HomeMy WebLinkAboutPermit L95-0058 - PAVILION MALL - SOUTH LOT DESIGN REVIEWL95 -0058
PAVILLION MALL
SOUTH LOT
5910 S. 180TH
DESIGN REVIEW
City of Tukwila John W. Rants, Mayor. ;.
Department of Community Development Steve Lancaster, Director.
STAFF REPORT
TO THE BOARD OF ARCHITECTURAL REVIEW
Prepared January 17, 1996
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
SEPA
DETERMINATION:
STAFF:
ATTACHMENTS:
January 25, 1996
L95 -0058
Trammell Crow Co.
Design approval for a modified parking lot
which contains 503 spaces on 4.79 acres. Two
restaurants which are being built in
association with the parking lot, are not
subject to design approval (see Background).
5901 S. 180th Street; Tukwila, WA. This is
the southeast corner of the Southcenter
Pkwy /S. 180th St. intersection.
4.79 acres
Tukwila Urban Center
Tukwila Urban Center
MDNS issued on January 10, 1996 (E95- 0028).
Vernon Umetsu
A.
B.
C.
D.
E.
F.
G.
H.
Existing Site Aerial Photograph*
Site Plan
Grading, Drainage and Existing
Landscaping
Landscape Plan
Stream /Wetland Mitigation Pond Design
Mitigation Pond Cross - sections.
Perimeter Street Front Improvement View*
SEPA Mitigated Determination of Non -
significance.
* To be presented at the public hearing.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Staff Report to the
Board of Architectural Review
FINDINGS
VICINITY /SITE INFORMATION
L95 -0058: South Lot
Development
Page 2
1. Project Description: The applicant proposes to revise
an existing parking lot by relocating a stream,
revising perimeter and interior landscaping, adding an
8 ft. wide interior walkway and changing the mix of
compact and standard stalls. These changes are
associated with construction of two, restaurants with a
total building area of 15,000 square feet.
The proposed site development is shown in tc is
W4
i . However, only the parking lot is subject'''to
esign approval. This is discussed in Background.
2. Existing Development: The site is currently developed
as a 503 space parking lot with perimeter landscaping
of dense cedar trees on the east and south, a 130 ft.
long stream, and various landscape islands with 19
evergreen trees .
3. Surrounding Land Use: The project site is surrounded
by the Pavilion (retail) Mall to the north, a large
parking lot which is part of "The Off - Track" betting
facility to the east, single family uses to the west
and a industrial /office uses to the south.
4. Terrain: The vicinity is flat, with no significant
grade changes.
8. Access: South 180th Street and Southcenter Parkway
provide site access. One driveway is located on each
street.
BACKGROUND
Original Development Approval
The South Lot was originally developed as part of the
Pavilion Mall, with a portion of the site's existing 503
parking spaces providing some of the mall's required
parking. A conditional use permit was required for this
off -site parking (82 -20 -CUP), and BAR design approval was
also required (DR- 3 -82).
Previous BAR discussion topics included incorporating
landscape islands and stream enhancement. The proposed site
development would modify the parking area and eastern
perimeter landscaping. This significantly alters the
previously approved design.
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Staff Report to the
Board of Architectural Review
Current Regulatory Status
L95 -0058: South Lot
Development
Page 3
The South Lot is currently zoned "Tukwila Urban Center.
However, application for design approval and building
construction was received prior to adoption of the current
Zoning Code. The site is therefore "vested" or
"grandfathered" in the previous M -2 (Heavy Industry) zone
provisions.
Developments in the M -2 zone would not normally require BAR
design review. However, altering the previously approved
parking lot design results in further BAR review.
The existing parking lot was developed as part of the
Pavilion Mall, with some of the required parking located on
this site. Design review for the parking lot was required
as a condition to the off -site parking lot.
Only the parking lot design in h � `:g is
subject to BAR approval, since it is the 'parking ".lot which
is the subject of the conditional use permit and design
approval. As such, the proposed 15,000 s.f. building is not
subject to design review.
The stream and associated wetland area relocation requires
replacement at a ratio of 1.5 for 1.0 for the area moved.
The proposed conceptual mitigation area design ( 1un
�. r.::::.4.4)w:.yr:
) has been approved by the Urban Environmentalist .
A SEPA Determination of Non- significance has been issued and
presented as kn Mitigating conditions will be
revised pursuant to determinations by the City Engineer
regarding traffic and pedestrian circulation.
DECISION CRITERIA
Only the proposed parking lot area is subject to Board
review as a modification of a previous design approval (DR-
3-82).
Board review criteria are shown below in bold, along with a
staff discussion of relevant facts.
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.
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Staff Report to the
Board of Architectural Review
L95 -0058: South Lot
Development
Page 4
c. The height and scale of each building should be
considered in relation to the site.
The site street frontages are generally landscaped with a 10
ft. wide strip of low ground cover, a continuous shrub hedge
and Flame Ash trees spaced about 40 ft. on center
,n) . Additional landscape width is provided at
the ' end ofeach frontage and at the intersection of
Southcenter Parkway (57th Ave S.) and S. 180th Street.
The perimeter Flame Ash trees are proposed at 1 -1/2"
caliper, which is less than the minimum 2 -1/2" caliper
street trees typically planted in the Southcenter area. The
Flame Ash is consistent with the CBD Street Tree Plan along
S. 180th Street. However, they differ from the Red Maple
trees envisioned by the Plan along Southcenter Parkway.
The wetland mitigation area provides a significant treed
area adjacent to S. 180th Street. This helps to visually
reduce the scale of the parking area. Interior planters are
also provided to help reduce the impact of these areas.
Pedestrian movement along the street is provided by a 6 ft.
wide, curbline sidewalk. The most direct connection between
the South Lot parking area and the Pavilion Mall which it
serves, is via a mid -block pedestrian crossing. This
crossing would be enhanced with signalization as will be
incorporated in the SEPA Mitigated Determination of Non -
significance (14), pursuant to determinations made
by the City Engineer'' " " " " " " ""
Pedestrian movement within the site is provided by an 8 ft.
wide, concrete walkway. The interior concrete walkway is
further emphasized by treed planters o!i.ttaqhmen .
(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.
A continuous, 20 ft. high cedar tree "hedge" provides
separation from industrial uses to the south and partially
on the east. New perimeter landscaping on the northeast, of
Staff Report to the
Board of Architectural Review
L95 -0058: South Lot
Development
Page 5
a shrub hedge and maple trees are proposed to replace a
portion of the cedar hedge. This new landscaping would
increase project visibility and provide a transition area to
the dense cedar hedge bmeht . On -site landscaping
exceeds that provided on adjacent retail and industrial
projects.
Vehicular circulation has been amended
Dept. comments, and presented in k
movement has been discussed above. .'
(3)
er Public Works
Pedestrian
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 pedestrian or motor traffic, mitigating
steps should be taken.
e. Where building sites limit planting, the placement
of trees or shrubs in paved areas is encouraged.
f. Screening of service yards, and other places which
tend to be unsightly, should be accomplished by
use of walls, fencing, planting or combination.
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 site is generally flat except for the wetland mitigation
pond. Landscape design and pedestrian circulation have been
discussed in Criteria 1 and 2 above.
Exterior lighting currently consists of light poles which
stand about 30 ft. high. No data on proposed exterior
lighting has as yet been formally submitted.
The applicant has verbally expressed an intention to reuse
the 30 ft. high poles. A 30 ft. high light pole would
exceed the height of the associated 20 ft. high building.
In general, BAR approved site lighting for projects in the
Tukwila Urban Center has been characterized by light poles
Staff Report to the L95 -0058: South Lot
Board of Architectural Review Development
Page 6
not exceeding the building height, no direct illumination
off -site and a maximum illumination of 1 ft. /candle at the
property line.
(4) Building Design
No buildings are being reviewed in this BAR review.
(5) Miscellaneous Structures and Street Furniture
Light pole data has not yet been submitted.
CONCLUSIONS
1. The project design adequately provides for transition from
the street, pedestrian movement, and moderating the visual
impacts of the parking area, with the following exceptions:
a. The Flame Ash trees along Southcenter Parkway should be
replaced with Red Maple trees as described in the CBD
Street Tree Plan and
b. All trees adjacent to the street should have a minimum
2 -1/2 inch caliper instead of 1 -1/2 inch caliper, in
order to provide the higher level of initial
development quality typically provided in the
Southcenter area.
2. Site design is harmonious with area development except as
discussed in Conclusion 1..
3. The proposed landscaping and site design is satisfactorily
integrated with the proposed building design, and the on-
site pedestrian circulation system represents a high level
of design quality.
4. No formal submittal on the proposed lighting systems has
been made. Site lighting should continue to reflect the
general characteristics of past BAR approved lighting
designs:
a. light poles not exceeding the building height,
b. no direct illumination off -site and
c. a maximum 1 ft. /candle at the property line.
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Staff Report to the L95 -0058: South Lot
Board of Architectural Review Development
Page 7
RECOMMENDATIONS
The Planning Department recommends approval of the proposed
project with the following conditions:
A. The Flame Ash trees along Southcenter Parkway shall be
replaced with Red Maple trees as described in the CBD Street
Tree Plan.
B. All trees adjacent to the street shall have a minimum 2 -1/2
inch caliper instead of 1 -1/2 inch caliper, in order to
provide the higher level of initial development quality
typically provided in the Southcenter area.
C. Site lighting shall continue to reflect the general
characteristics of past BAR approved lighting designs:
a. light poles not exceeding the building height,
b. no direct illumination off -site and
c. a maximum 1 ft. /candle at the property line.
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• RE0PIvriD
CITY OF TUKWILA
L95iP0051
DEC 2 7 1995
PERMIT CENTER
CITY OF TUKWILA
MITIGATED ETERMIt4'ATI0r1 OF NONSIGNIFT s E (MDMS)
Arr.
DESCRIPTION OF PROPOSAL:
CONSTRUCTION OF TWO, ONE STORY RESTAURANTS WITH
A TOTAL OF 15,0O0 S.F. , REVISION OF AN EXISTING
500 SPACE PARKING LOT, AND RELOCATION OF A STREAM.
PROPONENT: i,2AMM 62C C./Loc.,/ Co
LOCATION OF PROPOSAL, IN+_ LUCK. INrSREE-T''ADDRESS. IF ANA':
ADDRESS: ',;;,,
PARCEL NO: •352.3'11;4�'9O34
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The City ha,s ideterimiined wthat athe! proposd 1 does not liave°'a' -prob'ab�l e
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and o the /r•s, i nfi rmat i.on on t"'il e >tiwi,.tl�'I' the 1 ead agency. Th 1 '1 nt,or•mat ton
is availl�`6;b1e ft_o�' the pub1•11c�R'on request. The',�c:onditionc to tii '�EF'tA =�
Determination are �atta.p.hed.-,f "- '`
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Steve Latt`ras.t_e.ri 's Resrpansible Off icia'1 Date.
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City of T.i1`E�w i 1a , (2116) 431-3680
6300, ,outh `�e:nter. i >•y,� }
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You may appeal``�:t` determination to the City Clerk ,:'
,li�i•s. ieterminr,tio i at l:i.�'yrHa11. 6200
'3outhcenter Boui`e'var.,d Tukwila: ,''' WA,, • 981- ::LPL' no later t1:1 6,,10 days, from the
above signature dat,e:;�b pwritten a,.prs; 1 's,t sting the:.,- b'aasis of the appeal
for specific factual '7a.bj.ec :t ons'=. •«Y.60 %- .41dv''be req1i'r,'i d to bear =onie of
the expenses for an appe :lam: -'
Copies of the procedures for '',EPA” appeals are available with the City
Clerk and Department of Community Development.
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Mitigation Conditions for
E95 -0028 (Pavilion South Lot Development)
January 10, 1996
A "no protest" agreement to participate in providing a fair share
of all utilities, between the property owner and the City of
Tukwila, shall be executed prior to issuance of a building
permit. The owner retains the right to protest the amount of
assessment, but not the agreement to participate in funding .
utility provision.
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City of Tukwila
John W. Rants, Mayor
June 6, 1996
Department of Community Development Steve Lancaster, Director
Mr. David Startzel
Trammel Crow Company
5601 6th Avenue S.
• P.O. Box 80326
Seattle, WA 98108
Subject:. South Lot Development L94 -0039, E95 -0028.
Dear Mr. Startzel:
This letter is for the final review of the water quality pond that is a mitigation project to be
installed on the South Lot Development property. Per the Sensitive Areas Ordinance (TMC
18.45), the pond will be constructed during the development of the site to replace the existing
watercourse. The on -site watercourse will be piped to facilitate an improved parking situation.
In addition, the standards of the Tree Regulations Ordinance (TMC 18.54) are included in the
plan to replace trees associated with the watercourse.
The design of the mitigation pond is focused on a water quality improvement function but
includes dense shrub and tree plantings. As a mitigation site, the survival of all plantings is
important for its success. The emergent plants are specifically important for the biofiltration
function in the pond's channel.
The current plan drawing dated April 17, 1996 is approved with the following conditions and
comments based on Community Development and Public Works review.
The plan revisions are very complete and should provide an adequate construction
document. Please provide a written description of how the watercourse will be diverted
during the construction of the Pond.
A temporary pipe may be all that is needed during and after the excavation and the
planting of the Pond.
2) A Hydraulic Project Approval Permit (HPA) from the State Dept. of Fish and Wildlife
will be needed before construction begins.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Mr. David Startzel
June 6, 1996
Page 2
3) A performance bond or other security measure is required to ensure the monitoring
program and overall success of the Pond. This performance will be required prior to
occupancy of the project. The performance will cover the costs of plant installation and
the monitoring program. Please provide a cost estimate for the plant materials, their
installation, and the monitoring.
The performance of emergent plantings may be assessed by percent cover. A first year
report will be necessary to determine if the contractor has to replace plantings or if
adjustments are needed.
Because the bottom of the Pond is a meandering channel, dissipating energy of storm
flows is important to keep the "finger" berms intact. The rock spreader at the piped
inflow point will help slow the water flow. Also, some of the red osier dogwood and
willow may be staked or planted on the berms to prevent them from eroding. The .
integrity of the constructed berms is part of the required performance.
This pond has great potential to be a demonstration project for water quality improvement in
Tukwila. I appreciate Trammell Crow's support in its design. If you have questions about the
contents of this letter, please feel free to call me at 431 -3662.
Sincerely,
C. Gary Scl4(ilz
Urban Environmentalist
cc: Steve Lancaster, DCD Director
Vernon. LJmetsu, DCD Associate Planner
Phil Fraser, PW Senior Engineer
Joanna Spencer, PW Associate Engineer
Greg King, David Evans & Assoc.
Dan Balmelli, CE Barghausen
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CITY OF TUKWILA
JAN 2 5 1996
PERMIT CENTER
KEySToNE WOO. OPTI010 .
.qq .. .. . 1Tlr kn4�YC�SN *'FiFf1NNt,771R..�.. ,4', $tk', ,'b!a'•xaYM7.eI�A.R
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01/25/96 08:42 FAX 2062518782
BARGHAUSEN ENG
TO: //MA/ Nom E27 11 F. ,No: ( )
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CC: <y"- /l/f• g4r_i< i . Fax No. ( 1763 !4/-1B 7/
Fax No.
Fax No. ( )
FROM:
1 1001
CITY OF 'TUINUILA
&&► BARGHAUSEN CONSULTING ENGINEERS, INC. JAN 2 5 1996
, 18215 72nd Avenue South, Kent, WA 98032 PERMIT CENTER
(206) 251 -6222, FAX (206) 251 -8782
Comments:
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Note: Please call (206) 251 -6222 if you do not receive the number of indicated pages.
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PLANNING COMMISSION/BOARD OF ARCHITECTURAL REVIEW
MINUTES
JANUARY 25, 1996
(Approved 3/28/96)
Chairman Marvin called the meeting to order at 7:00 p.m. Members present were
Commissioners Marvin, Livermore, Stetson, Neiss, and Meryhew. Mr. Malina was
excused. Representing the staff were Jack Pace, Vernon Umetsu, John Jimerson, and
Sylvia Schnug.
There were no citizen's comments on items not included on the agenda.
MR. NEISS MOVED TO APPROVE THE MINUTES OF DECEMBER 14,1995. MR.
LIVERMORE SECONDED THE MOTION AND THE MOTION WAS
UNANIMOUSLY APPROVED.
L95-0066: Good Guys
Vernon Umetsu presented the staff report. The applicant is proposing to increase the
wall sign size from 150 sq. ft. to 185 sq. ft. The applicant is allowed a sign of up to 355
sq. ft. per the Sign Code.
Dana Warren, Segale; P.O. Box 88050, Tukwila:
Mr. Warren stated that the proposed sign is smaller than the existing "Smith's" sign and
clarified that it is the center -most "Smith's" sign which is being replaced.
Mr. Marvin closed the public hearing at 7:10 p.m.
MR. MERYHEW MOVED TO APPROVE L95 -0066 AS PRESENTED, BASED UPON
STAFF'S FINDINGS AND CONCLUSIONS. MS. STETSON SECONDED THE
MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED.
L95 -0067: South Lot Development -- C o e. Q - K`''< c' • SGT N(x F c, {
Vernon Umetsu presented the staff report. The proposal is for a cooperative parking
lot agreement, which would reduce the minimum required parking from 491 parking
spaces to 475 spaces. Mr. Umetsu clarified that the request shown on the cover page of
the staff report should have been corrected pursuant to staffs analysis as to what is
necessary in order to legally, build the restaurant. That analysis is shown on page three.
The total new parking requirement is 845 spaces for the Pavilion Mall, and 150 spaces
for the proposed restaurant, equaling 995 spaces total. The site parking supply is shown
as being 450 spaces on the main lot of the Pavilion Mall and the South Lot is proposed at
476 spaces; with a total of 934 spaces. This is a 61 space reduction or 6.13% reduction
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Planning Commission /BAR Minutes
January 25, 1996
Page 2
and that is what should be reflected on the request. The applicant concurs with staff's
analysis.
The parking study submitted by the applicant demonstrates the adequacy of parking
under existing conditions. Staff also reviewed the situation if the Mall were to have a
level of customer activity equal to what is typically seen in the Southcenter CBD. That
analysis concluded that the Mall provides 3.5 spaces per thousand gross square foot
area, which is among the highest parking ratios provided by retail developments in the
Southcenter area. Based upon that, staff feels there is adequate parking with the
cooperative parking agreement, even considering the new restaurant going in and
considering all operations would increase in customer activity in the future. Additional
pedestrian access would be required once that increased customer activity occurred.
Based on those findings and conclusions and the findings and conclusions of the
applicant's parking study, staff recommends approval of the proposed cooperative
parking agreement. The applicant will be leaving the stream on the southwest corner of
the property open, rather than culverting it, and as a result, two parking spaces may be
lost. The applicant has changed his request to reduce the parking load by 63 instead of
61 spaces.
Mr. Meryhew asked if the stream would be fenced.
Mr. Umetsu said it is not proposed to be fenced at this time, but could be if required.
Steve Crocker, Tramell Crow, 5601 6th Ave. S., Seattle, Wa:
Mr. Crocker stated that they agreed with staffs recommendations and conclusions.
There were no citizen's comments.
Mr. Marvin closed the public hearing.
The Commissioners agreed that they think parking will be adequate.
Mr. Meryhew re- stated that he was concerned with fencing the stream.
MR. NEISS MOVED TO APPROVE L95 -0067: COOPERATIVE PARKING
AGREEMENT BASED UPON STAFF'S FINDINGS AND CONCLUSIONS. MS.
STETSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
Mr. Umetsu clarified that is a reduction in the minimum required parking from 995 to
932 spaces.
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Planning Commission /BAR Minutes
January 25, 1996
L95= 0058:': Pavilion Mall South Lot. Development
Page 3
Mr. Umetsu presented the staff report. This proposal is for design approval of a 4.79
acre parking lot. The proposed design of the parking area is typified by a perimeter of
10 -15 feet of landscaping, with groundcover, shrubs, and large stature deciduous trees
every 40 feet. The applicant has proposed Flame Ash trees for the perimeter, but staff
has noted that the CBD Street Tree Plan requires Red Maples. Interior parking areas
have been broken up with Cherry Trees. Pedestrian access to the interior parking
spaces is provided by an eight -foot wide concrete walkway. The project is consistent
with BAR criteria with the following exceptions:
1. The Flame Ash Trees along Southcenter Pkwy. should be changed to Red
Maples.
2. All perimeter trees should be increased in size from the proposed 1 -1/2" caliper
to 2-1/2" caliper to be consistent with the level of initial design quality provided
by other developments in the CBD.
3. Site Lighting:
a. A minimum of 1 ft. /candle at the property line.
b. Light poles shall not exceed the building height (approximately 20 ft.).
c. Light fixtures shall be shielded so that there is no direct off -site
illumination.
Mr. Livermore asked the size of the referenced bridge.
Mr. Umetsu said it must be a minimum of six-feet wide in order to satisfy the CBD
Sidewalk Ordinance.
Mr. Marvin asked if the existing stand of trees will be removed and replaced.
Mr. Umetsu said they would be removed and replaced with shrubs and deciduous
trees.
Steve Crocker, Tramell Crow, 5601 6th Ave. S., Seattle, Wa:
Mr. Crocker stated he agreed with staffs recommendations and conclusions.
Mr. Livermore asked what he thought about fencing the stream.
Mr. Crocker said they didn't have a problem with fencing the stream.
Mr. Umetsu stated that because of the tightness of the stream to the parking area, they
would have to use a trellised system to screen the headlights from shining off -site.
Mr. Crocker said they may have to lower the light standards.
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Planning Commission /BAR Minutes Page 4
January 25, 1996
Mr. Marvin closed the public hearing.
Mr. Livermore said he didn't have a problem with the project as long as the stream was
fenced.
The other Commissioners concurred.
MR. LIVERMORE MOVED TO APPROVE L95 -0058 BASED UPON THE
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS OF THE STAFF AND
ADDING ONE ADDITIONAL RECOMMENDATION THAT THE STREAM ON
THE SOUTHWEST PORTION OF THE SITE BE SCREENED ADEQUATELY THAT
NO CHILD CAN GET THROUGH. MR. MERYHEW SECONDED THE MOTION
AND THE MOTION WAS UNANIMOUSLY APPROVED.
Mr. Livermore disclosed that he was involved in indirect ex -parte communication
regarding the Les Schwab Tire project. He received a phone call from Arlin Collins of
C DA Architects. Mr. Livermore described their conversation for the record. He added
that he felt the conversation has not influenced him, and he can render a fair decision on
this application.
There were no objections by the applicant or the audience to have Mr. Livermore hear
and act on.the Les Schwab proposal.
L96 -0001: Les Schwab Tire
John Jimerson presented the staff report. The project was approved on December 14,
1995. Since then, the applicant decided that the color scheme they had presented was
not appropriate and have requested this modification. Mr. Jimerson clarified that the
only change they were making was a change from the split -faced block to painting over
the blocks with a muted colonial red on the bottom band and an off -white almond color
in the middle. The applicant is not proposing to alter the approved landscape plan.
Staff felt the change in color would eliminated the texture and richness of the color. The
applicant has agreed to add landscaping to soften the bays. The applicant has added
depth to the entry columns and on every other pylaster on the service bays. The
applicant has also provided a flower planter box around the base of the sign. It would
be approximately six feet by sixteen feet.
Mr. Livermore asked if the additional landscaping changes the ratio of parking.
Mr. Jimerson said it does not change the parking. These changes have provided a
design which is comparable to what was originally approved in terms of variety, detail
and visual interest. With these changes, staff recommends approval as amended.
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Planning Commission /BAR Minutes Page 5
January 25, 1996
Amy Kosterlitz, Buck Sr Gordon, 1011 Western Ave., Seattle 98104:
Ms. Kosterlitz stated she wanted to lend support to the staff recommendation to
approve the revised project as consistent with the design review ordinance. The reason
for the revision was Les Schwab's need to have painted block with colors closer to their
traditional corporate image, rather than the natural split -face block originally approved.
Les Schwab has made a significant compromise from its traditional colors by muting
them. Ms. Kosterlitz then introduced Paul Casey, the project architect.
Paul Casey, 10116 36 Ave. Ct. SW., #109, Tacoma, WA 98499:
Mr. Casey presented a slide show which featured other Les Schwab stores throughout
the area. The two proposed colors are an almond for the primary exterior wall surface
and the lighter colonial red below and also used on the accent strip. The pilasters were
added to the eastern side of the building to add interest to that area. Planting has been
added to the street side of the building and to the parking lot. A block base has also
been added to the sign.
Mr. Meryhew asked if there was a significant cost increase to maintain an unpainted
versus painted surface.
Mr. Casey said there is a tendency for the unpainted block to stain. The best way to
protect block is to paint it. Mr. Casey added that the proposed colors are in harmony
with Home Depot's colors (he passed around a color wheel).
Mr. Marvin closed the public hearing.
Mr. Meryhew said he likes the previously approved colors better than these presented
this evening. However, Les Schwab has made a good effort to satisfy Tukwila's
requirements.
Mr. Livermore said he also liked the previous submittal better, but this color scheme
does fit within the BAR criteria.
MR. MERYHEW MOVED TO APPROVE L96 -0001: LES SCHWAB, WITH STAFF'S
AMENDED RECOMMENDATIONS AND CONCLUSIONS. MR. NEISS
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
Mr. Marvin adjourned the meeting.
Prepared By,
Sylvia Schnug
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City of Tukwila
Department of Community Development
PUBLIC NOTICE
City of Tukwila
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:
John W. Rants, Mayor
Steve Lancaster, Director
PLANNING COMMISSION PUBLIC HEARING
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
. 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 49.1 spaces.to.. ..n
475 spaces `(3.3 %).
5901 S. 180th Street, Tukwila.
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
NEW BUSINESS
III. CASE NUMBER: 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.
LOCATION: 5901 S. 180th Street, Tukwila.
APPLICANT:
REQUEST:
OLD BUSINESS
W. CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
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
L. i 1 : i_i�
MITIGATED DETERMINATION OF N0NSIt NIFI_CANC.E (MDM )
DESCRIPTION OF PROPOSAL:
CONSTRUCTION OF TWO, ONE STORY RESTAURANTS WITH
A TOTAL OF 15,000 S.F. , REVISION OF AN EXISTING
500 SPACE PARKING LOT, AND RELOCATION OF A STREAM.
PROPONENT:
LOCATION OF PROPOSAL. INCLUDING
ADDRESS:
PARCEL NO:
SEC. /TWN /RNG:
STREET . ADDRESS, IF ANY:
'-<s
LEAD AGENCY' CITY OF TUKWILP, i FILE Nil cf5=0028
The City ha s.Aetermined <that the proposal, does nc t• 'have a`'`pr'obabl e
:i►7niticandver.:e impact onl'.eh'e' envir''Orillrerit. An e'rrlv1r'•rmment.. 1': :impact
statement '(EIS)..'�i_ not r�eas •i;rred u-nder� -RC .210.030(•) (t.
, ,i
decision,��w�a's. ,ma.d'e atter revel ,.ew of a-- comp.1eted environme .ntali•,,.check ~l;ist
and othr-.intormati•on on ti-le,-,.with; the .1e•ad agency. This in.t•or''m tion
is. ava i 1e •,to -,the pubLi.c_on. retiee :t. The'f' ;condition: to tii ",s.SEPA
•
Determination are 'attaefied:�� "i 1s
•
Thri s Dff Si. i : •i;s.'sued un0er .119..7. -1 1'.. 40 (2`) ;; _!Tommen'�ts
!AivJ . iZr- '•'155(A c. -.' ' •' <. ,Th`e-3'eacf-- ayencv ,w111
propouaittr• 1'5 days�t•rorn t:hes''date''�be1ow' ..,;-
must b'e
not act
submitted by
oti
Steve Lasi:ca_.ter Re:-.ponsible Official Date
City of Ti1F'wi la (206) 431-3680
6300 'Soutli;4•e'nter•~ 6ouley.ard
t 1
Tukwila. WA,:,N, 9C15::4'r,
i'•
You may, appeal his determination to the City Clerk: at .City Hall , 6200
'Southcenter Boul'eva'rd. Tukwila, WP.. 98188 no later than: 10 days, from the
above signature date, b'v written appeal stating the-basis of the appeal
for specific tactual Objections. You may be required to bear some of
the expenses for an appiea.l
Copies of the procedures. for SEPA app-e'WET, are available with the City
Clerk and Department of Community Development.
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Mitigation Conditions for
E95 -0028 (Pavilion South Lot Development)
January 10, 1996
A "no protest" agreement to participate in providing a fair share
of all utilities, between the property owner and the City of
Tukwila, shall be executed prior to issuance of a building
permit. The owner retains the right to protest the amount of
assessment, but not the agreement to participate in funding
utility provision.
A F F I D A V I T
%Notice of Public Hearing
Ll Notice of Public Meeting
Q Board of Adjustment Agenda
Packet
O Board of Appeals Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
[]Planning Commission Agenda
Packet
fl Short Subdivision Agenda
Packet
0 Notice of Application for
Shoreline Management Permit
Q Shoreline Management Permit
0 Determination of Non -
significance
O Mitigated Determination of
Nonsignificance
Determination of Significance
and Scoping Notice
ONotice of Action
O Official Notice
0 Other
0 Other
was mailed to each of the following addresses on
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Name of Project Signature
File Number
Manager
Kits Photo
1233 Andover Park East
Tukwila, WA 98188
Manager
Petschls Quality Meats
1180 Andover Park East
Tukwila, WA 98188
M nager
Levitz Furniture
17601 Southcenter Parkway
Tukwila, WA 98188
Manager
Home Innovations
1180 Andover Park West
Tukwila, WA 98188
Manager
Goodwill
1174 Andover Park West
Tukwila, WA 98188
Manager
Aero Go
1170 Andover Park West
Tukwila, WA 98188
Manager
Walter Pyes Menswear
1185 Andover Park West
Tukwila, WA 98188
Manager
Rattan Interiors
1191 Andover Park West
Tukwila, WA 98188
Manager
Aptex
1205 Andover Park West
Tukwila, WA 98188
Manager
Pacific Fabrics & Crafts
1207 Andover Park West
Tukwila, WA 98188
Manager
Dania
1251 Andover Park West
Tukwila, WA. 98188
Manager
Pacific Linen Warehouse
1232 Andover Park West
Tukwila, WA 98188
Manager
Crown Cork & Seal
18340 Segale Park Drive `B"
Tukwila, WA 98188
Manager
Pacific Linen
17855 Southcenter Parkway
Tukwila, WA 98188
Manager
Cort Furniture Rental
1230 Andover Park East
Tukwila, WA 98188
Manager
Shasta Beverages
1227 Andover Park East
Tukwila, WA 98188
Manager
United Furniture Warehouse
1201 Andover Park East
Tukwila, WA 98188
Manager
National Envelope
18221 Andover Park West
Tukwila, WA 98188
Manager
CST Office Products
18271 Andover Park West
Tukwila, WA 98188
Manager
Keystone Brothers
18303 Andover Park West
Tukwila, WA 98188
Manager
Seattle Tractor
18349 Andover Park West
Tukwila, WA 98188
Manager
Leviton
18328 Andover Park West
Tukwila, WA 98188
Manager
Alpak
18298 Andover Park West
Tukwila, WA 98188
Manager
Fletchers
18338 Andover Park West
Tukwila, WA 98188
Manager
Stanley
18290B. Andover Park West
Tukwila, .WA 98188
Manager
Cadillac Plastic
18292 Andover Park West
Tukwila, WA 98188
Manager
Food Maker
18161 Segale Park Drive "B"
Tukwila,. WA 98188
Manager
Lenihan Distribution
18200 Segale Park Drive `B"
Tukwila, WA 98188
Manager
Viking
18270 Segale Park. Drive `B"
Tukwila, WA 98188
Manager
Mohawk
18255 Segale Park Drive "B"
Tukwila, WA 98188
Manager
General Medical
18325 Segale Park Drive "B"
Tukwila, WA 98188
etifeedinitl-
Manager
S.P Richards Company
1100 Andover Park West
Tukwila, WA 98188
Manager
WRCA Wire Rope
1112 Andover Park West
Tukwila, WA 98188
Manager
J. T. Shelton Company
1110 Andover Park West
Tukwila, WA 98188
Manager
Abrasives Northwest
1114 Andover Park West
Tukwila, WA 98188
Manager
Robert Half &. Accountemps
18000 Andover Park Drive West, Suite 102
Tukwila, WA 98188
Manager
American Express
18000 Andover Park Drive West, Suite 103
Tukwila, WA 98188
Manager
Analog Devices
18000 Andover Park Drive West, Suite 104
Tukwila, WA 98188
Manager
Deutsche Financial Services
18000 Andover. Park Drive West, Suite 201
Tukwila, WA 98188
Manager
Quick Bite
6305 South 180th
Tukwila, WA 98188
Manager
Segale Business Park
18000 Andover Park Drive West, Suite 200
Tukwila, WA 98188
Manager
Key Bank
18000 Andover Park Drive West,
Tukwila, WA 98188
Manager
Off Track
6101 South 180th
Tukwila, WA 98188
Manager
Krusteaz
18125 Andover Park West
Tukwila, WA 98188
Manager
Johnstone
18205 Andover Park West
Tukwila, WA 98188
�'Y
Manager
Picolo's Espresso
17900 Southcenter Parkway, Suite 1
Tukwila, WA 98188
Manager
Salon Sport by Gary Bocz
17900 Southcenter Parkway, Suite 136
Tukwila, WA 98188
Manager
The Shoe Pavilion
17900 Southcenter Parkway, Suite 146
Tukwila, WA 98188
Manager
Ethan Allen Home Interiors
17333 Southcenter Parkway
Tukwila, WA 98188
Manager
Prestige Fragrance & Cosmetics
17900 Southcenter Parkway, Suite 132
Tukwila, WA 98188
Manager
Seafirst National Bank
17900 Southcenter Parkway, Suite 168
Tukwila, WA 98188
Manager
Winners
1740.1 Southcenter Parkway
Tukwila, WA 98188
Manager
United States of America
17900 Southcenter Parkway, Suite 284
Tukwila, WA 98188
Manager
Tony Roma's, A Place for Ribs
17305 Southcenter Parkway
Tukwila, WA 98188
Manager
Azteca Restaurant Enterprises
17555 Southcenter Parkway
Tukwila, WA 98188
Manager
Wild Birds Unlimited
17310 Southcenter Parkway
Tukwila, WA 98188
Manager
Burlington Coat Factory
17900 Southcenter Parkway, Suite 250
Tukwila, WA 98188
Manager
Clothestime, Inc.
17900 Southcenter Parkway, Suite 112
Tukwila, WA 98188
Manager
Gifts of Distinction
17900 Southcenter Parkway, Suite 198
Tukwila, WA 98188
Manager
Home Express
17900 Southcenter Parkway, Suite 104
Tukwila, WA 98188
• Manager
Jean Nicole Plus
17900 Southcenter Parkway, Suite 128
Tukwila, WA 98188
Manager.
The Luggage Center
17900 Southcenter Parkway, Suite 100
Tukwila, WA 98188
Manager
Bean Pod/Pizza Haven
17900 Southcenter Parkway, Suite 181
Tukwila, WA 98188
Manager
Catherine's
17900 Southcenter Parkway, Suite 102
Tukwila, WA 98188
Manager
Frankfurter
17900 Southcenter Parkway, Suite 166
Tukwila, WA 98188
Manager
Gold Gallery
17900 Southcenter Parkway, Suite 133
Tukwila, WA 98188
Manager
Honey Custom Store for Kids
17900 Southcenter Parkway, Suite 196
Tukwila, WA 98188
Manager
Kitchen Basics
17900 Southcenter Parkway, Suite 108
Tukwila, WA 98188
Manager
Marshalls of Tukwila
17900 Southcenter Parkway, Suite 170
Tukwila, WA 98188
Manager
Dunhill Furniture
17636 Southcenter Parkway
Tukwila, WA 98188
Manager
America's Best Contacts & Eyeglasses
17334 Southcenter Parkway
Tukwila, WA 98188
Manager
Comp USA, Inc.
17400 Southcenter Parkway
Tukwila, WA 98188
Manager
Dining Interiors
17362 Southcenter Parkway
Tukwila, WA 98.188
Manager
Egghead Software
17326 Southcenter Parkway
Tukwila, WA 98188
Manager
J. R. Cinemas, Inc.
17374 Southcenter Parkway
Tukwila, WA 98188
Manager
A House of Clocks
17448 Southcenter Parkway
Tukwila, WA 98188
Manager
Applegreen Furniture
17328 Southcenter Parkway
Tukwila, WA 98188
Manager
Crown Books
17372 Southcenter Parkway
Tukwila, WA 98188
Manager
Drug Emporium
17348 Southcenter Parkway
Tukwila, WA 98188
Manager
Red Robin Restaurant
17300 Southcenter Parkway
Tukwila, WA 98188
Manager
Evans Music
17312 Southcenter Parkway
Tukwila, WA 98188
Manager
Plato's Pocket
17340 Southcenter Parkway
Tukwila, WA 98188
Manager
Waterbed Emporium, Inc.
17320 Southcenter Parkway
Tukwila, WA 98188
Manager
Sportmart, Inc.
17500 Southcenter Parkway
Tukwila, WA 98188
Manager
Apple American LTD Partnership
17790 Southcenter Parkway
Tukwila, WA 98188
Manager
Wallpapers To Go
17540 Southcenter Parkway
Tukwila, WA 98188
Manager
Cost Plus, Inc.
17680 Southcenter.Parkway
Tukwila, WA 98188
Manager
Hobbytown, USA
17774. Southcenter Parkway
Tukwila, . WA 98188
Manager
Michaels Stores, Inc.
17686 Southcenter Parkway
Tukwila, WA 98188
Manager
Bel -Red Furniture
17642 Southcenter Parkway
Tukwila, WA 98188
Manager
Cucina! Cucina!
17770 Southcenter Parkway
Tukwila, WA 98188
Manager,
Ross Stores, Inc.
17660 Southcenter Parkway
Tukwila, WA 98188
Manager
The Bon
17750 Southcenter Parkway
Tukwila, WA . 98188
Manager
Krauses Sofa Factory
17740 Southcenter Parkway
Tukwila, WA 98188
Manager
Readicare, Inc.
17780 Southcenter Parkway
Tukwila, WA 98188
Manager
Sleep Country U.S.A., Inc.
17710 Southcenter Parkway
Tukwila, WA 98188
Manager
Video Only
17610 Southcenter Parkway
Tukwila, WA 98188
CITY OF TUKWILA
6200 Southcenter By
Tukwila WA 98188
PACIFIC NORTHWEST GROUP
3131 S Vaughn Wy Ste 20
Aurora CO 80014
Robert Schoenbachler
3131 S Vaughn Wy Ste 204
Aurora CO 80014
FAIR VENTURES INVEST LTD Lp La Pianta . TRI -LAND CORPORATION
12835 Bel -Red Rd Ste 140 PO Box 88050 1325 4th Ave Suite #1940
Bellevue WA 98005 Tukwila WA 98138 Seattle WA 98101
SEA -PORT INVESTMENTS INC Beverages Shasta WOELFL FAMILY TRUST
5319 SW Westgate Dr 26901 Industrial Blvd 6852 Coyote Canyon Rd.
Portland OR 97221 Hayward CA 94545 Somis CA 93066
William E Boeing JR
1325 4th Ave Suite 1940
Seattle WA . 98101
VALLEY PROPERTIES
6051 South 194th St
Kent WA 98032
HILL INVESTMENT CO
PO Box 700
Mercer Island WA 98040
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Paul & Eleanor Sade LEVITZ FURNITURE CORP PACIFIC NORTHWEST GROUP
585 Point San Pedro Rd 212 High St 3131 S Vaughn Wy Ste 204
San Rafael CA 94901 Pottstown PA 19464 Aurora CO 80014
UNION PACIFIC CORP PACIFIC NORTHWEST GROUP
PO Box 2500 3131 S Vaughn Wy Ste.20
Broomfield CO 80020 Aurora CO 80014
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
City of Tukwila
PLANNING COMMISSION /BOARD OF ARCHITECTURAL REVIEW
CALL TO ORDER
II. ATTENDANCE
AGENDA
JANUARY 23, 1996; 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
III. CITIZENS COMMENTS: At this time you are invited to comment on items which
are NOT included on this agenda.
IV. MINUTES: December 14, 1995
V. PLANNING COMMISSION PUBLIC HEARING
CASE NUMBER: L95 -0066: Good Guys
APPLICANT: Dana Warren
REQUEST: Approval to increase wall sign area from 150 s.f. to 180 s.f. per TMC
19.32.140(A).
LOCATION: 300 Andover Park West, Tukwila.
CASE NUMBER: L95 -0067: Pavilion Mall /South Lot Development Cooperative. Parking
Agreement
APPLICANT: Trammell Crow Co.
REQUEST: Approval of a cooperative parking agreement which would reduce the
minimum required parking from 491 spaces to 475 spaces (3.3 %).
LOCATION: 5901 S. 180th Street, Tukwila.
VI. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER: L95 -0058: Pavilion Mall /South Lot Development
APPLICANT: Trammel Crow Co.
REQUEST: Design approval of a revised parking lot plan to allow construction of
two restaurants and relocate a portion of a stream.
LOCATION: 5901 S. 180th Street, Tukwila.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665
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Page 2
CASE NUMBER: L96 -0001: Les Schwab Tire
APPLICANT: Paul Casey
REQUEST: Approval of a revised design for a 13,222 square foot retail tire store with
40 parking spaces.
LOCATION: 6810 S. 180th Street, Tukwila.
VII. DIRECTOR'S REPORT
ADJOURN
MEMORANDUM
To: Steve Lancaster
From: Vernon Umetsu
Date: 12/3/95
RE: South Lot Historic Review
Findings
Several project approvals were granted in 1982 as follows:
4/20/82 A new Zoning Code is adopted which extensively expands
design review. However, in neither the 1977 Code or
the new 1982 Code is design review required in M -2
zones.
5/27/82 DR -3 -82: BAR design approval of the parking lot, which
encompassed the entire site. Additional landscape
islands and a central circulation driveway were added
by the BAR, upon the recommendation of staff. It is
not clear why design approval was needed.
11/18/92 82 -20 -CUP and 82- 21 -SPE: Simultaneously reviewed
permits for off -site parking to support the Pavilion
Mall. Approximately 5 aces are proposed for
construction, of whic 20 would be use as required .
parking for the Pavilion Mali. A conditional use
permit is required for such off -site parking
facilities.
The previous BAR approval was referenced to demonstrate
satisfying Conditional Use Criteria 2: "The proposed
use shall meet or exceed the performance standards that
are required in the district it will occupy;"
The site plan approved by the BAR was approved by this
conditional use permit approval and incorporated into
the property title as an agreement with the City of
Tukwila.
Conclusion
It is not clear why BAR approval was needed. However, it is
clear that:
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a. a conditional use permit for a specific site plan was
required and issued,
b. this department has been supported in requiring design
approval to demonstrate satisfying Conditional Use Permit
criteria 3, 4 and 5 (TMC 18.64.050) as shown below:
1. The proposed use will not be materially detrimental to
the public welfare or injurious to the property or
improvements in the vicinity of the proposed use or in
the district in which the subject property is situated;
2. The proposed use shall meet or exceed the performance
standards that are required in the district it will
occupy;
•
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c. City approval is required to modify the parking lot plan.
However, it is not clear that approval is required for the
buildings.
Recommendation
Administratively require BAR design approval of the proposed
parking area, in order to demonstrate continued consistency with
the original conditional use permit (per 82 -20 -CUP).
to atively, a condi 'onal use permit to evise the original
approv site plan might required. This w•- d require
consisten with current crit 'a.
Project review under either approach would require evaluating the
proposed parking area with respect with the proposed structure.
The structure would be viewed as an existing fact and the parking
area design adjusted as needed to satisfy the appropriate
conditional use criteria.
A final, not recommended approach, would administratively approve
the revised site plan as a minor change to 82 -20 -CUP. 95 \SLOT \BARRQMT
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TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT
INTER - OFFICE MEMO
TO: Case File # L95 -0058
Case File # L95 -0067
FROM: Steve Lancaster
SUBJECT: Southlot Cooperative Parking Agreement and Southlot Design Approval
DATE: February 23, 1996
The cooperative parking agreement and design approval decisions made by the Planning
Commission/BAR on January 25, 1996 created a conflict with Sensitive Area Overlay buffer
requirements of the zoning code. Options identified for resolving this conflict were:
1. Reduce the 15 foot buffer requirement for the watercourse located near the property's
southwest corner to 10 feet, and construct a "key wall" immediately adjacent the watercourse.
This would require removal of most or all existing vegetation in the immediate buffer area,
and replanting to achieve an enhanced buffer.
2. 'Eliminate the proposed parking that extends south of the existing paved area in the vicinity of
the watercourse, and retain the existing vegetation within the watercourse buffer area. This
will result in the loss of approximately 15 parking spaces.
After reviewing the parking studies and other information regarding parking need associated
with this project, I have determined that Option 2 is the best course of action. On February 22 I
explained this situation to the Planning Commission at its regular meeting, and indicated the
solution I intended to implement. The Commission members present all indicated support for
this solution.
cc: Steve Crocker, Trammell Crow Company
Vern Umetsu, Associate Planner
Gary Schulz, Urban Environmentalist
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BOARD OF ARCHITECTURAL REVIEW
DESIGN 3EVIEW
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
IMO
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
FOR STAFF USE ONLY
I
Planner: File Number:. Lc\5- 0 DSO
Cross - Reference Files:
Receipt Number:
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Remove existing open drainage and landscape
islands and, replace with a new water feature and new landscape islands.
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)
5901 S. 180th
(See attached site plan for legal description)
Quarter: Section: Township: Range:
(This information may be found on your tax statement)
3. APPLICANT:* Name: Steve Crocker c/o Trammell Crow Co.
Signature:
* The appli• nt is the person whom the staff will contact regarding the application, and
to who ' all notices and reports shall be sent, unless otherwise stipulated by applicant.
Ad. —s: 5601 Sixth Ave. S. , Seattle 98108
(206) 762 -4750
Date: October 13, 1995
AFFIDAVIT OF OWNERSHIP
Steve Crocker, Construction Manager for Trammell Crow Co.,.
4. PROPERTY Name: as agent for Herman and Ruth Schoenbachler (Lessor)
OWNER
Address: 5601 Sixth Ave. S.
Phone: (206) 7627 0
I /WE,[signature(s)]
swear that I /we are th= owner(s) or contract purchaser(s) of the property involved
in this application . d that the foregoing statements and answers contai TOS IV EC)
application are e and correct to the
best of my /oifr knowledge and belief. Date: October 13, 1995 OCT 1 3 1995
COMMUNITY
DEVELOPMENT
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TRAMMELL CROW COMPANY
5601 Sixth Avenue South
Seattle, WA 98108
(206) 762 -4750
TO: Board of Architectural Review
City of Tukwila, Washington
WE ARE SENDING YOU:
x
Attached
Shop drawings
Air Quality Asses.
Via Pouch
Prints
Change order
Plans
Contracts
LETTER OF TRANSMITTAL
DATE: 1 0/1 3/95
JOB: Landscape Redesign
PARK: South Lot - Pavilion Mall
Samples
Specifications
#
DATE
NO. (DESCRIPTION
_
1
Design Review Fee $900
1
Design Review Application Form
9
Proposed Landscape Plan (David Evans)
9
Site Plan (Ferrari Design)
9
Parking Calculations (letter)
9
Site Lighting Plan (McMullen Electric)
9
Existing Landscape Plan (David Evans)
9
Civil Plan (Barghuasen)
THESE ARE TRANSMITTED as checked below:
MEI
For approval
For your file
As requested
For review
FOR BIDS DUE
REMARKS:
COPY TO:
-
—
Approved as submitted
Approved as noted
Returned for corrections
For your signature
Resubmit copies for approval
Submit copies for distribution
Return corrected prints
SIGNED: Steve Crocker
RECEIVED
OCT • 3 '1905
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DEVELOPMENT
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• FUTURE CURB CUT
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Bided jrn requests from the or ot Tukwila planate,
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. descent's and quantify the existing vegetation on the site.
AB 3reis oa the site were been inventoried. Tree trunk
illamel41 at breast height (DIM) vary from three inches (3
incise) II 14 inches. The definition of significant trees li
' currently being revked by the my and many of the trees on
thirsite may not qualify as significant trees.
' TOTAL NUMBER OF TREES: 233
TOTAL SITE AREA: 208,960 if (4.8 AC.)
• TOTAL TREE CANOPY AREA: 8,944 sf (.205 AC.)
i
t : lERCENTAGE OF SITE
, COVERED BY TREE CANOPY: 4.3% • •
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and 'pant location. These shrub areas width the type of
shrubs ail Mown on the plan.
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OCT 1 3 1995
COMMUNITY
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LEGAL DESCRIPTION
THOSEIPORDONS OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
AND' SOUTHEAST QUARTER OF THE NORTHWEST QUARTER, ALL IN SECTION 35,
. TOWNSHIP 23 NORTH, RANGE 4 EAST,: W.M., IN KING COUNTY, WASHINGTON,
' MORE pARTIOULARLY DESCRIBED AS FOLLOWS: •
COMMENCING AT THE NORTHWEST CORNER OF THE SAID SOUTHWEST QUARTER
OF THHAORTHEAST QUARTER; THENCE S 86'54'46. E ALONG THE NORTH LINE
oF ;SUBDMSION. 449.30 FEET; THENCE 5 01 05 14 W 36.0 FEET
SOUTHERLY MARGIN OF SOUTH .1BOTH STREET AND THE TRUE. POINT
OF B PINGrTHENCE CONTINUING S 01'05'14 W, 365.76 FEET; THENCE
N■88' 4S W, 424.89 FEET; THENCE S 8651300- W, 103.76 FEET; THENCE
Sa' W, 74.23 FEET TO THE EASTERLY MARGIN OF SOUTHCENTER PARKWAY;
THEEAsITET08'43'18- E ALONG SAID EASTERLY MARGIN, 316.06 FEET; THENCE "
E ALONG SAID EASTERLY IAARGIN, 63.77 FEET; THENCE ON SAID
YOLARGIN ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 50 FEET
THENC 88'5446' E ALONG THE SOUTHERLY &MON OF SAID, SOUTH 180TH
THROUT4 A CENTRAL ANGLE OF 76'18'21% AN ARC DISTANCE OF 88.59 FEET:
STR. EET1485.16 FEET TO THE TRUE POINT OF BEGINNING.
25
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DEC, •1 3 1995 .
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•26.00 PROPOSED SPOT ELEVATION
/ EXISTING SPOT ELEVATION
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RECEIVED
. CITY OFTUKWILA
.05.-005.0 .DEC13.1995
PERMTTCENTER
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IE =13.60 (12", OUT)
EXISTING DRIVEWAY
".:....RIM- 27.E7.'x _r,..,.,.
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76'1B;21'
.. L':• =: 66; 59'. s • ___ ._
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USE, CAUTION: WHIN. INSTAWNO SEWER NID WATER .
UTILITIES ,,OUE TOATHEDOSIENCE•.OF TWO OAS. AWNS `
•WTIHIN •THE SERVICE- POINT. LOCATIONS. LOCATIONS'•••
SHOWN OWPLANS :ARE FROM :INFORMATION .PROVIDED
.'i
IBY .:THE .CITY •OF..UKWILA• AND. MAY 'NOT NECESSARILY'
'BE. THE ;ACTUAL;, LOCATION'OF.:1HE 'UTILRIES•. c;;
THE CONTRACTOR SHALL:BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION, AND DEPTH
' OF.ALL'IXISIINC'UTIILITIES NHLTHER•SHOWN ON THESE PLANS OR NOT BY POTHOLING THE •
.: UTILITIES AND SURVLYINO THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION.
. THIS SHALL INCWDE CAIUNO UTILIIY-LOCATE • 1 -800- 424 -5555 AND, THEN. POTHOLING
.ALL.OF'ThE IXISTMC UTILITIES AT LOCATIONS-OF NEW UTILITY CROSSINGS TO PHYSICALLY
'' .VEMFY•WHEIHER OR NOT CONFLICTS EXIST. LOCATIONS OF•.SVD UTILITIES AS SHOWN ON THESE
. PUNS ARE BASED UPON 1HE UNVERIFIED PUBUC INFORMATION AND ARE SUBJECT TO VARLATION.
IF CONFUCTS SHOULD OCCUR, THE CONTRACTOR SHALL'CONSULT•BARGKAUSEN • '
• •CONSULTING ENGINEERS, INC. TO RESOLVE ALL PROBLEMS•PRIOR TO PROCEEDINC.WRH
CONSTRUCTION: •-• , .. .
CALL BEFORE YOU DIG:
1- 800 -424 -5555 REGEI
OITY OFT
ED
KWILA
:BrF{'_:.'srr'!:Yr.
III III III III I III III III III III I1I III III III III III III III III III III III III III
T[1(:,1 �' I 12I I 13. M I L 4I: ✓{ . 1.5I I I 15
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uu 1'k'I uulmi miI mihiuluulmi imluu mduu mihm miluu mihm uuhm milim iiiduu miI 1 uuIii
I • • •• • • • .1
COSTING ERIVELVAY, '
Naas
11.4GFAI;T:- MIRAFT ATER1 • '
•• IN/HAYI BALE :PROTECTION
' *.oli; ''°. .. ' ', • ... ' 12.g.ta ob. ''''44.:25E3•(:FI. NG...oR Npv;1--11.-": i '. ' • -1.. ' ' ..
=,-4
r,fi..... • . •
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k &V w-'—•t21■:,''. ....7. .. .....L7:_t_7.........t.",1....., , 011
EROSION CONTROL NC)TES:.,
.... . . - .. r; : .... ,
1 7,0,:.-4-.,.,:7.• ,...',.. ; : ‘..- .
. „ . T , 1. APPROVAL OF NIS EROSION/SEDIMENTADON CONTROL (TESC) PLAN DOES NOT
• COMMIE AN.APPROVAL OE PERMANENT ROAD OR DRAINAGE DESIGN (E.G., SIZE AND
._._
ICAISINET 3T CULVERT' '--- ..;°T.,„ " ' . . LOCATION OF ROANS PIPES, RESTRICTORS, CHANNELS, RETENTION FACILITIES, UTIUTIES„
: BE ' ,---.'-'. - ''. ETC./
\TO REMOVED . . .
, . . • . .
• . I
2. DIE IMPLEMENTATION OF THESE TESC PLANS AND THE CONSTRUCTION, IANNTENANCE.
REPLACEMENT, AND UPGRADING OF THESE TESC FACILITIES IS THE RESPONSIBILITY OF THE
APPUCNET/TESC SUPERVISOR UNTIL ALL CONSTRUCTION IS APPROVED.'
. .0
...:•
.
• .
-,' II, • •
EXISTING CATCH BASIN EXISTING DRAINAGE PIPE
TO REMAIN • TO RETAIN
„. •• .
. ., . .
., • •
3, THE:BOUNDARIES OrTHE CLEARING UNITS SHOWN ON THIS PLAN' SHALL BE CLEARLY
FLAMED EIT A CONTINUOUS LENGTH OF SURVEY TAPE (OR FENCING, IF REQUIRED)
PRIOR' W CONSTRUCTION. , DURING THE CONSTRUCTION PERIOD. NO DISTURBANCE BEYOND
- THE.CLEARING LIMITS SHALL BE PERMITTED. THE CLEARING TRAITS SHALL BE MAINTAINED
, EFT THE APPUCANT/TESC SUPERVISOR FOR THE DURATION OF.CONSTRUCTION.
.
4. THOTESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED PRIOR TO OR IN
' CONJUNNON WITH ALL CLEARING AND GRADING SO AS TO ENSURE THAT THE TRANSPORT .
OF,SEDNENT TO SURFACE WATERS, DRAINAGE SYSTEMS, AND ADJACENT PROPERTIES
. ,
5. THE TESL FACILITIES SHOWN ON his MAN ARE THE MINIMUM REQUIREMENTS FOR
ANTICIPATED SITE CONDMONS. . DURING THE CONSTRUCTION PERIOD, THESE TESC
FACILITIES SHALL BE UPGRADED' AS NEEDED FOR .UNEXPECTED SCORIA EVENTS
AND NOTIFIED TO ACCOUNT FOR CHANGING-5(TE CONDITIONS (e.g. ADDITIONAL SUMP
REL RON OF DITCHES AND SILT FENCES, etc.) . •
I
6. THE, SC FACILITIES SHALL BE INSPECTED ONLY BY THE APPLICANT/TESC SUPERVISOR AND
• MAI ED TO ENSURE CONTINUED PROPER FUNCTONING. WRITTEN RECORDS SHALL BE KEPT
OE: KLY REVIEWS OF THE TESC. FACILITIES DURING WET SEASON (OCT. 1, THRU MARCH 31)
' AND.44', MONTHLY-REVIEWS DURING THE • DRY SEASON (APRIL 1 TO SEPT. 30).
A
7. • ANY. 'A OF EXPOSED SOILS, 'INCLUDING ROADWAY EMBANKMENTS, THAT WILL NOT BE
' DI ED FOR .11Y0 DAYS DURING THE WET SEASON OR SEVEN DAYS • DURING THE DRY
S SHALL BE IMMEDIATELY STABUZED WITH THE APPROVED TESC METHODS
(4.94SEEDING, MULCHING,' PLASTIC COVERING, etc).
. .
8. ANY.AREA NEEDING TESC MEASURE,' NOT REQUIRING IMMEDIATE ATTENTION, SHALL BE
ADONESSED WITHIN FIFTEEN (15) DAYS.
. .
9. AT NO'WE SHALL MORE THAN 1 FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE
WHIN A CATCH BASIN, ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE
'CLEANED PRIOR TO PAVING. , THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT
LADEN WATER INTO THE DOWNSTREAM SYSTDA.
EXISTING CONCRETE 4 EXISTING CONCRETE
CURBING:TO RDA/AN . • , •
CONTRACTOR:SHALL BE FULLY.. RESPONSIBLE FON oemaita:pumos Me, THE, '.' • ..
..,14131411411TOWSTATE DmARIIIENT. OF NATURAL RESOURCES' FOR IREMEFING AND . ••'" '
REPIACING•'ALL. SURVEY.: MONUMENTATTON ;MAT MAY. BE' AFFECTED. BY:CONSTRUCTION ; ••••
',I...REGISTERED LAND suRnyca:•,..meucAilows FOR PERMITS TO -REMOVE, MONUMDITS
. lurec• OBTAVI40 • FROM.. THE' WASH11410.4 STATE otPARneff or: NATURAL-. "
'•"RESOURGES, 'OR BY, CONTACTING NEM OFFICE BY .11DEPAIONE' AT (20B): 902-1190. • • .. •
p.0. 47060
'''''';'•1•',°L`141Y4'•,!.58010ti .99664,7060. • • . .
upow.651.01-DoN.. OF DONSTRUCTION, M.X.AIONOWENTS;DISPUTGEOI ATEMOYED.' OR • . -
DEMOTED STIALL. BE, REPLACED BY. A 'REGISTERED: IMO, SURVEYOR:, AT TITE . COST miu
AT THE DIRECTION OF .THE. CONTRACTOR, PURSUMT ICITHESE REGULATIONS. THE . • •
r• APPROPRIATE, FORAM,- FOR REPLACEMENT OF SMO 11111111111111111 STALL N-50 . BE 'THE •
-',R02PotIBIO4-GT oF.TRE cONT;RAcToR.."■,..; 1 •.' 1 -'•'" • ' •
• •:-
WE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE =MON, DIMENSION, AND DEPTH
OF ALL,E0511N0 UMUDES'WHETHER.SHOWN ON'THESE PLANS OR NOT FIT POTHOUNG THE
mums AND SURVEYING TIRE HORIZONTAL AND Wile& LOCATION .PRIOR .TO CONSTRUCTION. •
THIS SHALL INCLUDE CALLING trnurr•LOCAlE • 1-800-424-5555 N4D•THEN POTHOLING
. NIDE THE'EXISITNO UTILMES AT LOCATIONS OF NEW.UPLITY CROSSINGS TO PHYSICALLY
•• VERIFY WREDIER•OR'NOT CONFLICTS EXIST. LOCATIONS•OF SART UTILITIES AS SHOWN ON THESE
, PLANS ME BASED UPON THE UNVERIFIED PUBUC.INFORNADON AND ME SUBJECT TO VARIATION.'
• IF ;CONFLICTS'S/QUAD OCCUR, 'DIE' CONTRACTOR. SHALL CONSULT BARCHAUSEN . •
CONSULTING, ENGINEERS, INC.' 10 RESOLVE ALL PROBLENS'PRKA TO PROCEEDING WITH
• pRioit.licoNsTRucnoN . • .. , .
1. :•.•coriFIRu THAT ALLAPPLICABLE CONSTRUCTION PERMITS HAVE BEEN SECURED.
• ...
2. • INSURE THAT ALL NECESSARY PRECONSTRUCTION MEETINGS HAVE BEEN HELD PRIOR
• ..TOANT CONSTRUCTION' ACTIVRIES.
' 3. ..,LOCATE COSTING 'UTILMES'AND.INMATE COORDINATION WITH UTILITY AGENCIES.
-EXCAVATEAND REMOVE LOOSC-OR SOFT IAATERIAL TO A DEPTH, THAT WILL
• .4,-.ANSTALL SILT.FENCE.AS SHOWN ON THIS, PLAN,
' 11,1PLEM., INT AOOMONAL SILTATION CONTROL, MEASURES :45 DIRECTED BY THE COUNTY
• ouiliNo 6011SIRUCTION'
,RUDIORITIES AND/OR AS SHOWN ON THIS PLAN., •
• 1. 'swop PAVEMENT AREAS. ,
PROVIDE A STABLE BANE FOR STRUCTURAL F111 AS SPECIFIED IN SOILS REPORT.
3. •• INSTALL STORM SEWER PIPES AND CATCH BASINS PER APPROVED PLANS.
' • 4. PROVIDE TEMPORARY CATCH BASIN SILT TRAPS ON CATCH BASINS, AND UNMEANT UNTIL
. DANGER OF'SILTATION HAS PASSED. • . INSTALL RETAINING •UTILITIES, EG. WATER, SEWER, GM, ETC.
" B. iiACE MD COMPACT FILL MATERIAL IN ACCORDANCE WITH SOILS ENGINEER'S
• 'RECOMMENDATIONS AND/OR PROJECT SPECIFICATIONS.
7. ' BEGIN SITE STRUCTURES.
B. ENTAL GRADE. COMPLETE • SITE WORK AND PAVE SITE.
ERLANDSCC)°, SCAP1RUE ANCTI°ND OROV1DE EROSION PROTECTION ON ALL DISTURBED MEAS.
2: 'OBTAIN FINAL SITE APPROVAL FROM COUNTY OFFICLALS.
3. ." REMOVE THE REMNNING TEMPORARY EROSION/SEDIMENTATION CONTROL ONLY
' ' AFTB2 SITE S BEEN STABILIZED AND KING COUNTY DDES SITE DEVELOPMENT
INSPECTOR WS APPROVED THE REMOVAL
4.• CLEAN UP STORM DRAINAGE SYSTEM. DO NOT FLUSII SEDIMENT OFF THE sot.
• . 2
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•• •
A -.
L ALL' NKR AND MATERIALS SWILL K INACCOMANE[ WITH DC •STANLARD
SPECIFICATIONS FR RM&'MIDOc,•ma NIMICIPAL COKTRLTmI• WASHINGTON S1 TC • . .
KPNRTNEM M TRNGPORTATFDN AND.NCRITAI1 PULE. woos ASSOCIATIOL •
VASWNGTDI STATE CHARTER, 1194 EDMIX , TOGETHER WITH,TE'LATEST EDIDEN M TE •
' 'CCTV Q.iIYVILA EGI)ERIIG STAMDMOi : :
e N APPROVED CMY,O' THOSE PLNK MIST K ON SITE VIEI[VER mKTROeioi IS IN •..
• PROVES; , ,
a •'n91ALL E DE SOLE ESPOISIEIiIT M'T['CWTRACTOt TO DITAIN STREET USE
• NT OTER RELATED PERMITS PRIM TO NY •COKTRUCTIR ACTIVITY, D( CRY .
..: Pr .c.
4 NODE TO ANY CmSTRUCTI l CTIVIfY .71E CITY.tIF TI CVR.A'(IGONa1RpG 17VMTMEM .
. «33 -1870) MJS7 E CORACTED FOR A PE@R1II TUI I LTD!& .
•
ALL LDCATO G 'manna UTILITIES' DCVN IIJIFa4 !AWE Kin n:1 148KB x FIELD
• ,SURVEY OR CITADEO FRNI AVAAALE RECORDS AND SITLD TN[IIETOE'K' CONSIDERED
•
;'AMRRINAIE ELY. AND tor NECKSMILY' COfICTE. R OPTS SLLE. RLSPOKOILITY.O' -': L. .
TK COITMCTOI•TO INMPENDOITLY•VERIFY TIC. ACCURACY ? ALL UTILITY :LOCATIONS •
SHOWN, AND TO FURTHER DI99VER AND AVOP NIY OTIQI UTILITIES MR SEEM
• HEREIN WHIR NAY E AFFECTED DT TE IIPLLIONTATIOI'CF: TARS PLAAL THE
CO/TRACTON SWALL CONTACT• TIE.UTLTTIES OOEGRUAE LOCATION BRVICE : •
, 0- 000 -424 -555) PRIOR To CIXTTMCTIIX • T C OMEN R'HOT EPRESERTATM SHALL
K TMEDIATV..Y. CRTACTR D' A UTILITY. COILICT E7I I1....
6.':CATCH DASD - TYE 1 PER VSDOT /APVA TANIAID •PLNI 1 -1 GR AN
ASSOCGTEO SD
GRAVEL CIi R EOUN.., '..`.
7.' CATCH DAM - TYPE O - PER VSDOT /MWA`STAIOMD'PLMP -IC 41I -INCH LO 01.51 INCH
IE'AS. DESIGNATED R ASSOCIATED SAND ANN GRAVEL CI-1A'DR EQUAL.. :
:.& 'UNIT COVERS AS DESIGNATED; AK VSD0T /APVA.STNIDNR& ITT STNIDNO W( •P1 IRE.
9. ALL TYRE' II CATCH BASINS SHILL NAVE LADDERS OC-SNETY STEPS PER V11JT /APVA
• ' STANDARD PLAN 1-12. , .
1A ALL CATCH BASIN ERNES AID. GRATES SHALL K.UCTILE IRR PER VSDOT /APVA •
.. .STANDARD PLNI I.2A . • . , . .
11. ,ALL CATCH AMIN GRATES RN.. KIEL-PRESSED 0.N FEET•1ELOV PAVDCNT /CURD LEVEL
12, KL OVVATER SEPARATR: CI.GATES.SNALL E M 1E. QOIIMD SOLID LOOKING TYPE.
• 13.' Da..siailt U. DRAINAGE CEMVLYNIEE PIPE THAU. E OE O. TIE. F0.LOVDG. AS '
• DESIGNATED
A. • HELICAL CORRUGATED ALUMNA/IX/ ASPAALT- TREATED STEED,XMLIII 16
MIKE OR GEATR •AS SIGVN 2 2/3 DON, 7-INCH mRUOAno4 VITH •
,, VATRTIOIT. COIECTDG 1,11NS ,
• 1. . CRCRET4 PER AST& c -Iw; CLASS-IL NRlNEn*i c D 1T11MO :SPIGOT '(Vnii
-PIPE JS/TS MKT E ?: T1€ sANC INTERIAL; AND'.
• ET WERE A PIE NUTRIA. IS sECPIFALLT SHOWN ON TIC PLAN, THAT
E. ..•SHOOTH WALL SPIRAL NI ALUMINUM/DR ASPHALT -TREADED STEELS PPG ,16
GALE„ W34-INCH 3/4-001 MIS. AT: 77 TEES no . • ... • , .
G ADS TYPE N-R • NM-MINTY . POLYETHYLENE CORRUGATED kit'
.. VRH M,•
• nEGRAlT'PO&ED S IWITH DRTERIGR To TE REQUIREMENTS M AASA4T
.6 .
,'.
14.. AL PIPE EDDDG SWLLL WfODITO, VSDOT/ PVA :SECTIDN9- 3L7(Il TER ALDRICH
AND PAL. PPE, AND SECTION 9 -30.7OM FR COCETE PIPE.' ALL•T l 4 MTIVELL
SHALL E COMPACTED TO 92 PERCENT MINDIUI DRY DENSITY. PRA 7.14 D-1577 -7D.
13. ALL PEPE SWVl E LAO ON A PRMERLY PEPMED FDU1ATIR Ac DTI TO •
VASHINGTIN STATE SPECPICATm1 7- OE.3CIA. TMS'SAI.I:.DLiUE NCCESSMY LEVELMO •
M •TE TREND/ TOTTER OR TIC TM 6 THE EDUCATION IAIERW.'AY WELL'AS
PLACEMENT• AND COMPACTED! 6 EWDED EDDDG MATERIAL 70 UNION RASE SO •
- • 'THAT DUDE LENGTH M TE PIPE WILL K. SUPPORTED. A' UISOM.Y DIODE •LPRIELDIIG
'1ASE.'. P: TIC NATIVE MATERIAL 'Dr THE BOTTOMED' TIC TENCH NEETSLTHE 11ERUDm[NTS
FcR.•GRAVEL IATAFILL FR PIPE 1EDDING•. THE FIRST LEFT Or 'PIPE BEDDING KATIE . •
OMITTED. PROVIDED IT MATERIAL IN DE 1OTTOM TE TRECICH IS LECKE&•REGRADEI
A COPACTED 10 FTWI.A DENSE WYIELOING.IASL" •• 14. ALL )XRLDIHG Rm'. RAIN.DOVNSPWTS AND YlpT1NG OADOW,. .9E ERECTLY •
. CNECTED TO. NE NAM STEM DRAINAGE CDRVEYNNCE SYSTEM TROUGH M.'
• UNDERGROUND PIPE' SYSTEM.. ROY DRAWS AND MIND DRAINS SHALL K SEPARATE
SYSTEMS -AND SMALL. it CDISTRUCKD OF. 6-119:14 DR 11-11101 -DIAMETER VIERS SICND
• PAIL.. (RIG)D. NOPERFORATEn FEN ROOF 'DRAM. PERFORATED FOR FUMING DRAIN • '
SAATIc,Em CUNOJTS AND ENDS SHALL K DGTAI,ED m THAT THE SYSTEN CNI IRE
' EASILY IAWTAIER• TE SYSTEM SIEVN HOER IS. SOEIATIC OWY.,. CC
DRAINAGE/GRADING CONTRACTOR R LANDSCAPER MY ALTO[
THE LAYUO AS REI RECORD O
LO ATI BETTER GRILL THE SITE 7E .ONTRACTR'SIALL ISM A D E.ITY, GINEER Ni TNE' -
LOCATI F C 4 CTl AND I VI I AND SURDi WEED THE CRY, ENGINEER AND
'.. DV/ER WOI L'OIPLE71=N'� TE; VIOL: , .'.. •.
17.. ALL ROMIAND• FmTDG DRAWS' SHALL K LOCATE! IN Lille FIELD AND ADJUSTED AS
. NECESSARY. TO AVOID :IMAGISTIC TIC COSTING TEES DENOTED R TIC GRADING PLAN
• TO E SAVED.. LIMAN LINED SIQLD K LOCATED OUTSIDE TIE IWW LDE E TREES TD BE ..
SAVED WHEREVER POSSIBLE :..'
IL .1E STORM DRAINAGE SYSTEM 9ALL EE CONSTRUCTED ACCRDING'TO'TE "APPROVED
PLANK WHICH ARE W FILE IN TIE ENGINEERING DEPARTMENT. ANY KVIAW F
RO4
....APPEND) PNK WILLREOORC.NOTTR APPROVAL FROM•TNE• PREFER AY.
l9. STRUCTURES:SHWI-N T •K PERMITTED VITN ID FEET M •iE SPRING LI TNE
ANY'STONE
•
:Len, LCDSTRUCTIR M EVATERING /GROUNDWATER, SYSTEM O.REDOED. STALL E M
ACCORDANCE WITH TIC AP,VA STANDARD SPECIFICATIONS, SECTINI 61 -3.O2. 1981
EIN71R "
21..PRIR TO OCCUPANCY, DC PERMANENT STERN DRAINAGE SYSTEM MUST E CLEANED OUT
1Y PUNIC. CM NOT PUP OR DISPOSE M ANY Y OTT
ER' STRENSTORM R
STORM SEVER
' SANRAx SVER sYSTEU . , -
22.. RIP' RAP ROLK''FR EROSIR'PROTECTIR 9ALL'K'O•SQMD QUARRY ROCK PLACED :TD.'
A MRM(M DEPTH. M. QE W FOOT.` ROC(. AGGREIATE;TO K'A8'f0.L0V& •...
• .. .. T DEN - 2 PclES - ID PERCENT 40 'PE CID T
TESTING OF ALL' STORM SEWER PIPE WILL lE AT OPTION O TE.CITY Er,TUKAIM s .:
24 WHEN PLAN AJJ4D8N PPE IN. PIPE'AEH iSLUSEI VHEE IT -WILL'K IN'CDITACT VITH • ,
' CDNCETE R COCRETE PPE, ALL ALUMINUM ELI/FACES IN` CONTACT. VIN ,THE CONCRETE
: "R CONCRETE PIPE'S1ALL,K PAINTED WITH TVD IMAMATE PAM.. -THE ALUMINUM PPE
TD K PAINED SHALL K CLEANED VITH SOLVENT TO REMOVE CONTAMINANTS. -AFTER '
CLEMIW TE' PIPE SHILL K PAINTER VITHWTVO, COATS'R PAINT COIOMDG'TO
FEDERAL •SPECPICATTON TT-P -HS @RINER'PADIT, EINC EIROMTE, •ALKro MEAL) •
e7. � THE .TEIPRMY EMKOR/SEDDENTATm( TE TEND. FACILITIES SHALL K COKTRUCTED .
:'PRIOR TO NNY GRADING R' EXTENSIVE •L'ND CLEARING DI- ACCORDANCE VITH TIE
APPROVED' TEN/MART EROSIR/SEWNENTAT1R - 4TR . PLAN;; "TREK FACILInR,
MUST. E SATOFACTf1RILY IWNTADED WTIL•mdTRUCTIR:AND LANDSCAPING IS
C0IPLETE,L TE PoTENTW.•FR ON -SITE EROSTOT.FNIS PA3Sm, .. ..
26 .ALL EARTHWORK' ENDER PAVING TORE USED x'VDGCLAR TRAFFIC SHALL E COPACTCD '•
TO HINIMM 95 PERCENT DRY MTIMM DENSITY PER A.TJL D- 1557 -70 UIDDWIED
•
27, "URLESS OTHEYWISE'NOTE& ALL' ELEVATIWD SHTVN.1 PAVED AREAS [PITH( PLANS ARE:
:TM ff PAVING
2D. IMEDIATLY FDLLOVING FIMSH GRADING ANY DISTWKD AREAS NOT SPECW/ED FR
PERMANENT LANDSCAPING SHALL E SEEDED AND STABLIZED WITH PERNV ENT.'
...
VEMTATION LNNSIST1NG Or RAID. PERSISTENT: AND LEGUME GRASSES.(NU1IMM EDP
- , • - • 20' PERCENT. AMAIN. PERENNIAL' OR HYDRA RYE BASS
en TIE SITE WOK UPRDKIENTS, STALL DE CONSTRETED ACCORDING TO THE APPROVED
.c PLANS WHIR ME IN FILE IN TE ENGTNEERDG DEPARTMENT.. ANY, DEV/ATIR maw TE
. APPROVED PLANS VAL REHIRE APPROVAL OROM.THE PRMER,AFENCY. .. • . . •.
• 30. DE CRTRACTI S/NLL'KEEP PARKING LOTS AND SIEEET :GLEN AT •ALL TIES.IY
SWEEPING • VASHING M ANY TRAVELED SURFACE'VD11TY E ALLOVER'
ALL PARKING D' DRIVEWAY AREAS TO NAVE POSITIVE OLW
YAE TO '
N ''' '
COLLECTION/COAX/ME SySTEMS.OR OVERLAND SIEET• DRAIN AREAS AT OE PERCENT
MINIMA. AMU PLAN DETAILS SHALL NOT SUPERSEDE THO REOUROOIT. ....
•:32. MEN -CUT ROADCROSSONGS FOt LITILLTY TRENCHES UN EXISTING.. TRAVELED ROARVAYC
'. . ...SHALL K' RACG'ILLED•IN ACCORDANCE VITH CITY M TU WILA.CDOT /MVA STANDARD.
' PORN FIE AND IECIWUCALLY COPACTEA' WTS INTO .THE EXISTING ASPHALT SWILL '
E TCAT -LIE CUT WITH SAV.IN A CONTINUOUS,. LIE , A TEMPORARY COLD .MIX PATCH
MUST X .N.ACED IMMEDIATELY KTR.DACKFD.L ND.COMPACTIIX- A REIMIENE -HET
ME •PATCH SHALL.'E PLACED WITHIN 30 Oar AND SHALL K,TE, TMCIDESS M TE
CRIQ1NN.•ASPALT R THREE (3) DCHE; WHICHEVER IS'GEATR: '.• '-
• L 3a' EXTRUDED EH NT`C NTRETE CWIS ARDIND ASPHALT DIMS LL•K CONSTRUCTED •
- ...
r :I;
I ALL A ;A, NO INTIRIALS TIME.K • DI ACTRMNCr VITH.TIE' • STNIDARD '.;
IPSCIFmATON •FR AML' ',ma MUNICIPM. c3GTRDCTIOI•. VASHDIDTW STATE ,
EPAII7NSNT, M TRANROITA�1 AIO•AKOOCN( ►D11.1C VOIKS ASSDCGTIW
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•
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• PRIGR TO TmL TE mot GR.HIi REPRESENTATIVE SHALL
'IT Tfl.TSEFTACTEB IF * UTILITY COIFLICT.EIO71;;'.' •.:. • '
TK SEVR.T'li/EM SIWl K mO1WCTED i1CCGRDDIO �TO THE APPREVEI'
PINO'VIRW AE DI FM D1 TK CITY OF TUKWOA.EMGDEEIONG DEPARTMENT. NO, .
1EVATOI1m1 TTE APPROVED PANS.VILL REOOK.,WETTDI APPROVAL FROM TIC -. •
.TROD rAmICT
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L ;ALL'NYIO.ES :SIMILE +NIA T A'MWIMM DDM M 0.10 FEET I€TVEEN INVERTS
CI .. ALE:1IAlI� NOT EN PAVED MEAS,SNN.L HAVE LOO PG.LIDT.'.. ,.. •
D. • 1T'pMLL•K•M•ELPORI1LITY IM TIE COITMCTM TO ALNST ALL MOIRE • ',
WIDI P11AL ASPIMLT ELEVATSK AND GROWD. ELEVATIONS IN
A SEVER PO1'/EDDDC& •AND TRENCH COIACIIM '
A y....•„
ALL S4VIE1 POE i)IALL K'ONE.M 1K FLIWING AS DESIGNATED
L PZ(,4 CORT14111G TO AS,T& S 7074: RER m
1 e •4Y 1UCTRE Sus CI,AST Jo caipMING inAV.VA CNN.
. .
MAY x ANY MITE MOVE PNOVIO[D
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PR TX D-1557 -71 OEDIFED PDOCTRI PRmt TO JESTING SEVER LINES FOR
L DIx SEV I
A DK.tVOK SMALL K 6 DEN MDIDEM DWETR. AT 2D%MININIM SLOPE. .'
L' ! IIDETKVEK SHALL• BE TESTED FIR LEAKAGE AT THE SAFE TIE TE MAN UK .
J SEVW'O TESTEL,. IF ITT TESTED TOGETHER PROVIDE TEST., TEES AT SEVER MAIN
wRSCTD .
C FLIOVDG ETA TER TNMN ,IO IMT.SIMLL E SERVICED x.OE•M TE,• •
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1 • AR �WRS M. TMO,S6 TIER VAT N LINE I LEAST, 26 LINCES LION 7 E'.
1 lOTTNt 7E v�.TR NNN ' , ..
11 *RUMS. L I T K PERMITTED VITMIN 10 FEET or TIC SPRING LDE s• ANY'
SAMTN T IEWR PIPE• .' .
11 PRTR O NNCY •TIE "DEVELOPER SHALT- GRNT,10'. VIDE SANITARY SEWER
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•
PUN.& RI kF-M YAY. I .
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'ALT: • STEEL FENCE POSTS'=
'A.i FILTER. FABRIC • k046.14:.:
e4
2.i2'K14 CA WIRE
FF,BRIC;Ojt EQUN .
-4? PROVIDE``.75 1 5
' ,WASHED CRAVEL.BACKFILL
IN .TRENCH''AND: ON BOTH • . ,
r,H',SIDES.OF :FILTER FENCE '
FABRIC ON.THE SURFACE
•
FlLTER.FABRIC, IAATERIAL 36••: WIDE ROLLS.
USE - STAPLES, OR ;WIRE RINGS •TO'ATTATCH
• FABRIC tip WIRE
2'x2'.'x14 GA. WIRE
FABRIC OR EQUIV.'
1
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MATERIAL IN 8'x1T' TRENCH
•
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. 'ALL VGRKANINTERIAL! SINLL'IE IN AcTERNIEE WITH 71E •STNIDARG'....
,...SPECIFICATIONS FOR RDA& BRIDGE, AND IAMICPN- CMSTRUCTIW WASHINGTON STATE ;
DEPART)elT:Ei TRANSPORTATION AND AMERICAN PIILIC. WRKS ASSOCIATION '
VASNWGTW STATE EMAPTR'1994 EDITOL .,TORITER WITH THE' LATEST EDI,TIOI Hr TFE
• .CRY O',TIIKVM ENGINEEAIG STANDARDS.''iS
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3,
:1161114.C. 1E Tit SOLE RESPONSIBILITY O TIE CONTRACTOR'. TO OBTAD( STREET USE AND •
MIT MOT RELATED PERNnS •PRIG( TO ANY EOISTRUCTION ACTNITY.IN,Cm' - :
RIGHT -M -WILY, - . .
4. . PRIER TO ANY' COOTINCTTOI'ACTIVITY, 1HE'CITY O TO(VILA DIGDEEOW TEPMTIENT
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,: ALL USCATOKAOr.EXIDINGL,IETILITEES SIOVN MREOI HAVE KEN ESTALISIED NT FIELD •
• :, APPRONMTE INL NOT AVIEACEESSARARILYY D�OPLRL IS i1 S THe SKPO4�ORITY •
'THE COMMON TO INDEPENDENTLY. VERUTSTM ACCURACY OF ALL UTILITY LOCATIOO '
SNN W'S* 711FuRTHER DISCOVER AND AVON NTT OTHER UTIUT1ES•113 DOWN ICREOI
VIDE(. MY E NTECTED 1Y THE IMPLEITITATION M THIS PLAN TFE COTRACTR
SHALL mRACT 'TIC UTILITIES. WDEREFDDO LWTI II SERVICE O -1004E4 -5557) PRIOR
TO m4TRUCISL •TIE OVER DR HIS REPRESENTATIVE SWV.L K IMMEDIATELY, •••
COITACIED S A, . UTEJ ,COWLITT EDIST; (j • . - •
6 TIE'VATER• ALAN DISTRSUTIEI' SYSTEM 9NLL'BE COOTNCTED ACCORDING TO TIE .: •
'APPROVED PLANS WHICH AE I I FILE IN. TIE CITY 6 TWVI A ENGINEERING DEPATMENT.
ANY • EVIATSN FROI.TE APPROVED PLANS VILE RELDRE WRITTEN, APPROVAL FROM TIE
..PROVER AfEMY .. . , 'C}
7 ,.COIECTIDNS TO EXISTING FACILITIES SWILL E SEALED ELF UNTIL CONSTRUCTION 1S •
COIPLETEA'. NO C9NECIONS VILE BE • ALLOWED INTR.. TIE NEV WATER MAINS. HAVE'
PASSED ALL. PRESSME'NND PURITY TESTS • '
D. WATER MAIN PIPE BEDDING' AND 'FRENCH COIP%CTIM :.; . . •
A' • ALL WATER IIADI PIPE'70 K CEMJNT LDNE5 ciao 52 WCTILE IRO! COFE(MD1G •
, TO' ANSI. SPECSICATIRS A-2151 (AV VA C51 -76X, R LATEST EVISEL • •
• WENT:IORTM LINING.AND SEAL [CAME RIALU. CONFORM TO ANSI. A-51,4 -74
. (AV,VA 0104 -74). IR LATEST EVTY IS&
L L. PIPE .DINTS TO' K PUSIED -S6' MCNANICAI. R. FLANGE .TINTS •
ALL WATER MAIN"PPE FITTINGS TO BE 7.DED. CLASS' 230 CAST IDEAL •
• .. COFRHING-TO ANSI,. A -2110 AND A -0.. 1.71,,TIR LATEST REVISION.
•
A ALL VATR NMH PIPLE REDDING 10 BE
ALL.VATR MAIN CEI NT COFAETE T
DETAILSLEHOWN ON ifEL.PLANi',
•ALL,VATR NADI TRENCH IACKFILL'"
OPTIMUM DENSITY PER ASSN 0- 1557 -7
- VATER'H CANS FOR ACCEPTANCE'
A • :ALL WATER (MAIN PIPE 10• ADO. SNA.LER TO
KtM / FINISHED GRADE,. WICK UTILITY C
LOWERED TD CLEM r, ; ' , . •
' ' 1A ALL VATER TAMS DHA.L •M PRESSURE TESTED
F
,THE SPECWICATIV M TE VASHMGTON ST
11 CV&A STANDARDS. ' N.L INSPECTION AND.
, PIESERE M, AND UDR TIE. SUPERVISION
REPRESENTATIVE.,
IL TETRACTR.10 PROVOS PLUGS AND/OR'
, AND PURITY ACCEPTANCE PRIOR TO FINAL TIE
T ALIEC ,71:11CDKERN,T11 STANDARD ' • •
E COPACTEI TO MNRm 9SY DENT•• ''
OIDIFIED PROCTOD'PRmR 70 TESTING
APIA NNIIRI11 COVER :AT 36 DCIES. .
!CIS OCCUR. WATER MAINS ARE TO E . '
D DISDiECTED• DI ATTERDANCE WITH .
'
TESTING S DEPARTMENT CITYLEF
E DOSE IN TIE ' •
jTM CITY ENGINEER AND/OR NUS., : •
R.w- RFF,ASSENE.IES. FIR TESTING
A • ALL FIRE HYDRANTS SHALL GE FORA TD
. • NOS, W -a V -4„ V -&. AND. V-6.. •
R .' Al•FRE HYDRANT PORTS SIW.L FACE '
DRIVEWAY AS S1EVN R THE PLANS,
13. DOESTIC'VATER SERVICE& L
A ALL DOMESTIC WATER SERVICE LINES TO
GA.VANREA STEEL PIPE R PVC PIPE
'ACCMDNILE. VITH CRY M TIIKVILA ST
(DWLE.STRARS AND CORPIRATDM ST,'
R NETT 1mES TD.E INSTALLED DY. TFE
5. ETRS TO DE INSTALLED NY TIC CITY „
-14, IUILDINGS SHALL MOT DE PERMITTED WITHIN 15
MAIN
IS'- ALL .WATER RAINS ITT 'IN PUBLIC RIGHT-Dr-VA;
• THE CITY.D''TUCVILA" : 1
• 16. ALL FITTINGS STALL E CAST IRR R.000TAGI
COMNECTIR AND K THE SANE THICKNESS D.A
17. LIVE TARS TO K COORDINATED VITIi CITY M U
• 18.' .ALL PIPE FITTINGS TO DC LASTED AND LADEF�
• ,
. FLUSHED FLUSD AS SPECIFIED BY NFPA STAN R
COMPLETED CRTRACTR'S MATERIAL AND .TEST 1
VASIDNGTR SURVEYING, AND RATMO BUREAU -M
•
CITY M 'TUMLA STANDARD RAN
DDICIRN( TO CURD AND .TOWARD '
TM 'K• CARPER STANDARD .
VICE COIECTIONS•SHALL E IN
'0 PLAN NO. 202 ER N0. 203
TACTEIR '
IUNILA -
F E THE SPRING LINE E' ANY WATER
AAY5 10-FUOT VIDE EASEMENTS TO
ill FLANGED R MECHANICAL JOINT
AS, THE PIPE USER -. •
`L`S1 48 HOURS PRIER TO ,CONSTRUCTION.
FFM FIRE SERVICE, INSTALLED. TESTED '
51 11 MD NR 24. PROPERLY •
3NIICATES AE TO BE PROVIDED TO
i•71E My M TUIKWILA
•
FILTER: FABRIC•FENCE INSTALLATION NOTES
1. THE FILTER .FABRIC, SHALL' BE- PURCHASED . IN:A'CONTIN000S ROLL CUT TO THE LENGTH OF ,
• 'THEE BARRIER ,TO 'AVOID .USE. OF JOINTS WHEN - JOINTS ARE NECESSARY, FILTER CLOTH
•SHALL TE.SPLICED !TOGETHER ONLY AT A :SUPPORT POST,, WITH A MINIMUM 6 -INCH OVERLAP,
'AND BOTH ENDS SECURELY. FASTENED TO THE POST.
2. THE FILTER FABRIC'FENCE.- SHALL'BE INSTALLED -TO FOLLOW THE CONTOURS' (WHERE .
FEASIBLE). ' THE FENCE' POSTS SHALL BE SPACED A MAXIMUM 05.6 FEET APART IWD DRIVEN '
'SECURELY INTO..THE GROUND (MINIMUM OF 30 INCHES), . ; ,
3." - A .TRENCH SHALL' BE EXCAVATED ;,•ROUGHLY.B: INCHES WIDE AND 12' INCHES DEEP, UPSLOPE •
.
'AND •DJACENT,TO. THE WOOD 'POST, TO ALLOW THE FILTER FABRIC TO BE'BURIED. • • • •
4.. •;,WHEN STANDARD STRENGTH FILTER FABRIC' IS •USED,- A WIRE MESH SUPPORT FENCE SHALL
BE FASTENED SECURELY,TO.THE UPSLOPE SIDE OF TFIE POSTS•USING HEAVY' DUTY WIRE .
• STAPLES AT LEAST- 1- INCH' LONG, RE WIRES OR HOG RINGS.: THE' WIRE- SHALL EXTEND' INTO •
'• -THE TRENCH A• MINIMUM'.OF 4.INCHES AND SHALL NOT EXTEND MORE. THAN 36 INCHES ', •
ABOVE THE ORIGINAL. GROUND SURFACE.. ". • •
• THE: STANDARD • STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE, AND
20. INCHES OF•THE,FABRIC SHALL BE EXTENDED.JNTO THE TRENCH. .THE FABRIC SHALL -NOT
EXTEND MORE .THAN 36 :INCHES ABOVE THE ORIGINAL GROUND. SURFACE. FILTER FABRIC •
• SHALL' -NOT BE STAPLED TO EXISTING TREES :• 1
6.. : WHEN' EXTRA STRENGTH FILTER FABRIC AND .CLOSE POST SPACING ARE USED, THE WIRE
• MESH•SUPPORT FENCE' MAY .BE, ELIMINATED. -IN SUCH .A CASE, THE FILTER FABRIC IS
STAPLED OR'WIRER DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS ,OF STANDARD
NOTE 5'APPLYING. :,. • "
7:'', . THE TRENCH SHALL: BE, BACKFILLED WRAF 3/4 -INCH METE
MINIMUM •DIAR WASHED GRAVEL
FILTER- FABRIC FENCES SHALL' BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL
• PURPOSE,,BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED.
FILTER:FABRIC FENCES,SHALL-BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL 'AND AT
LEAST' DAILY: DURING PROLONGED' RAINFALL.' 'ANY, REQUIRED REPAIRS SHALL BE' MADE
VARIABLE
EXTRUDED iCONCRETE CURB DETAIL
NOT TO SCALE
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