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Permit L96-0033 - CENTER PLACE SHOPPING CENTER - DESIGN REVIEW
L96 -0033 CENTER PLACE SHOPPING CENTER DESIGN REVIEW NOU -05 -1998 15:56 CDGConnell design group PLANNING & DESIGN • u p ,f Y \ r r p September 28, 1998 CONNELL DESIGN GROUP 206 774 8219 P.02 Lc( L - ©cy City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 Arm: Deb Ritter, Asst. Planner RE: Center Place Shopping Center — Tenant Wall Signage Relocation Dear Deb, Per tel/con, clarifying the scope of work.pertaining to the relocation of existing tenant wall signage. • The scope of work detailed on documents dated 5 -27 -98 include relocating the existing tenant wall signage from the existing middle signage band to a remodeled upper roof parapet / signage band. The sign band width is being increased from the existing 3' -0" middle band to the 5' -0" high remodeled roof parapet / sign band. In addition, no interior or exterior work is included in scope for any tenani space revisions: The tenant spaces are remaining as-is with only signage being relocated. (No walls are being changed ). I hope this clarifies the scope of work for this project. If you have any questions, give me a call. • Sincerely, Connell Design Group, Inc. • eco Mel A. Maertz A.I.A. 22000 84th AVQ. W., Slide 2F • Mountlake Terrace, WA 98043 • (425) 670 -6706 • Fr#X (425) 774.8219 TOTAL P.02 .1 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 13, 1996 Kelli Jo Norris Pinnacle Realty Management Company 401 2nd Avenue S. Suite 110 Seattle, WA 98104 RE: Notice of Decision for L96 -0033 Dear Ms. Norris, z a Z '. M 1.11; JO: 0 CO o; CO 111 Ill I' H, wO g a' io_a. This letter is to grant final approval for the design of the Center Place Shopping Center z = located at 17015 -17197 Southcenter. Parkway in Tukwila. At the Board of Architectural z 0, Review July 25th public hearing the Board voted to approve the design subject to the w following conditions: D o o CO 0 f- wW U- /-; w z; U N'r z 1. The project must be redesigned to retain the existing tower or incorporate some other kind of "distinctive" roofline and detailing to break up the long middle section of the building. 2. All inconsistencies in the drawings must be resolved as called out on the plan sets. 3. New paint colors must be selected which accurately match the colors in the rendering. 4. The freestanding sign support structures must be redesigned in a way which does not increase the obstruction of the clear vision triangles. Your September 10 submittal shows design modifications sufficient to meet these conditions. Your next step is to apply for a building permit and any other permits that the project requires. If you have any additional questions or comments, please call me at 433 -7141. Sincer Nora Gierloff Assistant Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 4313665 CDGdonnell design group PLANNING & DESIGN 22000 64th Ave. W., Suite 2F • Mountlake Terrace, WA 98043 (206) 670 -6706 FAX (206) 774 -8219 TO C IT i Of; r-liMA/14 'W-r Cam mo 1-1 qg C3tto M e , t A A i t - 9i(,'og$ WE ARE SENDING YOU Attached ❑ Under separate cover via ❑ Shop drawings ❑ Copy of letter Prints ❑ Plans L EITIT LI U'7G�1RISUW onriu. DTATT E a /616 OE NW,/ y ! Z/ E TON ARE C ^" l2& AA- VV � Pte,a PL pi is Y'rnPT. BO Ap LAc. -r1 t,►) ❑ Samples the following items: ❑ Specifications ❑ Change order ❑ COPIES DATE NO. DESCRIPTION q-c-4, � Pte,a PL pi is Y'rnPT. BO Ap LAc. -r1 t,►) . CITY OF TUKw1LI SEP 1 a 9936 e+;RMIT CENTER{ THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit ri\For your use ❑ Approved as noted ❑ Submit --1 As requested ❑ Returned for corrections ❑ Return ❑ For review and comment ❑ ❑ FOR BIDS DUE REMARKS copies for approval copies for distribution corrected prints Nbk 19 ❑ PRINTS RETURNED AFTER LOAN TO US N -)S AJ AA Ai 0.0,•.LS-txu c2-16r.) m 5I 0 C-( Y v na-- 7 S' J c7fU('-A-t PA-d3i,li 5 IN GO ft s X2 1 /etj /1-n9 /11P7- ,4- C44/4—) 14"-4 AP/ QUt5S772r,1 S . 7)0L.4 M COPY TO PRODUCT 204 /NEWS / inc. Wm, Mm 4; C. If enclosures are not as noted, kindly notify us at once. ..,,,m^@'T ttowtroa, .*.trr??L,0P,at!F. .u!arics,'I rATIM1 'l: '^4`..1NN'!t' i�.,t`•7¢ti;'�'!'.�'iilA: ", Ae raf'. ,',�1,t'ID'n':'.?;ct;';$t'tiS<'.' n z ~w JO. UO U� W z � LL W O; 2 =i- t,. = w d. =W F- _ z� I- 0: Z I -' W uj 0 0. 'O 22, .OH W W. �U • .z. W co, O~ z 1 6 Cam. ` J o n 6ei ice +-, / 0 c_); ( C) ��p�'� -�J' �✓� -1-�0 ✓1 f"\-- e_ c_,?) v ✓v\ rJ c7 Ss �J�� ✓ l I r 1 dam. sDI -ll6 -14\e,L4t. • P�✓ rr'. �c.':, tiLii: i�iTAil�7 .�r':f:latiN.L:••y:ir.:L�> .. • CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REVISION SUBMITTAL DATE: Cl ~v' • PLAN CHECK/PERMIT NUMBER: PROJECT NAME: ( ►-)T 12 - � Cx� S PP/NG CC/urea- PROJECT ADDRESS: t 700G j 4 GE lJ._ CONTACT PERSON: Cou sic —> PHONE: C;%O _G-2 REVISION SUMMARY: DS/Cam■ gEV( SI DOS. SHEET NUMBER(S) T-1 ! Sir 1 7) v SNc 5 "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: Nom CITY USE ONLY s •∎••• n.,MI.•rr wnw.: e, + rrnrvs+<. yrsvanrr _+ryrp^H9rr!.F',a^�y!.M.W,1 rkw A1P17 ”04,30^ t$P.4SY3Vg..,4 ?w�".Kt. 4MR!••:,7Mn.N$ 3/19/96 z �z 6_ 00 CO 0' J w w� 2 J. LL Q' Z� I--0 Z I- w 2o 0 o �. ,0 I- 2 V. I- LL O` w Z o • • = • , r ' WNW ' I • 1111(7Snimal MI _,A1 • 1111111111. .,;•:14Z... *U. • •r • 14.1W 1,,4 11. rue ...••••Z••• 00. •tr-- iltedt.„? ltezl.Plet-6••• • •. e • . • !.• • • f:$•;,,••;* • • • ,„— • , •••% . • • .•:••••,.. • • , „. • -.%4`.. •.• • 2.(jG7-11. z < • 11- rt LIJ 2 __I 0 0 CD (3 • W LL1 _1 • u_ w 0 CL < co = cl m• w z I-0 ZI- Ui• j • 0 0 co O — 0 L.1.1 w 0 • (I) O 1- z cn 1 PARTIAL EL EVATIoN. N•T5.. CENTER PLACE • TUKWILLA • 5'167(0 connell CDG design • MAW- L ANNINO & DESIGGN Z U. U O to O; CO W W =' J /� • kt a! 1= , •I- ` 0; = W` • . IL H LLI Z • U ST. Z =. • 00111UG -01 -1996 11:05 LDG cvnnsu design group PLANNING & DESIGN CONNELL DESIGN GROUP 22000 64th Avenue West, Suite 2F Mountlake Terrace WA 98043 (206) 670 -6706 FAX (206) 774 -8219 To: CID/ oG Tinefidigoik 4SigSA—AiESLOOS___ Fax #: 4■ — 5 From: MEL ,, MAE .1'i Transmitted for the following: ❑ For approval ❑ Regarding our conversation 2 ❑ As requested For review and comments Date: Project : Project #: 206 774 8219 P.01 FAX ThANSMITTAL RECEIVED AUG 01 1996 DEVELOPMENT 5 1-qv cewrest PLA[ ❑ Please call me ❑ Approved as noted • ❑ Retumed for changes 0 For your records/ use 114it4K. 1141S WOE4S Macl4 eE-riete oR O4A-r 1 6N6 JOE m Total number of pages being transmitted by FAX L- — including cover sheet. If all pages are not received, please call (206) 670 -6706 as soon as possible. COPY: ❑ Mail ❑ Will not follow COPY TO: c 0 w w r4 9 • PARTIAL ELEVATION 30° L5EYE L OPEN r • 7 N•T 5. CENTER PLACE - TUKWILLA 13"1'7(° ,:;: JUL -31 -1996 15 03 conneli CLJ design group PLANNING & DESIGN CONNELL DESIGN GROUP 206 774 8219 P.01 FAX .iANSMITTAL 22000 64th Avenue West, Suite 2F Mountlake Terrace WA 98043 (206) 670 -6706 FAX (206) 7744219 To: C: Ti of T NORA G IPAWSPF Fax*: • 43 ( 2 12 c From: MO-- 141A Q,1'Z• Transmitted for the following: O For approval O Regarding our conversation a, As requested O For review and comments Comments: IN)cA RECEIVED JUL 3 1 1996 COMMUNITY DEVELOPMENT Date: 7( Project : C,N'f're- PLA Project #: O Please call me O Approved as noted O Returned for changes O For your records/ use "ID L c rW pecoose pool Cs cA- -r1bNS E .EV 6N -f 4 &t uv- A C' .. "R) l71 Sc _oS S r yin Total number of pages being transmitted by FAX 4 including cover sheet. If all pages are not received, please call (206) 670 -6706 as soon as possible. COPY: ❑ Mali 0 Will not follow COPY TO: z 'i -z U 0; co w J w CO D' •zdi w, z� Z ww ,0 =,. '0f- w w; U. i,; z; on Zh U- rS 9661- 1£ --l11f Sal 113NN00 0 c -o Hw rt JU: 0 0r• CO w =: J H! CD IL' w0 g a. U D. 1.0; �w Z Z .0 0— • iw .I—Vs LL �� ti. Z. ?km n / 40-VATIc»., MTV L_ 11 R- r- 14 vi- 7.3o'1( 414I24 connell CDG design group PLANNING & DESIGN - N c PSI -rx� Nd 1-LAL F) • JJ(c_-) 0(\e, 8-eNCA- 7"o', 016 ,1 7.4- CC l; j0 :)Oi 0' : W 0: H up cc, at Nd W. Ul Z F-i CAI Z I-.. o ■7•1t o T F" • . . r :LL 0' r cm H= 7. Z 0 -o connell •CDG design group m PLANNING & DESIGN -VP i iJiLxfE --1C1 1 966T -T2-111f • Z �- W! •Wes; JU; 0- 0 c o; W W=; CO W }O: LL = �. W UI =: Z ~' w H O: Z � D U •N M •� TENA T SIGN F m • o• 0 • I ' d �fd101 6TZ8 ILL 90? WATERBEDs to;;;1111syfowe rIt ... . ,.. ''. r. 014 gi- •.:,, • --,,,p. . : ':-;,.- .. . , ‘...!..- ---'-------:-C.----.''' •i ,:; . ......,, .._,..,...,-..:::4-,7 _ ,•••t'7-r'■',..-7,-.--"z"'------' ::::------------ "F-1.4110CUIVIIii. ' I_ I ..•,-•--..s-::. .:...rcri, -. ,-. go:, . xi,. 4,-71 '&•••• • 4.11, , • .14. '..--Nor,.....:. . 1:.4' • •ri: r,r•to • r z ce 0 • ra LLI • LL, w 0 LL. < • ° 1-1-1 Z I-0 Z F- LLI O S• p— F- tu u-10 17- LI' 0 Lii 0- F O 1— z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director July 26, 1996 Kelli Jo Norris Pinnacle Realty Management Company 401 2nd Avenue S. Suite 110 Seattle, WA 98104 RE: Notice of Decision for L96 -0033 Dear Ms. Norris, This letter is to confirm the decision reached by the Board of Architectural Review at the July 25th public hearing. The Board voted to approve the design of the Center Place Shopping Center subject to the following conditions: 1. The project must be redesigned to retain the existing tower or incorporate some other kind of "distinctive" roofline and detailing to break up the long middle section of the building. 2. All inconsistencies in the drawings must be resolved as called out on the plan sets. 3. New paint colors must be selected which-accurately match the colors in the rendering. 4. The freestanding sign support- structures must be redesigned in a way which does not increase the obstruction of the clear vision triangles. These changes may be approved administratively, so please contact me at your earliest convenience to arrange a time to resolve the design issues. If you have any additional questions or comments, please call me at 433 -7141. Sincerely, Nora Gierloff Assistant Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 m ss x:. .._ . tct .aMxs Mi ... . City of Tukwila John W. Rants, Mayor Department of Community Development STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared July 17, 1996 Steve Lancaster, Director HEARING DATE: July 25, 1996 NOTIFICATION: Notice of Public Hearing to Surrounding Properties on July 11, 1996 FILE NUMBER: L96 -0033 B95 -0256 APPLICANT: REQUEST: LOCATION: LOT SIZE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: RECOMMENDATION: STAFF: ATTACHMENTS: Center Place Shopping Center Design Review is required for this proposal to remodel the exterior of a 44,500 square foot retail development 17015 - 17197 Southcenter Parkway 7.83 acres Tukwila Urban Center Tukwila Urban Center Approval with Conditions Nora Gierloff A. Applicant's Response to Design Review Criteria B. Set of Building Plans C. Materials Board (to be presented at hearing) D. Diagram of Clear Vision Triangle 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 - - •,rrt,sr. r.4,7R fMrsr.2141tiVr 'r,:.: 1na7XC/w z UJ U0 • Nom; w W' u.. w O; J u- 1--: w . zI z� ▪ wt. D▪ o 10 Di �o w o; • zt. O F- z.; 1 11:4 -stl vSYhii343,4 ".::i$Rt'Gi «5 - ikG::X.4;i -?`, . aiF+ii?7_•tr' Staff Report to the Planning Commission/BAR FINDINGS VICINITY /SITE INFORMATION L96 -0033 Page 2 A. Project Description. The applicant is requesting Board of Architectural Review approval of the proposed exterior remodeling of an existing shopping center. B. Existing Development. The site now contains a BAR approved one story shopping center. Only the facade of the building will be changed under this proposal, so the parking lot and landscaping will retain its previous BAR approval. Conformity of the parking lot to all current standards would be triggered by a change of use or addition to the area of the structure which required an increase in the parking area (TMC 18.70.080). C. Surrounding Land Use. The site is on Southcenter Parkway between Strander and Minkler. Directly south is a Wendy's Restaurant, directly north is another retail development, across the street is the J. C. Penny's Clearance center. Several of the neighboring retail developments have been recently remodeled or will be remodeled soon. D. Topography. The developed portion of the site is generally flat. The wooded hillside behind the building slopes up to Interstate 5. E. Vegetation. Vegetation on the site consists of small trees and shrubs in the landscaping areas and mature trees on the hillside behind the building. F. Access. Access to the site is from Southcenter Parkway. BACKGROUND A building permit application for the remodel was submitted August 2, 1995. It was determined that the project required BAR approval and the applicant was notified that month. A 180 day extension of the building permit was granted in February, 1996. The Design Review application was submitted June 21, 1996. The building permit application will expire July 31, 1996. COMPREHENSIVE PLAN POLICIES The building and site design of the project must comply with the following Comprehensive Plan policies. Staff's response follows. z z: ce w •6D J 0O Ifi• LLJ W J CO w o. gQ • d z �> z� ww: . U� ;O w w'. H U; wO . z: 'O ▪ ~ z Staff Report to the Planning Commission/BAR L96 -0033 Page 3 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see - through glass, and distinctive rooflines. proposal will continue to provide a sheltered pedestrian arcade and it will increase the amount of glass in the storefronts. As part of the remodel the existing tower will be removed and the roofline will become featureless. 10.2.7 Building Design. Promote high quality, market feasible architecture in the Tukwila Urban Center, with attention to guidelines which: a. Promote an appropriate display of scale and proportion; b. Give special attention to developing pedestrian .oriented features and streetfront activity areas such as ground floor windows, modulated building facades, rich details in material and signage; c. Provide quality landscape treatment; d. Provide an appropriate relationship to adjacent sites and features and; e. Encourage overall building quality, and sensitivity to, and respect for, the area's important features such as the Green River and Tukwila Pond. The overall quality of the building is not significantly improved by the proposal. The proposal is less human scaled than the existing building due to its substitution of large areas of stucco for the existing siding and placement of signage higher up on the facade. The proposal will add more ground floor shop windows. The modulation of the proposed facade will be similar to the existing facade, however the current facade design has fewer details than the designs proposed in the building permit application of 8/2/95 or the design review application of 6/21/96. BUILDING AND SITE DESIGN DECISION CRITERIA This remodel is subject to BAR design approval under TMC 18.60.030 due to its location in the TUC zone and previous BAR approval. In the following discussion the relevant Board of Architectural Review criteria per Section 18.60.050 of the Zoning Code are shown below in bold, followed by staff's comments. For the applicant's response to the criteria see Attachment A. DESIGN REVIEW GUIDELINES 1. Relationship of Structure to Site. The site plan is unchanged and will retain its previous BAR approval. 2. Relationship of Structure and Site to Adjoining Area. The site plan is unchanged and will retain its previous BAR approval. z a �Z, ne J U: U 0• , fn w' W =: O ; Ili a' d �._ z� Z I. O co u.0 • z; U �. z Staff Report to the Planning Commission/BAR L96 -0033 Page 4 3. Landscape and Site Treatment. The site plan is unchanged and will retain its previous BAR approval. 4. Building Design. A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; B Buildings should be appropriate scale and in harmony 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. A. No response. B. The building is similar in scale to surrounding retail developments. C. The doors and storefront windows are at human scale, but have little relationship to the oversized elements of the rest of the facade. Replacing the wood siding with stucco will result in a loss of detail on the facade, which therefore increases the scale. Earlier proposals for this project have included a significantly higher level of detail than this version. D. The colors shown in the rendering are harmonious shades of tan and terra cotta. However, the paint chips on the materials board do not match those colors. The most important color is the lightest building tone which is peach in the paint chip but tan in the rendering. The rendering also shows a significant difference in value between the light and medium tone, while the colors in the paint chips are quite close in value. It is important that the two colors are distinct in order to emphasize the different elements of the architecture. The deep blue -green accent color is harmonious and has been used sparingly. E. This is not changed by the remodel. F. The decorative lighting fixtures on the columns are high - quality and their repetition adds consistency to the facade. z cew. 6 J U: U O- N O' W w; J= H w 0.. < U =a Z� I- 0 Z H; D O U ' ;O cn O = U. .z w(f) U2 O~ z Staff Report to the Planning Commission/BAR L96 -0033 Page 5 G. Under the proposal the existing tower will be removed and the main facade of the building will stretch for 400 feet without a focal point, variety in the detailing or variation in form. The unmodulated roofline will add to the lack of visual interest. 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 existing wall signage will be relocated on the new facade. Existing freestanding signs will be retained in their current locations. The proposal shows the Pier One sign structure being deepened, which further intrudes into the "clear vision triangle" which is supposed to be kept clear of obstructions between the height of 3 and 10 feet, within 40 of intersections (see Attachment D). The proposal shows the post supporting the other multi -tenant freestanding sign being widened, again increasing the obstruction of the clear vision triangle. CONCLUSIONS COMPREHENSIVE PLAN POLICIES While the remodel will retain the covered pedestrian arcade and increase the amount of glass in the facade it will create a more monotonous roofline and increase the scale of the building. This brings it into conflict with Comprehensive Plan Policies 1.8.7 and 10.2.7. DESIGN REVIEW GUIDELINES 4. Building Design Overall, the remodel as currently proposed is not of the same quality as the new surrounding developments and is not a significant improvement over the existing building. One major shortcoming is the unbroken roofline which will be monotonous and contribute to a lack of visual interest. The middle portion of the building is 400 feet long, one third longer than a football field, yet has no variation in roof form or focal point to take the place of the tower which is to be removed. New paint colors should be selected to reflect the colors in the rendering. The lightest color should be a tan, rather than the peach on the paint chip. The rendering also shows a significant difference in value between the light and medium tone, while the colors in the paint chips are quite close in value. The two colors should be distinct in order to emphasize the different building elements. z ce w JO U 0 0; w= • LL. Ili 0; g a; • d • _; ?F-: HO Z • w. .0 • 0 (.12, ;w w .1-(-. W U N 0~ •Z ... '. Staff Report to the Planning Commission/BAR L96 -0033 Page 6 5. Miscellaneous Structures and Street Furniture The supports for the freestanding signs must be redesigned so that they do not increase the obstruction of the clear vision triangles. RECOMMENDATIONS AND CONDITIONS Staff recommends approval of the project with the following conditions: 1. The project must be redesigned to retain the existing tower or incorporate some other kind of "distinctive" roofline and detailing to break up the long middle section of the building. 2. All inconsistencies in the drawings must be resolved as called out on the plan sets. 3. New paint colors must be selected which accurately match the colors in the rendering. 4. The freestanding sign support structures must be redesigned in a way which does not increase the obstruction of the clear vision triangles. If the Board accepts these conditions they should decide whether they want the changes to be approved administratively or at a subsequent BAR hearing. i' U O (no; cow; Luz: Jai N i Lu D. a. z: ,z I—. ,w w° p' Z LIJ co Z ' • • ..- v<2tiiA ... ...Vir+.rr•.A•.�r 7��hi: .rsA z w CZ 2 JU 00 wW J = H CO W WO Q J LL < d F_ Z 1- O Z F- W U� OP- o1- W O Z W U- O~ z ... __...._ �,...,... �.. �.... w�. vw. �cxr.++ �. �reW�axK�rrrrr .+�na5"».*V.yrc°q>!.Mw^.+ ids. K, �rtw' �. tl �! y7f�r." Y? etr. WAe» p. r. t;>?'; ?, c^; itml Al y; �:, �". . 7! 3" a5!?. �• rx' vtxrowx7•: »'!sY.�rth- :i'�'.v�`:C:•w;exTS. etttr- en: 1:'+ fxv. gyr�pnY�f,`; ry'{ ia?° ,�7�r�G:l�tt'�".':?7FLa�TS.�+�� CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT BOARD OF ARCHITEC'RAL REVIEW DESIGN' .*R E V I E W C!T RY OF TUKWILq. APPLICATION JUN 2 1 1996 6300 Southcenter Boulevard, Tue 1 , Egg18 Telephone: (206) 431 -3680 FOR STAFF USE ONLY Planner: File Number: L W, - 003 Cross - Reference Files: 695 /P% -CYX1 Receipt Number: • 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Fabricated alluminum framing, skylight installation, stucco over existing 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) 17015-17197 Southcenter Parkway 26 -23- • . Quarter: 04 Section: 26' 3. APPLICANT:* Township: 23 Range: 0 4 (This information may be found on your tax statement) Cen+0 Place shoppinS &ni-er- Name:SPECUM /RPS Real Estate Services, Inc. Address: 411 '108th Avenue NE, #1750, Bellevue, WA 98004 Phon : (206)' 453 -7291 Signature: _ 1, /i4P �� Date: 2/28/96 * The applicant is - person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise.stipulated by applicant. 4. PROPERTY OWNER AFFIDAVIT OF OWNERSHIP Name:Phoenix Home Life Mutual Insurance Company Address: C/O SPECTRUM /RPS Real Estate Services, Inc. * Phone: (206) 453 -7291 • * See above I /WE, [signature (s)] swear that I /we are t _ • - .. r(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the � ^ , best of my /our knowledge and belief. Date: • /zi--/ (` *-The representative for Owner of Record. Attached is Property Management Contract. _ - ,�.n.�.,........ «w+••.wNCn ,m, ..Ver fit....+rr+nsriwun!tSt•.rv„xu«r. is rk+•usa.p..e•,...r,r.. , cra .rrimwm +r.....,.R...,„,,«„,,,, ......__ „,.... vim.,.... z Z: w 2 00. • UJ W= H CO LL. W D zv F- _ Z �. E- O. Z moo. o— 0 iH W W. - o; uiz U =!: 0 z • tDuMt-1U ur Ht1L nI 1 Ct." UIIHL hCV1CVV :DESIGN REVIEW APPLIC' "IO' Page .2 CRITERIA The following criteria will be used by the BAR in its decision - making 011 your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE • A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. 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 it site. RESPONSE: No modifications to the existing..building location and scale. ,r •j 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition.to adjoining properties should be provided. C. Public buildings and structures should be consistent with the established neighborhood character. D. . Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: No modifications to current vehicular circulation, loading facilities, and landscape transition between properties. Attachment A z a zH Z• J Q: 00 CO 0: cn w: w =. J w o: <. w z� 1-0 zI w U • 0 O - 0 H: W wi • U: • z U ( z I�UNHU UI- NHL hI I LI,:I UHNL RtVIhVV DESIGN REVIEW APPLIC 710.. • Page 3 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. z C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. w cc D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, 6 U o mitigating steps should be taken. u) E. Where building sites limit planting, the placement of trees or shrubs in paved areas is w = encouraged. N LL F. Screening of service yards, and other places which tend to be unsightly, should be accom- w o' plished by use of walls, fencing, planting or combinations of these. Screening should be ga J effective in winter and summer. N < 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. z H. Exterior lighting, when used, should enhance the building design and the adjoining land- z O uj scape. Lighting standards and fixtures should be of a design and size compatible with the 2 �: building and adjacent area. Lighting should be shielded, and restrained in design. Excessive no brightness and brilliant colors should be avoided. o �; w w' 1--U u.rz 0 Z v= O ~. z ... RESPONSE: No modifications planned' to existing landscape areas. See property photos for landscape arelas as they exist. { Exterior lighting existing - no modifications. 4. BUILDING DESIGN • A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. a=m werRrssE2i ". N:. K•,*,""r r: F. Apr!?yS'...I'"t.U°"Yi�M.�:v.?_. m sr. r n ♦ssc.r►�.. I�uNtiu ur- MtiUhI I tl, I UKAL �VIhW DESIGN REVIEW APPLIC :'710. Page 4 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. RESPONSE: B. C. No building modifications to structure. D. New paint colors proposed. See attached paint selection sheet. E. No roof or mechanical modifications planned. All existing. F. No exterior lighting modifications. All fixtures existing. Stucco over existing plywood shething at building columns and facade. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architec- tural 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. RESPONSE: Existing site accessories throughout property. Two (2) bike racks, six garbage cans, seating for ten for outside eating, four (4) public benches. .lw��: lwi_...�._. c+rv.w«.wr��n�.xNVT A. i-¢" ^ I: mSMSY,•ll V.:.. i' ai' l/', JII' �F,. 11H+ 7. F�a1M'.+%' �A':. CNy: aNYRK.!!, tl^ SNE' NYWM? ii`�M.N+YT.�'M"K:.iS}tM'xTMI'w, - •!•!;` ?'9.F!n�vMt:.- .ev�w. 1 z Z. mow. 6 JU U 0 co ID I' J H. 0. LL < Z 0: I— _. Z I— 0; Z 1.1J uj 0 0: 0 I- 111 LL O. .Z' w F.: m, O~ $OARD OF ARCHITECTURAL REVIEW Center Place Southcenter Parkway Tukwila, Washington RESPONSE: RE= rtru���'ED JUL 1. 2 1996 COMMiUNrT\' DEVELOPMENT The project brings an updated look to an existing "successful" Retail Center. The new exterior. material "stucco ", colors, and accent light fixtures all responded to the need for a "fresh" contemporary building design. The design incorporates these elements along with the required flexibility of storefront and related signage locations. The new design reflects design vernacular seen in surrounded existing Retail Centers. z 5 �Z U1 O O. N 0, ^ �1 'N . LLf w of gad'. LL Q' 'N=' o! • Z 2 D( o N; 0H_ .. ',W W`. •I- ~i Ot Z'. Si-) Z The Vision Triangle No signs or sign supports which obscure vision between the heights of 3 and 10 feet within 40 feet of the intersection of streets or driveways will be allowed. SIGN • SIGN tritv41M<A vyi? z Property Line by Horn A Kane I City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director PLANNING COMMISSION /BOARD OF ARCHITECTURAL REVIEW AGENDA WORK SESSION 6:00 P.M. PUBLIC HEARING 7:00 P.M. JULY 25, 1996 CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER II. ATTENDANCE PLANNING COMMISSION WORK SESSION- 6:00 P.M. a. Amortization of Non - Conforming Signs b. Fermenting and distilling in the Industrial Zones c. Vegetation clearing within Shoreline Zones PLANNING COMMISSION PUBLIC HEARING - 7:00 P.M. III. CITIZEN'S COMMENTS: IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: At this time you are invited to comment on items which are NOT included on the agenda. L96 -0034. Sprint Spectrum /Vento Communications Conditional Use Permit approval for the installation of a Personal Communication Services (PCS) base station. 3516 S. 146 Street, (Villa Nelle Apartments) Tukwila. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 '.:':'iu.:w•'' ^•:/ k': v .� w.. —...ts ti:s� ?�s:.:: phi, uCti: t: 9: Wr'. tavi�& i; lttofir :S:'.= `+.y4L!•S�s+.fcYVy'` z , z, w:. re 2 6 J0 00 U) 0 w= J H, w 0 =d. I- w z � I-- O' z� 2 Di 0: :01-; w w O w 0 O z 7 -25 -96 Agenda Page 2 V. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L96 -0035 Sprint Spectrum /Vento Communications Conditional Use Permit approval for the installation of a Personal Communication Services (PCS) base station. 16500 Southcenter Pkwy (Double Tree Suites) Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING . CASE NUMBER: APPLICANT: REQUEST: LOCATION: L96 -0033 Center Place Shopping Center Design review approval of an exterior remodel. 17005 Southcenter Pkwy., Tukwila. VII. DIRECTOR'S REPORT: Highway 99 Design Criteria and Guidelines VIII. ADJOURN 1.:i:5�:.�'f�Kt:if...ii'J:•::. :i..x:ci.itili. 'w�� �•eL J:�S,�byy �;v;." BOARD OF ARCHITECTURAL REVIEW Center Place Southcenter Parkway Tukwila, Washington RESPONSE: R E CE V JUL 1 2 .1996 COMMIJNI Tip DEVELOPMENT The project brings an updated look to an existing "successful" Retail Center. The new exterior material "stucco ", colors, and accent light fixtures all responded to the need for a "fresh" contemporary building design. The design incorporates these elements along with the required flexibility of storefront and related signage locations. The new design reflects design vernacular seen in surrounded existing Retail Centers. :z -ce 11J 00: N U) W: W =? J. .W O; g u_ ¢,. = a: W; Z moo;. U N` Lit H Z UN;. z MEMORANDUM TO: Mel Maertz FROM: Nora Gierloff RE: Center Place Remodel, L96 -0033 DATE: July 1, 1996 Z W After reviewing the drawings of the project I have some concerns about the design. The 0 0. BAR has a history of being very concerned about use of color, monotony of design, � ,'N w• modulation, and consistency of architectural theme. I suggest that the design be reviewed W I'. with these areas in mind, with special attention paid to the following elements: NIL, w 0` • The columns are stepped forward from the lower beam, yet the keystones are ag. vertically and horizontally level with the top beam and the top of the parapet. This co D seems like a wasted opportunity to gain additional modulation and emphasize the i w architectural theme. z • There seems to be no thought given to how signage can be gracefully integrated with 1- 0 the column and beam design. Signage will be a very important visual element of the 'W w, final design and provision should be made for it. ;D o;. • The "identity structure" is awkward and isolated from the rest of the design. Perhaps O smaller design elements could be repeated to enhance the theme and give continuity :w W to the design. 1.. -. • It appears that only the front facade will be remodeled. Will anything be done to the u- 0' remaining walls and how will the edge condition between the two materials be w co 0 treated? H x 0 z You will need to submit colored day and night elevations and a materials board along with the design revisions by July 1 lth. -Tks , .,- • ,:7-7.71: • .,rerezirara 1. It I '1`.: I, • 1 7 R.PLACE, SHOPPING CENTER AFFIDAVIT Notice of Public Hearing fl Notice of Public Meeting fl Board of Adjustment Agenda Packet fl Board of Appeals Agenda Packet 0Planning Commission Agenda Packet O Short Subdivision Agenda Packet OF DISTRIBUTION hereby declare that: 0 Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit 0 Determination of Non- significance 0 Mitigated Determination of Nonsignificance LI Determination of Significance and Scoping Notice I1 Notice of Action 0 Official Notice 0 Other 0 Other was mailed to each of the following addresses on 1-'1 2-- y Name of Project stilr,-ktir RAtoit__ File Number 1,M(o r5b3=5 e,momftwax,•14.10000,41SPrilr14....... „,,,.... • Signature City of Tukwila Department of Community Development PUBLIC NOTICE City of Tukwila John W. Rants, Mayor Steve Lancaster, Director Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing at 7:00 p.m. on July 25, 1996, in the City Hall Council Chambers located at 6200 Southcenter Blvd. to discuss the following: PLANNING COMMISSION PUBLIC HEARING I. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CONTACT: II. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CONTACT: L96 -0034 Sprint Spectrum /Vento Communications Conditional Use Permit approval for the installation of a Personal Communication Services (PCS) base station. 3516 S. 146 Street, (Villa Nelle Apartments) Tukwila. Michael Jenkins, 433 -7142 L96 -0035 Sprint Spectrum/Vento Communications Conditional Use Permit approval for the installation of a Personal Communication Services (PCS) base station. 16500 Southcenter Pkwy (Double Tree Suites) Tukwila. Michael Jenkins, 433 -7142 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING III. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CONTACT: L96 -0033 Center Place Shopping Center Design review approval of an exterior remodel. 17005 Southcenter Pkwy., Tukwila. Nora Gierloff, 431 -3670 Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times July 12, 1996 Distribution: Mayor, City Clerk, Property Owners/ Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 262304 - 9011 -07 SCHOFIELD ROBERT H 4212 HUNTS POINT DR BELLEVUE WA 981998 98004 262304- 9024 -02 PACIFIC. NORTHWEST GROUP A 361442 C/O GEORGE MCELROY ASSOC INC 3131 S VAUGHN WY STE 204 AURORA CO 80014 262304 - 9068 -09 SCHOFIELD ROBERT H C LESLIE630276 4212 HUNTS POINT RD BELLEVUE WA .98004 262304 - 9070 -05 PHOENIX MUTUAL LIFE INS CO 450229 C/0 REAL PROP SYSTEMS INC 3055 112TH AVE NE STE 211 BELLEVUE WA 98004 262304- 9077 -08 FEDERATED DEPT STORES INC 260318 ATTN: TAX DEPARTMENT SHF 7 W 7TH ST CINCINNATI OH 262304-9117 -00 J C PENNEY.CO INC PROP TAX OFFICE PD 'BOX 10001 DALLAS TX 812520-0360 -03 WILSON DOROTHY M 8010 E SEAVIEW DR PORT ORCHARD WA 812520-0400 -05 MOCK CATHERINE ANN 33303 26TH AVE SW FEDERAL WAY.WA 45202 441082 75301 109999 98366 899999 98023 262304- 9012-06 SCHOFIELD LESLIE 4212 HUNTS POINT RD BELLEVUE WA 262304- 9063-04 MIKAMI MASAO C /OWENDCO NW LTD TX DEPT PO BOX 256 DUBLIN OH 262.304= 9069 -08 MIKAMI MASAO AKIKO SHIMATSU 4507.5 160TH ST SEATTLE WA 262.304-9071-04 PHOENIX HOME LIFE MUT INS C/0 REAL PROP SYSTEMS 3055 112TH AVE NE STE 211 BELLEUVE WA 262304- 9081-02 J C PENNEY.00 INC V9509.1 PROP TAX OFFICE PO BOX 10001 DALLAS TX 450975 98004' 2N1016 .43017 239999 98188 463142 98004 441082 75301 262304-9135-08 PACIFIC NORTHWEST.GROUP A 361442 C/O GEORGE MCELROY ASSOC INC 3131 S VAUGHN WY STE 204 AURORA CO 80014 812520-0390 -07 MOCK CATHERINE ANN 899999 33303 26TH AVE SW FEDERAL WAY WA 98023 812.520-0400 -05 ** ,< C** ,c** ;c * C** ,c*** ,c ***** ,<* ** ** ,c* ***ac********* ** ****, :c>c* ****** **) )C : c**ai*x aci; ca:< ****ac*acscac*it >< ***%c*icf4***** z HZ, r J U. UO ma. CO W: W X wO Q, co a. �w w Liu z�— U �' g2 • wui 2 z. w (,) O ~' 'z ' ;.k* ',< ;< ,c>;cic** ;c ;c ;c ,c>; * ,c>;c ;c ;c** ,c*ic *>t>;c>',c*>cac ** ,c>;cic>1 ** • I W ' •J. KELLI J0: NORRIS 3(c. BATCH. NUMBER: - *, CUSTOMER NAME 5 :f* ;cx>c>ta<*>,c>;c ,ixx ,t>; * ;c*3c ;<x ;Y ;4>',cx>; * .1 c >;c>C>k>;c$cfc>;c>;c*>cac>4 COMMENT j."" •'rw+."-- 'r'*."4'• • Y�4s• y�?t^ c�' !4 F r.ic't"Pr :'r** 'Pr �tcPc* o rfri'el`c'fcfc;iSYr7ils'cft?eft Sere 5 7 <rcre -5"c -f %i'c 2623044-9024 -02. i 262304-9063 -04 PACIFIC.NORTHWESTGROUP'A 361442 MIKAMI'MASAO 2N1016 C /O :GEORGE:MCELROY.ASSOC :INC C /OWENDCO NW•LTD TX DEPT 3131.S VAUGHN'WY`STE 204- PO`B0X256 AURORA CO 80014 DUBLIN•OH 262304-9070 -05 PHOENIX MUTUAL' LIFE: INS CO 450229 C /O:REAL.PROP SYSTEMS:INC: 3055.112TH AVE NE STE 211 BELLEVUE.WA• 98004 262304- 9081-02 •J`C PENNEY'CO:.INC.09509.1' 441082 PROP TAX.OFFICE P0' BOX' 100.01 - DALLAS :TX. 75301 262304-9135 -08 PACIFIC'NORTHWEST GROUP °A 361442 C /O:GEORGE MCELROY :ASSOC.INC' 3131 S VAUGHN WY STE 204• AURORA CO 812520 - 0400 -05 MOCK•CATHERINE.ANN' 33303 26TH1AVE SW :! FEDERAL WAY: WA 80014 899999 98023 262304-9071-04 PHOENIX'HOME LIFE MUT C/O REAL.PROP SYSTEMS 3055 112TH AVE NE STE BELLEUVE WA 262304- 9.117 -00 J'C PENNEY CO INC PROP TAX:OFFICE PO BOX 10001 DALLAS TX 43017 INS 463142 211. 98004 441082 75301 812520 - 0350-05 KING•COUNTY; PROP SVCS DIV 339999 500 4TH AVE RM 500A CNTY.ADMIN BL SEATTLE WA 98104 •1 812520- 0410-03 PACIFIC,NORTHWEST GROUP A 361442 C/0 GEROGE MCELROY:ASSOC INC 3131 S VAUGHN WY .STE 204' AURORA CO 80014. A F F I D A V I T Notice of Public Hearing LI Notice of Public Meeting Board of Adjustment Agenda Packet O Board of.Appeals Agenda Packet fl Planning Commission Agenda Packet O F D I S T R I B U T I O N hereby declare that: 0 Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit LI Shoreline Management Permit wasimailed to each of the following 1—LAAS fl Determination of Non - significance f Mitigated Determination of Nonsignificance fl Determination of Significance and Scoping Notice ❑ Notice of Action Official Notice Other Other Name of Pro jec addresses on 19(cLk File Number 0:1„, z W re 2 J U: .0 O; • U U • ww': �W = � LL w -J U D; • = 0` F-O! z Ht. oF- w w: H U O Z'; :o I— •z City of Tukwila John W. Rants, Mayor Department of Community Development PUBLIC NOTICE City of Tukwila Steve Lancaster, Director Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing at 7:00 p.m. on July 25, 1996, in the City Hall Council Chambers located at 6200 Southcenter Blvd. to .discuss the following: PLANNING COMMISSION PUBLIC HEARING I. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CONTACT: II. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CONTACT: L96 -0034 Sprint Spectrum /Vento Communications Conditional Use Permit approval for the installation of a Personal Communication Services (PCS) base station. 3516 S.146 Street, (Villa Nelle Apartments) Tukwila. Michael Jenkins, 433 -1142 L96 -0035 Sprint Spectrum /Vento Communications Conditional Use Permit approval for the installation of a Personal Communication Services (PCS) base station. 16500 Southcenter Pkwy (Double Tree Suites) Tukwila. Michael Jenkins, 433 -1142 BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING III. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CONTACT: L96 -0033 Center Place Shopping Center Design review approval of an exterior remodel. 17005 Southcenter Pkwy., Tukwila. Nora Gierloff, 431 -3670 Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: . Seattle Times July 12, 1996 Distribution: Mayor, City Clerk, Property Owners/ Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ..• , . z z: ix w2 6 JU; 0 0: w W z; J F-; N u_; w O; g ¢, CO a. w ? F-! z�: III al U �+ O N` E-, w w: F- — Z U N' z •.0 A.,. 14C /.0 ' „t • ),( C • )4f; >,Ci J.< C ),C:; • .BATCH. NUMBER: IW COMMENTS CUSTOMER NAME KELLIJO- NORRIS • 262304-9024-02 PACIFIC NORTHWESTGROUP.A 361442 ' ! C/0•GEORGE;MCELROY ASSOC INC 3131:5 VAUGHWWY.STE 204. A AURORA.CO. 80014 . ! 11/4-H' ; r 262304-9070-05 PHOENIX MUTUAL.LIFE INS CO C/O'REAL PROP SYSTEMS INC 3055 112TH AVE NE STE 211. BELLEVUE WA. 262304-9081-02 ,PC:PENNEY CO:INC:V9509.1. PROP TAX. -PO'BOX'10001. DALLAS; TX • 262304-9135,-08 PACIF1C:NORTHWEST GROUP.A 361442 C/O:GEORGE MCELRWCASSOC.INC 3131S VAUGHN.WY STE•204' AURORA-CO 450229 98004. 441082 75301 812520-0400-05 MOCK,CATHERINE.ANN' 33303 26TH AVE SW FEDERALWAY.WA 80014 899999 98023 262304-9063-04 MIKAMI'MASA0 C/OWENDCO NW LTD TX DEPT PO•BOX,256 DUBLIN OH 262304-9071-04 PHOENIX HOME LIFE MUT INS C/0 REAL' PROP SYSTEMS 3055 112TH AVE NE STE 211 BELLEUVE WA 262304-9117-00 J C PENNEY"CO INC PROP TAX.OFFICE PO BOX 10001 DALLAS TX 75301 2N1016 43017 463142 98004 441082 812520-0350-05 • KING'COUNTY: PROP•SVCS DIV 339999 500 4TH AVE RM•500A CNTY,ADMIN BL: SEATTLE WA 98104 812520-0410-03 PACIFIC:NORTHWEST GROUP A. 361442. C/O GEROGE MCELROY:ASSOC INC 3131 S:VAUGHN WY.STE 204 AURORA :CO 80014 • • . ••• . • ••• . •, • PERMIT.CENTER • . ;.. !:• . • : .• • . • , . . . * PINNACLE REALTY MANAGEMENT COMPANY June 21, 1996 Mr. Jack Pace City of Tukwila Department of Community Development 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 RE: Application B95 -0256 Dear Jack: Per my conversation today with Connell Design, please find the Design Review Application and architectural plans for the above application. Mel informed me that if the "BAR" application was delivered to you by the end of day we will get me on the July agenda. I know this makes the building permit approval deadline tight, but we appreciate all the extra effort to assist us to make approval before our July 31 expiration. Thank you for your time and assistance. Sincerely, PINNACLE REALTY MANAGEMENT CO. Representative for OWNER OF RECORD Phoenix Home Life Mutual Insurance Co. at Center PI Shipping Cener (I li Jo Norris, Associate Broke Property Manager • w UI. oO, C0 o' W i N �:, g w o: d� f., .z 1- w UJ oa ■0 ;o�` ti eI U, co 1 :0 - ~ ;. CITY OF TUKWILA JUN 211996 PERMIT CENTER 320 Andover Park East • Suite 100 • Seattle, Washington 98188 • (206) 575 -9393 • Fax (206) 575 -8264 BOARD OF ARCHITECTURAL REVIEW DESIGN'.-tiEVIEW APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 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 -3680. RETURN THIS CHECKLIST WITH YOUR APPLICATION. GENERAL x Application Form Design Review Fee — $900.00 Environmental Checklist Not required per Jack Pace Environmental Checklist Fee — $225.00 PLANS (12) ? Seven (7) copies of the set of plans are required. The scale shall not exceed 1 " =30', with the north arrow, graphic, scale and date all identified on the plans. Also, the license stamps of the architect and landscape architect shall be on each appropriate plan. The following information should be contained within the plan: yr A. Vicinity map showing location of site and surrounding prominent landmarks. B. Property dimensions and names of adjacent roads. A C. Lot size and impervious (paved and building areas) surface calculations. A D. Existing and finished grades at 2' contours with the precise slope of any area in excess of 15 %. N/ N/ Location and dimensions of existing and proposed structure(s), accessory structures with appropriate setbacks, parking and loading area dimensions, and driveways. RECEIVED Existing (6" in diameter) trees by species and an indication of which will be CITY OF TUKWILA saved. Proposed landscaping: size, species, location and spacing. JUN 2 1 1996 PERMIT CENTER BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC ""'ION CHECKLIST Page 2 X G. Location and size of proposed utility lines and a description of by whom and how water and sewer is available. H. Location, dimensions and nature of any proposed easements or dedications. For commercial and industrial uses, gross floor area by use and parking calculations. For multiple residential, location, dimensions and description of common open space and recreation areas. K. Dimensioned elevations of building drawn at 1/8" = 1' or a comparable scale. Elevations should show the type of exterior materials. Location and elevations of exterior lighting for buildings and parking areas. Location and elevations of dumpster screens. N. Color and material sample board for exterior building and accessory structure colors and material. O. Perspective drawings, photographs, color renderings or other graphics which accurately represent your proposed project. P. One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11" (most printing companies can make PMT's). I k I M. PUBLIC NOTICE pik A mailing list with address labels for property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") A King County Assessor's Map which identifies the location of each property ownership and residence listed. The maps may be ordered from the King County Public Works Map Counter at 296 -6548. Y;; ', :' as +2r «= ,tvxalAr'• •: snc4C1. �i14. RECEIVED CITY OF TUKWILA JUN 2 1 1996 PERMIT CENTER • z mow° J U; U o; CO a w: J = • O; <: .E12 a =w z�;. o z i- O. ely •'0 H! w W w o` • • w z Z BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW C'TYOFTUKWILA APPLICATION -UN 2 1 1996 CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tuet ! v�►' E Telephone: (206) 431 -3680 FOR STAFF USE ONLY Planner: File Number: L '2 v - oD 3'3 Cross - Reference Files: 695 - 0,356 0 pqf`p (6(p1 Receipt Number: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Fabricated alluminum framing, skylight installation, stucco over existing 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) 17015 - •17197 Southcenter Parkway 26 -23- . Quarter: 04 Section: 26 Township: 23 Range: 04 (This information may be found on your tax statement) Cen-ter P1ac¢ shopji'ns 3. APPLICANT:* Name: SPECTRUM /RPS Real Estate Services, Inc. Address: 411 -108th Avenue NE, #1750, Bellevue, WA 98004 Phon-: (206) 453 -7291 Signature: _12 1, AP ALA., Date: 2/28/96 * The applicant is 'rperson whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise.stipulated by applicant. 4. PROPERTY OWNER AFFIDAVIT OF OWNERSHIP Name: Phoenix Home Life Mutual Insurance Company Address: C/O SPECTRUM /RPS Real Estate Services, Inc. * Phone: (206) 453 -7291 * See above I /WE,[signature(s)] swear that I /we are t = *• e _ e _ .. r(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: * The representative for Owner of Record. Attached is Property Management Contract. _ .. ._.:_ZC`Di.. -"R �' '.'l,M"1A:[,".Ire.+;�e,:T m�F+! rWw.- a? r r'tt[gat:"rf"'"Ti ^.�i't^,4Y**�f' '* 18T".✓ '"'"' "°a.a.. .m r?.�e+.a,.e+rn: «i•ne.+_as«nrrrxy,•cn..sn wn.;rvnfnawyeusawm, z. tcTwn mzrnzmar(,�+rn v:^r+. e�jc s�>' .verb z =H r4 w 6 -J C.) U0. CO Ca co uj w s: J w 0, u- < - a. 1 w_ Z t- U • � - 0 o.F- w w 1- u' O' Li; co O z . BOARD OF ARCHITECTURAL REVIEW • DESIGN REVIEW APPLIC' 'ION Page .2 CRITERIA The following criteria will be used by the BAR in its decision - making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. 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 it site. RESPONSE: No modifications to the existing.building location and scale. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the established neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: No modifications to current vehicular circulation, loading facilities, and landscape transition between properties. �s,.,,'•:1Nm N7K' t�rmLMNr.> cxwMke. vr;: rw.: s: R.' �nw: wT! n* A+',: wsnN�. w: vn, a.. r�n�r ±r..,..�.�.rewv.trc:f+•; =.»� -. ` !MY 4 z re 2 6 U0 'cow W z. J I- wo LLQ I- al. 2 z� F-0: z f- UJ '0 co' O D H w W • U, ;az' O - ~: z BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC "ION " Page 3 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 accom- plished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. 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 land- scape. 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. RESPONSE: No modifications planned to existing landscape areas. See property photos for landscape areas as they exist. Exterior lighting existing - no modifications. 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. 7.1,, VA Y.°✓'!n.C'#�M1 1.1.1Alm,7171!'m`WAree'1 7 a4.1.'1.?V"tf, .. .',. r:- ..Y..1770 "Z; P,T. ^ .'�F." :S*'+�'Si WFNYFn= Y,!t47YtEl'.t`J3t1.41. z re 2 6 00 °; W = U) w, w o" g a. .g2a = w' z� z o. w uj no W LL. ui z U =: o ~' z • BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC .ION Page 4 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. RESPONSE: B. C. No building modifications to structure. D. New paint colors proposed. See attached paint selection sheet. E. No roof or mechanical modifications planned. All existing. F. No exterior lighting modifications. All fixtures existing. Stucco over existing plywood shething at building columns and facade. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architec- tural 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. RESPONSE: Existing site accessories throughout property. Two (2) bike racks, six garbage cans, seating for ten for outside eating, four (4) public benches. n.s r tr., 5mal•Fo 4grW PI!nor: ' ,Irri7= rmwow. °.. a;n. r!"nm:�sP;dt +. "±7 '"q trt ""Zi BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC - -ION r Page 5 INTERURBAN SPECIAL REVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. . ►_- Z re 2 1. The proposed development design should be sensitive to the natural amenities of the area. 0 0 cnw w =. JI. w0 2. The proposed development use should demonstrate due regard for the use and enjoyment g a of public recreational areas and facilities. co Property has public benches, outdoor table areas, and bike racks. Z�: I- O ZH LU 3. The proposed development should provide for safe and convenient on -site pedestrian circulation. O �o I-: i w 1- 0 O. • z: U N: H 1-; 4. The proposed property use should be compatible with neighboring uses and complementary z to the district in which it is located. Retail stores, service related stores, and resaurants. 5. The proposed development should seek to minimize significant adverse environmental impacts. 6. The proposed development should demonstrate due regard for significant historical features in the area. No historical features on our site. File: (1104-1003 35mrn Drawing# :;u'«"ikla•1i:i6:=iiY'E•ib: i.;3li:C:. i:.:a:::. :i:.4:Y;F:.uL'i' i+:•.,+,. �jti a3t'iirir_Yi1."R4:„'ix mar :ii:.LLSGi:CWw:.hri7L".;Sa•; • t, • , 11 rUh4Ng:,..; ;. : ; flij illq li; iip t.; . ' mgr ku ?..i qi ii iRp up 2= pip LI, v 5'i A5A5; 4/ ;al i aa -Npl. /Atm . . . $1 1 i 0 qi i14 'i 1 li PM ll; q U g It 15 0 0 :NI q P 5:12!! 1i' 11' l' h %'1,5ii 51;Ai 5' Ililli ii/ loN 1 !Ili ' 44U P iii P !' 4 "14P 0 e qii g8 gi I ;r!Y 4 1/ 0 4 .g j YliPi ;;;Vd q .441 Iiii hi 1 `: !lit .8t 241 .4. P hilt. 4'; ig 1! A 4 1 1g WOF p ;1!ii iii 0 it WA itim gi iiiip 0; iiti , ig ! 1 lail 0 bp ki E 0 04 :li i' P 2Y '1;1 f 1 ii411.4 'i 4 hil 0 • IS Wii§ iYi!z, ; 111; ii h'0 & 41 4 1 4 ?X q,1 4 q 1,4; al ii a ii Pr iit'4434 4 iri .;i i~QP ;Aile isoll gt .hlr °P Pq 5 41 1 1 h"; 45 O§ il 7' P TW q g 19 -g 4, ! 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DRAWINGS ARE NOT TO BE SCALED FOR DIMENSIONS. THE CONTRACTOR IS TO USE _CALCULATED DIMEIMOONG ONLY.. 9. DRAWINGS INDICATE GENERAL AND TYP- ICAL DETAILS OF CONSTRUCTION. WHERE CONDITIONS ARE NOT SPECIFICALLY INDI- CATED, BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED. SEE STRUCTURAL DAWINS, CATIONS SPECIFI- CA AND CALCULATIONS FOR STRUCTURAL NOTES AND DETAILS, AND SPECIFICATIONS OF LUMBER, STEEL, CONCRETE AND REINFORCING. IL COMMENCEMENT OF WORK BY THE SUB- CONTRACTOR IMPLIES FITNESS AND ACCEPT- ABILITY OF 300 CONDITIONS AND ASSUMES FULL WARRANTY LIABILITY FOR THE PERIOD AS PRESCRIBED BY LAW. 17. ALL WORK PERFORMED SHALL BE UNDER THE DIRECT SUPERVISION OF THE GENERAL CONTRACTOR, HIS AGENT, EMPLOYEE OR REPRESENTATIVE. THE SUBCONTRACTOR SHALL REMAIN COMPLETELY RESPONSIBLE 10 ENSURE THAT ALL WORKMANSHIP BE PERFORMED BY COMPETENT EXPERIENCED PERSONS, CONFORM TO REASONABLE INDUSTRY STANDARDS AND BE CONSISTENT WITH MODERN' TRADE PRACTICES. ACCEPTANCE OF WORK SHALL. BE DETERMINED SOLELY BY INSPEC- TION BY THE GENERAL CONTRACTOR, HIS AGENTS OR EMPLOYEES. 174 CLEAN UP AND DISPOSAL OF REFUSE IN CONNECTION WITH EACH SECTION OF THE WORK SHALL BE PERFORMED BY THE RESPEC- TIVE SUBCONTRACTOR. NO REFUSE SHALL BE LEFT ON THE JOB SITE, EXCEPT FOR BURN- ABLE ITEMS WHICH SHALL BE PLACED AT DESIGNATED DISPOSAL SITE AS DETERMINED BY THE GENERAL CONTRACTOR. 14. [Z4MUSI WITH THE EXCEPTION OF THE GENERAL BuILDING PERMIT WHICH SHALL BE OBTAINED BY THE GENERAL CONTRACTOR, ALL OTHER PERMITS SHALL BE OBTAINED AND PURCHASED BY THE SUBCONTRACTOR ENGAGED IN THE PRACTICE OF HIS TRADE APPLICABLE TO THE RESPECTIVE WORK WITHIN THE SPECIFICATIONS, AND SHALL BE RESPONSIBLE FOR SCHEDULING INSPECTIONS AS PRESCRIB- ED BY LAW. UPON SATISFACTORY INSPECTION AND APPROVAL, ALL PERMITS AND PERTINENT DOCUMENTATION SHALL BE CONVEYED TO THE GENERAL CONTRACTOR. I. TO Eniatilv, INCLUDING RUT GAS, ETC. IT SHALL BE THE RESPONSIBILITY OF THE BUILDING INNER TO OBTAIN AND PAY FOR ALL APPLICABLE FEES, INSPECTIONS, PEomITS, ETC. IN CONNECTION WITH THIS SECTION OF THE PROJECT. THE GENERAL CONTRACTOR SHALL PROVIDE TRENCHES AND/OR CONDUITS AS REQUIRED AND NOT • SUPPLIED BY THE UTILITY COMPANIES, AND SHALL COORDINATE THE TIMELY EXECUTION OF THIS WORK. THE PLOT PLAN SHALL BE USED AS A GENERAL GUIDE FOR LOCATING UTILITY LINES AND APPURTENANCES. ACTUAL PLACEMENT SHALL BE AT THE COLE DISCRETION OF THE GENERAL CONTRACTOR AND UTMITY COMPANIES. 16 REJECTION OF WORKMANSH PIEaltA SFHA'4-1,681.017krucaill IMPEDIATELY UPON DISCOVERY. CORRECTION OF DEFECTIVE WORE SHALL BE EXECUTED BY THE TRADE RESPONSISLE.FOR THAT SECTION OF THE CONTRACTED NORK DI A TIMELY MANNER SO AB NOT TO DELAY SUSGEOLENT PROGRESS OF TIE PROJECT. UNTINELY COR- RECTIONS OR UNCORRECTED DEFECTS SHALL BE CONSIDERED DEFAULT AND A MEECH OF THIS AGREEMENT. THE GENERAL CONTRACTOR MAY, AT 109 DISCRETION, MAKE CORNECTIDNI TO THE WORK IN ANY 1INGER DI MICH NE DEEM NECESSARY. THE SUBCONTRACTOR AT FAULT SHALL NE CHARGED FOR ALL COSTS FOR CORRECTIONS MADE INCLUDING BUT NOT LIMITED 70 DE1OLITW11. MATERIN.S, PROFIT AND OVERHEAD ODOM& Abitlffirelimaraaphnitide MENEMAL.COMICIOR PRIOR .DEGI REGIS • 1•111111111111.11.1111:1111.1111:1111.11f ' }: • • ;" ; •-• 111111111,1,111111T117V.1,11,131.11;11,13T ; yi; ; .1, ; ;1:L1.11.11.1.1.41 1 •t— a .ci 0 0 u- ..1■=1.11111M 111■1■1 JOIN ' WA-0847 DATE • 5.16.96 D WG. IT: • CUE/1T AlITH01117./1110/1.1 .•; D ATE: • FLOOR 110 GROUND PERSPECTIVE (AT CENTER.) • Or. 111: I 11111i1111111111111111;11111111 IllibliIIIIIIIIIIIIIIIIIII(1111111111111111141111111111611111(1111111111111111111(11111411111111111 '11111111 '1, 0E6.: DO NOT SCA LE DRAWINGS' !-' REMOVE CANVAS AWNINGS. DIAGONAL CEDAR BEAMS& ALL BRACKETS. PATCH ALL IIOLES88AND. (INDICATED FOR REFERENCE ONLY. THIS WORK COMPLETED. IN PHASE 1 CONSTRUCTION.) PAINT 4 REVEAL. JOINT (TYPE. LINCOP_EXISTING SOFFIT. PAINT LINE OF EXISTING STRUCTURE NE1%LOWER LINE OF FURRED -IN OPENING. �— HOMZ:CEDAR'BEAM, AT COLUMN MP). , FURRED -IN AREA, — IORri1T' FINISH. 1/4 "CONTROL JOINT ZINC CONTROL JT. • F''(ERNE MXJ15•B) • =Yx NDRIi -MET. RevEk. • (KEENE. *40 ) •,VERIFY CONTROL JOINT PATTERN WITH DESIGNER ON NEW STUCCO PANELS • EXISTING .PLYWOOD FINISHED WALL TO REMAIN: PAINT.R1 NOT ILLUSTRATED HEREIN. LC • - 1 Q 1 OREFRONT. .-� L REMOVE •GLASWEL0 PANELING. _ INSTALL BRONZE ANODIZED ALUMINUM INSTALL NEW 'STUCCO' FINISH ON KICK- PLATE. SEE NOTE .„:e_ PAPER•SACKED LATH OVER EXISTING (VF') e_ PLYWOOD SHEATHING. R TEGIIAL COLOII'Wl.•IR0000 SYS.' TO MSCNSKfRED PAIN,. COLORS AND 'DLYVIT WIS.. COLd18: . :. AWNING SUPPORT BEAMS — REMOVED DURING PHASE 1. . EXISTING UPPER COLUMN. LIGHT FIXTURE SET IN CIRCULAR RECESS OF 4 FT. WIDE COLUMN (TYP). 51.142/4C. NAIL EiJ •4c.C, 0, PANG.I. 3oUIJCRAAE•% 06 NSW, PLYWOOD PANELING COVER WITH NSWbILYVIT' -FAINT (2 I;. EXISTING CEDAR BEAM -.- TO REMAIN. PAINT4r1 ..PAINT ' REMOVE'GLASWELD PANELING AND . INSTALL 1" IH5ULATED /TEMPERED ". ''"SPANDREL GLASS -COLOR TO BE STANDARD FINISH.SUSMR SAMPLES.TO ARCH, NEW'DNYVIT' FINISH. ALL . . FACES OF ALL COLUMNS. . SEE SECTION: ti-•\ • ALL 4 FT. WIDECOLUMNS TO BE FURRED OUT W /2X4 WD. FRAMING AND 1%4"E,R5.1N5UL.(DRYVIT FINIS-15TE) OVER 9L "COX PLYWOOD SHEATHING. PARTIAL ELEVATION. (TYPICAL STOREFRONT.) 04•.1' -O• PARTIAL ELEVATION ci icAL MARQUEE, WALKWAY,SIDE.) SCALE:':; (I ' 114•.1.-0' PARTIAL ELEV. (TYP. WALKWAY:) 11.•.1• -O NEW 20. GA. GAW.MET. FLASHING /COPING! HEW WALL FINISHES... SSE CET. Id /3 NOTE CONTRACTOR TOe' I • B [LMVATION UCYION 1'k"E.P.5. INSUL. (DRYVIT 5Y5.) OVER• EXIST Y2" PLYW0. . ,.. j e'SHI� Ni'TBEINi "'TAE E708TNL0kxr rxrsTuowALL • 'Yw,I WXT. AYW000 SNEATHIMO•: , : LN/E OP ••. -:O 4MNOLQ wawa' — liOgIrlitMEOMTIMEEEMUZE /• EXSTING EXT. r X r s?UO WALL / • iw(1YC.EXT.PLYW000SNEATMNO S; EXTERIOR STUCCOOVERPAPM. .. • SACKED LATH OVER OUSTING .. PLYW000I EA?MNW. (REKACEPLY 000M REGT7.)(DRYVIT 5Y5. - S w:aDMDI A: PLAN SECTION N.T.S.' CLEAR SILICONE CAULK ALONG SHIN EXISTG SHINGLE SIDING TON IN 494%2 "CEDAR WD. TRIM. + .� 44" ECALANT 4t .I: REMOVE EXISTING TOWERAN O RE- CONSTRUCT - FRASCANO RE- CONSTRUCT FASCIA TO MATCH ADJACENT BUILDING' DETAILS. TION SECTI —N14 Z(o COLUMN(TOWEIE;SUPPORT)_ • II i REL.oCA'A1- O wI2x418 AM FASUA.. SUPPORT= TOP LINE OF PARAPET 8 FLASHING. LOWER LINE OF FLASHING. PAINT MAT. FLASHING PAINT RELOCATE ALL TENANT SIGNS TO / UPPER BUILDING FASCIA. CONTRACTOR TO COORDINATE ELECTRICAL SERVICE , RELOCATION WITH SIGN INSTALLERS. I/4 "CONTROL JOINT TYP. LINE OF EXISTING OPENING. -� • 2• -2' DIA. X1V4 DEEP . CIRCULAR E SEMI- CIRCULAR RECESSES ON ALL 4 FT. WIDE COLUMNS AT EXTERIOR ELEVATIONS. PAINT / \ NET FLASHING-PAINT P -E PAINT PAINT gi (1 )ADDITIONAL LAYER OP 12Oi. INTERMEDIATE MESH OVER STD.CORNER MESH O coRNER$-TYP. AU. ODLUMNS- I:. PAINT • y, 20 OZ. PANZER KM OVER STD.DRYVIT SY5. C LOWER 2=E "SECTION•ALLCOLUNWS- y 191 "E.P.S,INSUL.'PRYVIT' 5Y5. ALL APPLIED OVER . EXISTING OR REPLACEMENT PLYWOOD SHEATHING.. 'SANDBLAST' TEXTURE W /INTEGRAL COLOR (VE.P,S.E BEAM COND.) . ALL 4 FT WIDE COLUMNS 10 BE FURRED 2 " BEYOND SEAM FINISHED FACE. SEE DETAILS: ] ("Fs, •E� 1/4' REVEAL JOINT -�' T/4" REVEAL JOINTS BEGA/US wont WALL MOUNTED LUMINAIRE WITH DIE CART CROSS GUARD 1 POLYCARSONATE PLASTIC LENS. ONE 26 WATT PLC COMPACT FLUOR. LAMP, I2W ELECTRNIC BALLAST, , PAINT MATCH P-3 1 PAINT COLOR 6•' BKYUTE CANOPY IN FOOD COURT BEYOND. BEE: /T ' -nnis Flanzer Associates In • PAINT 21-r±(2 FT. REF.) . GIRDLNJE ,OF''CONCRET6 • PARTIAL ELEVATION fill Ip qi yI n1.11111111111 I iP II Ili 9' I j7 ET BI:. IIT. or 011 NI 1.11 911 L uulmlljmIImlmduulu9 mlmlluulI II uu6m uulml iluluu m fmi mi6mimduu uulim mduu mdimlmdlu SEP1B1996 PERMIT CENTER SCALE DO NOT SCALE DRAWL 18CA -r GS JOKNO: I. ; AVA- OBA7;'• AS NOTED.: owa. BY CND. NT: CUENT.AUTHCNZAIION:, DATE; 'GROUND 1 11111111 , mi.. • . • i NOT ILLUSTRATED HEREIN. LC • - 1 Q 1 OREFRONT. .-� L REMOVE •GLASWEL0 PANELING. _ INSTALL BRONZE ANODIZED ALUMINUM INSTALL NEW 'STUCCO' FINISH ON KICK- PLATE. SEE NOTE .„:e_ PAPER•SACKED LATH OVER EXISTING (VF') e_ PLYWOOD SHEATHING. R TEGIIAL COLOII'Wl.•IR0000 SYS.' TO MSCNSKfRED PAIN,. COLORS AND 'DLYVIT WIS.. COLd18: . :. AWNING SUPPORT BEAMS — REMOVED DURING PHASE 1. . EXISTING UPPER COLUMN. LIGHT FIXTURE SET IN CIRCULAR RECESS OF 4 FT. WIDE COLUMN (TYP). 51.142/4C. NAIL EiJ •4c.C, 0, PANG.I. 3oUIJCRAAE•% 06 NSW, PLYWOOD PANELING COVER WITH NSWbILYVIT' -FAINT (2 I;. EXISTING CEDAR BEAM -.- TO REMAIN. PAINT4r1 ..PAINT ' REMOVE'GLASWELD PANELING AND . INSTALL 1" IH5ULATED /TEMPERED ". ''"SPANDREL GLASS -COLOR TO BE STANDARD FINISH.SUSMR SAMPLES.TO ARCH, NEW'DNYVIT' FINISH. ALL . . FACES OF ALL COLUMNS. . SEE SECTION: ti-•\ • ALL 4 FT. WIDECOLUMNS TO BE FURRED OUT W /2X4 WD. FRAMING AND 1%4"E,R5.1N5UL.(DRYVIT FINIS-15TE) OVER 9L "COX PLYWOOD SHEATHING. PARTIAL ELEVATION. (TYPICAL STOREFRONT.) 04•.1' -O• PARTIAL ELEVATION ci icAL MARQUEE, WALKWAY,SIDE.) SCALE:':; (I ' 114•.1.-0' PARTIAL ELEV. (TYP. WALKWAY:) 11.•.1• -O NEW 20. GA. GAW.MET. FLASHING /COPING! HEW WALL FINISHES... SSE CET. Id /3 NOTE CONTRACTOR TOe' I • B [LMVATION UCYION 1'k"E.P.5. INSUL. (DRYVIT 5Y5.) OVER• EXIST Y2" PLYW0. . ,.. j e'SHI� Ni'TBEINi "'TAE E708TNL0kxr rxrsTuowALL • 'Yw,I WXT. AYW000 SNEATHIMO•: , : LN/E OP ••. -:O 4MNOLQ wawa' — liOgIrlitMEOMTIMEEEMUZE /• EXSTING EXT. r X r s?UO WALL / • iw(1YC.EXT.PLYW000SNEATMNO S; EXTERIOR STUCCOOVERPAPM. .. • SACKED LATH OVER OUSTING .. PLYW000I EA?MNW. (REKACEPLY 000M REGT7.)(DRYVIT 5Y5. - S w:aDMDI A: PLAN SECTION N.T.S.' CLEAR SILICONE CAULK ALONG SHIN EXISTG SHINGLE SIDING TON IN 494%2 "CEDAR WD. TRIM. + .� 44" ECALANT 4t .I: REMOVE EXISTING TOWERAN O RE- CONSTRUCT - FRASCANO RE- CONSTRUCT FASCIA TO MATCH ADJACENT BUILDING' DETAILS. TION SECTI —N14 Z(o COLUMN(TOWEIE;SUPPORT)_ • II i REL.oCA'A1- O wI2x418 AM FASUA.. SUPPORT= TOP LINE OF PARAPET 8 FLASHING. LOWER LINE OF FLASHING. PAINT MAT. FLASHING PAINT RELOCATE ALL TENANT SIGNS TO / UPPER BUILDING FASCIA. CONTRACTOR TO COORDINATE ELECTRICAL SERVICE , RELOCATION WITH SIGN INSTALLERS. I/4 "CONTROL JOINT TYP. LINE OF EXISTING OPENING. -� • 2• -2' DIA. X1V4 DEEP . CIRCULAR E SEMI- CIRCULAR RECESSES ON ALL 4 FT. WIDE COLUMNS AT EXTERIOR ELEVATIONS. PAINT / \ NET FLASHING-PAINT P -E PAINT PAINT gi (1 )ADDITIONAL LAYER OP 12Oi. INTERMEDIATE MESH OVER STD.CORNER MESH O coRNER$-TYP. AU. ODLUMNS- I:. PAINT • y, 20 OZ. PANZER KM OVER STD.DRYVIT SY5. C LOWER 2=E "SECTION•ALLCOLUNWS- y 191 "E.P.S,INSUL.'PRYVIT' 5Y5. ALL APPLIED OVER . EXISTING OR REPLACEMENT PLYWOOD SHEATHING.. 'SANDBLAST' TEXTURE W /INTEGRAL COLOR (VE.P,S.E BEAM COND.) . ALL 4 FT WIDE COLUMNS 10 BE FURRED 2 " BEYOND SEAM FINISHED FACE. SEE DETAILS: ] ("Fs, •E� 1/4' REVEAL JOINT -�' T/4" REVEAL JOINTS BEGA/US wont WALL MOUNTED LUMINAIRE WITH DIE CART CROSS GUARD 1 POLYCARSONATE PLASTIC LENS. ONE 26 WATT PLC COMPACT FLUOR. LAMP, I2W ELECTRNIC BALLAST, , PAINT MATCH P-3 1 PAINT COLOR 6•' BKYUTE CANOPY IN FOOD COURT BEYOND. BEE: /T ' -nnis Flanzer Associates In • PAINT 21-r±(2 FT. REF.) . GIRDLNJE ,OF''CONCRET6 • PARTIAL ELEVATION fill Ip qi yI n1.11111111111 I iP II Ili 9' I j7 ET BI:. IIT. or 011 NI 1.11 911 L uulmlljmIImlmduulu9 mlmlluulI II uu6m uulml iluluu m fmi mi6mimduu uulim mduu mdimlmdlu SEP1B1996 PERMIT CENTER SCALE DO NOT SCALE DRAWL 18CA -r GS JOKNO: I. ; AVA- OBA7;'• AS NOTED.: owa. BY CND. NT: CUENT.AUTHCNZAIION:, DATE; 'GROUND 1 R EXISTING SHINGLE BIDING TORE AIN. EXISTING PLYWOOD PANELING 10 REMAItI. dale •SI MB NM1l:r .{ For. SKVLI4NT • • T$ \lE4C A•AID PAR W P Er 6RAC IEL G; UNLy to 2 a 2 a Q STUCCO EXTENDS TO START OF PLYWOOD SIDING. BLD4. F3 JOr.T• -O• SCALE: T /37.1' -0• SCALE: 3/77•.1' -0• REMOVE EXISTING TOWER. RELOCATE EXISTING TENANT SIGN (TYP). . o• TENAFIT SIGN 1 • 8u1U71NG, ,A _J DR• /VET:. .. .. ALL APPLIED OVER EXISTING OR REPLACEMENT PLYWOOD SHEATHING . AND WOOD FRAMED STRUCTURE. A FT. WIDE COLUMNS PROJECT 3• IN FRONT 6 BACK OF HORIZONTAL BANDS BUII,DINCj- {3 — BEGAAIS SQUARE WALL MOUNTED LUMINAIII WITH DIE CAST CROSS GUARDS LYCARBONATE PLASTIC LENS. ON 76 WATT PLC COMPACT FLUOR. LAMP, 120V ELECTRONIC BALLAST, FIXT.117756P -EBL -170. 10Y5O X 5- 5116•, PAINT TO MATCH FRAZEE PAINT COLOR (ALT: BLACK(. BEGAIUS: 605.684.0533. ELEVATION (RIGHT TO LEFT: FROM NORTH TO APPROXIMATE CENTER.) • NEW' DRYVITEXTERIOR FINISH SY5. o © O o '--r �� EXISTING SHINGLE erDINO T EXISTING PLYWOOD PANELING TO REMAIN. O REMAIN. 2 51M II EXISTING PLYWOOD PANELING TO N[A1AIN. 111111.I NEW 11/4x2 C@AR .. I. r A WOOD TRIM •^ 10' -O . $LDS } ' STUCCO AREA TO MATCH ' NORTH ELEVATION COVER: : DIAMOND'SHAPED ACCENT LIGHT REMOVABLE, CONSISTING OF • POLISHED 14 GA.• BRASS FABRICATED ' FRAME (CLEAR URETHANE CLEAR COAT) AND 114•1 P1108 WHITE ' TRANSLUCENT ACRYUC PLASTIC LENS. • BACKING PANEL: • 14 GA.' STEEL WITH RUST PREVENTATIVE PRIMER BOTH SIDES. PAINT INSIDE GLOSS WHITE, °y LAMPS: WHITE NEON OR FLUORESCENT, AS R) RECOMMENDED BY SIGN FABRICATOR. ;1 I- SEE W. SCALE DETAIL: DRYVIT FIN 5N oW 2x4 WALL STRUCTURE —) cPARAPET LIGHT DETAIL ,ILII -1Lo" 3/321.1-0• GOALS: 31 ELEVATION FOOD COURT, SOUTH 3/3r.i' -0• BUII,0II\1(r 'A' SCALE:. . 3/37.1' -0• .. 3D• -O° VERIFY • EQ.' '' L41-01' 4L0' L EQ. .. 3d -O" VERIFY ' E4. 4L0" 4L0i1 • Ea. (5)2x4 EDGE MENDERS -CONT. p SLoPLD SURFACE TOTAL FLASHING PAINT P -5 ROOF UNE BEYOND ---L•' E•5EE 12'SG.x3/4' DEEP RECESS (5)LOCATIONS- . LATERAL BRACING ( $UILDINCT ', ELEVATION (LEFT TO RIGHT: FROM SOUTH TO APPROXIMATE CENTER.) '_J r —r FCFNFO ...ILA 10 PARAPET FEATURE GRID 11" i 91x96 N•T•S PERMITCEUTER SCALE: 367.1• -0• DO NOT SCALE DRAWL GS Dennis Flanzer Associates In JOB 50: • WA- 0847• . DATE: 5.16.96 SCALE. AS NOTED awD BY: CK'D. ST: CLIENT wrNORIZAUON.' DA E.•• FLOOR N0 GROUND SHEET N0: 3 OF 6'. 1111111111 1 11111` 111111111111I111111 '11111111IIi'I.1II1111111111 11111111'111111 IIIl I TI(il ��at: 6T. 87` LE. HT. - ,Na Or.. -7 l(i., oT (j1 HI L1 ilduuhmlmd6uluulmI�uulunlmiIii i ilduuhuduu�ruhiiiluiiEi hmluuhu�uuhmluulunlmil tii ulm NO TOP FASTENERS ALLOWED ON TOP of COPING. FASTEN COPING To EACKSIOE ;W /WATERTIGHT FASTENERS .': 20 GA. GALV. CAP FLASHING'W /, ..CLEAT faun-JT, w /MIN.sI . :PREFORMED MET. '..:UM sh CLEAT ALUM ;:EXPANSION. GAR) EATER1oR. ■U••� W /11/2" E.RS. . • ■ ■■ .:.INSULATION ■. ■■ ©COPING DETAIL NEW FLASHING TO SPAN BOTH EXISTING PARAPET AND NEW FURREO.OUT CONSTRUCTION. (20 GA. GALV. SHT. MET.) EXISTING SIGN LETTERS. , CABINETS, AND ELECTRICAL .. RACEWAYS RELOCATED FROM LOWER BUILDING FASCIA. ANY NEW TENANT BIONAGE AS MAYBE REQUIRED 18 TO BE FABRICATED AS INTERNALLY ILLUMINATED LETTERING QNLY. PER OWNERS REQUIREMENTS •• FOR TENANT SIGNS, LL.B.() NEW SIGN CABINETS OR LETTERS ON RACEWAYS WQHOUT OWNER'S WRITTEN APPROVAL. EXISTING PARAPET WALL SLIP. JOINT SYSTEM AT 'COLUMNS' TO REMAIN. • V41P"9fti LAb SCEEWS e 140.c, ' /L'IJOINT W /CAULK; BACKER. ROD •1 EXISTING WoO0 FRAME CONSTRUCTION NEW CoJ5TRUGTED 'E BUILDING FASCIA WIE.I.F.S, •NIYVIT MFIIJSYSTEM W/ 11/2• E.P.S. INSULATION ' OVER NEW FURRING FRAMING • OVER EXISTING PLYWOOD SHEATHING. MTEORAL COLON WI-DSYVIT'h7 TO MATCH SPECIFIED PANT COLONS. EXISTING PLYWOOD SOFFIT - REPAINT SIMR L50 T.O.REVEAL (B.O.SOFFIT BEYOND) ■IA ■11■H ■11 ■ ■R ■TIM ■S + DIM.P . .y■p II. mu IMMSI 50 ■n■ if■■ ■� FII ■.•.M ■ ■ ■ ■■ ■■■ ■R Q REVEAL DETAIL HALF SIZE 3./t"REVEAL IN 11 INSUL.(CRYVIT) ;;spa\ • • OETERMINEO RY !MST. STRUCT. THICKNESS. • DETAIL PARAPET WALL BUILD-UP - AT ARCADE "COLUMN" CENTERLINE if Wit FIN. F.O.'ORYVIT'COLUMAI -IR --FIN. F.O )DRYWT COLUMN SEALANT JOINT 20 GA. GALV. CAP FLASHING EDGE. SET IN SEALANT T.O. EXIT. SEAM EMIT. • EXI5T.. BM. STRUCTU LDIIT.E0GA.GALV. CLEAT /FLASHING 1 W/ WK[R'n6HT FASTENERS R1:--IX15T. 1BM.S•TRUCTURE L_ -- ��- -, -- =1 m r-TYiiiii . FLASHING., DETAIL HALF SIZE ID HALF 512E 'DRYVIT DCEERIOR ._ _ . FINISH ON BOTH SIDES -AM) BOTTOM FA EB a(�E{O�HI2ONTAAL BEAN. (1" E.P.S. W5UL. _• e BEAM CDND.) . ''.-NE14- F14.4I11% 2 %4 11.5.4 BETTER e 1FO.O.C.50 11 SIDES NEW FRAMING 2x4 N.F. 4 BETTER a 1G"Qc. 60TH SIDES TYR E.LF.S.5Y ,: ACRYLIC FINISH ON V /s" E,R5.IASULATION NECH. FAST. /DIRECT ADHESIVE To 1 /s" COX PLYWOOD W/2 %4 WD 5TUD3.(5EE 'ORYVIT' SPEC'S ) EXISTING SIGN CABINET ". EXISTING SIGN CABINET ) . • - REMOVE SHINGLE SIDING AND ALL -r WOOD TP:M. PURR EXISTING STRUCTURE TO WIDTH INDICATED. (DEPTH OK AS 15.) . EXISTING SIGN CABINET -4-- 242 • REMOVE SHINGLE SIDING AND AIL WOOD TRIM. E.I,F•S.(-DRYVIT MFR.)BYSTEM WI 112• E.P,B. NSULATION BITEDRAL COLOR W/-DRYVIT SYYB.rTOMATCH SPECIFIED PA/NTCOLOM11 ELEVATION PYLON SIGN (DOUBLE- SIDE0)AT NORTH DRIVEWAY TIE "E.P.S. %NSW.. a B . am coal (use 111 E.P.S•INSUL.e SIN.CONO.) • (F,IN.F.o.BMe SIM.CONO.) E.LF.S.' JOSS: .SEALANT SPECIFICATION: ONE PART SEJCONE. DOW'CORNND CORP; 'Dow.70" PRIMER: 1200 PRIME COAT I • . ' (ALSO SEE pETA1L5:e), e B b.o BEAM, TO. REVEAL • REMOVE EXISTING TOFRII. MADIFI., ANDA SADDLE SRACXE■. MME SEAMS• AND SRACKETS PON F.S■I)E MEWL AIDS AND RSPAIR -SF. NEW FRAMING ANCHORED TD EXIST. • • 6M. COND.BEYOND, 2X(P BOI.TED TO EXIST. STRUCTURE I /21'X411 LAG EOLTS VD'o.C.TNRU 2x4 • • • :± FIN. FLR.e6LD'G.' 20 GA. GALV. STL. FLASHING ALL AROUND SCALE: N'-1'-0' \. NEW CANON FONPOOD 1 • • SIDIAINIT SYSTEM AB MD M CRYSTALITE INC, w1TH 12 PYRAMID MW'EOTRS/■LEECENTYWSRACIIYUC OCIM:s. AND FRAMING WITH INTEGMLGUTIEIIS. SRYUGNTstsTEMMC:11ST0r WOEio UNan+ INDICATED sr I,,OTH QF EPACL MAURO DIMES ARE APPROXIMATELY' TLO W2 LS rte• H. C01111MIDIISDALVANIZED METAL FLAIIIIIW AT WILDING WALLS - COMPRI TUC COMAS i FURR AS REQUIRED. sSILE - T o' i;•0• s 6j • ELEVATION PYLON SIGN (THREE - SIDED) AT SOUTH DRIVEWAY WSTSq [Air x r Arm wALL :. wta,exr PLYW000 WEATIMq RNMOV! eosTENO'OWYVELO" ' • PAWLING ROOK TOAMUCATION. CN.IGL'+.1- aJA1n1 / ~1 II 0� 4: AI in 11'Tf {I�� 407, rat WALL- CUiZTAINWALL DETAIL . N.T.S. NOTE: CONTRACTOR TO FLO.VFY• EXWTANCE OF PLYWD.514EATHING MOO EXTERIOR PA NELING(OEMOAPROVIDE ALT BID COSTS TO PROVIDE NEW Vs" 'COX' PLYWD.5MTG.IF some EXISTS. 'h" ttax,IT J . r q 1. '�OWTI L snot, Wt Wa. PLYWOOD .NM EXTERIOR STUCCO OVER,PAPER BACKED LATH OVER EXISTING ' 112' PLYWOOD SHEATHING*,.'; PLYWOOD AS REQ'O ) . a.Btl.aEECLIl4M. 1 -II •• 11/4 ' NE•XJK•3 ' CONTROL UT.' SEALANT REF. MFCR COLOR TO MATCH: AREA: P., ',PARKER PAINT 12TlW PALACIO PERIMETER WALLS OF BUILDINGS WHERE NEW'ORYVIT' OCCURS. STORE FRONT WALLS (WOODS STUCCO), INCLUDING FOOD COURT WALLS. PYLON SION'ORYVIT' SASES. P4' (p11RKER PAINT 12292M CLOVE :DUST ARCADE CEILING. SPANDRELS IORYV ITT PORTIONS ONLY. SEE PJ FOR WOOD PANELS). FENCE AT REAR OF FOOD COURT. NORTH S SOUTH WALLS BEYOND NEW STUCCO AREAS (551500EI I • SHEATHING WEST OF STUCCO MC ENTIRE WEST (REAR) ELEVATION WALL)5) OF PROJECT. INCLUDINO UTILITY AND TENANT REAR DOORS AND FRAMES. ''P -• - FRAEEE TS0 /D CLAY ULM• HORIZONTAL ARCADE WOOD SEAMSSRACRETS SPANNING BETWEEN ARCADE AND BUILDING FASCIA BEAMS SUPPORTINO NEW FOOD COURT CANOPY. HANDRAIL AT NORTH SERVICE ORNEWAY AT PIER ONE IMPORTS SIDI ENTRY DOOR SPANDRELS (WOOD ON ARCADE SIDE ONLY). PARAPET FLASHING. LENS FRAMES 04 NEW SEQAKS LIGHT FIXTURES ON EXTERIOR FACES OF ALL 4 FOOT WAD! STUCCO COLUMNS. :P- G;',IPARKER FAINT 50650 AOUAEOGC ALLCIRCUU5� RECESSES IN NEW bRWIT ''AND . ACCENT'METAL FLASISNE •DESIORAIE5OLD FRAZEE COLOR SYSTEM NUMBERMAME ALL OTHER COLORS ARE FROM NEW COLOR SYSTEM. RAINTCONIPACTOR TO SUS MR THREE Is) SETS OF I.5 TD- ( MIN.) PAINT SAMPLES TO DFA FOR APPROVAL TWO APPROVED SETS WILL BE RETURNED (1 SET FOR PAINTING CONTRACTOR. 1 SET FOR OENERAL CONTMCt0R). 501 REGISTERED ARChITECL Oast/ NEL A MAERTZ PAINT COLOR SCHEDULE SCALE: NONE 0 a SCHEDULE 80 P•HC, 3 "EI' mwN- SPOUT' TIGHYUHE To srQRM SY5. (WE5r 510E of EUILD(NG) SCALE: ( -5) EXISTING! FT. HIGH PARTITION TO REMAIN PLANTING AREA TO REMAIN FOR. SK` /LIGHT FR AMIAL4 AND PPRAPE.T- fS(L.ALIT3Cc ONLY KEENE *4O -Vs"' _REVEAL 10 e. Hoge.. , • TO.REVFEAL • 1? CMus-40W TYFISAL., jy KEENE 64X CASING 80,• si c SECTION '/4 "5E ).ANT JT. -A it -F.O.E %1ST. PLYWD. 5575. , 'ORYVIT SYS. 'OR (ST ....-YL " SEALANT JT, 6[ 5- EXIST. WD.TRIM r-----E /2 "SEALANT JT, B 'STUCCO' SYS. ! 7=4"CEM'RED 4 ON 6M.SuP FLD. VFY. OD REVEAL © CONTROL JT. DRYVIT JT. \ ' HALF 512E TRIM DETAIL DGE DETAIL . NEW .DRYVIT EXTERIOR T�II� EXIST. EXTERIOR PLYWOOD FINISH EA FIN.OYER ST, PLYWOOD SHT'G. I TO REAIN- REPAINT (NEW 'STUCCO EXTERIOR FINISH (EO.Ex)St PARTITION OVER EXIST. PLYFIO.* BELOW) WINDOW STS.COPP DE) • 1.-'/4 'REVEAL 4-7/4 "REVEAL. REMOVE mist PLYWD. SHTG.TO VFY. SIZE 4 LOCATION • OF SILISTWINDOW HEADERSIIIAVI STANCE ENWIN5 REM COND. ADO NEM 4x4W0.PO5TS FROM GL TO TOP OF WINDOW Si R. TYP. PAUL 0.1.6.1 REMOVE EXIST. PLYWO. SHT'G.4 INSTALL NEW 5456 COLUMNS IN EXIST WALL. TO EXTEND FROM NEW GLB TO TOP OF FOUNDATION WALL RE•SHEATR EXTERIOR WAD.. 4.4x . COLUMNS TO EXIST. HEADER N WINDOW COND.) PLASTICRAFTS• SKYLIGHT SYSTEM INTEGRAL GUTTER BEAM. ALIGN TOP OF SKYLIGHT .T • GUTTER SYSTEM WITH TOP OF OPENING IN WALKWAY. MANUFACTURER TO SUBMIT 'DETAIL DRAWINGS AND ENGINEERING BATA FOR REVIEW BY OFA S PACIFIC ENGINEERING PRIOR TO FABRICATION. AGO. NEW 4X13 READER' WITHIN EXIST. BEAM STRUCTUR 'DRYVIT'SYS. (STUCCO 6ELOW ) SEALANT JOINT 11/4 K2 TRTO.WD.iRIM EXISTN6 PARTITION ADD NEW' z:LxG WoOD (LO LIAWINS IAi WALL REMOVE ,•GLABWELD• PANELINGAND INSTALL 1" INSULATED /TEMPERED , SPANDREL GLA55 -COLOR TO STANDARD i'INISH. 3UBM)T SAMPLES TO ARCH. REMOVE 'OLAF/WELD' PANEUNG, . INSTALL NEW 'SYUCCO'SYSTEM '.OVER EXIST. PLYWOOD* INSTALL BRONZE ANOO. ALUM. KICK -PLATE ' ' FILLER WIDOUBLE -FACED TAPE, BOTH BIDES OP WERE TEINUIT ENTRY, DOOR, FOR COMMPLIMICE WMDA RED, FOR 10•H. BASE. 5'I pvc DDwNslour '14HTUNE Mau RANTER OPTION: CONTRACTOR 10 PRICE REMOVAL OF EXISTING KAWNEER STYLE 0 -2 ExTFITIOR DOOR PULL AND REPLACEMENT WITH KAWNEER STYLE U PULL. 126 LIGHT BRONZE. NEW CANOPY FOR F000 COURT. SKYLIGHT SYSTEM AS MFG'O. BYCRYSTALITE INC. WITH 12 PYRAMID SHAPED TRANSLUCENT WHITE ACRYLIC DOMES. AND FRAMING WITH INTEGRAL GUTTERS. RECENED CITYOPTUKWILA SEP 1 6 1996 PERMIT CENTER -J W W 0 < a¢ W I. W 0 0 z 0 0 co fr W z.. U c497-= SECTION FOOD COURT, SOUTH.WALL» .. 'J SCALE: 114- -1' -O• PLAN FOOD COURT • 111 111 III III I I III III IIIIIIII 111 III III III III 1H III III III III III III II I1I 1111 f I I 111. I,.l I2( I I I:1I. .....1..,11 ,.� I .5 I I I5 FW: fi'i, xi.1 Li.. 110 10. P. 7. Ii., l)1 l NI tI DI 1 111111111111111111111111111111111111111111111111111111 l 111111111111111111111111111111111111 lmlmtluuliilmlhW1mdlmlludiWlludlu S11/CALE: '.1 -0' DO NOT SCALE DRAWINGS • Dennis Flanzer Associates. Inc. JOB NO WA -0847 057E 5.16.96 5051.E AS NOTED OWO Sy 05.0. 5 CLIENT WTNORIZATION DAZE FLOOR NO. GROUND 550E150. 4OF6:: l',cl:i. EXIST•tieWER .SUPPORT PORTION • OF: w4ii2(i p., REMOVED_ TO.: pia ((VGY.) SIMILE +, K' W I • F1:'36xII BOLT/WELD� CONNECTION PEE�RE M57; D. .RELOCATED WI2x14 BM. 7 e. Ex16T• /RELOCATED 2x10 R. FASTENED TO STRUCT. o. BEVELED OPENING • ON.i21 2. • f4d ,'Ib wt. • 44114r/•• YgCOrt , MO. '(M p• •'IN(RNAIL. PARAPET' i•VO•c. 500NDA WING WALL 4 LATERAL STRUT' 6E`(OND-5Ee DET 9, eHT.3 FOR LOCATION • NEW FLASHING'fOALIGN W /PP.RAPET FLASHING D E T 1 /5 (2o GA. GALV. 5131 MC(') 1Q.I 2' -9' ABOVV E 70. BLDG. PARAPET, . 'PROVIDE 2•CAAI5OF' ' CRYV I T' ELASTOME RC. FINISH a ALL. SLOPE SURFACES ---\ N' W;, , 0 .QW. :Sj IMN°hiLATE0T1RIt. .AT�,L 1W�A BACTN U1WON UDIi CODE '%4" C000.t',YJ000, 3074•: • .. . •— ptioclLTCP;Wit x 14 M. , ``CDNNELTIONI` ID h1ATCM • ExISTIN3; CoND, 0 MALL .1 11i:AUPPI.1E0 ST IL SMILE^ WI'TO 'EADONAPLE• • 110E A'U OF .W. `..7E.M.F.:C.T[. O MALL" 9 Kr 'PERFORMED ii NL I[ • I � Fait REMW E EXISTING f26 A.GGALV9HT MET. FLASHING / s. PITCH PAN -seAM 4 Sowell ALL CORNERS D JOINTS. 2x8 EETWEEW VEIT. 2x4'0 e 14"o.C. W/ (2)F.4 e eA, EXIST. STRUCT. SUPPORT (FN:CAi�0�1 1MTEltt/L aNO + . PLA11.. :7' EXIST 2X4 EXTERIOR WALL" .. GAV. FLASHING W/4"3EALANT JT. . • WUILIFICATIONS .. • The 4kyNM Wd b Ciwoarbi MOM swims a WTikom Muir Onion M MOn lkintl by - '14044obOrm nXMCWM WAWA Ewerl VhNyponSR01 .1RryNr MW bIMmerld.,l ' ALIrrYnXn haYr 4y41errLMWf»604345Mby 4184114Na Wao sot moot SKYLIGHT dMlrosh"p ."*".. • .. • W/ INTEGRAL GUTTER.: Awiyxm IMMIX° Mw be 043 F Wm w and n NIMI rboipirg anirminoniro. 1' .; ANaxmWNI bowal:at 2414.42 bb4psexedby MM1NCD. M AWanialha baluminm D/44lrarer&good NMirw4MWbin162t:rv2;xi.'•: Bumf* %Mem and purMMW/IWWWWILienilm Mdt WplM andwallan yMmb drain to: .Dub and lion Meador by rwN4114m Al clnW p %Minn b be idolnbr 04I /4 x20 se im. Al websb OiixnpWrd al WWWtpSMTIGmoan Nfdl 1E mauls ER 5351. RFJ/FJA1.'3EE • t ; it DETAIL. ^' • . Caorbb WaledbY arcHLool WoWMWNN be Wo rld maw OM ow DrolneNd Wier MA. • • . TNWr44 deEgned for bed anti Hal ccaegA4maxi" .• OnkeleyIIUt MW be cNMCyaaNall law*,pioNyM opstANsiliy monuNcN '. ' AINtNN4O baw:pn I1c0n!; ,•, \. • . .'H M nob. b b comIm Nn by oDere WOW luw eWUCMW Woolyb Wog* was M mybe GLU LAM:SM. FRAMED «"""d 'r - tOL q INTO EXIST. WALL ! LDADIMOINROIENIS -. ' : I .' . • . .' 2 Akan MW be drlErd b 4yipa12rPNh per 4Rpere bd M INV w dO PowN4 Per lbws ':"4 "SEALANT JT. . . foa Mnll bid • 'VERT. 2x4 01(00.C. (t)trd NAIL a 'DRYVIT' SYS• IN/ Ple E.P.S. INSUL. •(OVER 4t• CDX .l PLYWOOD SHTG) * i-8 %E: -. ,2 x4 WD. STUD w/ (2)104 eWi 0A. e EMT. STRUCT. DETIAIL ' '' MODFEDPARAPET SUPPORT • (BEAM CONDITION)' I 1 112'. P•o• DETAIL. CENTER PLACE IDENTITY SIGN STRUCTURE, TOP OF BUILDING SCALE • 1 1•/2.1.0' •' AI CMMMJIDOW wnwnriedpMMmanula moil WA br x period a weysmtan ' }WM purchaw xrI.m Npinnw* LAti bemman/KEXM n Ma wMm nd deealplbn '• .f.uEw WOW LIMay.. ,Mymee,awparnwMadMeaNa whim iwwn01 C IpNDertwe unit. Na perbdWnnwh n 4lNd ban SM aIPYW der a Lydia, Wwnly' k whin areut* 2e1wo e/bWwnUPP020mmE,0 14?"1 --.r 2a- 4L). 6TL n�6NIN6� PA4 3 (BEYOND) (No FLASHING a S1M.CON .) • '(5)2x4 EDGE {LIiY1i'IMEMDER.. PW IDE 2-COATS OF. I4ASTOM!RIC FINISH ON SURFACE, ' a• ` \ �� LATERAL STRUT (P CENTER 'OF ���o / / PARAPET FEATUt•E)L3X3x1 /4F( / 'ORWIT'SYS. W/ IYA .E.P.S.INSUL.ON 67CD%PLYWOOD • (.WD. VURRING. 151'' /t "COX .BHT' ''1 BUILDING FASCIA WI'DRYVIT' =I, SYS. ANO I VA" El.5.INXUL. OVER NEW FURRING FRAMING OVER EXISTING PLYWOOD SHEATHING.•.••' REMOVE EXISTING SHINGLE SIDING AND REFUGE ROTTED SHEATHING AS REQUIRED, BED = a ' 20 GALV. STL. FLASHING /WALL BEYONDe91M.COND.' • 'PINNACLE ELLMEWT RI'i rQNP•w /. 1DRYVIT' FINI01-1 Q ENDS - I`(PtCAL 1/4" END ft ITOP CORD GWD'1 • •\ tL . • A • \ 2 %4 BLOCK'G. BETWEEN VERT. 2X4 e 16'o.C. , ` \ E. DETAIL 34 5 FOR . rill NOTES (5HT.5) • 1 11 SIDING OVER \ \ m II . I S ON Ye COX FLYWQ ' . `\ `\' �\ LATERAL STRUT BEYOND \ ` JiW 7H, L . ler APPROXIMATE LINE', OF EXISTING FASCIA )-•.; REMOVE EXISTING 'SHINGLE SIDING FROM''.' ?1"" ' • GROUND UP. _• , . POSITION HORIZONTAL .�4LEVEAL• JOINT SO AS TO ALIGN WITH TOP EDGE OF NEW XO GA, t, 1 FLASHING (LOWER EDGE/CONTROL JOINT SIM.) . 34, REVEAL JT. -SEE0 4 I NEW FLASHING TO SPAN BOTH EXISTING PARAPET ANO NEW ' FURRED -OUT CONSTRUCTION • :(l46A1GAW :SH7"?‘61717); ;.liwEl4}'66TWEEN.PIRI)',115 w/ SIMPSON:LU524: COWL 20 GA• GIILV.STL.FLA5W!NG -PAINT P -3 2x4 FRAMING a 14 "O.C. W /Yt CDX PLYWD. SHEATHING /'ORYVITJ FINISH FRONTSIDE. (2)DOIIBLE 2x4 TOP It EDGE MEMBER- NoRl2. (3)2x4 eSLOPED EDGES. STRUT- STL. TM A34) L'S X 33 x V4" e 43•ANGLE5 PR ME 4 PAINT P -1, W /4 "x 9 "0/4" END PLATES BOLTED To EDGE MEMBERS W/ (2) ' /t "4 x 5' Tow-BOLTS r, NE11'VIT SYS •A11a- WD•TURRING OVER ',SHEATHING. PLYWOOD'. . 1 •. SNlATHINO. REPLACE ) {ROTTED SHEATHING AS . IREOUIRED:(PROVID!• ; t'!L'R6; DiSULATION ' . TYR F171L , &CoNa) "'- EXISTING ON... 2 XJO• 11/41114414117(:•'0:11:65, • EX16T11i"- CONSTRUCT 0 '2x4 FRAMIN_a e4exac. w. .''(2)1(22222142222). New %C CID..( PLYwC SMX n"tXW WAIL, 5d 4 :0•c,(IP eau oElE:S'�' •'6 O.C,; IN FIEI•D - SEALANT JOINT — END FE49.x '/4" F(/(2)-: NL "4$ XT ' BOLT THROUGH NEW 4x4 BLOCKING. z 1 . 2,2--S11-2 _ N • ISTING PARAPET SUP-JOWL STEM e voLuMWTo REMAIN. W 2ii4 STRUT, .. •--- Zeaz "QC. TYP. 2x4 BLOCKG. • . BETWEEN von to 's El F f DR7`IT I EV$t1M. w/ 1 ri ewe. e TONiuoN). MITEGRAL COLE i1•ERVVIT , T071ATCH SPICWFIYD,MNfcOLONE'�w 2 4 ..10 O.C. (li4T'\ TYPICAL INTgreme nATF i. FRAMINR:: )LISTING STRUCTURE (SAE. NOTE . IN SE:CTIO '11/4 "REVEAL JT. LO.FNRAPET M BEYOND 20 GA FLASHING 2X4 a 14 "O.C. w/144 a 16 "O.C. s /8"4, LAG SCREW MICHRA a 1' -4"oc. THRU TO FRAMING TO MW 3 "DE PAN- SEE \ I SHPITCH T.5 ���1; EX15TI JG,C•NSTR 'mew? SYS. W/ We E•FS.INSUL 'ON VeCOX PLYWD. WD. FURRING -'✓r ARCADE •COLUMN Wl ORYVISI 'SYS. OVER EXISTO.I NEW FRAMING EXISTING TENANT SIGNS RELOCATED. SEE: APPROXIMATEUNE • OF EXISTING FASCIA. �' STEEL ACCESS PANEL FOR INSTALLING AND SERVICING ILLUMINATED TENANT SIGNS. MIN. 14 GA. STEEL PANEL MTD. • ON IS GA. STEEL FRAME: • . CONCEALED SPRING HINGES; SCREWOR`VER OPERATED CAM LATCH. FACTORY RUST INHIBITIVE '1 PRIME FINISH. FIELD PAINT TO MATCH CEILING. MROR: SAR•CO (TEL: 20S(247•N51)0R EQUAL. 24.24 "SO.@ 19 LOCATIONS. TO EE"000ROINATEDSETWEEN ONTRACTOR, SION INSTALLER: (PROVIDE WD,BLOCKINGAS „REQUIRED'F0 « AL) FOR 'OTHER TYR NOTES- SEE DETAIL• ar(.Y1TSy=W 7 NEW 4x4 BLOCKING BETWEEN EXIST. _2x_4 T. FRAMING.USE HU546 ME G CO �— .. __ FR SMIF.4 AND.M r PA?•hPET•(3RAGN��• \GAIL .NOTEiCONTRACTOR TO HAVE STRUCTURAL ENGINEER (DON NELSON!, ,PACIFIC EIi iEJEERIN OTECHNOLOGIES INC.) REVIEW EXISTING'. ' ROOF FRAMING CONDITIONS ONCE' FRAMING HAS BEEN 'EXPOSE:10810ft TO COMMENCING_ NEW CONSTRUCTION WORK. .' CITYOFNKWM • SEP 1 0 1996 PERMIT CENTER EXISTING 2x6o e 24 "a G. Roo FJLAMI . EXISTING 414 GL.B ;PURLINS a 1d -O "GC: Dennis Flanzer Assoc a es n ETAIL 41. c�:1y1' A ARCADE lCOLUMN, SECTION THROUGH FASCIA SPANDREL ill 111 Ili li ,1 I Ill 111 Ili yl 111 111 Ill 111 111 ip I' P P I' p 1 p I' Cpl I I'II`I l..� 'I � I I sl ..l.. I,nl�,•I' P IT I' 1' 11 H �111: If i, NZ' LT, it i. " ti,' I1 -C Iz. O %. lJl N1 L1 ll'1 Iluluuhuduuluuluulml�lu111a1u Iluilliildlm�uullm ,uuluii�IllljmI�ulllnullIIJuulI VIII uulllu�lluhmhluhl� DETAIL.' PARAPET WALL BUILD -UP- BETWEEN ARCADE • COLUMNS" ISCALE Ca -0' DO NOT SCALE DRAWINGS SCALE: '. OW G. .y.. CCD. BT: AS NOTED CLIENT AUT■OXIZATON. • • DATE:' fLDDA NO GROUND 5 OFA