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Home My WebLink AboutPermit L95-0051 - LES SCHWAB - DESIGN REVIEWL95 -0051 LES SCHWAB 6810 S 180TH BAR City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE:. • PROJECT: APPLICANT: PROPOSAL: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: STAFF: ATTACHMENTS: Prepared January 18, 1996 January 25, 1996 LES SCHWAB TIRE STORE BAR #L96 -0001 (L95 -0051) Paul Casey, Architect Modify approved design of a 13,222 s.f. tire store by painting over the split face block material. 6804 S 180 ST (SW Corner of Home Depot Site.) 1.15 Acres Tukwila Urban Center TUC, Tukwila Urban Center A Determination of Non - Significance (DNS) was issued for the proposal on November 27, 1995. John Jimerson A. Development Plans (Sheets P2, Al & L1). B. BAR Application /Applicant Response to Criteria. C. Original Staff Report (12/14/95) D. Minutes from 12/14/95 mtg. E. Color Building Elevations. * F. Color Board.* G. Photo of Lacey Store* H. Prev. Approved Color & Material Board.* *To be presented at meeting. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 BAR Staff Report L96 -0001 Page 2 FINDINGS VICINITY /SITE INFORMATION 1. Project Description: Requested is modification of the approved 13,222 square foot retail tire store. Specifically, the applicant is proposing painting over the split face block, with a bottom band "Colonial Red" to match the roof and the mid - section to be painted "Almond ". The approved design is for the color to be integral (rather than painted on) with the split face block with a muted red for the bottom band and gray in the mid section. 2. Existing Development: The site is one of two building pads along the S 180 Street frontage of Home Depot. The site is improved with several parking spaces and a landscaped area planted with lawn, pine and spruce trees. The Home Depot parking lot is fully developed and provides access to the site. 3. Surrounding Land Use: The vicinity is characterized by a variety of by retail and industrial buildings. 4. Terrain: The site is level. 5. Vegetation: Vegetation includes urban landscaping consisting of lawn, spruce and pine trees. 6. Access: Access to the site is provided through the internal circulation system of the Home Depot site. Points of entry from S 180 ST are located near the west and east boundaries of the Home Depot site. BACKGROUND On December 14, 1995, the BAR approved the design for the Les Schwab Store. At that meeting, several members of the BAR expressed their appreciation of the high quality design of the building and its appropriateness for being located at this primary entrance into the Tukwila CBD. Shortly after that meeting, the applicant requested administrative approval to paint over the block material with Colonial Red and Almond colored paints. Staff believes the proposed change is a substantial departure from the BAR approved plans, and thus cannot be approved administratively. We discussed the possibility of administrative ir Jo U O co Wt u: 1 �. w O'. fn Car. m N, 101—! w, =- Ui Z' :U N' BAR Staff Report L96 -0001 Page 3 approval of a compromise of painting the mid - section with the almond color and maintaining the bottom band with the approved red block. a • rte With that solution, the red block would provide a heavy textured 2` brick appearance which would visually anchor the building, provide variety and visual interest, and therefore avoid monotony U O'. coo of design through variety of detail. The applicant did not accept vow; that compromise as a possible solution so it was not further w x pursued. Subsequently, the applicant filed this request to the u. BAR . w O u.< N pi This project is subject to BAR review as required under TMC z w 18.60.030(2)(A)(ii) due to building exceeding 10,000 square feet z in the CM zone and the site being within 200 feet of the Green 1,,0 River. z t-! U 0; 0 H w O=` H. 'DECISION CRITERIA Since the proposal is to paint the building and change the color, only the criteria related to building design are presented below. The applicant response to the criteria is contained in Attachment "B ". The staff report and minutes from the original review of December 14, 1995 are contained in Attachments "C" and "D ". (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 to 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. APPLICANT'S PROPOSED CHANGES As noted in Attachment "B ", the applicant is proposing an alternative design they feel is more in keeping with their BAR Staff Report L96 -0001 Page 4 corporate image. They feel that the approved design is too great of a departure from their corporate standard red and white z building. APPROVED DESIGN re QQ 2 JV; C.) o. co W: w= J w O; J' At the original hearing, staff recommended approval of the N project because the applicant had made several positive =0, improvements that outweighed the weaknesses of the building. z �. 1-0 ww p o F-! iw'. The approved color scheme provides an interesting contrast between the muted, warm, natural appearing colors of the split o? face block with bright red accent grids and the muted red metal uiz' roof. v N. The approved principal material consists of split face block with the muted red and gray colors integral with the block. The colors and texture are similar to the block used at Target on Strander Boulevard. The applicant now proposes to paint over this block. The red block would be painted "Colonial Red" and the gray block would be painted "Almond ". Staff considered the overall strengths of the approved building design, including the variety of detail and form created by the unpainted split face block, minimized the appearance of the unsightly doors and compensated for the lack of modulation and resulting monotony of design. DESIGN ISSUES Given the function of the building, there is very limited modulation and the building footprint has a "box" configuration. Also, there is a series of overhead doors at each of the service bays. These doors provide a significant restriction on the options available for achieving a quality design. These doors /service bays are a type of "service area" that are addressed in the BAR guidelines. TMC 18.60.050(1)(B) states that service areas should be located, designed and screened. TMC 18.60.050(3)(F) states that screening of service yards and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. These difficulties in design were overcome by the use of the natural appearing block which provided texture, contrast, variety, and richness and warmth and color. The other details of the building, the red metal roof and the bright red grid features on the west elevation provided contrast and interest to the block. • f=_ `O ~. z BAR Staff Report L96 -0001 Page 5 The proposal to paint over the block will result in the principal building material having a higher reflectivity, less texture and less rich appearance than would the previously approved design. There will be less contrast and visual interest between the block and the roof and grid accent details (TMC 18.60.050(4)(a,d &g). , CONCLUSIONS Building Design 1. The previously approved building design provides a level of quality consistent with recent developments in the CBD. The provision of split face block with integral muted colors and bright accent details resulted in an acceptable quality of development despite the lack of building modulation and presence of several service bays and roll -up doors. 2. The proposal to paint the block to an off -white "Almond" color and a "Colonial Red" would eliminate the richness of color, texture and contrast provided by the previous approved materials. 3. The painting of the block will eliminate significant design features that had previously outweighed the weaknesses of the building design, namely the lack of modulation and the presence of several service bays and roll up doors. 4. There have been successful projects in the CBD in which the chain stores have departed from their typical store design. Burger King on Andover Park West makes extensive use of natural colored split face block as does Target on Strander Boulevard. Mervyn's also departed substantially from their standard building design in favor of brick material. RECOMMENDATIONS Based on the information we have at this time and review of the BAR criteria, the Planning Division recommends denial of the project. The applicant has requested to meet with staff prior to the hearing, for the purpose of exploring resolution of the issues described in this report. Additional information may be provided at the hearing, based on these discussions. z C4 2 W U; NO: NW NW W O. CO J _ °': I- al z � I-- 0; uj U 0' ,0 W. !_„ V —O z, F- I? F . 02 DF yt 147-r CASEY RG• �t�r-- .,.00Jl ►. Wt;�i 5'1 � ll t�. J�1M L��'' 1UN1� U�t�Cfi rxn�6, �U� �-, 10/03/95 08:11 '@::.__, 447 9133 LS )'rtiPLOYEE 04002402 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION 6300 Southcai ter BoutevargA Tukwi laYA,N1.88 CITY OF TUKWI1A DEPARTMENT OP ("AMuI !Mrr' 'lawn ^rig Plar.ttee: . FOR STAFF USE ONLY Pile Number: Lq . -opa l Cross•lceterence Files: _ Rereirt Niir+ka :. 1. BRIEFLY DESCRIBE YOUR PROPOSAL:, Construction of art .approx. 13,400 s.f. Les Schwab tire store. 2. PROJECT LOCATION: (Give street addzess or, if vacant, indicate lot(s), block, and sub - division; or tax lot number, access street, and nearest intersection) 191310 5. 1090 sr. On South 180th Street:, _Atr 'Hump Do 'AA L . Qy•f+o.. 3cidlurv: Mac iln fawn. thin rr.•7.-L. [, . • 4 _ _. •.....•w.m►►►tiu! 3 , AJ'i•LK P T:* Ntluie: Pauat Casey. _C'. ey 1irovsp 2 n g 4 4� . r,��..r•ti•• '∎yw.=. r.'i. , v cap. ; 2aC ' 7 r•ax 581 -9720 Signature: Date: L2128(46 The•appli ant is the person w • • • if will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipule ted by applicant, 4. PROPERTY. Name: OWNER. . AFFIDAVIT OF OWNERSHIP . • Address• eec rs / ,_ i /r2su /!e Bi. Y ?o7 c . Phone:, I /WE,(signature(s) swear that I /we are the owner : or c • tract purchaser(s) of the property involved • in this application and that th • foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Dace: I y ATTACHMENT 'B ED DEC 2 995 COMMUN1 DFVELOs MENI r � F 00. to a . w ` wO a -d uJ Z �Z f•- al W, nO ;O N;. ;0 I -; W W: H V. O; • Z: U — Xi O 1•-•i z.•. D•E %✓i: t4r��.�1i�1 •1/4i It ISI tl ra .1:1051+SIGN REV(EW APPLIC. ION ' r -_ CASEY GROUP,,—,, P . 0 3 • • • 'CRITERIA Page 2 . 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. A. B. 14' ° 1' "' RESAONSE: • • The building location'_pr.ovides ample buffer along 180th to provide a suitable transition s •ace. Parkin of buildin• with landsca ,parking landscape areas. Building is single story and is of suitable scale'. • RELATIONSHIP OF STRUCTURE TO•S!TE The site should be planned to .accomplish a desirable transition with the streetscape•and to provide for adequate•landscaping, and pedestrian movement. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. "l'he height' and scale of each building should be.considered iri relation to it site. is • rovided in front (east side) e areas of•simi•1ar size as the Home De•ot 2. RELATIONSHIP OF STRUCTURE.AND SITE TO ADJOINING AREA A. harmony in texture, lines, and massesiis encouraged. $. 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_pPaPCrrio•n circulation peaterra aLLU ioaaingractunes in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street.circuration should be encouraged.. RESPONSE: (4Poutre t )) B>aild,ing exterior is coloredvsplit face block with horizontal pattern,_: _. • Building development also is compatible to existing pedestrian & vehicular'traffic,patterns.. ' ULU ' i. • w..JJ w . 4 ,i iir, fi v v ''rar ►i. i �i c�.'l aWpr: 't t lrl t •_ fYSIGN REVIEW APPL Qft ,�f1 3. LANDSCAPE AND SITE.TREATMENT ' F i j 1' Ca Page3 A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Qrades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. a 11-: C. Landscape treatment should enhance architectural features, s trengthenvistas and important : ►- w axis, and provide shade. . . • ` ' 4 e: 2 • D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, v. 00 mitigating steps should be taken. co 0 t N W` .E. Where building sites limit planting, theplacernent of trees or shrubs in paved areas is encour- aed co IL: S . W O F. Screening of service yards, and other places which ten-d. to-be unsight yl , should be'accom- 2 plished by use of walls, fencingy planting or combinations of these. Screening should be u_ a 'effective in'winter and suintner.• ' ' .u) a G. In *areas where general planting'will not prosper, other materials such' as fences, walls, and W. pairings of, wood; brick, stone, otgravel may be_tuni .1-o, H. Exterior lighting, when used, should enhance the building design and the adjoining land- w w'. scape; Lighting standards and' fixtures should be of a design and size compatible with the 2 of • building and adjacent area. Lighting should be shielded, and restrainedin design. Excessive ; .�7 E -95 THU 1 5.� REVIEW APPLIC/ .rc 1, CASEY GROUP,,,•• -". P . 0 5 Page4 C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions 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. F.. MpehaniciI oquupr cra ar- t ei •uctiityritaraware•orti•roox, ground.• or buildings should be screened from view. • F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex- posed accessories should be harmonious with building design. G. Monotony of design in si ,t Lgle or multiple bididtrtgs projects should be avoided. Variety of `� • : detail, form,, and siting should be used to provide 'visual interest. '%•et kkRE'SPONSE.: • c".. Colored split face block is being used see color lvoacrii and elevations l along with .red �—. - _.,:_._,_.r_�Tr,<<tx1i�f ol�mertts : -S.•:• , 1; • • !i":".144.:;•;....1.1'.:•'.'6.:;:?;: . +.,r�. �,.; ; }� 5. MISCELLANEOUS STRUCTURES AND STREET•EURNITURE A: Miscellaneous structures and streeffurniture 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•aiid.bui1d-uigs. RESPONSE: Exterior dumpster'will'be, screened by split•face block enclosure , with solid (painted sti.) gate. • t.► k_ t; '5.1995 C0;kit Mil � r r i 31... Mt.t �l'S'Li�tU • • f City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared December 7, 1995 HEARING DATE: December 14,1995 PROJECT: LES SCHWAB TIRE STORE BAR #L95-0051 APPLICANT: Paul Casey, Architect PROPOSAL: Construction of a 13,222 s.f. tire store with 40 parking spaces. LOCATION: 6810 S 180 St (SW Corner of Home Depot Site) ACREAGE: 1.15 Acres COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DISTRICT: CM, Industrial Park (TUC, Tukwila Urban Center) • SEPA DETERMINATION: A Determination of Non-Significance (DNS) was issued for the proposal on November 27, 1995. STAFF: John Jimerson ATTACHMENT. C 6300 Southcerzter Boulevard, Suite #100 Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 , • - Staff Report to the Board of Architectural Review ATTACHMENTS: A. Development Plans (Sheets P1, A7, L1 & C1). B. BAR Application /Applicant Response to Criteria. C. Colored Building Elevations. * D. Color and Material Board.* L95 -0051: Les Schwab Page 2 *To be presented at meeting. :yam,::. ,., ,,.._.:�•.J�,.,,�.. . Staff Report to the Board of Architectural Review FINDINGS VICINITY /SITE INFORMATION L95 -0051: Les Schwab • Page 3 1. Project Description: Requested is approval of a 13,222 square foot retail tire store with 40 parking spaces. 2. Existing Development: The site is one of two building pads along the S 180 Street frontage of Home Depot. The site is improved with several parking spaces and a landscaped area planted with lawn, pine and spruce trees. The Home Depot parking lot is fully developed and provides access to the site. . 3. Surrounding Land Use: The vicinity is characterized by a variety of retail and industrial buildings. 4. Terrain: The site is level. 5. Vegetation: Vegetation includes urban landscaping consisting of lawn, spruce and pine trees. 6. Access: Access to the site is provided through the internal circulation system of the Home Depot site. Points of entry from S 180 ST are located near the west and east boundaries of the Home Depot site. BACKGROUND A short plat of the Home Depot site which creates two new lots along 180th Street have been approved, including this Les Schwab site and a second pad located at the southeast corner of the site. A shoreline permit was required because the site is within 200 feet of the Green River (south of 180th Street). The shoreline permit cannot be issued until completion of the SEPA process. December 13th is the earliest the shoreline permit may be issued. In order to vest their rights under the old zoning ordinance, the applicant submitted a building permit application prior to adoption of the new zoning ordinance. Therefore, the project is subject to the requirements of the previous code. Required parking under the old code in which this is vested is 2.5 spaces per thousand square feet of floor area. The new code has increased the parking requirement to 4 spaces per thousand. Staff Report to the Board of Architectural Review DECISION CRITERIA L95 -0051: Les Schwab Page 4 This project is subject to BAR review as required under TMC 18.60.030(2)(A)(ii) due to building exceeding 10,000 square feet in the CM zone and the site being within 200 feet of the Green River. Board Review Criteria are shown below in bold, followed by staff discussion. The applicant response to the criteria is contained in Attachment "B ". 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 movements., .b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. • The front yard landscaping' exceeds the minimum 15 foot requirement. The building is 50 to 60 feet from South 180th Street, with most of the area between the sidewalk and building landscaped. There are no pedestrian links proposed between the building and the sidewalk along the frontage. The parking layout will not substantially change with this proposal. The placement of the building at the southwest corner of the site will screen some of the existing parking. Where there are parking lot modifications, new landscape islands are provided in a manner consistent with the existing parking lot. The loading and service area is located behind the north wall of the building, screened from view from S. 180th Street. (2) Relationship of Structure and Site to Adjoining Area. ' a. Harmony on texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. 'Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular /pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The character of the vicinity is dominated by concrete tilt -up buildings of various heights and design. Recent remodels of several of the tilt -up warehouses for conversion to retail has resulted in a general upgrade in appearance. � Ili U O; N G` u)w CO 'Li W 0' u. Z ZZg. D0 O� w UV 0 w co*. w O ~:. . z • Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 5 The site is separated from the adjacent property to the west by 20 to 40 feet of landscaping, sidewalk and a 30 foot drive. An additional 20 feet of landscaping will be provided between the drive and the new building. The property lines that separate the site from the adjacent property to the east and north are located in the drive lanes of the larger parking lot. Landscaping in the transition consists of landscape islands consistent with the larger parking lot in which it is located. The project will be served by two existing driveways from S. 180th Street. The main entrance into Home Depot is signalized. An unsignalized entrance is located to the west of the building. The project will not modify these entrances nor will it interfere with turning movements. (3) Landscaping and Site Treatment a. Where existing topographic patterns contribute to.beauty and utility of a development, they should be recognized, 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 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. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The landscape plan contains large areas of landscaping in the front and along the west side of the building. Along the S 180 ST frontage, existing ground cover and shrubs which defines the frontage for the entire Home Depot site is proposed to be retained. An additional Kwansan Cherry Tree, the same as five existing trees, is proposed to be added. A 30 " high lawn berm would be located between the frontage and the building. The landscaping proposed along the west side of the building is similar to the street frontage, including a combination of ground cover, a variety of low growing shrubs and a mix of deciduous and coniferous trees. Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 6 City Council Resolution No. 1276 states that new developments will plant trees according to the CBD Street Plan. The Plan identifies Flame Ash as the tree to be planted along South 180th Street. The landscaping on the east and north side of the building is limited to parking lot islands and small planters at the entrance into the showroom. The east property line is a "side" and under the code in which it is vested, five feet of landscaping is required. When a short plat was approved in 1994 which created this site, the provision of required landscaping was deferred until the time of development. Effective Monday December 12th, the zoning of the property has changed from CM to Tukwila Urban Center. Under this zone, no side yard landscaping is required. However, since the site is vested under the CM zoning, the five foot standard applies. .Side yards are often used for shared access between adjacent properties, and as such, the City has interpreted the code so as to apply this requirement in a flexible manner so that the landscaping is provided, though not necessarily at the property line. The proposed plan shows landscaping between the east property line and the building located in two parking lot peninsulas, three tree islands, at the entrance of the building and south of the handicap parking spaces. With an excess of seven parking stalls, there is opportunity to provide additional landscaping to meet the intent of the zoning code landscape requirement. The landscape plan states that an automatic irrigation system with in- ground moisture sensors will be provided. Section 18.56.040(6)(E) requires wheel stops on perimeter parking so cars will not protrude off the parking lot. In areas where full sized parking spaces abut required landscaping, this provision for wheel stops will reduce damage of vehicles to the landscape materials. The loading area /dumpster is located. at the rear of the building so as not to be visible from South 180th Street. The rear of the building however, is visible from the Home Depot parking lot and the access drive to the west. The dumpster will be located behind a wall constructed of masonry to match the building. (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 to appropriate scale and in harmony with permanent neighboring developments. Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 7 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 applicant has worked with staff which has resulted in substantial improvements to the design of the building. The original submittal included use of smooth concrete masonry unit (CMU) block with bright white and red as the predominant color scheme. Changes include going to a split face block with muted colors (red and gray) interspersed with bright red accent tiles, adding a series of steel grid features along the west side and adding a gabled entry feature on the east side of the building. The standing seam metal roof and fascia has been changed from white to a muted colonial red. (5) Miscellaneous Structures and Street Furniture There are no miscellaneous structures or street furniture proposed. The proposed signage includes one freestanding sign and one building sign. The sign ordinance allows a maximum of two signs. CONCLUSIONS 1. Since the original submittal, the applicant has worked with DCD in making several modifications which has resulted in a substantially improved design. Relationship, of site to structure. 2. The placement of the building at the southwest corner of the lot will serve to reduce the impacts of the large Home Depot parking by partially screening it from view from certain perspectives. 3. The development will not be detrimental to the existing driveways into the site from South 180th Street. Loading areas are separated from the primary vehicular drive aisles and parking area. Provision of a pedestrian path from the building to the sidewalk along South 180th Street will provide for safe pedestrian circulation. • Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 8 4. Pedestrian access will be improved if a sidewalk is provided between the building entrance and the front sidewalk. Landscaping and Site Treatment 5. Replacement of the existing street trees with Flame Ash will appropriately implement the CBD Street Tree Plan pursuant to City Council Resolution No. 1276. 6. Additional landscaping could be provided which furthers the intent of the sideyard landscaping requirement by providing a comparable area of landscaping between the building and the eastern property line and without detrimental effects on the integration between the adjacent parking lots. Building Design 7. The building design provides a level of quality consistent with recent developments in the vicinity. The proposed white color roof is inconsistent with BAR criteria 4(d) that discourages use of bright or brilliant colors except as accent. A muted tone would also not appear to age as fast as a white roof. Miscellaneous Structures and Street Furniture 9. The two proposed signs are compatible with the proposed building design. The wall sign is in scale with the entry fascia on which it is located. 10. The trash enclosure is integrated with the building through use of the same materials. RECOMMENDATIONS The Planning Department recommends approval of the proposed project with the following conditions: 1. The landscape plan shall be modified to include Flame Ash, spaced 30 feet on center, along the S 180 street frontage. 2. Additional landscaping shall be provided in the parking in the following locations: • U:. ,00! • .U)L1 w o: Ji u. • a;. _0 o; N:4 w W! 0. Z w.. z' Staff Report to the Board of Architectural Review L95 -0051: Les Schwab Page 9 A. A seven foot wide peninsula shall be provided at the center of the bank of parking spaces east of the building. The length of the peninsula shall match the length of the two parking spaces. A seven foot wide landscape peninsula shall be provided along the east property line in lieu of the southeastern most parking space. This peninsula shall be the length of the parking space. A four foot wide sidewalk shall be provided from the building entrance to the sidewalk along the street frontage. PLANNING COMMISSION MINUTES DECEMBER 14,1995 Mr. Neiss called the meeting to order at 7:00 p.m. Members present were Commissioners Neiss, Stetson, Meryhew, Marvin, Livermore, and Malina. Representing the staff were Jack Pace, John Jimerson, and Sylvia Schnug. Mr. Neiss read into the record, and presented to Jack Flesher, a resolution acknowledging his time and contributions on the Planning Commission and Board of Architectural Review. Mr. Flesher's term on the Planning Commission expired in December. Mr. Flesher thanked the Commission. He noted the Commission has many opportunities ahead of them with the new Council and DCD Director. There were no citizens comments. MR. LIVERMO RE MO VED TO APPROVE THE OCTOBER 3,1995 MINUTES. MR. MALINA SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. MS. STETSON MOVED TO APPROVE THE OCTOBER 26,1995 MINUTES. MR. MARVIN SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. MR. MERYHEW MOVED TO APPROVE THE NOVEMBER 9,1995 MINUTES. MR. MALINA SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. L95 -0051: Les Schwab Tire: Mr. Jimerson presented the staff report. The proposal is to build a 13, 300 sq. ft. retail tire store with 40 parking spaces for that use. It is located on the Home Depot site. A Determination of Non - Significance was issued earlier. The project is subject to a Shoreline Permit because it is located within 200 feet of the Green River. That permit was issued. The applicant has vested legally with a complete building permit under the previous zoning, which is the CM affie. The applicant has made significant design improvements since it originally came in. The primary materials include a split -faced block, standing seam metal facia and metal roof. Five feet of sideyard landscaping is required. Staff has proposed that additional landscaping be provided with two landscape islands. The architect has proposed two ATTACHMENT D w few. UO o` ' w w: J w o' g J = a: ~w. H O. ww ui tO AU jai — O; al U N', O' Z Planning Commission Minutes Page 2 December 14, 1995 landscape islands at different locations than what staff has proposed, so they can preserve parking spaces. The Street Tree Program calls for Flame Ash along the frontage, and the applicant is proposing Kwanson Cherry trees. Staff is also recommending that a sidewalk be provided from the building to the front sidewalk, and the applicant has provided that. Paul Casey, Architect, 10116 36 Ave. Ct. SW., #109, Tacoma: Tires will be removed weekly or bi- weekly and are stored inside. Tire deliveries are generally one per week or bi- weekly also, and some of the deliveries are at night. Air handling units will be located inside and the compressors will be screened. Mr. Casey said they would like to delete the proposed small blocks adjacent to the windows, but the banding will remain. He added that they were in basic agreement with staff's recommendations, except for one minor modification. They would like to relocate the additional landscape islands from where staff had proposed. Mr. Marvin asked if the windows would be tinted. Mr. Casey clarified the windows would be clear. Mr. jimerson said they would be comfortable with the applicant's proposed landscaping. Regarding the accent tile removal, staff agrees they are not integral to ;i success of the building: Mr. Neiss closed the public hearing. Mr. Malina said he liked the project. Mr. Neiss said he didn't care one way or the other whether the accent tiles are removed. Mr. Meryhew said he liked the project as well, and the accent tiles didn't a dcl anything to the project, so it doesn't make a difference if they are removed. Mr. Livermore added that he likes the project. He did want to make sure that the tires are stored indoors. Mr. Marvin indicated that he likes the project. MR. MARVIN MOVED TO APPROVE L95 -0051: LES SCHWAB TIRE BASED UPON STAFF'S FINDINGS, CONCLUSIONS AND RECOMMENDATIONS, IN ADDITION TO DELETING THE PROPOSED ACCENT TILES, WITH ADDITIONAL LANDSCAPING PROVIDED AS SUGGESTED BY THE APPLICANT AND THAT OUTSIDE MECHANICAL EQUIPMENT BE SCREENED FROM VIEW BY LANDSCAPING. MR. MERYHEW SECONDED THE MOTION, AND THE MOTION WAS UNANIMOUSLY APPROVED. (NS LES SCHWAB I. 1 0 •"ALMOND" COLOR TO MATCH BUILDING (SEE COLOR BOARD) NEW SPLIT FACE CHU BLOCK PLANTER (SEE COLOR BOARD) WITI4 CONCRETE CAP. 165(85(3' HIGH SIIGN 11:DIETAIDL igotvivp NOT TO SCALE • • • L95-0051 S -21-95 THU 12:15 THE CASEY GROUP P.02 BOARD OF ARCHI'CTURAL REVIEW - DESIGN F4EVIEW APPLICATION CITY OF TUKWIL A 6300 Southcenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOPMENT Planner: Telephone: (206) 43 1, -3680 FOR STAFF USE ONLY File Number: ► —U ° �l Cross - Reference Files: Gcr5----3 'Receipt Number: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Construction of an approx . ___ 13,400 s.f. Les Schwab tire store. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, asess street, and nearest intersection) t81d 5c ` Q c) 'On South 184th Street, at the southwest cjorner of the Home Depot property. PAr1ZGEL 'w '363 2.7,0 4cf o 74 . Quarter: 14 LI Section: (D Township:. 'L Range: 4. (This information may be found on your tax statement) APPLICANT:* Name: Paul Casey, The Casey Group Architects A ddress � 011636thTAve. Ct. SW suite 100- . 943.4-9-9 --- Pho le: ' . ) Aisa:Ex i Fax 581 -9720 Signature: mid, Date. ' 9/25195 * The appl cant is the person whom - - • ff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: OWNER' AFFIDAVIT OF OWNERSHIP Address:__/O. 4/ Phone: X03 - i 7- /lv I /WE,(signature(s)) _ __Q__—_. swear that I/w are the owner(s),or contract purchaser(s) of the property in this application and that the foregoing statements and answers contai application are true and correct to the best of my /our knowledge and belief. Date: /- 9 . involved this C-MVED QEo ,, 5 1(�.... i 4 4. CO3viiviu,,, , . DEVELOPMENT 0o co a w w -J w O' 2 S.O. w z� z� wu o' :O N 0 H. W Ur fir-' O, Z 0 N o z.:. " City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director December 15, 1995 Paul. Casey Casey Group Architects .10116 36th Ave Ct #109 Tacoma, WA 98499 NOTICE OF DECISION FOR BOARD OF ARCHITECTURAL REVIEW, L95 -0051 Dear Paul: As you know, last night the Board of Architectural Review (BAR) approved the Les Schwab Tire Store project. This approval was granted subject to compliance with the following conditions: 1. The landscape plan shall be modified to include Flame Ash, spaced 30 feet on center, along the S 180 street frontage. 2. Additional landscaping shall be provided in the parking consistent with the site plan presented at the meeting (dated received Dec. 14, 1995). That landscaping shall extend the "new" northern island of parking to meet the existing north island. 3. A four foot wide sidewalk shall be provided from the building entrance to the sidewalk along the street frontage. 4. Outside mechanical equipment shall be screened from view with landscaping. If you have any questions in this matter, don't hesitate to call me at 431 -3663. Sincerely, imerson Ass.ciate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 Owners,and Residents within 300 feet of Tukwila Les Schwab Project: OWNERS 1. Leuthold, Donald W 7275 W Mercer Way Mercer Island, Wa 98040 2. Siers, James M 1961 Sunset SW Seattle, WA 98116 3. Petschl Tukwila Ptrshp 1150 Andover Park East Tukwila, WA 98188 4. Mikami Masao CIO Wendco NW LTD Tx Dept P.O. Box 256 Dublin, Oh 43017 5. Boeing, Williams E Jr 1325 4th Ave Suite 1940 Seattle, WA 98101 6. Sade, Paul & Eleanor 585 Point San Pedro Rd San Rafael, CA 94901 7. Same as #5 8. Tri-Land Corporation 1325 4th Ave., Suite 1940 Seattle, WA 98101 9. Sea-Port Investments Inc. 5319 SW Westgate Dr Portland, Or 97221 10. Same as #5 RESIDENT AETS 1120 Andover Park East Tukwila, WA 98188 Empty Bldg. 1130 Andover Park East Tukwila, WA 98188 Same None Williams Industrial Supply 1206 Andover Park East Tukwila, WA 98188 None Resident 1228 Andover Park East Tukwila, WA 98188 Tierny Metals 1224 Andover Park East Tukwila, WA 98188 Cort Furniture Rental 1230 Andover Park East Tukwila, WA 98188 Notes/1995/139Iist 11. Seattle 1st National Bank 100114th Ave. Bond Trustee SVCS Seattle, WA 98154 12. City of Tukwila 6200 Southcenter BV Tukwila, WA 98188 13. First Inter Bnk - TOC 14. Corp Prop /M Spani P.O. Box 160 MS 526 Seattle, WA 98911 15. Campbell James Estate 1001 Kamokila Blvd Kapolei, Hi 96707 16. Same as #15 17. Black Development Corp. P.O. Box 3170 Honolulu, Hi 96822 18. Same as #13 &14 19. Same as #13 & 14 20. Sciola, Nick & Patricia Ann 6718 134th Ct NE. Redmond, WA 98052 21. Omitted 22. Same as #6 23. Printing Control Services 1011 Andover Park East Tukwila, WA 98188 None None Same Norco 18201 Olympic S Seattle, WA 98188 Ryan Herco Fluid Flow Solution 18200 Olympic S Seattle, WA 98188. None Same Same None Costco 1160 Saxon Dr Tukwila, WA 98188 None North Valley Partnership C/O Reis .Group 13221 SE 26th St #M Bellevue, WA 98005 iNone • 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 January 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: II. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L95 -0066: Good Guys Dana Warren Approval to increase wall sign area from 150 s.f. to 180 s.f. per TMC 19.32.140(A). 300 Andover Park West, Tukwila. L95 -0067: Pavilion Mall /South Lot Development Cooperative Parking Agreement Trammell Crow Co. Approval of a cooperative parking agreement which would reduce the minimum required parking from 491 spaces to 475 spaces (3.3 %). 5901 S. 180th Street, Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING NEW BUSINESS III. CASE NUMBER: APPLICANT: REQUEST: LOCATION: OLD BUSINESS IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L95 -0058: Pavilion Mall /South Lot Development Cooperative Parking Agreement Trammel Crow Co. Design approval of a revised parking lot plan to allow construction of two restaurants and relocate a portion of a stream. 5901 S. 180th Street, Tukwila. L95 -0051: Les Schwab Tire Paul Casey Approval of a revised design for a 13,222 square foot retail tire store with 40 parking spaces. 6810 S. 180th Street, Tukwila. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared December 7, 1995 HEARING DATE: December 14,1995 PROJECT: LES SCHWAB TIRE STORE BAR #L95 -0051 APPLICANT: Paul Casey, Architect PROPOSAL: Construction of a 13,222 s.f. tire store with 40 parking spaces. LOCATION: 6810 S 180 St (SW Corner of Home Depot Site) ACREAGE: 1.15 Acres COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DISTRICT: CM, Industrial Park (TUC, Tukwila Urban Center) SEPA DETERMINATION: A Determination of Non - Significance (DNS) was issued for the proposal on November 27, 1995. STAFF: John Jimerson 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 2 ATTACHMENTS: A. Development Plans (Sheets P1, A7, L1 & C1). B. BAR Application /Applicant Response to Criteria. C. Colored Building Elevations. * D. Color and Material Board.* *To be presented at meeting. • Staff Report to the Board of Architectural Review VICINITY /SITE INFORMATION L95 -0051: Les Schwab Page 3 FINDINGS 1= W; ne 1. Project Description: Requested is approval of a 13,222 square foot retail tire 0 C.) • wr w 0; g a N 3'. = a; � _w , . z1-. 1- 0 z 1— uj 4. Terrain: The site is level. 2 D! U 0 0 N 5. Vegetation: Vegetation includes urban landscaping consisting of lawn, spruce 01- w Iu; H U• U. Access: Access to the site is provided through the internal circulation system of z the Home Depot site. Points of entry from S 180 ST are located near the west and 9 �` east boundaries of the Home Depot site. ' y 0 store with 40 parking spaces. 2. Existing Development: The site is one of two building pads along the S 180 Street frontage of Home Depot. The site is improved with several parking spaces and a landscaped area planted with lawn, pine and spruce trees. The Home Depot parking lot is fully developed and provides access to the site. 3. Surrounding Land Use: The vicinity is characterized by a variety of retail and industrial buildings. and pine trees. BACKGROUND A short plat of the Home Depot site which creates two new lots along 180th Street have been approved, including this Les Schwab site and a second pad located at the southeast corner of the site. A shoreline permit was required because the site is within 200 feet of the Green River (south of 180th Street). The shoreline permit cannot be issued until completion of the SEPA process. December 13th is the earliest the shoreline permit may be issued. In order to vest their rights under the old zoning ordinance, the applicant submitted a building permit application prior to adoption of the new zoning ordinance. Therefore, the project is subject to the requirements of the previous code. Required parking under the old code in which this is vested is 2.5 spaces per thousand square feet of floor area. The new code has increased the parking requirement to 4 spaces per thousand. z Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 4 DECISION CRITERIA This project is subject to BAR review as required under TMC 18.60.030(2)(A)(ii) due to building exceeding 10,000 square feet in the CM zone and the site being within 200 feet of the Green River. Board Review Criteria are shown below in bold, followed by staff discussion. The applicant response to the criteria is contained in Attachment "B ". 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 movements. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. The front yard landscaping exceeds the minimum 15 foot requirement The building is 50 to 60 feet from South 180th Street, with most of the area between the sidewalk and building landscaped. There are no pedestrian links proposed between the building and the sidewalk along the frontage. The parking layout will not substantially change with this proposal. The placement of the building at the southwest corner of the site will screen some of the existing parking. Where there are parking lot modifications, new landscape islands are provided in a manner consistent with the existing parking lot. The loading and service area is located behind the north wall of the building, screened from view from S. 180th Street. (2) Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular /pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The character of the vicinity is dominated by concrete tilt -up buildings of various heights and design. Recent remodels of several of the tilt -up warehouses for conversion to retail has resulted in.a general upgrade in appearance. • Staff Report to the Board of Architectural Review L95 -0051: Les Schwab Page 5 The site is separated from the adjacent property to the west by 20 to 40 feet of landscaping, sidewalk and a 30 foot drive. An additional 20 feet of landscaping will be provided between the drive and the new building. The property lines that separate the site from the adjacent property to the east and north are located in the drive lanes of the larger parking lot. Landscaping in the transition consists of landscape islands consistent with the larger parking lot in which it is located. The project will be served by two existing driveways from S. 180th Street. The main entrance into Home Depot is signalized. An unsignalized entrance is located to the west of the building. The project will not modify these entrances nor will it interfere with turning movements. (3) Landscaping and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, 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 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. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The landscape plan contains large areas of landscaping in the front and along the west side of the building. Along the S 180 ST frontage, existing ground cover and shrubs which defines the frontage for the entire Home Depot site is proposed to be retained. An additional Kwansan Cherry Tree, the same as five existing trees, is proposed to be added. A 30" high lawn berm would be located between the frontage and the building. The landscaping proposed along the west side of the building is similar to the street frontage, including a combination of ground cover, a variety of low growing shrubs and a mix of deciduous and coniferous trees. Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 6 City Council Resolution No. 1276 states that new developments will plant trees according to the CBD Street Plan. The Plan identifies Flame Ash as the tree to be planted along South 180th Street. The landscaping on the east and north side of the building is limited to parking lot islands and small planters at the entrance into the showroom. The east property line is a "side" and under the code in which it is vested, five feet of landscaping is required. When a short plat was approved in 1994 which created this site, the provision of required landscaping was deferred until the time of development. Effective Monday December 12th, the zoning of the property has changed from CM to Tukwila Urban Center. Under this zone, no side yard landscaping is required. However, since the site is vested under the CM zoning, the five foot standard applies. Side yards are often used for shared access between adjacent properties, and as such, the City has interpreted the code so as to apply this requirement in a flexible manner so that the landscaping is provided, though not necessarily at the property line. The proposed plan shows landscaping between the east property line and the building located in two parking lot peninsulas, three tree islands, at the entrance of the building and south of the handicap parking spaces. With an excess of seven parking stalls, there is opportunity to provide additional landscaping to meet the intent of the zoning code landscape requirement. The landscape plan states that an automatic irrigation system with in- ground moisture sensors will be provided. Section 18.56.040(6)(E) requires wheel stops on perimeter parking so cars will not protrude off the parking lot. In areas where full sized parking spaces abut required landscaping, this provision for wheel stops will reduce damage of vehicles to the landscape materials. The loading area /dumpster is located at the rear of the building so as not to be visible from South 180th Street. The rear of the building however, is visible from the Home Depot parking lot and the access drive to the west. The dumpster will be located behind a wall constructed of masonry to match the building. (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 to appropriate scale and in harmony with permanent neighboring developments. z a . 1 U: U O coo, ww J w O: J� Cy zF. zo'. a N' .O H; w W - O; z.. U N. O Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 7 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 applicant has worked with staff which has resulted in substantial improvements to the design of the building. The original submittal included use of smooth concrete masonry unit (CMU) block with bright white and red as the predominant color scheme. Changes include going to a split face block with muted colors (red and gray) interspersed with bright red accent tiles, adding a series of steel grid features along the west side and adding a gabled entry feature on the east side of the building. The standing seam metal roof and fascia has been changed from white to a muted colonial red. (5) Miscellaneous Structures and Street Furniture There are no miscellaneous structures or street furniture proposed. The proposed signage includes one freestanding sign and one building sign. The sign ordinance allows a maximum of two signs. CONCLUSIONS 1. Since the original submittal, the applicant has worked with DCD in making several modifications which has resulted in a substantially improved design. Relationship of site to structure. 2. The placement of the building at the southwest corner of the lot will serve to reduce the impacts of the large Home Depot parking by partially screening it from view from certain perspectives. 3. The development will not be detrimental to the existing driveways into the site from South 180th Street. Loading areas are separated from the primary vehicular drive aisles and parking area. Provision of a pedestrian path from the building to the sidewalk along South 180th Street will provide for safe pedestrian circulation. rto UO N O vo W W O' u_ Q; uf Z�: Z O oi — ;O :W W Ii.i O Z Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 8 4. Pedestrian access will be improved if a sidewalk is provided between the building entrance and the front sidewalk. Landscaping and Site Treatment 5. Replacement of the existing street trees with Flame Ash will appropriately implement the CBD Street Tree Plan pursuant to City Council Resolution No. 1276. 6. Additional landscaping could be provided which furthers the intent of the sideyard landscaping requirement by providing a comparable area of landscaping between the building and the eastern property line and without detrimental effects on the integration between the adjacent parking lots. Building Design 7. The building design provides a level of quality consistent with recent developments in the vicinity. 8. The proposed white color roof is inconsistent with BAR criteria 4(d) that discourages use of bright or brilliant colors except as accent. A muted tone would also not appear to age as fast as a white roof. Miscellaneous Structures and Street Furniture 9. The two proposed signs are compatible with the proposed building design. The wall sign is in scale with the entry fascia on which it is located. 10. The trash enclosure is integrated with the building through use of the same materials. RECOMMENDATIONS The Planning Department recommends approval of the proposed project with the following conditions: The landscape plan shall be modified to include Flame Ash, spaced 30 feet on center, along the S 180 street frontage. 2. Additional landscaping shall be provided in the parking in the following locations: .:•`Y� %'iit3'v.Nbli. ■'•'L /''fflwr.: !dd:fcY34$1�LiJif w 6 v U O: • o: W w, co L, W 0' ¢: u) d z F ▪ O. z� C) co, ;o F- 'M V rz 0 -• O z Staff Report to the L95 -0051: Les Schwab Board of Architectural Review Page 9 A. A seven foot wide peninsula shall be provided at the center of the bank of parking spaces east of the building. The length of the peninsula shall match the length of the two parking spaces. B. A seven foot wide landscape peninsula shall be provided along the east property line in lieu of the southeastern most parking space. This peninsula shall be the length of the parking space. A four foot wide sidewalk shall be provided from the building entrance to the sidewalk along the street frontage. 3u3 0oL�63I ' • 3 -v-7 ;, �J 1liL 1•LL 1 0/03/95 Os: 11 ft,503 < 4133 LS EMPLOYEE ,"'"S Gil 002/002 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION f CITY OF TUKWILA 6300 Southcenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206)431,-3680 FOR STAFF USE ONL Y Planner: File Number: Cross - Reference Files: Receipt Number: 1. BRIEBLY DESCRIBE YOUR PROPOSAL: Construction of an approx. . 13,400 s.f. Les Schwab tire store. 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) On South 180th Street, at the southwest corner of the Home Depot property. Quarter: Section: 3. APPLICANT:* Township: - Range: (This information may be found on your tax statement) Name: Paul Case 10 ddress: one (206 The Casey Group Architects Ave. c u e 07 Pax 581 -9720 Signature: ..,_ Date: �o __ -rz _2 The appli ant is the person w . .f ff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY ivame: f�o.r.e✓ e. � OWNER Address: PY,"''o e-c 70-f I /WE,(sigr ature(s)) swear that 1 /we are the owner : ,or c• tract purchaser(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: 0 <e c9r. Y7 ' c. Exhibit B H Z�. uIo: U; w o u) u-'. WO tC Q; u- N d. ui Z. tutu Z F no, o N,- o W W� O. Z; DESIGN REVIEW APPLICi `ON 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: The building location provides ample buffer along 180th to provide �-! a suitable transition space. Parking is provided in front .(east side) of building with landscape areas of similar size as :tle Home Depot parking •landscape areas. Building is single story -and- is of suitable 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 establishecLneighborhood 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.circuration should be encouraged. RESPONSE: Building exterior is colored split face block with horizontal pattern and has accent block elements to complement Home Depot building elements. Building development also is compatible to existing pedestrian & vehicular traffic patterns. ►r- ; r 4.. u tc . S E P n 1995 CON MuN: & ; =)EVELOPMEN r' DESIGN REVIEW APPLICATION 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. - Z D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, cu re mitigating steps should be taken. gD E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encour- U O' aaged. N 0' ' g co au: F. Screening of service yards, and other places which tend to be unsightly, should be accom- 9 - plished by use of walls, fencing, planting or combinations of these. Screening should be w 0: 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. i a �w H. Exterior lighting, when used, should enhance the building design and the adjoining land- z �, scape: Lighting standards and fixtures should be of a design and size compatible with the I-- o. building and adjacent area. Lighting should be shielded, and restrained in design. Excessive w w brightness and brilliant colors should be avoided. D 0. 0 1-, W W. -O .z O Z effective in winter and summer. RESPONSE: Existing frontage landscaping will be improved to bring that area to current standards. Landscaping now located on west side of building will be upgraded to accent the buildings architectural elements. Additional parking lot landscaping is being added at east side of building. Additional pole lights are being added at east side of building (will match existing Home Depot lighting). 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be basedgiitcriplin pGi ts' " design and relationship to surroundings. r i B. Buildings should be to appropriate scale and be in harmony with permanent nerghbdringde- velopments. COM:v• . ')E-=•VELOPIvia.. •DESIGN REVIEW APPLICA''T')N Page 4 C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions 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 ex- posed 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: Colored split face block is being used (see color board and elevations) along with red "Accent" block and trellis elements. 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: Exterior dumpster will'be screened by split. face block enclosure with solid (painted stl.) gate. ..... , - -... 2 5 1995 COiV;iMut'J i iEVELOPMEN T re 2 U' co cv N uw. w 0' gQ z; Z !- 2 D. off':. ww • Z. 6.1 co 0 z 000 The Cases. Laroup MemoPad 000 Architects MO A Division of A.C.P. Consultants, Inc. 10116 36th Ave. Ct. SW., Suite 109 Tacoma, Wa. 98499 (206) 584-5207 Phone (206) 581-9720 Fax from Paul J. Casey A.I.A. © Memo ❑ Ph Log ❑ Confr. ❑ Info: Page_1of 1 Distribution: Date: December 1, 1995 Time Project: Les Schwab Tukwila Project No. 95 -139 Person: Mr. John Jimmerson Phone No. 431 -3670 Company City of Tukwila Fax No. 431 -3665 Subject: B95 -0395 Building Permit Sent Via Mail Russ Parker Billing File ❑ This memo is sent to confirm our telephone conversation on November 1, 1995. Our understanding from that conversation is that a Building Permit Application will vest this project under the current Zoning guidelines and that subsequent zoning type changes will not effect the design of this project. Building, Mechanical, and Utility Permits were applied for on November 20, 1995. Thank you and please call with any questions. • RECEIVED DEC 0 4 1995 r, r,anno tr.tt 71i VVIVIiVIL7lVf t DEVELOPMENT A F F I D A V I T Notice of Public Hearing 0 Notice of Public Meeting fl Board of Packet Q Board of Packet fl Planning Packet Adjustment Agenda Appeals Agenda Commission Agenda O Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: fl Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit O Determination of Non - significance 0 Mitigated Determination of Nonsignificance Q Determination of Significance and Scoping Notice fl Notice of Action O Official Notice O Other 0 Other was mailed to each of the following addresses on Name of Project L.R 5 SSG• G‘.19 Vt. Signature File Number OS- 06s-1 A�, Au. ►. L. ' • • 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 Board of Architectural Review will be holding a public hearing at 7:00 p.m. on December 14, 1995, in the City Hall Council Chambers, located at 6200 Southcenter Blvd. to discuss the following: NEW BUSINESS I. CASE NUMBER: APPLICANT: REQUEST: LOCATION: OLD BUSINESS II. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L95 -0051: Les Schwab Tire Paul Casey Approval of a 13,222 square foot retail tire store with 40 parking spaces. 6810 S. 180th Street, Tukwila. L95 -0047: Eagle Hardware Sconzo /Hallstrom Architects To review the project for compliance with Board of Architectural Review conditions of approval allowing the remodel and 52,645 sq. ft. addition to the existing Eagle Hardware store. 101 Andover Park East, Tukwila. 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. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times December 1, 1995 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 LEUTHOLD, DONAT''04N 7275 W MERCER W,Y MERCER ISLAND, WA 98040 AETS 1120 ANDOVER PARK EAST TUKWILA, WA 98188 SIERS, JANENE M 1961 SUNSET SW SEATTLE, WA 98116 RESIDENT 1130 ANDOVER PARK EAST TUKWILA, WA 98188 PETSCHL TUKWILA PTRSHP 1150 ANDOVER PARK EAST TUKWILA, WA 98188 MIKAMI MASAO C/O WENDCO NW LTD TX DEPT. P.O. BOX 256 DUBLIN, OH 43017 BOEING WILLIAM E JR 1325 4th AVE., SUITE 1940 SEATTLE, WA 98101 WILLIAMS INDUSTRIAL SUPPLY 1206 ANDOVER PARK EAST TUKWILA, WA 98188 SADE, PAUL & ELEANOR 585 POINT SAN PEDRO RD SAN RAFAEL, CA 94901 'TRI -LAND CORPORATION 1325 4th AVE SUITE 1940 SEATTLE, WA 98101 RESIDENT 1228 ANDOVER PARK EAST \TUKWILA, WA 98188 S' ' -PORT INVESTMENTS INC. 5319 SW WESTGATE DR PORTLAND, OR 97221 TIERNY METALS 1224 ANDOVER PARK EAST TUKWILA, WA 98188 SEATTLE 1st NATIONAL BANK 1001 4th AVE. BOND TRUSTEE SVCS SEATTLE, WA 98154 CORT FURNITURE RENTAL 1230 ANDOVER PARK EAST TUKWILA, WA 98188 CITY OF TUKWILA 6200 SOUTHCENTER BV TUKWILA, WA 98188 FIRST INTER BNK -TOC CORP PROP /M SPANI P.O. BOX 160 MS526 SEATTLE, WA 98911 CAMPBELL, JAMES ESTATE 1001 KAMOKILA BLVD KAPOLEI, HI 96707 NORCO 18201 OLYMPIC S SEATTLE, WA 98188 RYAN HERCO FLUID FLOW SOLUTION 18200 OLYMPIC S. SEATTLE, WA 98188 BLACK DEVELOPMENT CORP P.O. BOX 3170 HONOLULU, HI 96822 SCIOLA, NICK & PATRICIA ANN 6718 134th CT NE REDMOND, WA 98052 PRINTING CONTROL SERVICES 101.1 ANDOVER. PARK EAST TUKWILA,.WA 98188 .NORTH. VALLEY PARTNERSHIP C/O REIS GROUP 13221 SE 26th ST #M BELLEVUE,WA 98005 I A F F I D A V I T Notice of Public Hearing Ll Notice of Public Meeting O Board of Packet Q Board of Packet Adjustment Agenda Appeals Agenda Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet 0 Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit O F D I S T R I B U T I O N hereby declare that: O Determination of Non - significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice fl Notice of Action fl Official Notice O Other O Other • was to each of the following addresses utAk: 44L 9/00tc 11 ISIS Name of Project j.19 ' kjt J, Tl trQ File Number GA,- -005 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 Board of Architectural Review will be holding a public hearing at 7:00 p.m. on December 14, 1995, in the City Hall Council Chambers, located at 6200 Southcenter Blvd. to discuss the following: NEW BUSINESS I. CASE NUMBER: APPLICANT: REQUEST: LOCATION: OLD BUSINESS II. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L95 -0051: Les Schwab Tire Paul Casey Approval of a 13,222 square foot retail tire store with 40 parking spaces. 6810 S. 180th Street, Tukwila. L95 - 0047: Eagle Hardware Sconzo /Hallstrom Architects To review the project for compliance with Board of Architectural Review conditions of approval allowing the remodel and 52,645 sq. ft. addition to the existing Eagle Hardware store. 101 Andover Park East, Tukwila. 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. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times December 1, 1995 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 ;. 0: • W W; 1• • Z pi • ,z�; • '2 a W UJ:, . • W o z • z OCT: 3 -95 WED 7 :22 AM JIM LYON-HOME DEPOT 10L93/95 08 :11 $503 4 9133 f FAX NO. 503 6829857 P. 3 LS EMPLOYEE SRVS lit002i002 BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION CITY OF TUKWILA 6300 Southcenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206) 431,4680 FOR STAFF USE ONL Y Planner: Pile Number: Cross - Reference Piles: Receipt Number: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Construction of an approx. 13,400 s.f. Lea Schwab tire store. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) On South 1$Oth Street at the southwest corner of the Rome Depot proper y. Quarter:— Section: Township: Range: (This information may be found on your tax statement) APPLICANT:* Name: Paul Cane , The Caae Group Architects ve. Ct. i1e 709 ddress:_ eo ,, _ 9ow 9 – _ - one 206 ��_ 07 Pax 581 -9720 Signature: The appli ant is the person w ff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: OWNER tit Address: 9'��o Cam ^^ e•�C..._�._r, c_!� ��o.. wife 9i. 9,707 Phone: .ro3 –. 6 A –,2►, ,. I /WE,(signature(s)J - swear that I /we are the owner or c• tract purchaser(s) of the property involved in this application and that th foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date :__� r_S. r4 2 u6o Wig. co w: F o. n 'O N' w w. 0 Z; u, Z~ BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICt"`ON Page 2 CR[TERIA 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: The building location provides ample buffer along 180th to provide a suitable transition space. Parking is provided in front (east side) of building with landscape areas of similar size as the Home Depot parking iandscape areas. Building is single story and is of suitable scale. 2. RELATIONSHIP OF STRUCTUREAND 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: Building exterior is colored split face block with horizontal pattern and has accent block elements to complement Home Depot building elements. Building development also is compatible to existing pedestrian & vehicular traffic patterns. D . SEP 2 5 1995 COMMUN, 1 r DEVELOPMENT BOARD OF ARCHITECTUL REVIEW bESIGN REVIEW APPLICkTION Page 3 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic pat-terns 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 encour- aged. 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: Existing frontage landscaping will be improved to bring that area to current standards.. Landscaping now located on west side of building will be upgraded to accent the buildings architectural elements. Additional parking lot landscaping is being added at east side of building. Additional pole lights are being added at east side of building (will match existing Home Depot lighting). n. 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be basedo }! a'i fs . design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent ne ibdrulg de- velopments. ,_.)EVELOPtvial,.. f z i-Z .w U0. co f0 W I. J 1- CD IL. wo a. —a W; z, .o N; 'o w W` 1-- - o: 0 z- U 0 .. z � w C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions 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. z F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex- i posed accessories should be harmonious with building design. re 6 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. U O o 1_4 W ` RESPONSE: . Colored split face block is being used (see color board and w O; W elevations) along with red "Accent" block and trellis elements. i: g=1 = Q: = d; 2 0. gip: .0 1-' W W. V: P. O: z: U N. O. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICA'•-l'IN Page 4 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: • • Exterior dumpster will be screened by split. face block enclosure with solid (painted stl.) gate. rs- r t \i rk . X e... SEP 2 5 1995 COIV1MuNi 1 Y EVELOPMEN`Ii City of Tukwila john W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 15, 1995 Paul J. Casey A.I.A. Casey Group Architects 10116 36th Ave. Ct. SW #109 Tacoma, WA 98499 RE: Les Schwab Tire Center Dear Mr. Casey: Per your request for review of preliminary elevations and site plan I the Les Schwab Tire Center proposed on the Home Depot site I offer the following comments. My review is intended to identify general issues rather than make specific comments to the design. A more detailed review will occur at such time application is made for Board of Architectural Review (BAR) approval. The project is required to go to the BAR because the building floor area exceeds 10,000 square feet. The BAR is directed to approve only "well designed developments that are creative and harmonious with the natural and manmade environments" (18.60.010 TMC). 1. It is difficult to evaluate the color scheme based upon the color elevation. Color chips and material samples need to be submitted with the application. Based on the preliminary drawing, I am still concerned with the brightness of the colors - both the red and white (18.60.053 TMC). 2. The building lacks a variety of detail and form. The west elevation would be improved with architectural detailing, perhaps vertical elements and accent details (not unlike Home Depot) to break up the mass and add interest. These details should also be incorporated to improve the other elevations and to provide appropriate continuity. The use of a split face block on the entire height of the walls would improve the quality of appearance of the building (18.60.050 TMC). 3.- The final lot configurations of the short plat have not yet been determined, which may affect landscaping requirements for the project. Assuming the property lines and existing landscaping as shown on the plans will work, I would suggest that if possible additional landscaping at the north end of the building be incorporated to soften the visual impact of cars stacked in front of the service bays (18.6.0.050(1)(F). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 4313665 4. Landscaping along South 180th Street should be consistent with the City's adopted street tree plan which calls for Flame Ash (Fraxinus oxycarpa) along the street frontage. 5. Berming to the building at the southwest corner of the building and appropriate landscaping can contribute to creating a positive image from the street. The BAR meetings for November and December have been scheduled for the Ninth and Fourteenth respectively. In January, the Board will return to its normal meeting night'(fourth Thursday of the month). The application deadline is sixty days before the scheduled meeting. The BAR agenda is filled on a first come first served basis, with a limited number of applications accepted for any particular agenda. Therefore, submittal of an application 60 days in advance of a meeting does not guarantee a place on the agenda. If you have any questions, don't hesitate to call me at 431 -3663. Sincerely, Jimerson ciate Planner • City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director August 1, 1995 Paul J. Casey, AIA CASEY GROUP ARCHITECTS 10116 36th Ave Ct. S.W. #109 Tacoma, WA 98499 RE: Les Schwab Tire Center Dear Mr. Casey: w` U: U O W w CO IL w 0. IL a; rg F- w. We have reviewed the preliminary building elevations for the Les Schwab Tire Center to be located at the Home Depot Site, and have 1-0 these comments to offer. w :EUJ As submitted, we do not believe the building design meets the Board O of Architectural Review (BAR) decision criteria (copy enclosed). C31-: As a general comment, the building design quality should meet the w W!. level of design of the Home Depot building. gE v: Pi Some of the concerns raised at the preliminary staff review relate z to the lack of variety in form and detail, the use of bright v N' colors, the lack of texture and the presence of the large unbroken O -. plane on the western elevation. You may want to look at Target located on Strander Boulevard across from the mall. It provides a good example of how a bright red has been successfully integrated as an accent color with more muted colors of the split face block. A similar approach may be appropriate for this project. The drawings show three signs on the building. Please note that the sign ordinance allows a maximum of two signs per business. Enclosed is a handout for commercial signs. If you would like to further discuss these comments, don't hesitate to call me at 431 -3663. Sincerely, Jimerson As ociate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 : e;, b..: ir:+i. ._i4xr36.S.V:,i,.,,:,:::ueu.,a• , va.n.::a-;we...n:...w ..,,..4s . :1 ,.... -- ._.. -�a v........ ... v.ww.,. ... ...v... ••.. • rn awu.awi.<e '.td .e. 111 ■ ■ rl® CaLey C ir®tiap ■ ■ I Architects /11/11 A Division of A.C.P. Consultants Inc. 10116 36th Ave. Ct. S.W., Suite 109, Tacoma, Wa. 98499 • (206) 584 -5207 • (206) 581 -9720 RECEIVE July 17, 1995 Mr. John Jimerson City of Tukwila Dept. of Community Development 6200 S. Center Blvd. Tukwila, WA 98188 Re: Les Schwab Tire Center (On Horne Depot Short Plat Parcel) Dear Mr. Jimerson, Please find attached the proposed building elevations for the new Les Schwab Tire Center located on a portion of the Home Depot property. Please review these elevations and contact my office with any comments. Also attached is a copy of the Schematic Site Plan received from the owner which indicates the approximate location of the new tire center for your reference. CO vilvUJN DEVELOPMEN`b' Once the final site plan has been prepared by the Les Schwab Development Group, we will forward a copy of this plan for your review. Thank you and please call with any questions or concerns. Sincerely, e Cas -y oup Architects uI J. Casey c.c. Russ Parker Les Schwab, w /copies Corr /95/139john z re mow. oo = LL: wo .u.. N d I- U.) • O; Z n o` ww' • O. wz oN 7 5: O z -- , 'at 4 x 21/ LUJENNATID SIGN VERWT ems, BACKING T1 ERAOLETS (TTP Or !) 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CASEY STATE OF WASHINGTON 1 1 Q JUL G 1995 1 1 COM Li ,, 1 r DEVELOPMENT Csosey Grow AIl°eliIIIlIQs Architecture and Planning A3 f5vmss'/ an =sue Ai.la.a/\/i1.0F4 o?sWV.i:ix &n't:'i mf':i'fuws s?t. .: ,r., •_7'•sr'i..TM`.s'kb�r.'r`:i t1'c,:i !>'+'% ^.4%7`. s:et',5'pkai .i'rs�1?:?:G k_ i.V`:M. it4r'.,f4 M = :nY its' l��kiSeTi' i� ;''tt.r."�+.vct;�r$ttfEnhi�r: ?% s'!!t:1i'NPe o "- W: D,. i0 00: co Q'. W W iE; W O; g w F W,. o z (` i 2 ,O N;. OC W. ■ ; O: III Z ay 0 ~` z i F::f.....09 EEic iiiiii €iii€iEF:- z 6 J U'. U O CO 0 U) W J H. U) LL: W O'. co D. =a W zF.' 11J tu U 0. O -; 0 I- W UJ' 1--- • U. u. co WZ U -; O z JUL -27 -9$ THU 16:4 THE CASE.' GROUP P.02 'rte • • MIN 4 114 r-- • I al. • SAM 34AO1dW3 S'1 • ££t6 a6 coda Zb:£t S6/93/LO 1 i• 4. mm Drawing# L..s - 001 mm Drawing# (WHIT) f?IVER. • • • • , et' UR AR. time, • •••••17 ssr-Zri w-11.— • — ‘Ii.1 PARK EAST • 207 •$-$4.0/ 76 • • tAa• i•••••••: di 7T:7.T ,••••• <Z"vs• . ... •.. •••••=74 • • ••• Of • ClI 1 • 1.O " .$141Z/S1 ele I • 7604101a4-.. AVENUE • GSM:44 306 0 L.) :•/ 21. 9' ct)=. 27, IS lam • ‘.7.1%. .$.4 M I -110O. 00 Ts SY*, c:),‘ ce), t4 4 23. 04 C2:1;114..: • 1111111111111111111111.11.11111111111111111111111111111111111111111:11111111111111111111111110611k 11 11V I 1. 21 • 1 1: 01Z HZ L MI °17. SO: El: OZ Or Oil 8 1 LO 1)1 • 11.••11 • , V a P. S. EL. RR g # • • ttl 777 FILE 5E r II,iI _I 1•l!lt 111111II•j_I_I . II eas 0 =Ihnws. tb iruntiEwElsa et®irce Tukwila, Washington :EXISTING) • RlMDYE roSNIP; P 6TALL 2 O. !IMo i EXIST PLANTER; ',4'71'ATIIg'!I'dcs 21 NEW PARKIN* STALLS' • SIGN BY OWNER (M6TALLL RJ6T P PT. PER SIDE 64. 6' -0" STANDARD STEEL PIPE (BY SIGN INSTALLER). PAINT UNITE GIQDLQ.QTEEL nEE • SEE SCHEDULE FOR PIPE SIZE. (BY'61GN INSTALLER). PAINT UI4 TE L2WEB..6TIEL.•i - SEE SCHEDULE - role PIPE 6IZE AND LENGTH !DT OUNER). PAINT RED To .46" AFC,. AND UNITE ABOVE. WP. J•BOX LANDSCAPING OR PAVEMENT CONCRETE BA8E. ZONING : LOT SIZE BUILDING AREA , IMPERVIOUS AREA PARKING REQUIRED PARKING PROVIDED RECYCLING AREA REQUIRED RECYCLING AREA PROVIDED FREE STANDING SIGN CM 500465 SQ. FT. (L49 ACRES) 13;22 SQ FT. EX18TING 21,411 SO. FT. NEW • IS UILDMG 12,520 SQ FT. PAVING 4 WALKS 26 ;18 SQ. FT. TOTAL 38)69 SQ. FT. 13 ;22 SG. FT. x 29 / 1000 • 3305 STALLS 40 STALLS 13 ;22 80. FT. 1 1000 x 5 SO. FT. • 66.0 SOFT , 144 80. FT. WALL SIGN APPROX. 190' FRONTAGE, THEREFORE 50 SQ. FT. PER SIDE ALLCIUABLE. BEE SIGN ELEVATION THIS SHEET WALL AREA .3200 SF. • EEIF (002 x (3200 - 300011.110 • 114 SQ FT. ALLOU.ED. SIGN AREA PROVIDED (2) 48 SO. FT. • 96 SQ FT. C2 EXISTING E •iii T T PREZIAINARY MGM MEMEL SCALE , .1/4" • 0-0' COMPACTED STRUCTURAL DACIWLL OR LEAN CONCRETE. PER SPECIFICATIONS, OR UNDISTURBED EARTH C) EXIST $88•45'41"E 666b' SCALE , . P :20'•0• 111 lil 11I 111 lil ijl I�I i�I III Ij11ijl ICI IIIi111111 111 1�i 111 Ili I15 Iil111 1�1 1 11 1: 121 I 13 - I I .!. �I:r I I,•51 I I 161 oI (iIZ AZ' LIZ, !)I7. Sli. 1'li, fa7 7I7 • 117,• UIT., 61 UI! LII (11 im mduu uuhui imlmi miliio mi6m mihui imlmi uuluu uuluu uulmi mihui mduu uuhui miluii mdm iron L 111km AND RNLI& BII ID LI MAXIM1111 SIGN HEIGHT, •H', •30 FT. MAXII111 SIGN AREA, 03 FT. LATERAL SOIL WART/ PRESSURE: 150 PAL( FT. ply C WIND EXPOSURE •• B WIND SPEED •• 1O MPH, I B0 MPH, Tv MPH. '1q MPH. S' -0" 5' -66 104 STD. 124 STD. 10'40• 80 MPH. 5' -0' b' -0" 104 STD. 12 "• STD. B'•0" 90 MPH. 5' -0• 6' -6" I04 .STD. 12"1 STD. 15' -0" FOOTING WIDTH 'B" POOTI116 DEPTH "D• MIDDLE PIPE SIZE, LOSER P1PE SIZE: I� �R PIPE LENGTH, 4'.0' 6'40' 10 "1 STD. I2'• STD. b' -0' 3' -0" S' -0• 104 STD. 124 STD. 10, -0" . 15! -0' 1!.6• 10• 6TD. 12•( • STD. k0.0" ••OEE 'DESIGN cIITEIfIA, oR ePEc FICATIOf1 TM Arrantittects B.A.R. APPROVED DATE L2 ii'INITIALS_ .r Architecture And Planning 3 LAYER STUCCO SYSTEM OVER I/2• APA RATED PLYWOOD PAINTED STEEL GRID (KELLY MOORE CRIMSON GUM) SEE DETAIL 3/41 1' x 24' ILLUMINATED SIGN VERIFY LOCATION AND PROVIDE SOLID BACKING AT MOUNTING BRACKETS t1 :11:!::is /_1= X1:4•:_ 11 =: MENEM II MEMO •i OMB _l = rte ;' MEMO MIN INSULATED STEEL PANELS (KELLY MOORE CRIMSON GLOW) SEE SPECIFICATIONS 1 •L4 11 JL'1'. V gruoiV SCALE, I/O" • I' -0" 2 1-.3/16FI 12 L_J L_J n VWTYP. •■■• - -ra -r. • Bou u 1mL IE.IEVAM N SCALE I /B" • L_J L_J SLIT FACED CMU (MUTUAL MATERIALS NATURAL) SEE SPECIFICATIONS SPLIT FACED CMU (MUTUAL MATERIALS ROSE BROOK) SEE SPECIFICATIONS DUMPSTER ENCLOSURE - SEE FLOOR PLAN L_J L_J L_J IleaFTTP. 17 • --11-S116 MI MAN ==� -444444444 • :f METAL ROOF SYSTEM (BHP COLCNI4L RED) SEE SPECIFICATIONS 3 ,E DCUNBPOUT (TYP) PAINTED TO MATCH WALL (BHP OLD TOON GRAY 4 COLONIAL RED) SEE SPECIFICATIONS DUMPSTER ENCLOSURE BEYOND 12' x 12' OVERHEAD DOORS WITH BOTTOM (2) PANELS STEEL. INSULATED, (KELLY MOORE CRIMSON GLOW) ALL OTHER PANELS DOUBLE GLAZED FULL LITES. SEE SPECIFICATIONS ark TYP. (RED) L. NOWIMIE ELEVATION SCALES I /0" • 1' -0" ) 4. 0 0 B DUMPSTER ENCLOSURE BEYOND 6x6xI6 SPLIT FACED CM WITH SINGLE SCORE TYPICAL AT GRID LOCATIONS COLOR PER SPECIFICATIONS MOM 1 � 44444 M•-4 I= M444-• NMI i:•1 Mint 1•1•1 1 - ---- -- -W — ------ - ----- -- - - - - - - - -- ICI 44 -444 444444 _m--44 ii • iiii iii = �_�—��= riorriaLryommaxime No —. rrr------- -rr4 —• •iii '•.. 1••• _ IMO, (HUTVM„ MMis1t4M..S N4T1M1.) wan 1I V Alruc N SCALE, I /8" I' -0" IIII71 rIEII : It �I 1- EMI a • • CMU WALL METAL WALL PANEL ALIGN PANELS 1)1 ROOF (TYPE AND COLOR. PER SPECIFICATIONS, INSTALLATION PER ROOFING MFG: STD. TYP. NAT CHANNEL PER ROOFING I•FG. STD. 2x- BLOCKING OUTSIDE CCRNER FLASHING PER ROOFING MFG. STD. (FIELD CUT AT, GUTTER LOCATICNS GUTTER PER ROOFING MFG. STD. CONCEAL GUTTER AT TRIM LOCATIONS ./"DIICAIL MANSARD COMER SC4LE r . r -o. PAINTED STEEL GRID /1 •Ll MI , db !TYPICAL) (jGW(Moea.7 GKNM5oN 4usU1 "t C(� ,cc t, MP. MUD BEVEL CUT CORNERS TTP. GRIND ALL WELDS SMOOTH PRIME AND PAINT. COLOR PER SPECIFICATIONS 414443/16 STRUCTURAL STEEL TUBE • PERIMETER. 442x3/16 STRUCTURAL STEEL TUBE TYPICAL GRID MEMBER FIELD VERIFY ALL DIMENSICNS 4 048 "4/2" THICK STEEL PLATE • SECTION AT CONNECTION 4144x3/16 TUBE qT EIEIL IEI.1'Il'IR�f Gam 9CALE� �•.' • I' -�• MIMES MOE iul ECTRA GLAZE '1 PIZAL� METAL ROOF PER (BHP COLONIAL REDS METAL FASCIA PER (BHP' COLONIAL RED) 13xE416 SLIT FACED CTTU ' (MUTUAL MATERIALS NATURALS B,Bxlb SPLIT FACED CMU (MUTUAL MATERIALS ROSE BRCWN) 8"1413"x16- SPLIT FACE CH.U. - COLOR PER SPECIFICATIONS 13•x6 "416. 51F.LIT FACE CU't.U. - COLOR PER SPECIFICATIONS 8•x8 "140" SPECTRA -GLAZE CAL. - COLOR PER SPECIFICATIONS 8 "x13 "xIb" SPLIT FACE CHU. - COLOR PER SPECIFICATIONS 6 "xE "140" SPECTRA -GLAZE CHU. - COLOR PER SPECIFICATIONS 8 "46"r16" SPLIT FACE CMU. - COLOR PER SPECIFICATIONS TYR GARAGE IDxGx MIIIJILIL]JUJI CaLey GT) cup Arreh ectz I�I I�I I�I I�I III III III I�I I1I III I�I I1I I1I I�I I1I I�I I�I I1I I1I III III III I1I I II I I i .� I zl I I s1: I ..� L �1:•,I �..5 I I c df: 6IZ Sig ' LIZ - f)(Z •-IZ t.IZ f:i7. Z1Z • IIZ: 01g- GIt Mt Lit ()It • IIIIIIIIIIIIII IIIIIIIII IIIIIIIII uuhilillluhui IIIIIIIII IIIIIIIII IIIIIIIII Illlhlll IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII Illlhli 0 10'.2" 2'.1y,4" 2• -5�1" 2' -541., 2,1I'4. 111 II 711 Elm lo • I ME • BEVEL CUT CORNERS M P BLOCK AT MOUNTING LOCATIONS TO NAVE GROUND FACE • MGYNTING SIDE CNLY (TYPICAL • 4 LOCATIONS PER GRID) 444.3/16 STRUCTURAL STEEL TUBE • PERIMETER AND CENTER GRID 444.3/16 STRUCTURAL STEEL TUBE TYPICAL GRID MEMBER 54431844•LCNG NOTE, GRIND ALL LLELDS SMOOTH PRIME AND PAINT, COLOR PER 9PECIFICATICNS G5r3.3/B FIELD VERIFY ALL DIMEN51CN5 GRLWD FACE SPIT xAOE —� STEEL GRIM IIDIE�'AIDI. SGALE . • 1'•O" 2" 4.2"3/4 4.4.3/6 Arc < <1< { 8 2 cl (1) tD ti 0 RECEIVED s" • DEC 01 1995 COMMUNITY DEVELOPMENT B.A.R. illttectu e and Pliann DAr INITIALS 7,, llng ATF�z /r w5 -r. PLANT. MATERIAL-- LIT • . , f3.otanil Name IT It • ,caleqr,.1"iglOvO: Altle AGM RLORL1.4 RED 5L.N5ET AUM ARCTOSTAPHYI:05 WA-(.1 MA5, HYDRD EAG EU01~ ALA-RS, COMPACTA FRAXN.5 PENN5YLVAINIGA MAR5HAU. • V IGG• ALEX CRENATA DONVEXA • (CR ILEX CORNUTA ROTUNDA .. . . • . ',PC • 114.15 CORTORTA MC' •ryitt,6 CAU.ERYANA c1-taxna-mit PLO PRLINU5 LAUROCERA5L.15OTTO LUYKENT rw man* r.usoivoo . „ • • P5K. PRUM15 5ERRLILATA KWANZAN . 12 RHODODENDRON PP-NO VD VD-04N DAVIN • Z- PG Minimum Omimon 5ize 0 :Spacing/Remarkt 'Rep.ii.tpx•r r GAL. POT5 OWARFATN60;7 MAI 24' H6T. i4141-0(*EDLE55 A5H t GAL. GaNyeX. .141,1E5E HOLLY 24' 5PR DWARF GFIIE HOLLY • oR&ION &PE Niore.rK CI-LANT/a PEAR oTTO 14 ;11<N LAME.- DWAIOAk4 KWANZAN GERRY 2' GAL • H000. W SPR. DAVID ,VOUI4M 5' 5PR. 24' 5PR. 24' HT. 6 I-16T 2• GAL. 16' I-16T. I. SPR. 20' OG CONTIM.K2.5 5PAGNI5 , 4, OG TRANSPLANTED EO'.TNG TREE 46' OG 36• OG 413' 00 15' OC MN OG MN ,%•OG NOT 5I-EARED I-Kei GRAFT OG 54• OG E>15TN6 MARSHALL 5EEDLE55 AI-1 2 2, -isG5TNO‘5LN5ET MAPLES f )) 1DOSTNE! M6-W4 5CEDLE55. ASH !LYONS Tae TO Ltr. VW. MT: WIZ 044. 011,1 MIKAN JOL4 NO 1101Tarq •1111K euraftepia %as*. — rufflea tee eilt ae* et Lr71 a TO rliaiT %mese • ' 'SHRUB PLANTING- DET, ••••••fs.,. .„.. • • NI-I- AND GO1FLETE bovrtie • .fl-Atirta t.1 EX15TNG DED ALON6.5TREET,' , - .• , LINLE55 Drccito ern:ear6e Dr etv TycwILA r-Jelisr i4vAt.4*AN etzgr.7!,irrierr,-ner.e* • - , .(;Pr , ifu- N Caftere DOUX.E RoW O Tyre rL4 ri:A4472.: '• • • WaGHEXISTNG ALIGINWENT AND coin:Ere coarrvou5 • ' S.. 180TH STREET La4t-d-ficaper,: • •••:::.:. • • ow, • 11111111111111111 1111.11, J1.111111 IIIIII1111111111.1i11111111.11111 ,114, . 1,111.1.11111111111111111111111111 RRIGATON • 5Y5TEM NOTE: ALL LANDSCAPE AREAS TO DE GOVEREP BY AN t■VIY2TRY STANDARD AUTOMATIC RRKLATION 5Y5TEM WITH • SEPARATE 51-RUB AND LAWN ZONE • ZONES NOT EXCEEGN6 /5 GPM • IEAD TO t-EAP COVERAGE IN TURF AREA5 • FULL COVERAGE IN 5HRUB AND EROLSDGOVER AREAS • 501. MOISTURE SENSOR OVERDE ON CONTROLLER LEGEND N5TALL SEEDED RAV, LAWN TALL TYPE ALAA OUADCOVER CONITLIOLP2 AT & ON CENTER FT% ONE FOOT GONTOLR5 (RELATIVE) • A551.-RE SLOPE-) NO STEEPER THAN 11 I 1 EX6T1■15 Mt 5 TO OE REMOVED NOTES • LOCATE UTLITE5 AND MODFY WORK A5 NEEDED TO AVOID GOt,FLAGT • WORK INI6LIDE5 N5TALLNG W2' DEEP BARK MA-CH LAYER GONTNAOL5 N ALL NON TURF LAND5Cir AREA 5 71-ROUC.1-1 OUT. READ N CONJUNCTION WITH LANDSCAPE WORK 5PEGIFIGATION5 • SEE OThER PLANS FOR ALL. 5ITE ELEMENTS (WALK. PAVNG, TRASH 19.1cLostREs„ MITES, ETC) OTI-ER THAN PLANTN55 • LANDSCAPE BRING ALL DI5GREPANCE5, 5UGGE5TION5, CLE5T1CN5, CHANGES, AND MODFIGATON5 TO OWNER FOR RESOLUTION PRIOR TO WORK WORK INGLUDE5 1APORTNG TOP5OL FOR TI-5 WORK. NO TOP5OL . AVALABLE ON SITE. • PROTECT EXI5TNG PLANT5 UNLE55 NAGATED FOR REMOVAL. • . /CC-STORE EXI5TN6 LANDSCAPE DAMAGED BY NEW WORK TO OWNER'5 5AT5FACTON. • NSTAU. 24' DEEP PLAT 1C ROOT BARKER TO MANDFACTURER'5 5PEG CIETLIP_F.N PAVIN6 AND TREE ROOT W1THN 48' OF PAVN6 EDGES OR CARDND ACCEPTABLE MANLFACTURER: DEEP ROOT • N5TALL PLANTN65 IN ACCORD WITH PLANTNG PETAL.'.' • EX15TNG PLANT INFORMATION PER 5URVEY AND HONE DEPOT.PLANTNG PLAN • PLANIND5 OFF SITE N ADJACENT • F'ARKNG AREA'., ARE SMELT TO FOX DEPOT APPROVAL. . . •/at a WAOHNOTON PAUL "1 CASEY, <1<KKIKI rt, ' 1. SOIWAETZ ASSOCIATES She Phibling and Lineups Architect's* 1112 KW %venison* Avanuo, Suite 200 Portia:4' Oftioll 07200 - 2300 , 004 '212.5750 APPROVED . DATE /:_t;.tYAr_INITIALS4•/:.-: re latects krphite.cture And Planning 05.,0:6( .1.7:17:i7r-'777iIrt.:"074;i1F5-Pirl-WP.;737.7gCilfil.,15'F?:c•rr-eiFg.'41".:reir'7i7,77,:.A • g,',N4:.fs‘: 1'1 • - " • • !,, • ' 4..kv :I 0, r.,v;;;1.• • • • BENCHMARK: CHISELED SQUARE IN THE TOP OF CURB. EL. 25.85 pirriT 11,11 iriii 1, I4. .111 pi! II p R. DAT TUKWILA LES SCHWAB UTILITY SITE PLAN DESIGN REVIEW 1-q