FACED CENTER SCORE cau. 0.8 orm-4- COLOR SCHED6LE • 0.1 WOW CW051W Soio WM. Nang Entry 81ruelde • C-2 • WY 1412.4 811ver Mutlioom • wwI 04 VSeO3M04O,F. hicit B uilding Wall 0-4 /midi 8802W Theihold Gray Building Wall 0-5 WOK 6121W Clay Sdpe Sulking Erdy amide 04. WNW 11230W Sunbaked Sand Cornice, Canopy UN% MUM Crisp Khaki Building Entry Studs., Columns 0•8 Ube 3A474 Blum Mountain • Column Base, Accents 04 'Sherwin WIllsnW Black 424.11-01ces Cart Sports' 0-10 Ube 313374 Lynx _ Structure. Canopy 0-11 •3ehe 3837-1 Paid*. Wino Canopy 0-12 Wed' 88D1W Studio Gray Building Entry Studds 013 • Not Used C•14 'Sherwin WNW.' SW2149 Motif Mame Staking Aced. 045 14111.111522W only Dimly adrudura. , fluid* &dry 046 'Behr' 3A434 Staley lady B olding Entry Stnidure A/xent 047 13a1V21349-13Wdar Rock Bulked Accent 0.18 WIN nu Rising &noire Mang EnOy Siudure 0-19 13.11? 3A494 Cesbid Subding Accent 0-20 'Imperial Paint' OTIA-Red Glom 90406 'GM Sports' • . 0.21 Wet AC129N Pares:lour Wading Accent • 0.22 SHP' Jade Omen MI M Rod 0-23 SOP Reed Blw MGM Awning 0.24 BHP' temwdrilt While MAY Coping 026 IMP Old Town Gray 0-26 '&mbrolle' 8805 Hemlock Tend Flab Awning 0-27 'Unkind.' 4607 Charcoal' Dosed Fabric Awdnp p TirtfIJ 0 CHINA . 6 . • ' • • . ...; 91. Vl £ c • e-' PROJECT NO 2o1o2 DRAWN BY CHECKED BY I DATE' 02101/00 REVISION D111011,3all BEIER STANC£ ASSOCIA1ES MICHITECTO. P. OCCO int NEADOVM KITE 430 ME OMR OR WCOS 870-0234 FAX ra 4170-0236 baliburechoom EXTERIOR ELEVATIONS Attachment C 230 OVERALL BUILDING WIN ENTRY TOWER 30' tee. OVERALL BUILDING 1 BUILDING WALL 30' ENTRY TOWER WIDTH „.. 42..A. te*A1,'34'...'.PZ407,4P,K:015pWr.4' i,'.'.i.l?PZP,AgWIPVf:::X'i,9;;::;'s"•;R,.4'V.'..,',5.,r..,A,,:,'!'.:'''i..;.-:7-',q.,N,,..!;'„;,,.:-.4! ,..:,,,,,,,,,..,..., r., ....,,,,,,,,...11,....,,.# ..<,,,,,i,.-..i.,-,0:1:::_,-;,--,...'211,,- . , ,...,..„,.,„„:„..„..,,,,,,,,,„, ", .."•':•!.W. `47" : . - ' - •••••• • = i , "!' \!;'''. !!' •• ' . ' •"'' ', ' '''''''-4 - ,, r • .,,;:.-‘4:;;,r.,p. :, ••,o-i .,, ',..XY:.-'-,. ':::.f, ,..1... , ,, m"' '.' , * •,A.'.' . ; : ' A.,. . .', :!. . ,‘.' . * .: - - 4 1 ,, '. •' L '' '' ,;' ' c',:: ', '2', ,',' . i'.•,'.'`1'':.4:%,..*' 4,.Pv )0U,p"'A,,r.t.‘!'0,t!t1. . 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'.•,,-,-,A,-.1.: ••••i?..,,;!'•.,,,3••• ..',11',11.1i: ' v••.4'.1•••.:■:*.'; .•••:!; ..',''''''.;''' '- ''';'',1.■ 7 ;.; '• !' -',:,'• • . • ' , . ,. ..,• . ••• .'7'.... , 15' ENTRY TOWER RETURN ....... . • 26' NORTH ELEVATION SYNTHETIC MAIM C— I 230' OVERALL BUILDING WIN ENTRY TOWER 220' OVERALL BUILDING ' . • 15' TOWER RETURN • 30' WIDTH OF ENTRY- TOWER nle 4 . , ,",:•::`," • ' " )6 J 180'OVERALL BUILDING WITH ENTRY TOWER 110' OvERALL EaLaING 15' TOWER RETURN 1 30' 1 WIDTH OP ENTRY TOWER y WEST LEVaTIOI r. 110' OVERALL BUILDING 30' , ENTRY TOWER WIDTH 15' RETURN1 . 22' • Vl £l Zl "` ,tia .-O� •lea 6.�'x 9z` a<u i1^ 9 +�i ii ilia11.6.1i1il11.c.0 ►-111 iii 11.111111161 VIEW OF ENTRY • .0 !• [11.!.1441 fill': [1 titrtitl:VIT11.).111:11',,I),(1.1.,1,3.1',.1.f ITIVATP," IltLitLIT • • • • • ..•• ••.• 6 • •••-•,: • • • • .. • .• • • --KO .1 .1 : (111111.111111110111IIIIIIIL .1 • . . . ..... 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