HomeMy WebLinkAboutPermit L97-0004 - JCPENNEY - HOME STORE DESIGN REVIEWL97 -0004
JC PENNY HOME STORE
17200 SOUTHCENTER PY.
DESIGN REVIEW
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:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
RECOMMENDATION:
ATTACHMENTS:
STAFF REPORT
TO THE PLANNING COMMISSION AND
BOARD OF ARCHITECTURAL REVIEW
Prepared May 13, 1997
May 22, 1997
Nora Gierloff, Assistant Planner
Notice of Application mailed to surrounding properties and posted
on site March 4, 1997
Notice of Public Hearing mailed to surrounding properties and
posted on site on April 16, 1997
Notice of Rescheduled Public Hearing mailed to surrounding
properties and posted on site on April 24, 1997
L97 -0004 Design Review
E97 -0003 Environmental Review
John Balkovec, JC Penney Company
esign;Review;is;required for:, this proposal: to build a 60,000 square
foot furniture and housewares store
17200:Southcenter Parkway
Tukwila Urban Center
Tukwila Urban Center
Approval with a condition
A. Applicant's Response to Design Review Criteria
B. Set of Building Plans
C. SEPA Threshold Determination
D. Materials Board (to be presented at hearing)
6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Staff Report to the L97 -0004
Planning Commission/BAR JC Penney Home Store
FINDINGS
VICINITY /SITE INFORMATION
Project Description.
The J.C. Penney Company has applied for permits to demolish an existing truck service
building, now being used as retail space, and build a new 60,000 square foot home store.
The applicant is requesting Board of Architectural Review approval of the proposed new
retail building and site changes including regrading, parking lot changes, installation of
new light standards and landscaping.
Existing Development.
The existing warehouse at the rear of the site will be retained.
Suirouinding,Land Use:
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The site is on Southcenter Parkway between Strander and Minkler. Across Southcenter
Parkway to the west is a Wendy's Restaurant and the Center Place Shopping Center, z ~
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across Minkler to the south is Parkway Plaza, directly north is the Bon Marche z �-
Distribution Center, and directly east is the Southcenter Corporate Park office park. ? o'
Topography, o co
The site is generally flat with a small retaining wall along Minkler. The site will be = w°
regraded to have a more gradual grade change. LI .
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A grass lawn and seven existing trees will be removed during construction. A series of r—',
City of Tukwila street trees along the southern edge of the site will be removed and z
replanted to allow for grading of the site. New landscaping will be installed according
the landscape plan.
Access.
Access to the site is from Southcenter Parkway and Minkler Boulevard.
DECISION CRITERIA
DESIGN REVIEW GUIDELINES
This project is subject to BAR design approval under TMC 18.60.030 due to its location
in the TUC zone and size.
In the following discussion the Board of Architectural Review criteria are shown below
in bold, followed by staff's comments. For the applicant's response to the criteria see
Attachment A.
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Staff Report to the L97 -0004
Planning Commission/BAR JC Penney Home Store
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;
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The project will provide landscaping around the perimeter of the site, in the parking lot
and adjacent to the building. The loading bays and garbage collection area along the N o
north wall will be screened by a building projection and a bermed landscape area. The W =
building is lower in height than is allowed by the zone and the scale is reduced by the I-,
horizontal banding of the design. w 0
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(2) Relationship of Structure and Site to Adjoining Area. u_
a.
a. Harmony on texture, lines and masses is encouraged; = w.
b. Appropriate landscape transition to adjoining properties should be provided; _
c. The height and scale of each building should be considered in relation to the site.
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c. Public buildings and structures should be consistent with the established neighborhood Z
character; W
d Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of U
safety, efficiency and convenience should be encouraged; ' 0 N
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e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. = U.
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a. gThe amount and quality of the project landscaping greatly exceeds that of the adjacent o.
Bon Marche and JC Penney's warehouses. The existing truck entrance will be retained v
for truck traffic to the warehouse. The other driveways will be more extensively
landscaped to encourage store customers to use them instead. Raised and/or striped z
pedestrian crossings will be provided from Minkler, Southcenter Parkway and through
the parking lot to minimize conflict between pedestrian and vehicular traffic.
(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;
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Staff Report to the L97 -0004
Planning Commission/BAR JC Penney Home Store
g.
In areas where general planting will not prosper, other materials such as fences, walls and
pavings of wood, brick, stone or gravel may be used;
h. Exterior lighting, when used, should enhance the building design and the adjoining landscape.
Lighting standards and fixtures should be of a design and site compatible with the building and
adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and
brilliant colors should be avoided. z
Sidewalks will connect the building entrances to both streets. The site will be landscaped w
on all three edges to a higher standard than required by the zoning code. The Red Sunset 6 2
Maple street trees shown along Southcenter Parkway will have to be replaced by Red v 0:
Oaks to be consistent with the City street tree plan. Landscape islands have been used _ N w
throughout the parking area to provide additional planting area.
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Evergreen plantings and a building projection are used to conceal the loading area and w o
garbage dumpsters from Southcenter Parkway. Pole and building mounted fixtures are
provided around the building and parking lot for safety lighting. No off. premise glare or IL. Q
light in excess of 2 foot - candles will be permitted. d
(4) Building Design. 1— 0`.
a. Architectural style is not restricted, evaluation of a project should be based on quality of its W
design and relationship to its surroundings; Q
b Buildings should be appropriate scale and in harmony with permanent neighboring 0 cn`.
developments. o H
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c. Building components such as windows, doors, eaves, and parapets should have good = V
proportions and relationship to one another. Building components and ancillary parts shall be I
consistent with anticipated life of the structure; Z,
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d. Colors should be harmonious, with bright or brilliant colors used only for accent; U N?
e. Mechanical equipment or other utility hardware on roof, ground or buildings should be Z
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 building is similar in scale to surrounding retail and restaurant developments and
adds street presence to the site. Horizontal banding, prominent entrances, display
windows and landscaping have all been used to provide interest and reduce the scale of
the building on the facades facing Minkler and Southcenter Parkway. The north wall is
less detailed, though it is screened with a substantial planting area. The east building
wall, which faces the existing warehouse, is the least detailed facade. The building colors
are beige, tan and terra cotta with dark gray accents. Mechanical equipment should be
screened by the parapet walls.
Page 4
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Staff Report to the L97 -0004
Planning Commission/BAR JC Penney Home Store
(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 wall signage is shown on the color board and meets the sign code. The existing
freestanding warehouse sign will be retained and no new freestanding sign is proposed.
New light standards will be installed to increase the lighting levels around the building
and throughout the parking lot.
CONCLUSIONS
DESIGN REVIEW GUIDELINES
1. Relationship of Structure to Site
Traffic flow, pedestrian access and circulation on the site work well. Enhanced
pedestrian access from both streets to the building is provided by a new sidewalk through
the parking area and raised pedestrian connections from the existing sidewalks to the
building. The site is designed to minimize the conflicts between the truck service and
loading area and shoppers. The size of the proposed building is modest in relation to the
size of the site.
2. Relationship of Structure and Site to Adjoining Area
The proposed landscaping will provide an attractive streetscape and complement
neighboring developments. The bermed planing area and building will adequately
conceal the truck dock and garbage area from other buildings and Southcenter Parkway.
The building's height and site coverage is compatible with the surrounding retail
development pattern.
3. Landscape and Site Treatment
The proposed landscape plan provides an attractive streetscape and entryway to the site as
well as breaking up the parking lot and softening the edges of the building. The type of
trees along Southcenter Parkway will need to be changed to be consistent with the City
street tree plan. The lighting plan will enhance the safety of the site and design of the
building without creating unnecessary brightness off -site.
4. Building Design
The proposed building is well designed and makes use of color changes, entrance
detailing, display windows and landscaping to break up the mass of the building.
Extensive evergreen landscaping and repetition of the display window detailing
overcomes the relative lack of detail on the north facade. The blankness of the east wall
is appropriate for its location facing the warehouse and lack of visibility from
Page 5
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Staff Report to the L97 -0004
Planning Commission/BAR JC Penney Home Store
neighboring streets. The colors are harmonious and attractive. If the mechanical
equipment is not fully screened by the parapet walls additional screening will be required
at the time of building permit.
5. Miscellaneous Structures and Street Furniture
The proposed signage is in scale with the facades and harmonizes with the building. The
proposed new light fixtures match the building accent color and should enhance the
safety of the site.
RECOMMENDATIONS
Staff recommends approval of the project with the following condition:
1. The street trees along Southcenter Parkway must be Red Oaks (Quercus rubra) not
Red Sunset Maples (Acer rubrum) as shown on the landscape plan.
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CITY OF TUKWILA
NOTICE OF RESCHEDULED PUBLIC HEARING
JC Penney Company has filed applications for development of a 60,000 square foot
fumiture store to be located at 17200 Southcenter Parkway.
Permits applied for include: Design Review Approval
Environmental Review
Other known required permits include:
Demolition Permit
Land Altering Permit
Sign Permits
Building Permit
Studies required with the applications include: Environmental Site Assessment
;FILES:AVAILABLE FOR PUBLIC REVIEW .
The project files are available at the City of Tukwila. To view the files, you may request
them at the permit counter of the Department of Community Development (DCD), located
at 6300 Southcenter Boulevard #100.
Project Files include: L97 -0004 Design Review
E97 -0003 Environmental Review
• OPPORTUNITY FOR PUBLIC COMMENT- RESCHEDULED HEARING .
You are invited to comment on the project at the public hearing before the Board of
Architectural Review, which has been RESCHEDULED for May 22 at 7:00 p.m. from
the original date of May 1,1997. The hearing will be held in the City Council Chambers at
City Hall. You may confirm the time and date by calling Nora Gierloff at the Department of
Community Development at 433 -7141.
For further information on this proposal, contact Nora Gierloff at 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 :January 30, 1997
Notice of Completeness Issued: February 18, 1997
Notice of Application Issued: March 4, 1997
Notice of Hearing Issued: April 16, 1997
Notice of RESCHEDULED Hearing Issued: April 23, 1997
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CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
PROJECT INFORMATION
JC Penney Company has filed applications for development of a 60,000 square foot
furniture store to be located at 17200 Southcenter Parkway.
Permits applied for include: Design Review Approval
Environmental Review
Other known required permits include:
Demolition Permit
Land Altering Permit
Sign Permits
Building Permit
Studies required with the applications include: Environmental Site Assessment
FILES AVAILABLE FOR<PUBLIC REVIEW :
The project files are available at the City of Tukwila. To view the files, you may request
them at the permit counter of the Department of Community Development (DCD.), located
at 6300 Southcenter Boulevard #100.
Project Files include: L97 -0004 Design Review
E97 -0003 Environmental Review
OPPORTUNITY F.OR P.UB.LIC COMMENT .;'
You are invited to comment on the project at the public hearing before the Board of
Architectural Review, scheduled for May 1, 1997 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 433 -7141.
For further information on this proposal, contact Nora Gierloff at 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:January 30, 1997
Notice of Completeness Issued: February 18, 1997
Notice of Application Issued: March 4, 1997
Notice of Hearing Issued: April 16, 1997
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City of Tu)cvvila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF DECISION
To: John Balkovec, Applicant
Michael Howatt
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: L97 -0004 Design Review
ASSOCIATED FILE: E97 -0003 Environmental Review
APPLICANT: John Balkovec, JC Penney Company
REQUEST: Design review approval for a 60,000 square foot furniture and
housewares store
LOCATION: 17200 Southcenter Parkway
SEPA
DETERMINATION: Determination of Non - Significance issued April 3, 1997
This notice is to confirm the decision reached by the Planning Commission at the May 22nd
public hearing. The Commission voted to approve the design of the proposed building based on
the findings, conclusions and condition in the staff report dated May 13, 1997.
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 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 • (206) 431-3670 • Fax (206) 431-3665
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Notice of Decision Page 2
The time period for appeals is 21 days starting from the date of this Notice of Decision, May 23,
1997. 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.
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MITHUN
P A R T N E R S
2 April, 1997
Board of Architectural Review
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: Proposed JC Penney Home Store
N.E.C. Southcenter Parkway at Minkler Boulevard
Tukwila, Washington
MPI Job No. 96235
RESPONSE TO DESIGN REVIEW CRITERIA
In the early 1960's the JC Penney Company built a distribution warehouse and separate truck
service building on a parcel of approximately eighteen and three- quarters acres at the
northeast corner of Southcenter Parkway and Minkler Boulevard. This development covered
approximately two thirds of the entire parcel, the east third being pre - loaded for construction
of a larger warehouse than was originally built. This easterly third has been left undeveloped
since the pre -load and now supports a second growth of trees and shrubs. JC Penney has
operated continuously at the site. The rear building has been used for warehousing and
distribution, with district offices and some furniture clearance sales. The forward building,
formerly the truck center, has previously been leased to a car dealership, but is now used for
clearance furniture sales. This submittal proposes to build a new JC Penney Home Store on
the existing property along Southcenter Parkway, and includes the demolition of the truck
center building. The work proposed includes complete revision of the parking area west of
the warehouse to accommodate the new Home Store. The JC Penney Company anticipates
that in the future they will add a new building to the site at the intersection of Minkler
Boulevard and Southcenter Parkway. No building is shown in this submittal since the type of
tenant and size or type of structure needed is not yet known. JC Penney will make application
for the Architectural Review process at that time. The Project Data tabulation on Sheet 1, the
50 scale Site Plan, indicates the parking count which would be required by the addition of an
8,000 square foot building.
The site is in an area which is in transition from mainly industrial and office uses to more
commercial and retail uses. As a result, a number of properties in the area have either been
transformed from former industrial and warehousing to commercial uses or developed from
bare land to commercial use. Southcenter Parkway is now strongly oriented to consumer
ARCHITECTURE
PLANNING
INTERIOR DESIGN
4 1 4 OLIVE WAY
S U I T E 5 0 0
SEATTLE WA 98101
(206) 623 3344
FAX (206) 623 7005
wilful,: PARTNERS. INC
RECEIVED
10' V OF TUKWILA
APR 0 8 1997
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Tukwila Board of Architectural Review
Proposed JC Penney Home Store
2 April, 1997
Page 2
business, as evidenced by the number of retail and restaurant locations both north and south
of the site. Shopping centers now exist directly across from the site on both Southcenter
Parkway and Minkler Boulevard (where rail sidings have been removed). Shopping center
and theater development has been proposed for the existing office park development directly
east of the JC Penney site, bordering on Andover Park West. The resulting mix of uses, as
shown on the Surrounding Area Map, indicates that many of the frontage buildings, once
strongly light industrial, now house retail type functions. However, warehousing and
industrial uses still exist in the general area and appear to be strongly- rooted.
As the predominant use transition continues, passenger vehicle and pedestrian traffic become
more of a planning issue as well as the actual "look and feel" of the upcoming development.
The need to handle and control increased traffic and access to and from sites becomes
important. In this project, the warehousing and distribution heavy -truck traffic will be at
odds with the passenger vehicle traffic which will result from the retail sales of the Home
Store. An effort has been made to study the traffic generation and mix with the Tukwila
Engineering Department, in particular the question of whether to combine driveways with the
Bon Marche's truck and passenger vehicle traffic directly to the north. After study of both
actual existing traffic load and trip generation (presented with the SEPA Checklist) it was
decided that combining of the two driveways would not at this time solve the recognized
traffic safety problems, and that signalization of the combined drive would not be warranted.
This option remains a possibility should change of use or traffic patterns resulting from future
development require re- opening of the issue. This project's solution is to accentuate the
central driveway on Southcenter Parkway and orient the new buildings to the restructured
parking area so that the "draw" for customers will be to this center driveway. The heavy -
truck and employee traffic for the warehouse function will continue to access the site from the
existing northerly driveway, and there will be access all around the new Home Store building
to provide for employee vehicle circulation and emergency services. It should be noted that
the two existing southerly and center over -wide driveways which provide access to the site
from Southcenter Parkway are being restructured and reduced in width to help control and
direct the traffic. The existing Minkler Boulevard driveway remains as a necessary link to
east -west traffic into and out of the site.
Pedestrian access is provided near the new center entry, with the site accessible route to all the
buildings located there, closely associated with the new retail functions and separate from the
truck paths. Additionally, the pedestrian route along Minkler Boulevard will be completed
with the addition of new right -of -way sidewalk on the north boundary of Minkler Boulevard
from the Southcenter - Minkler intersection to where the sidewalk now ends near the southeast
corner of the warehouse. The warehouse will also be connected to the Minkler sidewalk.
Within the site, a walkway will lead through the center of the parking lot in a north-south
direction to provide a link to Minkler Boulevard. Due to the relatively flat nature of the site
the grades are anticipated to be quite comfortable to foot traffic. Discussions held with the
City in a Pre - Application Meeting initially anticipated a possible pedestrian link between the
JC Penney Horne Store and the Bon Marche' warehouse store to the north; as this pathway
would cross two heavy -truck pathways it could prove dangerous to provide this within the
site. Instead, the right -of -way sidewalk will be extended across the combined driveway and
planter between the JC Penney and the Bon Marche sites.
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Proposed JC Penney Home Store
2 April, 1997
Page 3
Existing site lighting will be used to illuminate the existing heavy -truck and warehouse areas.
New site lighting will be provided for the re- structured parking area, more modern in design,
and with distribution patterns and internal shielding to provide safe illumination levels within
the lot and protecting from "spillage" to over the property lines. The luminaire locations
shown are schematic, and the final locations and number will be dependent upon a
photometrically- designed layout. Landscape planting will be adjusted accordingly to
coordinate with the lighting design.
The site is generally flat, with very gentle downhill slope from north to south. Presently, there
is a retaining wall along the Minkler Boulevard right of way which will be removed as the site
is re- graded to incorporate the installation of stormwater detention and bio- filtration swale
treatment systems directed to the main drainage system in Minkler Boulevard. This re-
grading, while necessary to generate the proper drainage and flood protection requested by
the Public Works Department, will also serve to open the site visually from Minkler
Boulevard. The large planting area along Minkler Boulevard will serve to absorb any grade
differences between the street and the site, a difference anticipated to be in the order of two to
three feet to the east, blending to approximately level at the west end. The existing fenced
storage area will be removed.
The Home Store is a large building, the size generated by the need to present a large stock of
furniture items in a stage -set format on an accessible level. Its design is modern but not spare,
and is in keeping with the scale and general look of the newer commercial buildings in the
area. The building presents two faces and two entries, to the West and South, orienting to both
street frontages and addressing Minkler Boulevard visually, something which is not done
along the entire block except at the intersection with Andover Park West. These entries will
be lit to focus attention to their function. The scale of the building is intentionally kept low,
but the pattern of the building materials and colors attempts to both set the building solidly to
the ground and integrate the elements of the design all around. An attempt has been made to
move it forward (westerly) on the site somewhat to present a more urban face to a very wide
suburban streetscape, and helps to screen the truck- oriented warehousing functions on the
east of the site. Display windows will provide an indoor- outdoor connection between the
street and building and will also serve to give a more human scale reference. At the same
time they serve to break the bulk of the building and provide some balance to the formal
visual weight of the entries. Loading and trash functions are screened, facing the existing
warehouse truck operation areas, and do not enter the pedestrian /passenger vehicle zones of
the site. Rooftop HVAC units will be the main source of air conditioning for the building. An
attempt will be made to screen these by nestling them behind the metal roof peaks and wall
parapets. If any units located on the roof not directly screened by the entry roofs are largely
visible from the streets they will be painted or screened with materials and colors compatible
with the overall building design.
JC Penney has always kept the Southcenter Parkway frontage plantings in good condition,
well- tended and maintained. The existing landscape has been rather sparse. The new
parking layout and the removal of the truck center building will require the removal of the
large lawn area (in the new Home Store location) and the re- building of remaining frontages.
New planting will be tight- spaced and will serve to accent the new retail use and nature of the
project. The entries to the retail parking areas will be accented while the truck entry will be
down - played. Some of the remaining existing planting areas will be augmented as a general
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Tukwila Board of Architectural Review
Proposed JC Penney Home Store
2 April, 1997
Page 4
upgrading of the overall project. The bio- filtration swale will be incorporated into the
planting scheme along with the installation of the new Minkler Boulevard sidewalk and the
re- location of the street trees and streetlights there.
Building and site identification signage is kept to a minimum. The existing site functions will
be identified by the existing monument sign near the northerly driveway while the new Home
store will be identified by signage on the building itself, one sign each on the south and west
faces. Each building entry will have the store name displayed prominently to accentuate these
as entry points. The standard JC Penney Home Store helvetica typeface logo will be used,
with interior and background lighting.
JC Penney is proud of the relationship it has developed with the citizens and the leaders of
Tukwila. By submitting this proposal they reinforce their commitment to the City and look
forward to continued success in reaching the common goals of maintaining and improving
Tukwila as a welcome home for both people and businesses.
LT0402BAR
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• CITY OF TUKWILA
DETERMINATION OF NONSIGNIFICANCE (DNS)
DESCRIPTION OF PROPOSAL:
CONSTRUCTION OF NEW 60,000 S.F. J C PENNEY
HOME STORE AND DEMOLITOIN OF EXISTING 20.500 S.F.
BUILDING.
PROPONENT: J C PENNEY COMPANY
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
ADDRESS:
PARCEL NO:
SEC /TWN /RNG:
17200 SOUTHCENTER PY
262304 -9117
26/23/4- •
LEAD AGENCY:'' CITY:. OF TUKWILA FILE NO: E97 -0003
The City has determined that the proposal does not have a probable
sianifican.t 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 f i l e with the lead agency. This
information is available to the public on request.
**** ** * ** ***'k•k***•k•k *** ** k ** * *•k•k *** *• k• k• k***• k• k***** ** *•k** ** *•k * ***•k'k *** **** ****
This DNS' is issued under 197-11-340(2). comments must be submitted by
ES . The lead agency will not act. on
this proposal for 15 days from the date • below.
LA— 'Y\AQc,4
Date
Steve Lancaster. Responsible Official
..City of Tukwila, (206) 431 -3680
6300 Southce.nter Boulevard
Tukwila. WA .98188' •
Copies of the procedures for SEPA'.appeals ',are available with the
Department of Community. :Development.
ATTACHMENT, C
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To: Nora Gierloff
r
Tukwila Community Development
6300 Southcenter Boulevard
Date: 10 March, 1997 Project No.: 96235.00
Re: JC Penney Home Store, Tukwila
SEPA #E97-0003
Tukwila, WA 98188
From: Michael Howatt
cc: John Balkovec @ JC Penney, File
BAR #L97-0004
via: mail
We are sending you the following:
For your:
Attached Under separate cover
Information Review & comment
Affidavit of Installation and Posting of Public Information Sign
Nora,
Other
As requested
Here is the notarized Affidavit required for the review and public notice process.
Please let me know if there is anything else which needs to be done for notice.
Call with comments or questions. Thanks.
TR031ONG
Mithun Partners, Inc.
414 Olive Way, Suite 500, Seattle, WA 98101 (206) 623-3344 / FAX (206) 812-1794
RECEIVED
MAR 12 1997
COMMUNITY
DEVELOPMENT
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
AFFIDAVIT OF INSTALLATION AND POSTING
OF PUBLIC INFORMATION SIGNS)
State of Washington
County of King
City of Tukwila
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I (Print Name) understand that Section 18.104.110 of the Tukwila Municipal
Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice
of Completeness.
I certify that on it 44,4i204- j597 the Public Notice Board(s) in accordance with Section 18.104.110
and other applicable guidelines were posted on the property located at /7200 ,xurt e-Arr- / 41tl Wfl'
so as to be clearly seen from each right -of -way providing primary vehicular access to the property for
application file number LV7-OGO'$ l E:97 -co03
Affiant (Applicant Signature)
SUBSCRIBED AND SWORN to before me this 6Q-14 day of 19 Xfl
0oaccconogoo
M. MILL
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N QTARY PUBLIC in and for the State of Washington
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF COMPLETE APPLICATION
February 18, 1997
Michael Howatt
Mithun Partners
414 Olive Way Suite 500
Seattle, WA 98101
RE: JC Penney Home Store
'L97 -0004 Design Revievii
E97 -0003 SEPA Checklist
Dear Mr. Howatt:
Your application for design review approval of a new JC Penney Home Store located at 17200
Southcenter Parkway has been found to be complete on February 18 for the purposes of meeting
state mandated time requirements. The project has been assigned to Nora Gierloff and tentatively
scheduled for a public hearing before the Board of Architectural Review on April 24.
The next step is for you to install the notice board on the site within 14 days of the date of this
letter. You received information on how to install the sign with your application packet. If you
need another set of those instructions, you may obtain them at the Department of Community
Development (DCD). Also, you must obtain a laminated copy of the Notice of Application to post
on the board. Let me know what date you intend to post it and I will prepare it. After installing the
sign with the laminated notice, you need to return the signed Affidavit of Posting to me.
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.
I will be contacting you soon to discuss this project. If you wish to speak to me sooner feel free to
call me at 433 -7141.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665
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Nora Gierloff
Assistant Planner
Joanna Spencer, Public Works
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MITHUN
P A R T N E R S
29 January, 1997
Board of Architectural Review
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: Proposed JC Penney Home Store
N.E.C. Southcenter Parkway at Minkler Boulevard
Tukwila, Washington
MPI Job No. 96235
SAMPLE SITE LIGHT FIXTURE
The following shall be considered the design standard for use on this project; alternative
manufacturers meeting these qualifications may be used:
Pole- mounted Spaulding Lighting, Inc. "Proformer" arm - mounted, square head bronze
finished fixture on 30 foot to 40 foot bronze finished pole. Natural grey concrete raised base
typical. Metal halide source with internal reflectors for standard EIS distribution patterns and
internal glare- cutoff shielding.
LT0130BAR
ARCHITECTURE
PLANNING &
INTERIOR DESIGN
4 I 4 OLIVE WAY
S U I T E 5 0 0
SEATTLE WA 98101
( 2 0 6 ) 623 3344
FAX (206) 623 7005
MITHUN PARTNERS. INC.
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PROFORMER
The PROFORMER utilizes the very latest vertical Tamp technology in a crisp,
smooth sided, square housing. PROFORMER produces uniform and effective area
lighting for shopping centers, large areas, restaurants, schools and other areas.
The family of PROFORMERS include:
• Pole, Post -Top or • Choice of Color Finishes
Spider Mount Styles
• Two Sizes • Five Reflectors
• Square Shape
Smooth side contemporary styling of the PROFORMER complements the
architecture of commercial, public and institutional buildings. The housing is die -
formed aluminum with a polyester finish in one of 10 standard colors.
Full access to lamp and ballast is provided through a formed aluminum hinged
door containing a tempered glass lens. To replace lamps, simply loosen two
captive screws. The Tens is square and dished to optimize the efficiency and
effectiveness of light distribution. The hinged door is fully gasketed to the housing
to ensure a tight seal.
The small PROFORMER accommodates up to 400 watt Metal Halide or High
Pressure Sodium while the large size accepts 750 to 1000 watt lamps.
A one -piece anodized aluminum reflector designed for vertical lamp, specular
finish and multiple facets, distributes a broad smooth symmetrical round or
square type V pattern with high beam angle, and minimum concentration at nadir.
A rectangular pattern VRT is produced by a new multi -piece anodized aluminum
reflector with vertical lamp for elongated areas.
The type III asymmetric and type IV forward throw reflectors are multi- faceted,
multi -piece anodized aluminum with vertical lamp for optimum spread.
11
MITHUN
P A R T N E R S
29 January, 1997
Board of Architectural Review
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: Proposed JC Penney Home Store
N.E.C. Southcenter Parkway at Minkler Boulevard
Tukwila, Washington
MPI Job No. 96235
RESPONSE TO DESIGN REVIEW CRITERIA
In the early 1960's the JC Penney Company built a distribution warehouse and separate truck
service building on a parcel of approximately eighteen and three- quarters acres at the
northeast corner of Southcenter Parkway and Minkler Boulevard. This development covered
approximately two thirds of the entire parcel, the east third being pre - loaded for construction
of a larger warehouse than was originally built. This easterly third has been left undeveloped
since the pre -load and now supports a second growth of trees and shrubs. JC Penney has
operated continuously at the site. The rear building has been used for warehousing and
distribution, with district offices and some furniture clearance sales. The forward building,
formerly the truck center, has previously been leased to a car dealership, but is now used for
clearance furniture sales. This submittal proposes to build a new JC Penney Home Store on
the existing property along Southcenter Parkway, and includes the demolition of the truck
center building. The work proposed includes complete revision of the parking area west of
the warehouse, with provision for a possible future retail building along Minkler Boulevard at
the southwest portion of the site.
The site is in an area which is in transition from mainly industrial and office uses to more
commercial and retail uses. As a result, a number of properties in the area have either been
transformed from former industrial and warehousing uses to commercial uses or developed
from bare land to commercial use. Southcenter Parkway is now strongly oriented to
consumer business, as evidenced by the number of retail and restaurant locations both north
and south of the site. Shopping centers now exist directly across from the site on both
Southcenter Parkway and Minkler Boulevard (where rail sidings have been removed).
Shopping center and theater development has been proposed for the existing office park
development directly east of the JC Penney site, bordering on Andover Park West. The
ARCHITECTURE
PLANNING &
INTERIOR DESIGN
414 OLIVE WAY
S U I T E 5 0 0
SEATTLE WA 98101
(206) 623 3344
FAX (206) 623 7005
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SI17'1111N PARTNERS. INC.
0
Tukwila Board of Arch,.ectural Review
Proposed JC Penney Home Store
29 January, 1997
Page 2
resulting mix of uses, as shown on the 1,000 foot Surrounding Area Map, indicates that many
of the frontage buildings, once strongly light industrial, now house retail type functions.
However, warehousing and industrial uses still exist in the general area and appear to be
strongly- rooted.
As the predominant use transition continues, passenger vehicle and pedestrian traffic become
more of a planning issue as well as the actual "look and feel" of the upcoming development.
The need to handle and control increased traffic and access to and from sites becomes
important. In this project, the warehousing and distribution heavy -truck traffic will be at
odds with the passenger vehicle traffic which will result from the retail sales of the Home
Store and the Future building. An effort has been made to study the traffic generation and
mix with the Tukwila Engineering Department, in particular the question of whether to
combine driveways with the Bon Marche's truck and passenger vehicle traffic directly to the
north. After study of both actual existing traffic load and trip generation (presented with the
SEPA Checklist) it was decided that combining of the two driveways would not at this time
solve the recognized traffic safety problems, and that signalization of the combined drive
would not be warranted. This option remains a possibility should change of use or traffic
patterns resulting from future development require re- opening of the issue. This project's
solution is to accentuate the central driveway on Southcenter Parkway and orient the new
buildings to the restructured parking area so that the "draw" for customers will be to this
center driveway. The heavy -truck and employee traffic for the warehouse function will
continue to access the site from the existing northerly driveway, and there will be access all
around the new Home Store building to provide for employee vehicle circulation and
emergency services. It should be noted that the two existing southerly and center over -wide
driveways which provide access to the site from Southcenter Parkway are being restructured
and reduced in width to help control and direct the traffic. The existing Minkler Boulevard
driveway remains as a necessary link to east -west traffic into and out of the site.
Pedestrian access is provided near the new center entry, with the site accessible route to all the
buildings located there, closely associated with the new retail functions and separate from the
truck paths. Additionally, the pedestrian link along Minkler Boulevard will be completed
with the addition of new right -of -way sidewalks from the Southcenter - Minkler intersection to
where the sidewalk now ends near the southeast corner of the warehouse. The warehouse
will also be connected to the Minkler sidewalk. Within the site, a walkway will lead through
the center of the parking lot in a north-south direction to provide a link to the south end of the
parking and to the future building. Due to the relatively flat nature of the site the grades are
anticipated to be quite comfortable to foot traffic. Discussions held with the City in a Pre -
Application Meeting initially anticipated a possible pedestrian link between the JC Penney
Home Store and the Bon Marche' warehouse store to the north; as this pathway would cross
two heavy -truck pathways it could prove dangerous to provide this. Existing site lighting will
be used to illuminate the existing heavy -truck and warehouse areas. New site lighting will be
provided for the re- structured parking area, more modern in design, and with distribution
patterns and internal shielding to provide safe illumination levels within the lot and
protecting from "spillage" to over the property lines. The luminaire locations shown are
schematic, and the final locations and number will be dependent upon a photometrically -
designed layout.
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Tukwila Board of ArchlLectural Review
Proposed JC Penney Horne Store
29 January, 1997
Page 3
The site is generally flat, with very gentle downhill slope from north to south. Presently, there
is a retaining wall along the Minkler Boulevard right of way which will be removed as the site
is re- graded to incorporate the installation of stormwater detention and bio- filtration swale
treatment systems directed to the main drainage system in Minkler Boulevard. This re-
grading, while necessary to generate the proper drainage, will also serve to open the site
visually from Minkler Boulevard. The future building will be able to ground itself visually
more directly to the level of Minkler Boulevard as opposed to sitting "above" it at the top of a
retaining wall. The existing fenced storage area will be removed.
The Home Store is a large building, the size generated by the need to present a large stock of
furniture items in a stage -set format on an accessible level. Its design is modern but not spare,
and is in keeping with the scale and general look of the newer commercial buildings in the
area. The building presents two faces and two entries, to the West and South, orienting to both
street frontages and addressing Minkler Boulevard visually, something which is not done
along the entire block except at the intersection with Andover Park West. These entries will
be lit to focus attention to their function. The scale of the building is intentionally kept low,
but the pattern of the building materials and colors attempts to both set the building solidly to
the ground and integrate the elements of the design all around. An attempt has been made to
move it forward on the site somewhat to present a more urban face to a very wide suburban
streetscape, and helps to screen the truck- oriented warehousing functions on the east of the
site. Display windows will provide an indoor- outdoor connection between the street and
building and will also serve to give a more human scale reference. At the same time they
serve to break the bulk of the building and provide some balance to the formal visual weight
of the entries. Loading and trash functions are screened, facing the existing warehouse truck
operation areas, and do not enter the pedestrian /passenger vehicle zones of the site. Rooftop
HVAC units will be the main source of air conditioning for the building. An attempt will be
made to screen these by nestling them behind the metal roof peaks and wall parapets. If any
are largely visible from the streets they will be painted or screened with materials and colors
compatible with the overall building design.
JC Penney has always kept the Southcenter Parkway frontage plantings in good condition,
well - tended and maintained. The existing landscape has been rather sparse. The new
parking layout and the removal of the truck center building will require the removal of the
large lawn area (in the new Home Store location) and the re- building of remaining frontages.
New planting will be tight- spaced and will serve to accent the new retail use and nature of the
project. The entries to the retail parking areas will be accented while the truck entry will be
down- played. Some of the remaining existing planting areas will be augmented as a general
upgrading of the overall project. The bio - filtration swale will be incorporated into the
planting scheme along with the installation of the new Minkler Boulevard sidewalk and the
re- location of the street trees and streetlights there.
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Tukwila Board of ArchiLectural Review
Proposed JC Penney Home Store
29 January, 1997
Page 4
Building and site identification signage is kept to a minimum. The site will be identified by
the existing monument sign near the northerly driveway while the new functions will be
identified by a new two -sided pylon sign at the central driveway. The pylon sign location is
intended to reinforce the perception of the center driveway as the main entry for Home Store
traffic. Actual sign faces will be internally - illuminated and ground lighting may be added to
enhance the visibility of the structure and reinforce its similar design with the building entries.
Each building entry will have the store name displayed prominently to accentuate these as
entry points. The standard JC Penney Home Store helvetica typeface logo will be used, with
interior and background lighting.
JC Penney is proud of the relationship it has developed with the citizens and the leaders of
Tukwila. By submitting this proposal they reinforce their commitment to the City and look
forward to continued success in reaching common goals of keeping and improving Tukwila as
a welcome home for both people and businesses.
LT0129BAR
CITY C TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
DESIGN
REVIEW
(P -DR)
APPLICATION
m:,: FOR: STAFF.USE:ONLY
ecel�
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Project File
pplication
ornplete ._([
,piication Incomplete at
1. PROJECT BACKGROUND
1. SEPA File #c:
Shoe line-file
A. NAME OF PROJECT /DEVELOPMENT: L/C etSW U"-)/
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.)
7200 P AILicPa y
Quarter {S & Section: C3 Township: 26N 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:
ADDRESS: %" OL J yE / r -cite. 500 .9f/ o/
PHONE: .2e)& *2,3 -. 34
SIGNATURE:
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1 ?Hi';4k «;"..,,�'L21 do:£C�a2 ri.?itiR1.i,4 ta�t5awiii
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DATE:
"nCdGeY;i�i3
•
JAN 18 '97 05 :30PM MrN..IN PARTNERS P.3/9 •
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
I am the current owner of the property which is the subject of this application.
All statements contained in the application are true and correct to the best of my
knowledge.
The application is being submitted with my knowledge and consent.
I understand that conditions of approval, which the City and applicant have jointly agreed
may not be completed prior to final approval of the construction (e.g,, final building permit
approval), will be incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
I declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at (city), °'" (state), on
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(Signatu
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Use additional sheets as needed for all property owner signatures.
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CITY OF TUKWILA
JA 0 8 1997
PERMIT CENTER
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200' FROM OHW MARK
A'
LIMIT OF LOW IMPACT
\ ENVIRONMENT
EXISTING STORM OUTFALL
(POSITION APPROXIMATE)
TEMPORARY PILNG
RAMP WOULD BE INSTALLED
TEMPORARILY FROM BANK
TO BARGE TO TRANSFER EQUIPMENT.,
SOME CLEARING OF VEGETATION
MAY BE REQUIRED. NO TREES INLL BE REMOVED.
D
INTERPRETIVE SIGN
TEMPORARY PILING
e<-
APPROXIMATE'. ORDINARY .
HIGH WATER (OHW), MARK
0' FROM • W AR
APPROXIMATE ORDINARY :
HIGH WATER.(OHW):MARK •
'(COINCIDES' INTH ;PROPERTY UNE )
NOTE
1. BASE MAP FROM BOEING DEFENCE AND SPACE
GROUP, ENVIRONMENTAL AFFAIRS, 1996.
2. BATHYMETRY FROM DAVID EVANS AND ASSOCIATES.
3. TIME. E FLOOD CI EVATION (100 YEAR) APPROXIMATELLY
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LOW IMPACT RIVER
ENVIRONMENT ENVIRONMENT
22 -
20
18 -
16 -
14 -
12 -
10 -
8 -
_J • 6 -
-1
4 -
Z 2 L.,
0
• 0 -
W -2 -
- J
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0
NORFOLK 84—INCH
DIAMETER. OUTFALL
C'
REQUIRED DREDGE CUT
/\\ \
"
\ \\\
/
MINIMUM 2 FOOT .
DEPTH TO BE
MECHANICALLY DREDGED
EXISTING BATHYMETRY
1 FOOT OVERDEPTH
FOR EQUIPMENT TOLERANCE
3
"•//////,
20 40
40
I 1
60 80 100 . 120 140 160 180 200
1 1
220 240
D
400-F006
RELATIONSHIPS BETWEEN
VARIOUS VERTICAL. DATUMS
IN SEATTLE (MADISON STREET)
11.35 -MEAN HIGHER HIGH WATER =
10.46 - ORDINARY HIGH WATER
- MEAN HIGH WATER
RIVER LOW IMPACT • HIGH IMPACT 6.10
ENVIRONMENT ENVIRONMENT ENVIRONMENT
•
0 •
x
2.83
- NATIONAL GEODETIC VERTICAL
DATUM - 1929
-MEAN LOW WATER
' 0.00 MEAN LOWER LOW WATER
D'
PROPOSED ‘/ ‘/- `s' • PARKING
STAGING AREA /, z
LOT
I I I I
220 200 180 160 140 120 100
- 22
- 20
- 18
16
14
- 12
- 10
-8
- 6j
- J
-4
-2 Z
0
0 1=
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- -4
- -6
— —8
—10 '
80 60 40 20 . FIECEIVED
CITY OF TUKIN
JAN 08 IT
8 ' 0 - 40 '
PERMIT CENTE
SCALE: 1-7=8' HORIZONTAL SCALE: 4".=40'
VERTICAL
Ilag County
KING COUNTY
WATER POLLUTION
CONTROL DIVISION
2:1
SNOREUNE SUBSTANTIAL DEVELOPPIENT PERMIT
CITY 'OF TUKWILA •
BLACK & VEA CH NORFOLK CSO
CROSSTSEC'TIONS C"C & D-D'
SPECIAL. PROJECTS 00RP.
_ • •
I 1
• •
CHINA • 5 6 •
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-A
7
ELEVATION (MLLW)
A ca2
22 —
C.)
20
18 —
16 —
14 —
12 —
10 —
8 —
6 —
4 —
2 —
0 —
—2 —
—4 —
—6 —
—8 —
—10 •
.400-F005
RIVER
NVIRONMEN7
COVERED WALKWAY
/\\
REQUIRED
DREDGE CUT.
A'
22 7
20
—
16 —
14 —
12 —
10
MINIMUM 2 FOOT a -
DEPTH TO BE • -.i 6 —
MECHANICALLY DREDGED —J
M 4 —
Z 2 -
EXISTING BATHYMETRY o
rz. o -
a
>
ILI —2 —
—1
w
— 4 —
1 FOOT OVERDEPTH FOR
EQUIPMENT TOLERANCE
1L
3
20
I I
40 60
1 1 • I
80 100 120 140
•
160
180 200 220 240
—6-
- 8 —
—10
RIVER
ENVIRONMEN
RELATIONSHIPS BETWEEN
VARIOUS VERTICAL DATUMS
IN SEATTLE (MADISON STREET)
11.35 —MEAN HIGHER HIGH WATER =
10.46 ORDINARY HIGH WATER
L MEAN HIGH WATER
6.10 —NATIONAL GEODETIC VERTICAL
DATUM — 1929
2.83
--MEAN LOW WATER
0.00 —MEAN LOWER LOW WATER
MINIMUM 2 FOOT
DEPTH TO BE
MECHANICALLY DREDGED.
/\ \
REQUIRED
DREDGE CUT
EXISTING BATHYMETRY
//
(
//X
1 FOOT OVERDEPTH FOR 1
EQUIPMENT TOLERANCE
3
0 20 . 40.. .60
80
r.
100 120
0 8'.
PERMIT CENT
VERTICAL SCALE: 1"=8' •HORIZONTAL SCALE: 1"=40'
140 160 180
200 220 240
RECEIVED
CITY OF TUKWILA .
JAN 0 8.,1S7
40'
nag County
ICING *COUNTY
WATER 'POLLUTION
CONTROL DIVISION
BLACK .& VEATCH
- • • CITY: OF TUKWLA •
SHORELINE SUBSTANTAL 'DEVELOPMENT PERMIT.
NORFOLK CSO •
CROSS7SECTIONS A-A' & B-B'