Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Permit L97-0072 - FAMILY FUN CENTER - SPECIAL PERMISSION SIGN
L97 -0072 FAMILY FUN CENTER SPECIAL PERMISSION SIGN 15034 Grady Way So. City of Tukwila (206) 431 -3670 Community Development / Public Works • 6300 Southcenter Boulevard, Suite 100 • Tukwila, Washington 98188 Status: Type: Category: Address: Location: Parcel #: Zoning: TENANT CONTRACTOR OWNER PLANNER PLANNER CONTRACTOR PERMANENT SIGN PERMIT ISSUED P -PSIGN WALL 7300 FUN CENTER WY 242304 -9013 FAMILY FUN CENTER 15034 GRADY WY S, TUKWILA, WA 98188 DWINELL'S VISUAL SYSTEMS INC 1112 E NOB HILL BV, YAKIMA WA 98901 HUISH FAMILY FUN CENTERS 29111 SW TOWN CENTER LOOP RD, WILSONVILLE, OR 97070 DEB RITTER NORA GIERLOFF DWINELL`S VISUAL SYSTEMS INC 1112 E NOB HILL BV, YAKIMA WA 98901 Permit No: S98 -143 Issued: 01/15/1999 Phone: 425 -204 -9706 Phone: 292 -8865 Phone: 503 -682 -9744 Phone: 292 -8865 ******************* k** k********•************* ** * * * * **** ** ** * ** * * *k *4*k * * * *** Permit Description: 260 S.F. WALL SIGN ON SOUTHEAST ELEVATION "FAMILY FUN CENTER" APPROVED UNDER SPECIAL PERMISSION L97 -0072 REVISION REQUEST 12 -30 -98 261 S.F. WALL SIGN ON S.E. ELEVATION "FAMILY FUN CENTER" Total Permit Fee: 134.00 PERMANENT SIGN: SIGN LIGHTING: INTERNAL WALL SIGN - Wall Area (Sq. Ft.): Wall Sign Size (Sq. Ft.): Face Residential Land: 6460.00 261.00 FREESTANDING SIGN - Street Frontage for Entire Lot (Ft.): .00 Bldg Height (Ft.): .00 Sign Size (Sq. Ft.): .00 Sign Height (Ft.): (In.): Setback (Ft.): .00 Number of Sign Faces: ************* k****************** k********** * * * *k** * * *k * ** * * * * * * * * *** * * * *** c>46 24c4‹:__ s -q Planning Division Authorized Signature Date It is the responsibility and inspections from the installer is required to for a final inspection. of the installer to obtain the electrical permit State Electrical Department. The applicant or call the Building Division at (206) 431 -3670 THIS PERMIT SHALL BECOME NULL AND VOID IF THE WORK IS NOT COMMENCED WITHIN 180 DAYS FROM THE DATE OF ISSUANCE, OR IF THE WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS FROM THE LAST INSPECTION. z _� H w:. re 00 ' .NW W =' wo 2 • = a • Hw s z�. Z n p: io W IW+ V` - .. Z z City of Tukwila (206) 431 -3670 Community Development / Public Works • 6300 Southcenter Boulevard, Suite 100 • Tukwila, Washington 98188 PERMANENT SIGN PERMIT Status: ISSLIED Type: P -PSIGN Category: WALL Address: 15034 GRADY WY 5 Location: Parcel #: 242304 -9013 Zoning: C /LI TENANT OWNER CONTACT PLANNER PLANNER CONTRACTOR FAMILY FUN CENTER Permit No: '597 -099 Issued: 01/15/1999 HUISH FAMILY FUN CENTERS Phone: 503 682 -9744 29111 SW TOWN CENTER LOOP RD, WILSONVILLE OR 97070 CHANDLER STEVER Phone: 425 822 -0444 11820 NORTHUP WY #E -300, BELLEVUE WA 98005 NORA GIERLOFF DEB RITTER DWINELL'S VISUAL SYSTEMS INC Phone: 292-8865 1112 E NOB HILL BV, YAKIMA WA 98901 *************************** k*************** k ** *k **k * * * * ** * * * ** * *k *k ** * ** *k* Permit Description: 198 S.F. WALL SIGN ON WEST ELEVATION "FAMILY FUN CENTER" APPROVED UNDER SPECIAL PERMISSION L97 -0072 - REVISION REQUEST 12/30/98- 199 S.F. WALL SIGN ON WEST ELEVATION "FAMILY FUN CENTER" Total Permit Fee: 134.00 PERMANENT SIGN: SIGN LIGHTING: INTERNAL WALL SIGN - Wall Area (Sq. Ft.): Wall Sign Size (Sq. Ft.): Face Residential Land: 3450.00 199.00 FREESTANDING SIGN - Street Frontage for Entire Lot (Ft.): Bldg Height (Ft.): .00 Sign Size (Sq. Ft.): .00 Sign Height (Ft.): (In.): Setback (Ft.): .00 Number of Sign Faces: .00 ************************************** k**** *k***k *** ***k * ** * * ** * * *k* * * **** -1(/6 2 Planning Division Authorized Signature Date It is the responsibility of the installer to obtain the electrical permit and inspections from the State Electrical Department. The applicant or installer is required to call the Building Division at (206) 431 -3670 for a final inspection. THIS PERMIT SHALL BECOME NULL AND VOID IF THE WORK: IS NOT COMMENCED WITHIN 180 DAYS FROM THE DATE OF ISSUANCE, OR IF THE WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS FROM THE LAST INSPECTION. z w og 0 0; WI CO IL, w 0: gam u. CO z 1-0: wt-: w: o O w . -' CI I- wuj H r! LL O: iii O~ z MEMORANDUM TO: File L97 -0072 FROM: Nora Gierloff RE: Special Permission Sign Area Increase DATE: January 12, 1999 On 12/21 /98 Dwinell's Visual Systems, acting as agents for the Family Fun Center, submitted revisions to the previously approved "Family Fun Center" signs to be located on the west and southeast elevations. The sign areas will remain the same at 199 square feet for the west sign and 261 square feet for the southeast sign. Though the sign content, area and location would remain the same as originally approved, the design of the signs would be substantially different. The design approved by the BAR was for red letters supported by a steel arch. The proposed design would have "family" and "center" in yellow, a yellow starburst design behind the "fun" and neon accents in teal, yellow, red and purple. Because the sign area and content will not be changed the previous sign area increase can be applied to the new designs. Though the new designs will affect a BAR approved building design, in the context of the project they are minor modifications. The signs continue the colors and materials found elsewhere on the building and therefore will not require reapproval by the BAR. AFFIDAVIT C4LL 0 Notice of Public Hearing ONotice of Public Meeting OBoard of Adjustment Agenda Packet • OBoard of Appeals Agenda Packet []Planning Commission Agenda Packet ['Short Subdivision Agenda Packet ['Notice of Application for Shoreline Management Permit Shoreline Management Permit OF DISTRIBUTION hereby declare that: 0 Determination of Non- significance 0 Mitigated Determination of Nonsignificance fl Determination of Significance and Scoping Notice 0 Notice of Action 0 Of ficial Notice Mither_LIACe.).- O'reCA'S116-k\ 0 Other was mailed to each of the following addresses on afki(v6) Name of Project File Number LOQ &5 LT7- cn--7 1 OO LM --00tA NiSSSZESEMESINSMIMMEAIEBRMSEtmm.. Signature City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION To: Scott Huish, Applicant Chandler Stever, Mulvanny Partnership Doug Sexton, Todd and Associates Erick Thompson, Muckleshoot Indian Tribe Philip Schneider, State Department of Fish and Wildlife Gail Colburn, State Department of Ecology Jack Kennedy, US Army Corps of Engineers Puget Sound Energy Andy Levesque, King County Department of Natural Resources, WALD Rebecca Davidson, John C. Radovich Development Company Joel Haggard Sandra Breslich Steve Delay Cheryl Wheeler Chris Brown Doug Grimes William Fouty 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 NOTIFICATION: Notice of Application mailed to surrounding properties and posted on site November 26, 1997 Notice of Public Hearing mailed to surrounding properties and posted on site on April 8, 1998 FILE NUMBERS: L97 -0068 Conditional Use Permit - Amusement Park L97 -0071 Special Permission Parking Determination L97 -0072 Special Permission Sign L97 -0069 Design Review 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 z , w; -J V: UO to w: 2 N LL w g a; co a 1-w z o. z w W: I— v, 'LI- 0i z ui w U= 0 F-. z 1 Notice of Decision ASSOCIATED FILES: APPLICANT: REQUESTS: LOCATION: COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: Page 2 E97 -0024 Environmental Review L97 -0048 Shoreline Substantial Development Permit Scott Huish, Family Fun Centers A conditional use permit is required to establish an amusement park in the Commercial/Light Industrial zone. A special permission parking determination is required to set a parking requirement for the unique amusement center use. Special permission is requested for increases in sign area for two wall signs, approval of a unique sign and administrative approval of an increased number of internal information signs. Design review approval is required for this proposal for development of an amusement park and hotel. 15034 Grady Way South Commercial/Light Industrial SEPA DETERMINATION: Determination of Non - Significance issued April 6, 1998 This notice is to confirm the decisions reached by the Planning Commission/Board of Architectural Review at the April 23rd public hearing. The Commission voted to approve the conditional use permit, set the parking requirement for the Family Fun Center at 303 cars, approve the special permission signs and approve the design of the site and proposed buildings based on the findings and conclusions in the staff report dated April 14, 1998. Following are the conditions of approval: 1. All internal information signs must be scaled and located to be viewed by the pedestrian on site and therefore not have off -site visual impacts. Designs for the signs shall be submitted to the Director and administratively approved at the time of building permit. 2. The landscape islands between compact parking stalls at the Family Fun Center shall be replaced with four 8' by 38' islands containing two trees per island. , -- Notice of Decision } • Page 3 3. The design of the Family Fun Center attractions shall be administratively approved by the DCD Director so long as they are harmonious and compatible with the overall site and building design. 4. The Family Fun Center and La Quinta lighting plans shall be submitted to and approved by the DCD Director to ensure that they do not cause off -site glare or excessive lighting of the river environment. 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. The time period for appeals is 21 days starting from the date of this Notice of Decision, April 24, 1998. The SEPA Threshold Determination is appealable only to Superior Court. The Planning Commission decisions are 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. a • a . File: mm Drawing# Z;. etW: U 0: CO 0 'CO W` Cyj W0.S • Jr' x ot Z.�t W; 2 Dr ON !' :0 :W Wf U; Or . Z'. W CO'. o�. 04/07/98 TUE 16:14 FAX 425 822 9811 a 1 g 1 I 1 4 A% 1/11U1Vallia Al'CLII. Let- Ls 1' : Ait, ;Ilk 141 4V *R.-Aro-0 41.4%74 42,4 kt-do. ft \VNt"Irinit '*?-4 4.*,■V 1 tilk;_•&411 ;OW 4400.. Cs trg3/4 1 *4,170 It , -0 W NI oq 1 4,7. A •• .R! 4 MRS, 44 .; I a i ttli :4 Cal' bt*g: KIfirail ' i, •,_ ......:-.4 - 41 '4,1PA 4.1.4;, Wel 1 ii4pri/triltral 1 tytata 11.*K 'Mt :11kVettl k INtWAJA 1 klierAtilltrAN WA 1 i i .*1.41i tit*, ar, 1 Rikil°4741k.'W1 I '-'w-4*46%10.4141 Le4-i■04.sa_ ;el 14447,411,4',4,44 1 44,0*0411 hp 0144.$44M4S -4 I ,!..itt•At, t4p)**4404a 1 N'-;_,147.4%vik,47,4041 • lel b it4t. ":4CV. iFF-1"11"I'-- tl 41K4kittrir4kgri4W§Ft.4 0'*L*41SgeirWt**4744 0 kt.--7-1 4)4. -V!.. ■•••61:111r.tt. 424.4; ,..."4.•44, 211•• 2 ■ Als qv ,..,, .., -'41>"*"."VP4r•Z‘Vig40■• 4Pelegrd * * Alp ... 1..N.b..._••■_10 . _11.4,,,,ii .-4k' 44Y4/7.1VAITA‘r- MI'"? 1;11 r 0,4 4,11.,•-gAy.P%-.45W, 4PM i ..."4274.;f.#111,47447"re ! I `Z> -4.-"•',4*..,&404rs; il , , h , '.(-■.416%1449VillytrAi Vre ■ Altar .441 31 V w *A047.4%7454 g IC I •• 7. 1 $t 4 4040V4444.4w4 It* % 411P wAlfr....A7 ft ia ./ %..4444.N.NTA ..-.._... .. 1. .4.1 •!! / • : • .e,' • +I •• • 4;,• • • It • • ti • 7T-1 • f'd i-J LU 1/3 :0 (47 00 I CO 1 t‘ t -...._t V I rill.. $1"--1....ri-:.r. ••••....-•, t43 14.1 F,...........,..,.... ..1 1 ,. . a ;3, g ,t 0 . , .4..s.' • 1 0 1. Si (71::• il'il Li, ‘ • ,..I.,-- .; 1 ,.- , , •?: ii I . 4,;;;;:"--3/.; ;;i. .,...i, .. I : ..; • '•=i L.T..::: -1".:it::,...a'. LILL; 1,-1 ..0..:, .... 11E • .,, : .1; ' 04/07/ 96 lUE lo:lo FAA 42a OZZ eoll i . il- z re LAI 6 —J C.) C.) 0 U) UJX LL 0 2 . g u. w z F— z 1) w uj 0 f— U.1 ui 0 1— z w c.) c12 0 1— z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: STAFF CONTACT: NOTIFICATION: FILE NUMBERS: ASSOCIATED FILES: APPLICANT: REQUESTS: LOCATION: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared April 14, 1998 April 23, 1998 Nora Gierloff, Associate Planner Notice of Application mailed to surrounding properties and posted on site November 26, 1997 Notice of Public Hearing mailed to surrounding properties and posted on site on April 8, 1998 L97 -0068 Conditional Use Permit - Amusement Park L97 -0071 Special Permission Parking Determination L97 -0072 Special Permission Sign L97 -0069 Design Review E97 -0024 Environmental Review L97 -0048 Shoreline Substantial Development Permit Scott Huish, Family Fun Centers A conditional use permit is required to establish an amusement park in the Commercial/Light Industrial zone. A special permission parking determination is required to set a parking requirement for the unique amusement center use. Special permission is requested for increases in sign area for two wall signs, approval of a unique sign and administrative approval of an increased number of internal information signs. Design review approval is required for this proposal for development of an amusement park and hotel. 15034 Grady Way South 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax. (206) 431-3665 . _ .. .......: ='� 1 Staff Report to the Family Fun Center Site Planning Commission/BAR COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: Commercial/Light Industrial SEPA z DETERMINATION: Determination of Non - Significance issued April 6, 1998 x w 2 RECOMMENDATION: Approval with the following conditions: 6 JU 1. All internal information signs must be scaled and located to be t co 0 viewed by the pedestrian on site and therefore not have off -site w iii impacts. Designs for the signs shall be submitted to the co Director and administratively approved at the time of building w 0 permit. g J LL.Q 2. The landscape islands between compact parking stalls at the _ 3 Family Fun Center shall be replaced with four 8' by 38' islands I' _ containing two trees per island. Z ~` z I—. 3 The design of the Family Fun Center attractions shall be 2 D. administratively approved by the DCD Director so long as they v �:. are harmonious and compatible with the overall site and building ;01 design. w w I— IL; 4. The east elevation of the guest wing of the La Quinta shall be O. redesigned to include a prominent entry feature. The new design cw z, .� cn shall be submitted to and approved by the DCD Director. o I' z 5. The Family Fun Center and La Quinta lighting plans shall be submitted to and approved by the DCD Director to ensure that they do not cause off -site glare or excessive lighting of the river environment. ATTACHMENTS: A. SEPA Threshold Determination B. Application for Conditional Use Permit C. Parking Demand Study for Family Fun Center D. La Quinta's Response to Design Review Criteria E. Photographs of other La Quinta Hotels F. Plans for La Quinta G. Rendering of La Quinta H. Drawing of the Sky Max attraction I. Family Fun Center Booklet J. Family Fun Center Materials Board (to be presented at hearing) K. La Quinta Materials Board (to be presented at hearing) Page 2 1 �1�.� GrX 1V:k;141=mQtn `,iS'w i:441 41 i {tio'c Staff Report to the Family Fun Center Site Planning Commission/BAR FINDINGS VICINITY /SITE INFORMATION Project Description. Family Fun Centers has applied to develop an approximately 14 acre site by demolishing existing structures and regrading the site. To accommodate required flood storage capacity a combination of off channel pond and riverbank cutback with restoration and habitat enhancement will be built adjacent to the Green River. Proposed buildings include a 9,000 square foot pad building, a 153 room 4 story hotel, a 36,300 square foot restaurant and arcade building and 7 acres of outdoor attractions including miniature golf, bumper boats, batting cages and a go cart track. A City trail will be constructed along the perimeter of the site and will connect to a new pedestrian bridge crossing the River. The applicant is requesting Board of Architectural Review approval of the site, Family Fun Center arcade building and La Quinta hotel. The pad site will come back to the BAR for approval when a tenant has been secured. Existing Development. The site is currently vacant. The historic barn on the property burned down last summer and the abandoned houses have been demolished. The barn was documented by photograph and report prior to the arson fire. Surrounding Land Use. The site is at the northeast corner of Interurban Avenue and Grady Way. The Fort Dent office buildings, Homewood Suites hotel and the Kwan Dental Clinic are across the River to the North. The project is separated from Renton on the east by railroad tracks. Grady Way and Interstate 405 are to the south and the Interurban Avenue/I405 interchange is to the west. Topography. The site is generally flat except the slope down to the River. Vegetation. The majority of the existing pasture, shrubs and trees will be removed and replaced by buildings, parking lots, attractions and site landscaping. The majority of a significant stand of willows along the eastern portion of the riverbank will be retained for wildlife habitat as requested by the Muckleshoot Tribe Fisheries Department. New landscaping will be installed according to Shoreline regulations, Zoning Code standards and the Board of Architectural Review's approved landscape plan. Non - native plants such as Himalayan blackberry will be removed and replaced with native plants of higher habitat value. The riverbank above the ordinary high water mark will be stabilized by landscaping. Page 3 v;: 1.t4:5;' ia�' i' daiau6aui ;2i:�;i5s&:�V.: 'asar. t„, ;:,Wfctb:akA:;ia^644sfia: `44::sl;&,;aki1S 'na, ai'�ir.N,iUsisia;h01'r.'i; i�c:^,32' �u�,.� > Vi'?tWa4.. tiAav, Staff Report to the Planning Commission/BAR Family Fun Center Site Access. Access to the site is from Monster Road, which may be renamed Fun Center Way. Turns are limited to right - in/right -out from Grady Way and Interurban Avenue. REPORT ORGANIZATION The staff report has been divided into four sections. The first section covers the conditional use permit, the second covers the parking requirement determination, the third covers the special permission sign requests, and the fourth section covers the design review decisions for the Family Fun Center site and the La Quinta hotel. Staffs conclusions and recommendations will follow each section. SECTION ONE - CONDITIONAL USE PERMIT DECISION CRITERIA - CONDITIONAL USE PERMIT The Family Fun Center requires a conditional use permit to establish an amusement park use in the Commercial/Light Industrial zone. For the applicant's response to the criteria see Attachment B. The criteria for the decision and staff's response follows. 18.64.050 Criteria The following criteria shall apply in granting a conditional use permit: 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated; The Family Fun Center site is separated from neighboring properties by the Green River on the north, railroad tracks on the east, Interstate 405 on the south and the Interurban Avenue /405 interchange on the west. The Commercial/Light Industrial zoning district is intended to allow such large scale uses as truck terminals, heavy equipment repair, and salvage and wrecking operations. 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy; The amusement park use will not generate significant airborne pollution, noise, water pollution or hazardous materials. The project also meets or is capable of meeting all development standards including setbacks, landscaping and height of the Commercial/Light Industrial Zone and other Zoning Code requirements. Page 4 Staff Report to the Family Fun Center Site Planning Commission/BAR 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; Circulation and trip generation issues were examined in the Traffic Impact Study completed by Entranco Engineers and reviewed by the Tukwila Public Works Department. The study concludes that the project will not lower the Level of Service at affected intersections below W B. The City is currently planning to widen the Interurban Avenue Bridge to ease traffic 6 congestion for vehicles entering I405. The Washington State Department of Transportation did not have any concerns about the proximity of the amusement N 0 attractions to I405. A new pedestrian bridge across the Green River will connect with the w =' new trail segment along the perimeter of the Family Fun Center site by early 1999. w LL w 0: 2QQ 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land LL Q Use Policy Plan; The project will increase public use and access to the shoreline through the new Z pedestrian bridge and the section of river trail around the site per Goal 5.6 and Policy . 0 5.6.6. The amusement park will add a new recreation opportunity available to residents w w of Tukwila and the surrounding area per Policy 5.6.4. The riverbank will be enhanced o' with landscaping, tree snags and an off channel pond per Goal 5.9. The project will .0 N redevelop an underused site with multiple uses while enhancing flood control and the ° habitat value of the riverbank per Goal 5.3. 0, The project includes buildings with distinctive rooflines and pedestrian friendly features w z per Policies 1.8.7 and 8.1.12. Interior parking lot landscaping has been provided per i Policy 8.1.4. Pedestrian paths between sidewalks and buildings have been provided per z /- Policy 8.1.2. Screening of mechanical equipment and screening of trash and recycling collection areas has been provided per Policy 8.1.5. 5. All measures have been taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. A Determination of Non - significance was issued for the project (see Attachment A). The project is providing extensive riverbank landscaping and habitat features such as log snags along the bank and within the off - channel pond (see details in Attachment I). This higher quality habitat will mitigate for disturbance to the site during construction and the more intensive use of the site after completion. Lighting will be shielded to control off - site illumination. CONCLUSIONS - CONDITIONAL USE PERMIT Off -site impacts such as noise and glare have been minimized through site design by locating more intensive uses away from the shoreline. Traffic generated by the amusement park will be spread throughout the day, with higher levels after 10:00 AM and on the weekends, so it will not add significantly to peak hour congestion in the » 4V.,6ttil!.;W: ;13.4:14x"'1' .4.*Tt4?•.r }iu•ie Page 5 Staff Report to the Family Fun Center Site Planning Commission/BAR vicinity. The amusement park use will be less intense than many of the uses that are allowed outright in the C/LI zone such as truck terminals. The riverbank will be recontoured and revegetated to provide required flood storage and improved fish and wildlife habitat. z RECOMMENDATION - CONDITIONAL USE PERMIT Q 6 Staff recommends approval of the conditional use permit to establish an amusement park c.) O on the site. co 0 = SECTION TWO - PARKING REQUIREMENT DETERMINATION w 0 DECISION CRITERIA - PARKING REQUIREMENT DETERMINATION co j' Cj Per TMC 18.56.100 the parking requirements for any use not specifically mentioned in z the Zoning Code are to be determined by the Director. This project requires review by Z O the Planning Commission so the decision has been elevated to that body as required by w w' TMC 18.104.030. The applicant has submitted a parking study performed by Entranco 2 o Engineers that documents the expected parking demand for the site based on parking 8 v„ provided at five existing Family Fun Centers and parking use at the Oregon site (see Attachment C). The conclusion of the report is that 303 parking stalls will be adequate to = v° handle the expected parking demand both at opening and after any future additions or u. ~O remodeling. The current site plan shows approximately 320 parking stalls proposed for w Z the amusement center. 0 z CONCLUSIONS - PARKING REQUIREMENT DETERMINATION The amount of parking recommended in Entranco's report seems reasonable in light of the parking demand experienced at other Family Fun sites. They are providing a little more parking, approximately 320 spaces, to provide for future growth. RECOMMENDATIONS - PARKING REQUIREMENT DETERMINATION Staff recommends that the parking requirement for the Family Fun Center be set at 303 parking spaces. SECTION THREE - SPECIAL PERMISSION SIGNS DECISION CRITERIA - SPECIAL PERMISSION SIGNS Increase in Sign Area Family Fun Center has asked for special permission sign area increases for its two "Family Fun Center" wall signs based on TMC 19.32.140 A 2. which allows wall sign Page 6 h-tke:. Li: isi:,:? u�. ei: aiSE< nv ��' iirivuut .^.�ti:uEx'.e.rtl:W %'' "`'`+ ✓'rid Staff Report to the Family Fun Center Site Planning Commission/BAR areas to be increased up to 50% for each doubling of the required minimum setback distance, not to exceed 6% of the wall area or 500 square feet, whichever is smaller. This is a Type 2 decision generally made by the Director that has been elevated to the Planning Commission as part of the overall project review. The proposed sign on the southeast elevation would be 260 square feet, less than the 387 square feet that would be allowed under the 6% limitation. The proposed sign on the west elevation would be 207 square feet, equal to the maximum allowed under the 6% limitation. Both signs are set back at least five times the required yard setbacks. Unique Sign Family Fun Center has asked for approval of a unique sign per TMC 19.28.010 5. The definition of unique sign is: 19.08.260 Unique Sign "Unique Sign" means a building or other structure of unique design and exterior decor, where the entire structure may be considered an advertising device, including but not limited to shapes imitating hats, boots, tires, statues, parts of anatomy, or manufactured items such as airplanes, cars, boats, carriages, or symbols which may or may not contain lettering. This is a Type 4 decision made by the Planning Commission. The criteria are that "the effect of the proposed sign would not contribute to a cluttered, confusing or unsafe condition." The unique sign would be a non - illuminated three - dimensional mural of the Rocky and Bullwinkle cartoon characters on the south building elevation. The sign would be on a different wall plane than either of the "Family Fun Center" wall signs and the area of the south wall has not been used in calculating the allowable size of those signs. Internal Information Signs Family Fun Center has also asked for approval of a variety of internal information signs under TMC 19.22.010. The additional signs are needed to direct customers throughout the eight acre site and label the various attractions. They have shown some examples of these signs in the booklet, Attachment I, such as "Go Karts" and "Restaurant." As the designs for the attractions have not been finalized they request that the Director be authorized to approve the sign permits at the time of building permit. CONCLUSIONS - SPECIAL PERMISSION SIGNS Increase in Sign Area The proposed Family Fun Center wall signs, though large, are scaled to the size of the building and do not overwhelm the architecture. The signs meet the criteria for the sign area increase. Page 7 OVA z 6 JU UO: WE w 0 u_?; w • z r o .z1-• LLI .D ff.. H W. .z �1—'. w z; • U•. O z Staff Report to the Planning Commission/BAR Unique Sign Family Fun Center Site The unique sign is not illuminated, would not move, and would not obstruct views in the vicinity, therefore it is unlikely to create a confusing or unsafe condition. The building has been designed to accommodate the sign locations so they are widely spaced and do not create a cluttered appearance. Internal Information Signs The sign code allowance for four internal information signs not to exceed six square feet for wall signs and four square feet for freestanding signs is not adequate for a site of this size and complexity. A majority of the Family Fun Center business is conducted outside and is therefore subject to the sign code, unlike most businesses that have unlimited interior signage to direct customers within their buildings. RECOMMENDATIONS - SPECIAL PERMISSION SIGNS Staff recommends that the special permission sign area increases for the two Family Fun Center wall signs be approved and that the wall mural be approved as a unique sign. Staff recommends that Family Fun Center's internal information signs be approved with the following condition: L All internal information signs must be scaled and located to be viewed by the pedestrian on site and therefore not have off -site visual impacts. Designs for the signs shall be submitted to the Director and administratively approved at the time of building permit. SECTION FOUR - DESIGN REVIEW DECISION CRITERIA - DESIGN REVIEW This project is subject to BAR design approval under TMC 18.60.030 due to its location in the C/LI zone and size. In the following discussion the Board of Architectural Review criteria are shown below in bold, followed by staff's comments. For Family Fun Center's response to the criteria see Attachment I, for La Quinta's response see Attachment D. 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. Page 8 = f• .:. w U O' j. Nom'.. W , J H w• o gQ w' Z� z g n i0 ww 2 U• H 11:O Z 0 w N: 0 H; Z Staff Report to the Family Fun Center Site Planning Commission/BAR The project will provide landscaping around the perimeter of the site, in the parking lots, throughout the attractions and adjacent to the buildings. Pedestrian pathways from the sidewalks through the parking lots to the buildings have been provided. The parking lots have been wrapped around the buildings to minimize their impact. The noisiest attractions, go carts and bumper boats, have been located away from the River. The arcade building and the hotel are both large buildings built to the maximum height allowed in the C/LI zone, but the site is quite large and they are set back from the edges of the property. The pad site in the west corner will come back to the BAR once a tenant has been secured. It is likely that the layout of the pad site will change from what is currently shown on the drawings. (2) Relationship of Structure and Site to Adjoining Area. a. riarmony on texture, lines and masses is encouraged; b. ?propriate 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; z i-- Z re w 6 -J C.) UO W ° CO w. Ill f- N w O'. uQ =d _ zH F- O ZH U• � e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. O N. 0 I- The City is building a new pedestrian bridge across the Green River that will connect • v- ; with the new trail segment along the perimeter of the Family Fun Center site. This will u provide a bicycle and pedestrian link for the Interurban Trail. w Z Frontal improvements including curb, gutter, sidewalk, street widening, storm drainage 0 and street lighting will be required along both sides of Monster Road. Driveway location and width for all driveways has been coordinated with Public Works during the review and revision process. Some slight realignment of the driveways may be necessary based on the final grades of the site. Access from Grady Way and Interurban Avenue will be limited to right in/right out. (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; Staff Report to the Planning Commission/BAR g. Family Fun Center Site 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. Perimeter, parking lot and building landscaping will be added throughout the site to define the layout and provide screening. An outdoor eating area, plaza and lawn area are provided on the Family Fun Center site. Trash and recycling dumpsters will be screened by fencing and where possible landscaping. A 500 foot long riverbank cut -back above the ordinary high water mark and an off - channel pond will be constructed to provide flood storage compensation for filling on the rest of the site. They will also provide refuge areas for fish and enhance animal habitat through revegetation with native plant species and the placement of large wood snags. The bank work has been designed with input from the City of Tukwila, Washington State Department of Fish and Wildlife, and the Muckleshoot Indian Tribe Fisheries Department. Pole fixtures are provided around the building and parking lot for safety lighting. No off - premise glare or light in excess of 2 foot - candles will be permitted. (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; Buildings should be appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; f Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The architectural concept of the Family Fun Center building is that of a large, fairly simple building form decorated with a variety of colors and materials. The entryways are emphasized with oversized, playful elements. The wall materials are smooth and ribbed gray metal panels and dark purple stucco. Accents are provided by ribbed yellow pylons, decorative metal elements, neon tubing, tinted glass and signage. The design theme of the arcade building is repeated in the maintenance building and throughout the site. The mechanical equipment on the roof will be screened with the same metal siding used on the building. Page 10 ..''i,:�•., ^5 °:`�!.a' " �b" sitie? t:;, s? r! isfA�aidY„ y',},': �;` jrit, �5i+ �< 4iP�dFi-{. ;sivL(•: +,u�ua:.hitiiil5.:i'il" ^•"isi^dii&�- '�' ^ MKS Z W. JU 00 No w= J F- uL 0 • d, I- w. z� zo w 2 o' O —. = U.. — Z. — =. 0 z Staff Report to the Family Fun Center Site Planning Commission/BAR The La Quinta hotel has a southwestern appearance which relates to its name and the theme of the La Quinta chain. There are two sections to the building, the lower lobby area and the four story guest wing (see Attachment F). The roof line of the guest wing will be broken up with three dormers over the balcony areas. The east elevation (narrow end of the guest wing) does not have the entry porch shown on another La Quinta in the first color photograph of Attachment E. 1 z re 2 The base of the building will be a rosy beige and the upper stories will be tan (see 6 R Attachment E). The accent color is a medium teal green. The roof will be dark red- v o orange metal formed to look like clay tile. Mechanical equipment will be concealed L° within the building. w W O; (5) Miscellaneous Structures and Street Furniture. Q a. Miscellaneous structures and street furniture should be designed to be part of the architectural LL Q,. concept of design and landscape. Materials should be compatible with buildings, scale should U be appropriate, colors should be in harmony with buildings and surroundings, and proportions = w should be to scale; H = Z '... b. Lighting in connection with miscellaneous structures and street furniture should meet the Z 0 guidelines applicable to site, landscape and buildings. W W The Family Fun Center will have attractions such as a Sky Max ride (see Attachment H), o cn two miniature golf courses, batting cages, bumper boats and go carts. The La Quinta 0 F- hotel will have an outdoor pool and lawn area. W W' ,z U_ W H, Bicycle racks have been provided throughout the site. Light standards will be installed to w z provide safe lighting levels around the building and throughout the parking lots. U N P. I. 0 CONCLUSIONS - DESIGN REVIEW GUIDELINES 1. Relationship of Structure to Site Traffic flow, pedestrian access and circulation on the site work well. The site is pedestrian friendly with paths from the sidewalks and the Interurban Trail to the buildings. The site plan takes advantage of the river amenity and buffers the river from the noisiest uses. The pad site will come back to the BAR for consideration after a tenant has been secured. 2. Relationship of Structure and Site to Adjoining Area The site will be linked with the Interurban Trail through the new pedestrian bridge the City is building. Monster Road and the perimeter landscaping will be improved creating an attractive "front door" for the development. 3. Landscape and Site Treatment The proposed landscape plan provides an attractive streetscape, breaks up the parking lot into smaller sections and softens the edges of the buildings. The landscape islands between sets of compact parking stalls in the Family Fun Center parking lot will not be Page 11 z i Staff Report to the Family Fun Center Site Planning Commission/BAR very functional because they are only 6 feet wide and cars tend to pull forward against the curb, leaving only about 2 feet in the center for planting. A better solution would be to replace eight parking spaces with 8'x38' islands that would allow enough room for two trees and some shrubs. This would repeat the pattern set by islands at the ends of the parking aisles. Attractive and functional outdoor spaces have been created on the Family Fun Center and La Quinta sites. The riverbank will be reconstructed above the high water mark to provide flood storage and improved habitat for fish and wildlife. The lighting plan should enhance the safety of the site and design of the building without creating unnecessary brightness off -site. 4. Building Design The Family Fun Center arcade building is colorful and playful which is appropriate to its function. It provides distinctive entryways, a prominent roofline, and glass in the facade. The design theme established with this building shall be carried through the other structures on the site. The La Quinta hotel carries out its southwestern theme through color, detailing and the simulated roof tile. It has a smaller scale lobby building with a covered entranceway and a larger guest wing that is broken into sections by the roof dormers over the balconies. It meets the Multi - Family Design Standards that are also applied to hotels and motels. The small balcony over the entrance on the east elevation of the guest wing should be replaced with a more substantial entry feature similar to that shown on another La Quinta in Attachment E. 5. Miscellaneous Structures and Street Furniture The design detailing of the Family Fun Center attractions should be consistent with the colors and forms of the arcade building. The design of the attractions has not been finalized, and they will likely be remodeled and replaced over time. Administrative review of the attractions will ensure that they remain integrated with the overall design concept. The proposed light fixtures will enhance the safety of the site. RECOMMENDATIONS - DESIGN REVIEW GUIDELINES Staff recommends approval of the site, Family Fun Center arcade building and La Quinta hotel with the following conditions: 2. The landscape islands between compact parking stalls at the Family Fun Center shall be replaced with four 8' by 38' islands containing two trees per island. Page 12 Staff Report to the Planning Commission/BAR Family Fun Center Site 3. The design of the Family Fun Center attractions shall be administratively reviewed by the DCD Director and approved so long as they are harmonious and compatible with the overall site and building design. 4. The east elevation of the guest wing of the La Quinta shall be redesigned to include a prominent entry feature. The new design shall be submitted to and approved by the DCD Director. 5. The Family Fun Center and La Quinta lighting plans shall be submitted to and approved by the DCD Director to ensure that they do not cause off -site glare or excessive lighting of the river environment. Page 13 ulU` o O 1 'N p' NW: W =; W LLc Di 1� . : = •.Z 1-• LLI pi •Z F-' —1 W~ LLE. • LL. O`. N■ • .0. . ti 04/07/98 TUE 16:13 FAX 425 822 9811 Th BVT/Mulvanny Architects muLvannY PARTHRSHIP ARCH! T E C T S P. S. TO: C./ er, -ruKboLA., .rimaizaiteATE: ..- er,, MEMO ATTENTION: Norpo.% rgiaftL.OFF* PROJECT NO: et7_(17 PROJECT: F.Aim (Ly F.013 RE: 17)g1> L& Cien.0e. (Pe V le-D.r.7..) MEMO # -ro te-u t LON+ BY. • neHANaptp...9.._ • 451- SegGS /# pages 0 F.O.D. # For your: 0 Information and use 0 Review and comment 0 As requested Action required: 0 As indicated 0 Retumed for corrections 0 For signature and return Ron REMARKS: 4 SFLTr1-1E.A.ST" .1.0-ViaTteitO SI4KI MA.) C.F-4.31-Ef2-. 5 -d T14-1- 521-a" Zepc) ebe F. WALL- AY,E.A, Co...ti-upaG Sam' fr..6zr 401, 04.s-r at.SVATedicy3) (-rri-10A43r7 -= 5160 e3tc) 4=ser--. A.Kg" c24apae_yso g 4-5 6460 tif; A.gra-Z6 670 r- 3?77 = Sip 41440/ ,FUN ,trALL i,e-Trom 44-10 -),96 (A)M.1■ its.Re4 e 63, i07 sa Kve /1 we- 1-ottz--- F)P4ovroa- _!%'ErAtSerM AppocirrraNci _XDOR P' f(Re-----6:5Y4/ Fog BY: (SIGNATURE) (SIGNATURE) COPY TO. Privileged and Confidential Information: The information in this facsimile is intended only for use of the recipient above named. Any wrongful review, dissemination, distribution or copying of this communication is strictly prohibited. If errors occur In transmission, kindly notify us at once. ;. 11820 Northup Way, #E 300 • Bellevue, WA 98005 • (425) 822-0444 • FAX: (425) 822-4129 ,...'.■rtiV,:l.``ZnAr4747.Zd7,119A4:4,;:(St5LIM:Oan.4./M.4-40r041•Anweronrn.n.nn.....-- --......141MVAMPOSitrafeag n.rytgWettIk In Nsark-IrOM ; z • celi. 6 = —J 00 ' I— CO uj u.< = a tu. m .z z LU wgj ci) • — 0: LLI IA; C.) — o z (") City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster; Director FAX TRANSMITTAL CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT DATE: 5/3/9 cS TO: 6_,k(k" 5--Ve-vLr FROM: A( c) r& 67 0 r-10Cr FAX: • &9,9 • COMPANY: Ay NUMBER OF PAGES, INCLUDING COVER SHEET MESSAGE: .\/\.c.L.noUes-- • O Li? cl; En. 6 es-57> c- fTh 4_. 40 J 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 NOTICE OF APPLICATION DATED NOVEMBER 21,1997 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: The Mulvanny Partnership for Family Fun Center LOCATION: 15031 Grady Way South, Tukwila,Washington FILE NUMBERS: L97 -0069 (Design Review) L97 -0068 (Conditional Use Permit - Land Use) L96 -0075 (Conditional Use Permit - Swing) L97 -0070 (Variance) L97 -0071 (Special Permission Parking) L97 -0072 (Special Permission Sign) PROPOSAL: To construct an entertainment facility, which includes an arcade, go- carts, bumper boats, batting cages, large swing, restaurant, and an adjoining hotel and restaurant. OTHER REQUIRED PERMITS: Shoreline Substantial Use Permit Land Altering Permit Building Permits Utility Permits These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on December 10, 1997. This matter is not yet scheduled for a public hearing. If you are interested in being notified of the future hearing date, please contact the Department at (206) 431 -3670. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Diana Painter, the Planner in charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the Planning Commission on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision from the Planning Commission may be appealed to the City Council. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: October 24, 1997 November 21, 1997 November 26,1997 z re w n 6 U; 0 0 0' W I. w 0: LL =-1 a 1-. I- O z 1— U o: to o wuj u. O. iii o Off. z 1 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT SPECIAL PERMISSION SIGN APPLICATION FOR STAFF USE ONLY WEg6 — ©3?- Planner: --0cAnck PWMe>r' Cross - Reference Files: Parcel Number: Project Name: .-O4rn %.) RU1r1 Application Found to be Complete / Incomplete on: File Number: L - — C'cf?-Z 1. BRIEFLY DESCRIBE YOUR PROPOSAL: One wall sign, 217 s.f., on west exterior building face (EBF =5181 s.f.) and one wall sign, 217 s.f., on southeast exterior building face (EBF =5181 s.f.) 2. CITE THE APPLICABLE CODE SECTION: TMC 19.32.140 3. PROJECT LOCATION: Give street address or, if vacant, indicate lots(s), block, and subdivision; or tax lot number, access street and nearest intersection. N.E. corner of Interurban Ave. S. and Grady Way, Tukwila, WA - Tax Lot 2423049013 4. CONTACT:* Chandler Stever Name:Mulvanny Partnership Architects Address: Phone Number: (425) 822 -0444 11820 Northup Way, Suite E300, Bellevue, WA •98005 Signature: Date: * All notices and reports will be sent to the person identified as the contact. AFFIDAVIT OF OWNERSHIP 5. PROPERTY OWNER Scott Huish (General Manager) Name: Family Fun Centers Phone Number: (5 0 3) 682-9742 Address: 29111 S.W. Tow ► Center Loop W., Wilsonville, OR 97070 I /WE, [signatures(s)] swear that I /we are t e owners for contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application as true and correct to the best of my /our knowledge and belief. Date: / 0 - 2 + , q - 1 1 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT SPECIAL PERMISSION SIGN CHECKLIST The following materials must be submitted with your application. This checklist is to assist you in submitting a complete application. Please do not turn in your application until all items which apply to your proposal are attached to your application. If you have any questions, contact the Department of Community Development at 431 -3670. RETURN THIS CHECKI..IST WITH YOUR APPLICATION FORMS AND FEES [' Application Form 0/ Special Permission Fee - $200.00 Er' Sign Permit Application [! Sign Permit Fee - $50.00 PLANS ©' Four (4) copies of the set of drawings are required with the north arrow, title, scale and date identified on each drawing. Additional drawings for the sign permit application may be required, see application for checklist. The following information should be given on the drawings: Vicinity map showing location of the site and and names of adjacent roads Property lines Locations of all buildings on site Dimensioned elevations of building drawn to scale (for wall signs) - Locations of all existing and proposed signs including setbacks from property lines Ey Elevations and dimensions of proposed sign(s) including advertising copy Color elevation of proposed sign • ,.._...... z Q• �W et 0 00 w= u,w w0 gQ =a z= i- 0 w~ w U� 0- CI I- WW 1- - wz w o~ z File: 1. t !.❑ ,. , Ill I: , NII Nil ,,,, IIU Ill, � JI I. •, I , ! :/ / 1 ,�„ 1•'1 I` 1 I•a !. 1 t_II m012 S !•. • e :S la . . ..,...„. a� 1� 1k H a�n � I dm k do do DID dB an `T4 m� .. AIP nRn tlwnt - rwl Il.A Iw1 rwt rw, r7.9 1, 15 2/20/1998 B,I 26 a•IO?.cl.g THIRD FLOOR PLAN x,um Inr • r•p CHINA: et nl S ttf ti"^••F --, II fill IIII Ill.11llll 1. iI" IilIII !IIIIII!Illllil1.IIIIILIIi 1111llll(ULII) 1611 .l1111II11lIII.1.Illl!j,111i llil1(iij141.1 THIRD & FOURTH FIR. PLANS LA QUINTA INN TUKWLA, WASFNCTON LA QUINTA INNS, INC. 112 EAST PECAN STREET SAN. ANTONIO, TEXAS 7820S • DRS Submittal Architecture /Pl.nning /tindacepe Architecture 1M North 11111, Street • • Ruth. khm• 85018 • 15021 1110-'2745 ... PSII KO 1110.0159 1881, 0(7-7X01 Ode 2 -08.88 BeHdon: 1 Preliminary ma Per CoedtuoW0 ,... , i, •fil — --- BID 010 .. .• --,.. litS dll ---. . i Cr; - I ai '' I ii 1 DEC Oh Illr • . ... Min alp - . • do Oil Oil ''' Cap . olo '' olio — ..., ...• • *NE BID' • ''. • 'IOC . MI' • =...? 1 . ' NM .. II. • ". .. wa 11.1' ../ .,:::'. ....„, -,,,,,,,, • .. ,..,!••:04,1,, e h , (..„,:.• • ,•,:„.„„vr.,,,:r,,,.,,,::,,r itr ' ......t.f: .51 ::...., ,:,:. :— .. i k. V" ,..1,4....... tI: 0 ,..,• '. t.,..f. ' V,.. 0.' 'it, '..V , . li..% . SECOND FLOOR PLAN Item 1/W • r-o• ...-... :.., , ,, olio olio ato do. r•••••01 cdio °la r olio do aka do IN•VI 2/20/1998 040513 A -1014•0 " FIRST. FLOOR PLAN CAM IS • I.-0. !177.1. • : li111111[11111111.1111•11111.1111111illlil . lllllllllllllllllllllllllllllllllllllllllllllllllllll • FIRST & SECOND FLOOR PLANS LA QUINTA INN TUKWILA, WASHINGTON low or . LA QUNTA INNS, INC. 112 EAST PECAN STREET SAN ANTONIO, TEXAS 71205 DRB Submittal Architecture/Planniaillantiocape Architecture Ilia 41111 Sheet • Ftocnix, kimo MOM • teal mo-rra • ru ein.Que Job/ 97-3)51 Dote: 246-fie Revislow I ?random I ror Coulndlon NOTE: MECHANICAL UNITS SCREENED BEHIND LOBBY MANSARD ROOF rww ron d.r �I r I!,II u�il'I C ggie - �g��,fiii.siu lts!�i 1:lo u!! fl•i /iii 1111111 11.1 — hli,■ 11... 011 111• O.• iiii i1R llii .... :.. ..:. D5r > /on. Doug Sr. I.cn 3,l 'q1i 1.53 PM 1 un Bl•�•�� 1111111 tJI Illl,�`t��_iiil ill1!I11 .11 .... M.O •.•. .... iiii ll° ,,•O`:iil 11:11 I'll MI ••!i lam laa ••• I aLI i.•iN�l EAST ELEVATION a- zojd.c WAIL I/111• w�1.r,.O. , 5. SOUTH ELEVATION O ..0 •1, 101441 1/10.. I' -0• TT1 01 �...11:....��..1•.111 I o�:�..•:....a ....= Cl/ ..[: 1111 lU1 ; .. ..�: •111 meti 111• !.• 111.:.. .... /... .... ... .... .... 1 oA;;ls 14919{ fIS� I h8 -III t1f11 �NI Ifi'J im I alon I € u _in ar ai �i e! ■Bl•I(IIrIU�a� ! i�.l! �I RE ::1� �IBI•!! I.II i:i; ■ f �`ii�. � I.it � llwl - :.. IBII BI•;a. NORTH ELEVATION .WAIL 1j/I.�• . "•_4Q• WEST ELEVATION Irk!�1IT:11.1 I''I I1llI1.1Fp..i- ..iIII1'I!la!�''. t INCH . CHINA VAS: 1 r •• 1•-0• ELEVATION 'MATERIAL LEGEND DESCRIPTION 0 EXTERIOR LIGHTING 0 PREFORMED METAL PANEL ROOFING 0 PRE - FINISHED ALUMINUM WINDOW 0 PRE - FINISHED ALUMINUM A.C. LOUVERS 0 INSULATED OI.AZINO 0 PREFINISHED ALUM. CUTTER - PANTED 0 LOUVERED CABLE VENTS - PAINT OB METAL FASCIA BOARD - PAINTED gO LIECIlkiirAm sLOEVERS - PANTED. ID INTERNALLY ILLUMINATED SIGN - N.I.C. 11 MECHANICAL ROOF VENT ' @ RIDGE VENT. SEE DETAIL 3/A112 ® ALUMINUM D.S. D EWS REVEAL SEE DX. 5/A309 IS SEE GENERAL NOTE 1 5, BELOW. GENERAL NOTES 1, +Q E.LF.S. THK nNESS ABOVE BASE LAYER OF 1 2 0 DENOTES MATERIAL LEOEND REFERENCE y O COTES N0OS DETAIL ELEVATION 4.0 ALL E.I.F.S. TO BE COLOR C -I U.N.O. S 1 DENOTES 3• DIA. PLASTIC DISK FOR FIRE DEPT. SMOKE CONTROL WINDOWS • THESE LOCATIONS TO BE TEMP. GLASS SPACING MAX. 50 FEET. COLOR SCHEDULE 0 SW 2165 - ROCCOCO BEIGE C SW 2252 - KASHMIR SAND . C SW -2391 - FALLING WATER (GREEN) c-. SW -2391 - FAWNO WATER (GREEN) c-A sw - BM Sao (BRONZE) C-a 'GERALD' - ROOF TILE SPANISH RED 51. t?I 'EL Zl • E 4. •, 1�� ``liiiilliiiliiii1111I 1111111111111IIliild'i11 IiI111 !II1i1111]iiIii1111(11lJ11. 111111111i 11111li1111iif i. iuila. iii.l11.Iti!111liiiil1uilitii1! 11 BUILDING EXTERIOR ELEVATIONS /CU: IAr'• r-A• LA QUINTA INN TUCWLA, WASHINGTON LA QUINTA INNS, INC•' 112 E PECAN STREET SAN ANTONIO, TEXAS 70205 DRB Submittal • Architecture /Planning /Landscape Architecture 4t4A North 411Ih Wort • Phoenix. AriIon• 611111 • (4021 aio•2T15 .• FAA 16421 4I0••1.0 741 90 -2074 Mir 3.27 :A! Ro,ICon' 2 Pr,Crinnrj Ant For fnraroP+,w Inc { • KRele S -8 WALL MOUNTED SIGN o.F./C.I. AA MONUMENT SIGN WALL ■SIGNS REQUIRE SEPARATE PERMIT 4/21/199012:55:52 C- 1201.949 AIENCLOSURE ■ \ \ ACCEASIL ROUT MI PUBLIC 11\ANSPCTITATION ORNAMENTAL MASONRY WALL N1114 S-B LA OUNTA 1000. FRONT ILLUIENA SION, SET N STUCCO BURGLING, SEPARATE PEWIT M - MONSTER ROAD. • S▪ ATIATE TO IMMO LM11PE OI0 0 • • NEN TOP CV BANN NEW BOTTOM OF B ••1PARil&L TWO ® BANK r .24 r r — 0: INCH::'` CHINA 1'1 1E1 111 .1' 1 �... •' • LA OUNTA INNS, INC. INTENDS TO PROVIDE AN EXCEPTONN. NOSPITAUTY ENVIRONMENT. OWNER FAMILY PUN CENTERS APPLICANT LA DUNTA INNS, INC. 112 EAST PECAN !MEET SAN ANTONIO , TEXAS 73299 21QO102 -3413 ACT: AL RAYMOND, In CIVIL ENGINEER KPFF 111 S.W. 51H AVENUE STEP1sa° PdITLAND, OR 97204 (903) 227 -3251 CONTACT: TALAL SNAN9ANDER ARCHITECT /APPLICANT TOCO A ASSOCIATES 4109 Na1H 44114 STREET PHOENIX, ARIZONA 830111 (302)952 -92110 CC ITACT: WALLY LASSILA LANDSCAPE ARCHITECT WUSMAN.DE9a GROUP, INC. 2329 EAST MADISON SEATTLE. WASHINGTON 98112 (268)322 -1732 CONTACT: MIKE KLEER SITE DATA( PROPOSED USE: HOTEL ZOKNG: C / u SU30IN0 COOS: 1994 U.B.C. ISM WASHINGTON STATE AMENDMENTS OCCUPANCY GROUP: R -, CONSTRUCTION T1PE: T1PE v 1 HR. • 0 Ear c, TWE III 1 HR. • almanac,' MAMMON ALLOWANE BUILDING HEIGHT 44' -2• WADING HEIGIT P90N0E0: ' 4 STORIES LOT MCA: GROSS - 3.32 ACRES NET - 2.31 ACRES PROMO DENSITY: 43 UNITS /GROSS AC UNITS PRONDEO: 153 CUESTRCOMS ROOM COUNT y A) STANDARD DEL \DBL OUENTROOM se 2. E) STANDARD SONO SURE 41 L el STANDARD KIWI BURE V/ SOPA 25 !, BP SPECIAL KIWI SUITE 11/ RCN SNOT 11 1 C) BARRIER PEES DOL \DES_ OUESTR00M 1 L • E) BARRES PILO \DBL M OUESTR00 ARR i 2 .L (g) SARNOO PIES ENO OUEST1100M 2 a F) BARREN PEES EOM 00ESTII0011 M/ROIL -IN SHOVER 2 I (C,H,I) DELUXE VINO SURE 444+4. 12 TOTAL 153 GUESTR00NS B UILDING AREA CALC, HOTEL L0097 BUILDING. 13,992 S.F. HOTEL GUESTWINO - 39,414 S.F. TOTAL 85.803 S.F. PARKING CALC. REQUIRED: GUEST PMKINO f 1 PER ENF11Y 20 ROOMS FOI EMPLOYEES. S. TOTAL 181 P.S. FRONDED: STMNOMD P.S. (9' X 19' W /2' 0.0.)4 COMPACT P.S. (8' X 181 - 47 P.S. ACCESSIBLE PARING SPACES ((0 X 2(' W /S'.ISLE • 2' 0.14.- CM) 5 P.S. (11' X 20' WV 191E N 2' O.#. NM) 1 P.S. TOTAL 182 P.9. 109 P.S. • FISTING ACCESS DMA REQUIRED SETBACKS BUIOLVILIMMI FRONT YARD !DE YARD REM YARD PMKW9 QINAa S FRONT YARD IDE YARD ITEM YARD 25 FT 5 FT 5 Ft 5 FT ANDTAGT, 1 FT MN. 5 FT AVERAGE, 2 Ft MN. µ T REQIt24E SYMBOL 'SCHEDULE gigACCESSIBLE WAGIO SPACE- ROFR 9/C901 .e s,RE HYDRANT, ROER TO GNL ORAMN99 • 156 ACCESSIBLE BLUING ENTRANCE k LOCARCN O: LAS. SIGN INOX 900 •er LOCATION OF ACCESSIBLE Y TOW AWAY SIGN- REFER 0/51101 • • • • INDICATES ACCESSIBLE ROUTE LINDICATES ACCESSIBLE RAMP SLOPE NOT TO EXCEED 1:12 - REFER SHEET 0 -001 •—O STANDARD UONT POLE 31M SHIELDED UCHT RETURE- xrHT. NOM ITE PLAN [Hit:III II 11,117 6 5�- „b�'. CI• .. Z::. .,.Rt °?�: �, :6 a. ark, /e a. _... ,�.h..f.,,,,,;.9��i..,,,�nS::.� �'�I' Fi Z :�'.SS.�� a 11111111111I111111111111111111iiil1111111 11111111111111i11111liiii 111111111.61 111, 1111. 1111111. Ii.iiii1111III11fi111Ji1.!11111 11111111liil11111I . SCALE: 1' • 30' -0' 0 CC Z 00 Q ZQ3 cc p 2 8 USN Z w V, Q Z x V� Zc z 512 ou6Q .1 BID SET Architecture/ Planning/ Landscape Architecture . 4148 North 48th Street Phoenix, Arizona 85018 (802) 840 -2795 FAX (802) 840 -9489 Job# 07- 3004.81 Date: 4 -15-98 Sheet Description: enE PLAN Revision: 0 A A Sheet C1201 Shts. .1tvot7 "' 416° 4.0 Landscape Plan NORTH • tiJ co r) C C 0 I-- oi o 4-, c s co o cd c ,C4 J " as to We* larekeim Mithmkr• Me Km,' 0.0.4.01110 hann, Qpiyirro. Fel kticbs It irr6G 1227P) Architecture/ Planning/ Landscape Architecture Job lif - Date: - Sheet Description: Revision: A A Sheet L-1 of 3 Shts. PROJECT DESCRIPTION The proposed La Quinta Hotel is located in the Family Fun Center Development on. approximately 2.87 net acres. The site is located between the proposed Family Fun Center site and the proposed Restaurant Pad. As indicated In the Family Fun Center Information packet, the Development is located In Tukwila, Washington on the northeast corner at the intersection of Interurban Avenue and Grady Way and adjacent to S.R. 405. The Green River borders the site to the north and the Burlington Northern railroad Is adjacent to the eastern boundary of the overall Development. The La Quinta Hotel proposed for this site is a 153 room, four story hotel. The lobby is a . three story building with special king suites provided on the second and third floors. The first floor of the lobby includes''two meeting rooms, Each have a capacity for approximately 30 people. The meeting rooms can be opened to one large meeting room for . sixty or seventy people, Also in the lobby area and the outdoor patio, continental breakfast Is offered from a self -serve counter. In the courtyard a pool and spa are provided for the guests enjoyment, As part of the hardscape and landscape design a gazebo is located in the courtyard and a pergola is located adjacent to the pool deck. The architecture for the La Quinta Hotel is a modern interpretation of a mediterrainian style. The gable roof and pediments are designed to give a residential character to the elevations, In addition the windows .. and doors are residential scale with divided windows. The trim and banding details are added for shadow effects and to help give a more human scale to the elevations, The colors are darker tones than the usual La .Quinta prototype hotel. We have gone to more earth tones for the paint colors at this site. .The accent trim is a blue /green or teal color. Refer to the rendering on the front of this handout for a reasonable facsimile of the colors proposed for this protect. The landscape design is being done by Weisman Design Group. They are also doing the overall landscape design for the Development, It is our intent that the hotel site landscaping be harmonious with that of the overall development. The landscape plan you, see in this packet is a continuation of' plant materials and landscape design seen throughout the total development with exceptions being special treatment . around entries and in the courtyard. LA QUNTA INN RUCINLA, WASHVGTCN • U�UNA� , INC. SAN ANTONIO, TEXAS 76205 CRS Submittal MI r 11t2 N,i • !WM rl... KM • Ma $1.2116 • /AI tNa 11104418 ,i, n-6104 Mk 142-11 lhaim 2 6l ZL k♦*i0� k�a ^6 "9 �3 L��r 9Ja � E Z �. ".'•Ii'0 _ .:IIIIIIIIIIIIIIII1111111111111 IIIIIIIII IIiffiIIII1111I. IlIlI1111II111. I11III1111:• lllllllidl i jlllil, Lj!` ij1l Ll4l1. i.i Iillll. l ! "�I!1!IIIIliCIIIIIi!!IIillal:: ht_, Mi k «.it,dle BOARD OF ARCHITECTURAL, REVIEW MR. HENRY MARVIN - Chairperson MS, KATHRYN STETSON MR. GEORGE MALINA MR, VERN MERYHEW MR. GRANT NEISS MR. DAVID LIVERMORE MR, BILL ARTHUR Nora Gierlof f Planner CITY OF TUKWILA Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Phone' (206) 431-3684 Fax (206) 431-3665 Steve Lancaster • Director, CITY OF TUKWILA Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Phone' (206) 431-3670 Fax (206) 431-3665 Phil Frazier & Joanna Spencer Development Engineer CITY OF TUKWILA Public Works Department 6300 Southcenter Blvd. TukOilla, WA 98188 Phone' (206) 433-0179 Fax' (206) 431-3665 0 CHINA „ , • INCH. APPLICANT Mr, Al Raymond, Corporate Architect LA QUINTA INNS, INC, 112 East Pecan Street San Antonio, Texas 78205 Phone' (201) 302-6501 Fax' (201) 302-6422 ARCHITECT Mr. Douglas R. Sexton, RA TODD & ASSOCIATES . 4019 North 44th, Street Phoenix, Arizona 85018 Phone' (602) 952-8280 Fax' (602) 952-8995 CIVIL ENGINEER Talal Sho.hloander, PE KPFF 111 S. W. 5th Avenue, Suite 2500 ' Portland, Oregon 97204 Phone' (503) 227-3251 LANDSCAPE ARCHITECT Mr, Michael Kleer WEISMAN DESIGN GROUP, INC, 2329 East Madison ' Seattle, Washington 98112 Phone' (206) 322-1732 TABLE OF CONTENTS VI. LI. : • VO i • COVER SHEET - Rendering of La Quints Hotel PROJECT DIRECTORY PROJECT DESCRIPTION LANDSCAPE PLAN SITE PLAN ELEVATIONS FIRST & SECOND FLOOR PLANS THIRD & FOURTH FLOOR PLANS : ?Ci arl� . • I ,0 111111 1111111111111111 1111 111111li11111ii1111111111I.ii i 11111111111 i11!111111I11111[11_j11 10J111IlIi iii11i1i1i1l11IIIIII101i 1.11 • LA QUINTA INN TUKWLA, WASHINGTON LA QUINTA INNS, INC. 112 EAST PECAN STREET SAN ANTONIO, TEXAS 78205 ORB Submittal Architecture /Planning/landscape Architecture MB North Aeth street • Phoenix. Arizona 650IB • (eoz) 0:10•2195 • VA MD) 610•4109 kb/ 91 -20DI Dale: 2 49 -9a Bnhion: I Preliminary Not ?or Cwtruelina Cd l 1 K `°n°Ir. r EAST END OF POND ENTRANCE LOG STRUCTURE AND ORIENTATION NOT TO Sala Mtit0fi0pamn'hr 1115' Trtw n1h,Pe.1 M.d. 25 b 50 OIaM.r H.cW .1 wing malls VandVundercutting able Pra i PNn Platform b. Sins P an �VV nd Ponta Lap.* G ngei"C.w SOW TMwp.d • WEST END OF POND ENTRANCE LOG STRUCTURE AND BANK ORIENTATION NOT TO SCALE l/lategkWl.h Sunk l015' 25 1..3 + inn.lr Mooed af=g 0ndb. RIVER AND FISHERIES HABITAT DETAILS iN Prawrontan1 Platting VabW Am Provide MA.IMnq Pd dim • b Cobit-tim Roam *4. - � ■ -- I I Lamle C.an• Ca01. Spied r.0p.d Anchating Sandbag, LOG STRUCTURE —SIDE VIEW NOT TO SCALE • LOG STRUCTURE —TOP VIEW (TYPICAL) NOT TO SOLE Niyu0.*,7., HABITAT POND PLAN VIEW HABITAT POND SECTION A —A IlfpY...tn 1 W V4.Nm 1 w..a....„n , NW. tree.. 1 /wwt 9505 ISSN eve SC. Wit ION. Evw•tc. v.✓Ny0an WM 'Iwo. 145) 051.3174 1.. 1491 051.505 uMUwrw)+Ipe,co. 140041 4sorixes, /ma a !1! 1 File: P:\.dJaai \6125 \.ntimxN. \6115- aS.dNa Dal./Pew 05/16/1656 ICAO Set:. 140 Weft 0,.l.: 26125 -B. 1177111! jIII I', IIII1IIIIII1ITILI111`1111IifI>I'I • 0H 1 CHININCA 9l • t+l EI '• Zl,. , 014? 6,i, ' B .'., .Lt 9..» trS ; E • • Z l' •11.50 111111 111111111111111111111Iii111iiili111 111iIiiIIIIIIiliiiiI il111111IiiilI tii•(u111111111111il1 Ii li.l4[11.0 difo11111111 It1Ill11 ) !):: wozo axe / • 081 DETAL BHT. DI ff PRELIMINARY GRADING AND STORM DRAINAGE PLAN Pcroct • \ rtA 1"C \ \ \ \ c,nt. new slap tra.40 liAgoVettilo 119.00 restueu =Home LOCATM C-42.0 MEOW 1•-5a OeizzL51=10 100 SSW ,0 0 • ,„ • 0 1,19 ni.4.522",„.. r , IOU( now mom NE66102-.161Alt mon.uar ;,":1•011. „.. /.. -.---- 'WO ( 8 or. • NOTES 1. mac =I. WOK LOOM ON STE NW BE USED AS FILL W11A1_ A COMO WOOS or oc IMTEFOAL 6 BONG COIOUGITO m OFTERIME 7M NAOMI MAT WY BE USED NO fl( MOUNT MO 44/41 BE ROWED MY ME SOL 2. A TOPOCRAPNG MO INEE SAM IS OXBOW BONG CONOJCIED TO MINCE TCPOGRIPHIC SURE', MOM PI UN • ASSOCNIES. MS INFOAMTION ECIVWFIE ONE COLL MIL LOOM ON ME SIE FON CEUNEWON Or INE TREVIONTER FIB:MOON MEASURES 111/1■/100111 1-11T117171, 177171Tfirfr I 11 1 1 l',11 11 I I I 11 11:1 1 I 11 I 11.11 144111 :11 1,7I I T ill III j i CHINA'. I ;;;;:-;' • el c 11-6'0 • 1 1 1 1 111111111111.111111111111111111111111111 11111111111.1.111111111111011111111111111111111I1.1 1 1 1 1 1 ld11,11111.11111.411111.111.11.t11111111111111110.11111111 Mon Feb us 09: 13: i0 19Sd 111M111 Tukwila, Washington 0 MI Mal/m.o., I MM2S4... Qi211--,60 --170 isilPtCH gwy NWIAL ix '<ma HT `TfzIkr; V, A G , 141E- Family Fun Center • ‘1. • i% .'" ' • • *.. . ••••• • • . " ••••• :' • " a !..\\\ 1 HVAC SCREEN DETAIL (,-1..1.1-17p117111Tri-ipT11,I1 1.1.1:1).p 1.,1,1,1:p.,1.?. ip ri•pliti7,1:Flil.:111II:',1‘•11::111. I 0 INCH 1. • .•." • 5 ;•:'' 6 • • CHINA. • • 1 • • , • " • • .:••••z• • • • .,• • • •...•'. 1 .•.!.11 ° :... .11111111111111111.111111i11111111111tIllffilif1111.11.11 th1.111111.111,(11110. 11111.1111 11111,1111H "M. 11111111111 Architect muLvitnny PaRTIERSHIP AICHITECTS P. 1100 Neiko *Di 11005 004421 FM C10114274129 Concept First Floor Fan F0017 SERVICE KJILHEN 1,618 S. l■• Tukwila, Washington Family Fun Center, 0 E5' 16' 24' (1J,ITT.TTITTT qt. :1411,,E-T :!;', I:flit ' 1T.T ' '. • • , • , . ..;•01NCH;:•;:•-• „ •-•:.•,t1::, • Et „ ':•:..1111111111111111111111:11111111k1111111111i)111111.1iffilillklilifIllilffilitillItilifidlitilft111111111[01 ' 1,0ill111110.1..iiiltdillii11111111,1111111: PLAN NORTH Sale: 1/8” 1.111117 AZ011 MIA • 25230 Y. WOO ROM MLA • OK* 91.. • Architect Om. ARCHITECTS P.S. muLvsnnY PARTIERSHIP 11110 Pkriti.0 Nty 0E700. rftwa.v" ums 142511123.0M4 ■A.1143$421471 Concept Site Nan SEAN HIGH WATER MARK BENCH AREA (ABOVE ORDINARY NIGH WATER MARK) NEW BOTTOM OR Architect ■ Family run C©nter Tukwila, Washington l�LI.rr['PPl:I1"I1I1!: INCA CHINA 1 ) NORTH 0 20' 40' 0 ` 1I 'I!l� >I'1'1'!)'IIi'.I.'1171 I 6 • St.. %�. fii �i:.: Q�iw r61r a �:L + �d;� k�' 15... El Z liiilliil1lililiiiiillllil1llll11liliilillb `iiiill.lulluillllllli illi [Iillii1lllill.1illl1liil.a(I 1. lll:1lii: i, 1il illlllllllllliiiiillllliiiI IIIlI'.: Seale: I" 40' -0" 1 MULVffl nY 'ARCHITECTS I P ARCHITECTS PS elo I NeNINMWy•EXO. rwu.WA KO 014822.0054 1A1( WSW 4129 Site Section 1Jf7/4.1 CokF•RO ! — Nnrnr�= of'/4LQ/f>nd !" CcOwoof of tA6/'' LOG NAB lz4T f7RL' T lR'G .N 47'v5 .51M43 ktAlfIN 6 SEE'; ILopE REVEEErAri 2:1 SL?/ Lcc M.017;4 a 1 Plc; NEE BENCP Typical Section at Green River SCALE 1 /4" =1' -0" Family Fun Center Tukwila, Washington Iiihr illlll ii i 111illllilillil1111 .111 I11if1I1LIIII.111if lll, III, Li(ul.Illlii�iill1.111111itrai. [1t1111.41Ii 1 111 .I 111111111111 Landscape Architect IIM.M Y ^. AM Architect NULYA1flnY PARTAERSHIP AICIITECTS 1i, 110201bA.o1Wr *ME ern, w«005 1201422.0411 fAx1201Y2VW le - Light Tower Family Fun Center Tukwila, Washington •r ( Site Details Plan at Northwestern Building Entry SCALE 1/4" = 141" • d I jilt' 11111 fl i I r I 1 I 1111 1'1'1111 111,1111 iiiiii).11f1,1,1111110:1111if 01111 I ij:11.11::) Landscape Architect WeistrianDesignCrom Architect muLvftn AY PftRTAERSH I P ARCHITECTS P.S 4 • • , = fe 1.4:4 d • 4 7 •:;., • ^i.e... r-L 70( Rrt 't. 4 'r0-4%./.?(-• ' x'sk igr?" Concept JE-eva • ;cu. - • '" V, W .0 i)37 .v.P'111" Irt 0 tP4'. ;•,4f. • lii1111;i1j 1-• 4 1 l'?L. litl019115VIR(P1M119111111' • ;# f AI )01 I • ! 1111111111111: r .41.1?1 'API: • 111111 TAM 1.40_1R TH__ELE_V '11'24') .72;AT .• • •.`1.= rir 2:4" , 4. NORTHWESTLE.LEVATION l. :41k0.1- WEST ELEVATION • pp,/ t. .14a4Pr '1C?'; r:o :•18- Or( .r-*0 - • : ' • (4' 1,3. 1=51111V11112.0.114-SWWOCIRIO73.271.132101MSNIMMI..21911.01105.3 . 'z:-j !_talP 'fr..-- • S_OUTH__EL_E_V_A_TION 1?f a3.bin3.ton Cn©r A, 1SOU.T.HEAST ELEVATIO.W ivi,ki+7 • I 11.7171,11..! 11, 17.7,: ICO . EAST ELEVATION • „,. • 11111111111.111111111b1111111111111.1101.1.1111111.1.11.111.11i.1111111111111.1.1111.1111 111111W.1111.111.111ifitl.r Iiiiiiiiii 1.1:1111.11.1.: 3calt:' = 1'-0” Aszchitect mu Lyn ny PftRillERSH IP ARCHITECTS P.S. t:Vvt .tIva.. fKai 103. tnOrrAn.AN COM1?:■ 2. Fridfrit,Idm ... 6.INCH • •• • • im..,442. o •• • • Concept Landscape Plan ••■ /.7 Landscape—Architect - Wei , . \ • • ., • • . , • . • •. • • - Ji z.,. Family Fun Center Tukwila, Washington "NOTE: — --- SEE SI-EET L-5 FO? RIVE2BL.NK LANOSC4PE LEGEND 4.N.D 11 1 1 it1:11,1.1f•rot111177111p, ' • "i• ••• •,5 • 6 • • •-• I •.• 1:11kilf1111111.1111111111111.111[1111..1111111111111:11 1111.1111111111fiiilf1111111.111111110111,111111.1.111111111111)iliitililliJill,(111.1illii.l.hrlAliiti: A Nola!! 0 20 40' Scale: 1" I MULV/11111Y PftRTflERSHIP ARCHITECTS RS L I 4 CO CT) CD eri CU O H:\ FamFun\ 97 - 112\ STUDY \TITLEBLOCKS \titleblocks9.dwg ARCHITECTURAL NARRATIVE Owner Objectives: The owners, Huish Family Fun Centers, sole business is entertainment venues for families. The proposed Family Fun Center will provide a state of the art entertainment facility for the, families of Tukwila and surrounding areas. The proposed mix of attractions will bring families together for safe, fun, clean and wholesome entertainment. The Family Fun Center will operate an attractive, well maintained facility which will provide 25 full time positions and up to 100 seasonal positions along with providing responsibility to kids and keeping them busy. Design Objectives: . Context: Located on the old Nielsen Farm, the property is largely grass fields with some recently demolished houses and a large barn. Across the Green River exists a mixture of office buildings with flat parapets and extended stay hotel with pitched gable elements. Building Design: The proposed building will reflect a combination of gable and flat parapet roof details providing diversity and interest and appropriate scale. The building walls consist of a variety of materials from metal, stucco and glass with contrasts in color and "wave" shape intended to be fun and entertaining in appearance. The modulation of textures from smooth metal to ribbed metal and stepping surfaces provide . relief from a long profile. The maintenance building is consistent with the main building in material, color and shape providing continuity of design. Site Design: The Family Fun Center site will consist of two buildings, the maintenance building and the arcade building, both detailed similarly and oriented the same direction to provide a duality in relationship. The site details will also be consistent with building elements such as pole lighting, attraction entrance details and walkway layout. An "S" pattern through the walkways, neon on poles, concrete sidewalks and landscaping will tie together elements on the building. Signage:....Signage will be an integral part of the design and overall theme of the center. See "Unique Sign Program" for signage information. Family Fun Center Tukwila, Washington ' :1' 1T' I ! ' I' Irl.H- qt.1 :! 1. O INCH >... 1 CHINA,r LANDSCAPE NARRATIVE The Family Fun Center Project, in Tukwila, Washington includes a number of outdoor use areas and dining, recreation and hotel facilities within the site. The landscape design objectives for this project have been created by incorporating City of Tukwila and client concerns and ideas, as well as good design principles. In summary, the objectives are to: • Create a fun and attractive enviromment. • Incorporate a. variety of plant materials for color, form and textural contrast. • Provide seasonal interest through the use of flowering and deciduous plant materials. • Integrate the project into the larger environment through the use of plant materials appropriate to the region and consistent with the project environs. . • Provide a plant palette to minimize irrigation demands and reduce maintenance requirements. • Use plant materials to emphasize circulation routes and facilitate the orientation of visitors to the site. • Mark the major site entrances with accent plantings. • Buffer views into the site.' • Screen views of parking lots from outdoor recreation areas and hotel with shrub plantings and plantings adjacent to building walls. • Create a consistent edge to the project along the site perimeter which is complementary to the existing landscape and a recognizable identity feature for the site. The proposal includes the bank stabilization and wildlife habitat enhancement of a portion of the Green River. Objectives for habitat enhancement have been created with the cooperation of the City of Tukwila, King County and the Muckleshoot Indian Tribe. In summary, the objectives are to: • Create salmon spawning habitat through the introduction of off channel ponds with overhanging plantings. • Incorporate plantings to help prevent erosion of the shoreline and provide for nesting, foraging and shelter for birds and other small animals. • Install snag logs, anchored into the bank, to help stabilize the shoreline and create eddies for salmon. ARCHITECTURAL & LANDSCAPE NARRATIVE 1I!:I''I'ITFfli I•pd:! EITIIIIT111.1ititli L�� I`1"Rjfil���uh,�`��jr�K�l��I� • St . 1'l •et Et ., t 6 < `c8: ;,_YL ar.�9 : w.;,�_ .1I S Z l 71Co0 111111111111111111111111ii�i1111111111 i iiiii(iliiiItII.1.III111111 iil i111i11111111111111111 .l�1111111 lilli� 1110 l�,111111�� ll!111iii111i1111111111.11. Architect MULVRflf1Y P.RfiRTt1ERSH I P ARCHITECTS P.S. 001.322.0.1 xq.ern2 I9 OOdtl1•WM IAI(QOY��GV t zm l • • . ,;r: • _ ••-•y= --•••••• • ,-1111 14ir't .11T. tfg ..f r, El 1 1 t"" t i` • lqi r- •••,- /ManiliVO II !NI 111 111._13!,4,64 71114,. 191 I I It 11,• %.0 Architect FamEy Fun Center Tukwila, Washington .44 •..•. CHINA 1 ;: • =STING ATTRACTION PHOTOGRAPH • :• • • • • ..; 1.11.011111111 11.001111!li1 11 liiii111111: immt muisitnny PARMERSH I P ARCHITECTS P. 11170 P.I.NDWay .1303. 5•10....,14 IWO 001.42f.001 IAX (2014324Cr/ 9 Mon Feb Uy Uy: 1S: UU 19t1 cri U 0 0 • 0.) .N .N n W r n e Co Family Fun Center Tukwila, Washington 1I!1'I'I!:I! I1:I!I! ()INCH CHINA "II Illllllllllllllllllllllllllpn''' r "UNIQUE SIGN PROGRAM" The Family Fun Center, by its very nature of use, will require a unique sign program. The entertainment industry standard, today, includes large three- dimensional designs, which provide themes and imagery. It is vital to an entertainment facility to provide.a variety of what might be considered signs, to create a fun atmosphere. Due to the exterior nature of the Family Fun Center, these signs will provide directional function and attraction identification, in an entertaining atmosphere. Specific details on the site might include several miniature golf course entrances, with elements that provide a theme such as "iron hoarse course ", and "memory lane ". (See attached photographs.) Other areas will include "go carts ", "bumper boats" and "batting cages" etc... which provide direction and theme. On the main building itself is a three - dimensional Rocky & Bullwinkle, which provides imagery and identification of the restaurant. (See building elevations.) For comparison in the industry, we have attached photographs of large signage elements from "Planet Hollywood" and "FAO Schwarz ", which could be considered similar. In this industry, a fun image and exciting atmosphere is critical to the success of the business. We believe the Family Fun Center sign program will add just enough excitement to make the park appealing to all those who pass by or visit the location. UNIQUE SIGN PROGRAM 5t t+t. • £t Zl. '4L "1 .. :6 .B . �� <��9.�: �`ti. E • Z t4 YG�o (1111I111111111l1111111 11111 111[ 1111111111111111111111.. 11111( lll11lflli11111111 111 lllllilli1i11. 1111111I11.111.1J0111.11111.11li ti' 11.11 111111 11Iiii,11111.1 fr 6 Architect MULVffI (lY PfRTfERSH1P ARCHITECTS IS uuo kart. Way •EM. 9wnr, MM 99OM O041109.09M (204)122 4119 L. n. \ ramFun\ y7- 11c\ wUUY \IliutdLu(.,i'� \titieoiocK5o.awg men reo uy uJ: id: Jo Ma ti a; 4',". •—• ..-t12 Family Fuin Center Tukwila, Washington ,kr tk-4'4.0.131,M rt- „74,4'0* ; • " • 14, L,..r4frir • 1- tk‘'. Architect EXISTING CONDITIONS —11f ill'T'—'i'ill':11[1111:11:1):1:11.,,r,4)..-T .••• . .,„.. s 1. .„. , c 1. , - • • 34"."''. Nun frif PITRMERSH I P AIC.HITECTS 11112 0 Nemo Woe •EX0.1411*.u.NR11055 Crt4/133.0014 INI(1014324121 n.vamFunW- Iic\wUUY \II ILLlLL1Ln�\titleolocKs3.owg amiRy 74un Center Tukwila, Washington EXISTING CONDITIONS • „ • „. 111:,!.:It)1'11..1, 771' • , , • , • k ';.....:111111111.111[111•1111111111 111.11111Iiilill[1111.111111,11.1.11111.1.111111 11.1.111[11111111111111.11111i11.11. muLva-nrw PRATERSH I P ARCHITECTS ES OM. NenruoWeN 4303. Ilslows.vm C1001)•044 IN100181:14 04 H: \FamFun \97 -112\ STUDY \TITLEBLOCKS \titleblocks4.dwg Mon Feb 09.09:17:27 1998 Family Fun Center Tukwila, Washington - • 1/ „ , / my Off • Y / 15 4:i. 1 1 pi,,, vt .jos ll c..°4.'z,_, . ?s.. % I \ e ,.. ) , . ./ /. • / , .-- .—• r'-- 14 \ ■ Vat A *FOSTER .. 14' - <,,p,. GOLF 455, ‘C'esi COURSE 4 • S ,a1,412m, RD, .rx_L"A. - Hsi; . .8000. _ -. 4-- ,. 1 NO St 5 133RD ///), 4,0 , , ,RENZ ' -........ L■-.51' i.^.' " ik 1 I -feri el • 2SNDT I - - ' .1 s51 S 13740 ST — — S....D 4,,,, ....- ..g81 ' Yr ,„ _Iv I I G tioA„ .'10/ii L. I 'drill S' .5.fii-.--; -73-- i Ivy 900) , -- -" .----\ 3 0-N-- -> ,....".... -.....-• St . O....-. . QTQN k 41 f.-- 9 ., 8 1.4.• i 4 > . I sr • INTC4 • AVE a A 0 a RO 1 411‘ STORI 1 ..• i 214, ST i .0 - ... II pr a t ptf \\‘ N % -- $ .r ■ N $,, 55, / ,...F0 I RI RO pi) . \ S 14 s ,„,,, ,. . kii 5,-,/ . ..:\ ik C.s. ,, % .11 \ .. ..11 ,,, ..,t'Z' • 5, s .2 . 0 i42 5 III , 1 . . L , ,.. 47 I•t• . .... ,. -- ..- - •• mum. PLAR/ax 900 [ A g A L I I . k I gra ■••.4 0 ■•"4 fT1 o Calf 167 , .4.'a it H ST 52 D iSIST ST STs 5 119TH S . sr 6.0,, • a" '''.. A ' . • ' - ..i, \ . \ , :: • PAPX ,."..,. . 4 , ■ . % . , :I; \ v 1 . : • -. ‘'. •••• • . •,, T sT ', ' , ... / At ' .m ..., ST \ N-roN SITE ' • 1: pipils,1 0 cn GOO ni s IS Hi YL - S 152ND S 149T11 g ,,.5 23 r, ST 5.51 Al i..p.w........,..., , . fa isa.• SI 4 • ■ 2 w. ftlillin311 , X s 152140 Ft 10 cal. - . -- ir 4\ ,,,,,,.-:-.:?--.. .4: ..„„, leabliMIMI Mal 4°° 16TH ST 1 101 v I ;moo:: lit`11111L-11■_,-'1177144" . : i -.° 1 diiiiii.. I U10/1**INOtigliglir; 1111/ !lb SOUTHCENTER 11 I CP /VW" I - , — g ,..., ' "■;:". 'AVM PRINC' I 1ST ST i 4 ' I:.. ,■04111Li PAilie mi 111M,FP--- 4P ' al -"1:11111" 'MT) r.4 pKwy \ DABS \ ', YiPEIN -______, L 4 , '" 1 § - SW 19TH ST t4J14.1 "q' I Lc) CC Icc I t a sw 23RO ST NIII .. . I i II. 0 . 0 0 BAKER BL ,-' 3. L, ' we/ NSI 5 I -i t ; 1 • STRANDER 0 BLVD ilha < < 164114 STIS, s l' < sr CC • • En Co SOUTH 26 ENTER P COURITA rr4 BY MARRIO 1811 NTON NCTIO SW 27TH ST I , , i 29111 ST TH ST —Wont S 168 : TRECK IHD0j, DR . -4 70 -. A 514 194 30TH ST 5 , < ,' 5100 I/ / m Po CORPORA ', '4: •-..•/:,,,,- BLVD • ./ / • 2000 sw 33RD sr 1 33RD ST i I w If..1 SW MIMI sr A i ?c' ST 38111 sr PL fl ita CORPORA inie 1111 1 • 1 2 / L • ,"' . 741.1 • 1 ..lb .., Al - TTI ST 1 - PARKWAY PLAZA to ... • 1 a • n 0 SW9 . 4000 SCALE IN FEET • _ .1117T11-7-1 11.1' 11.1111) 11,f,11'.1 Ini.p,19971i 1 1:11 1111' 1 I. 1'1[1 1+11 1 11 -1 • • CHINA: •,. • -•••-• • • te • • INCH. •.• • 1 . • • 5 ; ' • • • 6 a:.. • • , ti" • 1 • 11111111111111111.11d101111111111illill.hilitill1.11.11.11.1111111111.1d.111.1111.1111111111111101.41111.1,1:1 . 1,1 lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll VICINITY MAP Architect ARCHITECTS P.S. muLvitn flY PfiRTflERSH IP 11120Netroo Wu/ .E X0. geleosa.VAIPX4 0041123 0044324129 L cu H: \FamFun \97 -112\ STUDY \TITLEBLOCKS \titleblocks3.dwg Mon Feb 09 09:16:43 1998 PROJECT DESCRIPTION The proposed Family Fun Center Development consists of a hotel on approximately 3.75 acres, a future pad site on approximately 2.56 acres and The Family Fun Center and Bullwinkles Restaurant on approximately 8.07 acres. The 14 plus acre site is located in Tukwila, Washington on the northeast corner at the intersection of Interurban Avenue and Grady Way and adjacent to S.R. 405. The Green River borders the site to the north and the Burlington Northern railroad is adjacent to the eastern boundary. The Family Fun Center will include outdoor attractions such a miniature golf, go -karts, bumper boats, batting cages and various rides. Inside, approximately 36,000 square feet, two -story building will include a restaurant, laser tag, climbing structures for children, video games, etc. The site will hold approximately 580 parking stalls with 300 plus for Family Fun Center, 161 parking stalls for the hotel and 120 plus parking stalls for the future pad site. Also proposed on site, construction of a City funded bike path running along the river frontage, then to the south along the eastern edge of the site. A portion of the site is currently within the Green River flood plain (datum 21.5 above sea level). The proposed development includes grading flat, a former sand and gravel operation stock pile of approximately 30,000 to 40,000 cubic yards and dispersing over the site which raises the ambient grades above the flood plain. Per regulations, any filled flood plan must be compensated for on- site. The_ detention is to be designed for a 7 day, 100 -year storm event. We propose to create an off - channel habitat pond for fish and a riverbank bench cutback in the Green River to provide the compensatory flood volume storage for filling the flood plain. The contours, grading, volume of flood storage and design of water quality and drainage are detailed by Barghausen Civil Engineers. As a result of new riverbank work, we have a need to provide a stable, long -term environment adjacent to the river which will protect the site and . the publicly funded bike trail running parallel to the river. The soils analysis, river flow data and recommendation for constructing a stable bank are detailed by Geo- Engineers Inc. ' As proposed mitigation for work next to the Green River, we propose to restore and enhance wildlife habitat adjacent to the river specifically geared towards, but not limited to, salmon habitat. Family ]Pun C©ntr Tukwila, Washington With the identification of several significant stands of existing river vegetation at the edge of the river (i.e. willow, etc.), we have altered our design of new construction around these areas. New and enhanced vegetation habitat would be added at areas that are currently blackberry brambles with low habitat value. All other areas of significant value would be saved and built around. The result is a nearly continuous stretch of significant habitat along the entire river frontage of the property. The biology and habitat, including tree snags, and the habitat pond, are detailed by Wetland Resources. The proposed development will provide a variety of benefits and features including environmental cleanup, wildlife habitat creation and enhancement, recreation and entertainment, lodging and food service facilities, all in a high quality design environment. p INCH 1 �t CHINA .'41 PROJECT DISCIPTION 91 PI. E1 :' • Et 1�' ;"COL 6 „f 'kB .��A�r ,`w .,�: E : 11111111111111111111111111111111ii111i111 111(1. 11111111 ui111fifiilil ll.11. 11111111111 .LIi111111111I0111(1 -Il i1.l 1111.1 ijOi11 11111uI1i11011 Architect MuLvfnnY PfRTI ERSH I P ARCHITECTS P.S. nuo23004 art�ao.w..s.w00/1 0061123 004 rwawa�w Tue Mar 31 12: 05: 46 BOARD OF ARCHITECTURAL REVIEW MR. HENRY MARVIN - Chairperson MS. KATHRYN STETSON MR. GEORGE MALINA MR. VERN MERYHEW MR. GRANT NEISS MR. DAVID LIVERMORE MR. BILL ARTHUR Nora Gierloff Planner - CITY OF TUKWILA Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 18!88 Phone: (206).431-3684 Fax: (2O6) 431 -3665 Steve Lancaster Director, CITY OF TUKWILA Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 618188 Phone: (206) 43I -3610 Fax: (206) 431 -3665 Phil Frazier $ Joanna Spencer Development Engineer CITY OF TUKWIL A Public Works Department 6300 Southcenter Blvd. Tukwila, WA 618188 Phone: (206) 435 -0171 Fax: (206) 431 -3665 <amnIly :Fun C©ititr Tukwila, Washington -w CHINA: OWNER / DEVELOPER Scott Huish FAMILY FUN CENTER 261111 S.W. Town Center Loop W. Willsonville, OR 11010 Phone: (503) 682 -1142 Fax: (503) 685 -1614 ARCHITECTURAL REPRESENTATIVE Chandler Stever • Brett Hansen • Mulvanny Partnership Architects, P.S. 11820 Northup Way, Suite. E -300 Bellevue, WA 18005 Phone: (425) 822 -0444 Fax: (425) 822 -4121 CIVIL ENGINEER Daniel Balmelli Brian Smith Barghausen Engineers, Inc. 18215 l2nd Avenue South Kent, WA 18032 Phone: (206) 251 -6222 Fax: (206) 251 -8182 GEOTEGHNIGAL ENGINEERS Mary Rutherford Doug Morgan GeoEngineers 8410 I54th Ave. NE Redmond, WA 18052 Phone: (425) 861 -6000 Fax: (425) 861 -6050 LANDSCAPE ARCHITECTS Mike Kleer Weisman Design Group 23261 East Madison St. Seattle, WA 618112 Phone: (206) 322 -1132 Fax: (206) 322 -116161 TRAFFIC CONSULTANT Torsten Lien= Entranco 10100 NE 8th Street, Suite 300 Bellevue, WA 618004 Phone: (425) 454 -5600 Fax: (425) 454 -0220 HABITAT CREATION /BIOLOGIST CONSULTANT Bill Railton Wetland Resources Inc. 1505 I1th Avenue S.E., Ste. 106 Everett, WA 18208 Phone: (425)331 -3114 Fax: (425) 331 -3045 PROJECT DIRECTORY 6? 16iilllii i lillluiil111IIhllili111111IIiI1. 14lIJ` iIIIII0. ffijIIIlIIfllll0llllUl11 ifili4fflilliAllidthohk00*Ii Architect MULVR fl t1Y PfRTI ERSHIP A1tIIITEtTS P.1 Do.w owor.[�ao. wwaw�m oounrow rwmwa�a� j bt tat ro 1-- co (7) CJIE E LI1 L11 cT c_ ro a.) H:\ FamFun\ 97 - 112\ STUDY \TITLEBLOCKS \titleblocks.dwg :Family Fun Center Tukwila, Washington TABLE OF CONTENTS ITEM PAGE NUMBER A: TABLE OF CONTENTS B: PROJECT D I REGTORY 2 G: PROJECT DISCRIPTION 5 D: VICINITY MAP 4 E: EXISTING CONDITIONS 5 F: EXISTING CONDITIONS 6 G: UNIQUE SIGN PROGRAM H: EXISTING ATTRACTION PHOTOGRAPH I : ARGHITEGTURAL 4 LANDSCAPE NARRATIVE J: LANDSCAPE 51 TE PLAN K: F'ERSPEGTIVE I I L: BUILDING ELEVATIONS - 12 M: LANDSCAPE PATIO DETAIL 15 N: LANDSCAPE SECTION 14 0: SITE PLAN 15 P: 1ST FLOOR PLAN 16 0: 2ND .FLOOR PLAN R: HVAG SCREEN DETAIL S: GRAD IND UTILITY PLAN • T: HABITAT POND DETAIL 20 • , '...)1,...iTt.1••:iir.,,p:1:1.:-11;ridf,...!fq,„4‘!1!....t.,..!1:-..;"L ,111111111111111111111 [ 1111.111111111111 1111111111.11111.111111L 11111ILItlifIthirkiliki • • • Architect !Qua" ny oo MRTIERSH I P TABLE OF CONTENTS tAICHITECTSP 1 06111172-0401 MlIONOZNITN MOB 1 • • • •'"•:" F4.1,,, • • ,f Family Fun Center Tukwila, Washington • ; .• . '''' 14 ET„ i r'riPtI•1•1•111f1J-1 'F11-1 fri;TpTIFFT-ri.,1,1„ 1,1,1: , 1' . : CHINA • . ; • et , 9 L C 1. hb' 0 1111111i111111011411h1:1111 liffi111 lliiril i[iiilij.1 1111,id1111.111111:1.1:.111.111110,1.0.1 11 I 11111111 11:11111111)1 Architeci NU LV/111 flY PhRTAERSH IP AlICIIITECTS IRS .1111301amovepillrfl. ON•waft 01111111114ft