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Permit L94-0111 - ANDOVER PLAZA - MONUMENT SIGN
. L94 -0111 505 BAKER BLVD. ANDOVER PLAZA (SEE ALSO 596 -059, L94 -0061, L94 -0083) MINOR MODIFIC ./MONUMENT SIGN City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director July 18, 1996 Lauchlin R. Bethune Lauchlin R. Bethune Associates 19428 66th Ave. South Suite Q -106 Kent, WA 98032 -2123 RE: Request for minor modification to Andover Plaza project file (S96 -059). Dear Mr. Bethune, This letter is in response to your request to update the Andover Plaza project file (L94- 0111) to include a proposed monument sign in the Northwest comer of the property (S96- 059). The Tukwila Municipal Code, Section 18.60.030.3 authorizes me to approve your request if the change is considered a minor modification. Given the plans you have submitted and the criteria set forth in the code, I find that your proposal is a minor modification to the approved plans. I am therefore granting your request for a minor modification to the Andover Plaza project file. A copy of this letter, your request for modification and a copy of the proposed changes wiii be added to the Andover Plaza project file. If you have and questions please contact me. Sincerely, ck Pace Senior Planner cc: File (L94 -0111) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 c -P cfr VN<C\e-i- J p'F c r: imps= mown rem Apt, Ns -111111inommin dimmumilliTmanamaiaous orr-_ `tai -1:A9(45:--crle)-------is — j.____._______...2\_ ____ __ T 2 vim. 505 BAKER BLVD. Tukwila, Washington m.G PAxf4. SIM u Axcu ' .00114 �. PANT PO. SPED (TP.) 78.x5. MSC *810 C- 1r -c TP 51rr 5.',4, > 0_..- e.. A.C.T. ACOJsiKx CEEP.c Tu n. -SPIT A..r. .ma rv.scn'Law m. MST Attampi .''�K ASPIALT u, uvATar MCC. .0(500[13 x BE.x i *72F* m. mum x.sxw eat WO.. 8780+. .wu.r L arc am:,w x72 KM CIS CUR. x45 uriw5 CaAA.R ...TS. xor ro SCALE on.T. E O...oCPIG. O� 11 DS RAM OPG ORC*10 RL.x. RAS. tAseNATE Rn4 PLTAam CLP. MAO. P., PUA Pl.PPOP011, UPCQ QEG QLCMCAL Ale .TCR ARO PANT 11... 6.0.11..'_IPL BASE EO M EP KC Rr� [SST.COUPCTSINCT PEw. RECEPTACLE [CST. EWA. PD,.. .00i BRA a [m. EWA.. O. �. Poo 0(u. C. LPG 619[19 CUM FA. COMM P SICPIC ro 7278.8 OP .v. SOC. ,w, R RET 5R. ATFL r.r, rY.A. noon 50..19'. ST.uctwu Ilk .0(531 5•v. StAv A0( vA.xly, R. *1.+95..0 72008 T6L 11...6 nm*wc MAP. TPTPCD 6G : Cf mP� E Tal. PARAPET I.¢�ATKN T ro raCE Or'.72.195: TPCAL c�u-v. WOE s zn i:G T..a. PAu.CW.4 a. CLASS u.ax. tae o:REP.sE mTo GL8 CLU-LA..watza BUx trot CM.. 4.50. MP. 50(09 av RE GAB. a P9w ..0 stun 4.5C. n PAM 00.04 DT. K 3.E POW Nwm.xm .1. ,.PTICA „CT. 011 26. soue Kra. RaczwT.a . FATE. KA. R.. ..r8 OMB Wt. .ATP PESRTAxt .0 A. . POGO ..Trow (65.1.526)�^� T�11 CO Y■ r '+' S"t'°"' °'.a •oaa-.ao ms +` 'T Nato r0( . a.'m., 5«,d. C� ..+ s.rr Y Doted - s«ea 1,4241 10/1-11 2.Y ®17 Q. ---" 94 1 ,. -- Ca....... TM. 50.25 Tw aG RAT 8/ ...ESKR CRC W. EN CO..G SUB. 6 CP.G RCOR SUB • ..7780 V 113, I P.P.: 4,444 ^^77 ,,�::PP.. Sas SP-rm m,m TRASH ENCLOSURE ELEVATIONS 1/4' 6 S. *0... 11/1- mate At. 1S M m 1-O.5. Am 5.e roe PO w,,, *SPY Coe wan M .. nal o cans. 'a [mul[nn ..0(.4 ,54 b 0' Cot PRE ITO.J G . • ] M a ate .be. 781,, P� .l],P• 3I metal OM AM rP. Oru cNw� Z-i�Q 7...• ° ,. , - � ��� +�a1 --� r--./. : r 522 `TA i. 1ECn . gcs. SO.OEC TA . 526: , , - .- _ I A-.... 000Y:S Er roAsP tr rot PAOC.:ATO:.r1EvATIO. LLJ CO q.e n w m i-a•ec p1bisw ,v 5..s «n .n It Net x e.0( 1.197819 3 Q CCIOJ CD J IIT. -.1 �V y� 01 L W Je F 1.14,2%, .e. Ta.44 mP Tr.Gr. va..n e, .,e.e,w - ve.rq. `_ '_' _ __. ' ,__ _x : _ __ _ �i 1� +7 a'- /, -• -, s'ftp. SEE S'E PLAN -i' SFS P.:.TE 1' 140:! ' O5.KR CANE 05 T9.E`CE7N TRASH ENCLOSURE PLAN /4' 7 SYMBOLS 4 ABBREVIATIONS 1 t ,\ 1�ai� �."C.:44i �� ;..!)j ri M. � fr r:k t} : f v ' 9 11.401- a , +..� f R4 1' 7.O 1 �� R Q ' li -;} ear .oi TAf NO.072310-aa.0 :.AAT P�:O: 6 TRACT 106:A7Oi£R B:DLETCAL PARK NO. 7.:5 PER PLAT RECOR]ED N YT7'-1.'E 116 •TS. QA PACE= 65. RECOR15 CA KTG C NGTOEDE50RDED:S FO..00S: I -ET: E N 4T Trf E. ALONG'AST CORNER 6 959 TRACT 10: T�•LE N O'tl1::5' E. ALONG 'OE 1:E5iERT MARION 6 JA*ES C::ESTENSF 1 ROAD. A DISTANCE 6'105.7. FEET TO T TRS PONT 6 2EG W`G: TtisVCE N 5526430" u 4DIST.. GE 6784.93.FgT TOGPoYW 04 E:5'ERT `":.0.0 6 AN70ER PARK EAST: T.FNCE N 0,06.06" E. �ONC 51E:3LE1ET MAR S& 10150.4 6 35+42 Ff. TO 1 PONTT 6 [S.R71 CA W OPE . G.?F_ TO T.- R'G:.T 1.2.9/NG S R;.OfJS 650100 FEE7. AN ARC. DIST.:NCE 6 T6.91 FEET TO 1 PONT [N TFE 52.111vERT :AFY.N Cc BAKER 901:.EV4FG: 7105.CE 9 5542517" E. ALCxG 5410 50.0.[2' T 5194455 A 0!51AV5 6 165b1 FEET TO A Pohl CF CARVE T:e4CE 1`07.1 0X19_ TO 21E 0.0,0 *:4:010!.A 5471715 6 5040 FEET. AN .1 DISTANCE 6 T520FEETTOAPONT CNT:EE1ESTECTt'.4R:N6t. _ _5 5TEVSEN ROAD: Ts-iCE 5 0.19215" m. 4 ,C:.R1 715T4fCE 6 3523A FEET TO :.E TR.E PONT 6 5EIPN,NG E.I EP; 11.10 5030.1 O1 FEET 01.4[6. 5CyrN LO•a TAX NO. 0713''0-00"_3.01PROJECT 0"E0.0.: 5 21 FEET 6 NE (0,01.251 DESCRIED REAL ESTATE, 5NATE0 N 11-E 017 61417.4 K.NG CO.`,TT, '�SA2GN TO (SEE DESCRIPTION ABO45) six LOCATCN SEPT.WA9.CTON co. PEr6etcc 14.04.115121.142 woE.a CITY MOB=PLaa. 161,+5.55. OCC PAxC PE uaa AP o rKo snEARu ,ova, sr. 656911.02 E.G. MOO ,1f 0313, PDF. Lw c ones 2 sqm, ES.P.alARSCAPE t'Y.5F.. an4 SF sou. EnsrnGravxc [SUMS,.. KNIT ,11072 'MSS, SO.* M000sm NOG srr sr y rsoPosEo .1>.fw sr x0(72. TA C6CAr[ ',, •,• •P SCARP P�°�a PAW. .gPrx ,tl n. 5.r swm KT C.w.CE PER,L,eIE • 1]tf sr. PRomm Powys 1 92920 C0 vc2. sr µ Iv.o.,c. fa...CC - arwtecmre I O L JLeO,an Pamca Rowe A. 01 7201 FOurtn Seottte. 'washIn 1306) SB.S-8030 One Ser A- Ave. Piann�n 9 Na tO.eft AI... S..Ste. 103 9 ton 98034 • • \ ' SI �,v�/ 1 )A ` t 26 ' I i g NO DESCRIPTION DATE Es, '.EvieLv t7•jAaF . 1 7 L� f 4......, J - S N 5 *0 4 4 MA, F.lse:1 365 4y{i AL 1 1 1 VICINITY MAP 8 CODE DATA 2 i 59 OncPIPTmx 1 I I I UTA•OEra4A .A..2 *01 ruxnxsE. As eL.A.P' ELEVATION PHASE P As AL°L°:00150* o'Euss RAP L 1 LANDSCAPE 0144 JPS E,DRA.CSAPollip, TE FUR a0(. iL^z' E. I PROJECT DATA, & DETAILS :2693004/At JOB NO.: 03004 4,EET N0 OF: DATE ORAAT:: •ao A-1 LEGAL DESCRIPTION 5 SHEET INDEX 1 3 CHECK. Ex. 99. - C.1.1.45 CV; / cs"'" .CO JAPES CHRISTENS(N ROAD H`L 091458 - --r 26 '0?2f1:0942007-cf2,-30,6 C 2 j C • ; r 23 ( ri • 4c-rE) • l• L•0 . „ . (2) 30'p D' LOADING ZONES .,• 5 / ‘ / ,• • 122.:2.27...6-- ' [.224, 0,7 C.0,,,M) ;, ,:;,,;;;‘,,R,tsE.,:11' g'' 5 _, RETAIL/OFFICE .. ..; ; 12,'.: -,.--.:41. ..,1 . ,,,,,,,, :i. -,T. — 1- 71 __,:, o1, -,. ____ ,,, , , ONE STORY 1 -f 46 -41- I _._c 1 --r.k.,a_;--:..‘,. • !. _ ±32,181 S.F. ic IDSS•3 OD I LJ LJT L / ; 29 7,":4-%, • ; ; , : SP•i N C JC , I 10 --, caLmc • eta., ; 9 • ' so, , >. co,ckro 6 . ,Pc;171_i ! j 4 ; w= F20 -H 1,f . • .,1 ;`' '1' 90 \I c ; 2 LLJ . 'Z.: • C C — -e "3.-3.•3:3' -'' I- .A.ArT , • --fr....Ey ,c. ! - c0sc:8 2+,q7 eve Nil -0 d TfT s • ;I jj i; .,c, 1, 9 442.0.2 $"1„,4_, j `fre;c•• FINK CAC( CCNC 00rE4 9CE TABULATION ExISTINC OLE* 995.41....SCAPE ECSTANGPAve4 F.ROPOSED Man PP01.0060 LAPOSCAPE R1000.13 RAMC 14.5••5, •01.6aSS NORM .5.04131..SCUT. 3,1070 SF NORTH 1 11..1051, 301.101 MeTnveLEPEFairE,01. •2..03 SI MOM., PAWING TOTAL 31.0. WS= 14,C. INCLLOE VAN 25 94-j1.:44:01 -SS - - -SS SS L 77 250.. 3400443 PARK EAST 6 tl• LL.2 , LASE NORTH SITE PLAN 20'J ON BAKER BLVD. Tukwila, Washington Architecture and Planning Leeson Pomeroy Natnuest Royce A. Berg, A.I.A. 1201- stn Awe- 5., Ste 102 Seethe, Washington 98134 (206) 583-8030 NO DESCRIPTION DATE I: W. Nots•ht r SITE PLAN PHASE 11 F1Ie:94005 \ A2 AZA.E0 jANC ANGLED h NIN i Nt_ R cr H ri W 'PaTYFin.N.ewEx AIRED L >W 9/ LIQ IF rwGLOD WOW VOW. CatN,G5' 'lrQ"/r O8L FAorier4G14'O(<'Gw6 C11{G uy 4.57-0 AMA. F1sAN✓6 1ITTT'V�TIi"i TfPiCol- 1.cjE:s WEST ELEVATION 1/16 1 4v1-4_444_4_2-: N .titin Cz. r'G 2Fr5.1.14 CucflAe.I. : b .,r/E7.c2 SOUTH ELEVATION 1/16 2 1 v nn nn n fl ulueiZ✓lam lu 6c90 F>:1E1.7 (pe. 11.2MP E?As PA f5t.b. A' :9r:1.M'Y4r r4/641 EAST ELEVATION 1/16 3 - F+L ,e2 111111111 -0-.,:: ECE'Qws NORTH ELEVATION 1/16 4 ZO5 BAKER BLVD. Tukwila, Washington Architecture and Plrnning Leeson Pomeroy Northwest Rance A. 9erg. M.A. 1201— 4th Are. 5.. Ste 102 Seattle. Washington 98134 (206) 583-8030 NO DESCRIPTION DATE (ifnE4 6Y4 y,Dlll:A ELEVATIONS PHASE II F0694003\04-2 JOB NO.:94003.2 SHEET NO OF: DATE N•224I DRAMN: sgp A-3 CHECK: AA B -B (� B -B AA CP 00OC6 FOR PL AGOG ROOF PLAN 20' 1 25•-8 ti 41TE L�E��ENi L50' --- _ 51TE � 1 2 �— RACE xAT...u1 ^. TP lI.MI• I I r4r A -A NORTH/SOUTH BUILDING SECTION 1/8" 3 lra- tri LJ f B -B EAST/WEST BUILDING SECTION 1/8" 4 :;I Tukwila, Washington Architecture 008 Plonn's+q Lesson Pomeroy Northwest Royce A. 8etq. A.I.A. 1201- 4th Ave. S.. Ste 102 Seattle, 'Acshtngton 98134 (206) 583-8030 NO DESCRIPTION DATE PER arty LLIINENF, (atmos. (CE+1SED/fiwRAAS 11114 -Io °RASE 11 yQ 4 V4rdt. IO''.n6 BUILDINGS SECTIONS & ROOF PLAN Fre:94003/AA 408 NO.: 1)4003 SHEET NO OF: DATE. 1142-S4 DRAWN: A-4 CHECK: ,; /I�� \ / / 0 \. ❑ \ 0 \ \ I •ACCESRDCF iDi e R ROOF c1te,L TT . 5 A - ROOF TOP 4/AO m.15\ I // t1.00 -.ie H20(164.9•DG. / / / \\ / \ /// 0 \ ❑ \ 1 / \ / N\ / / \ 1./ ,\\// --- / - - 1 r"1/4'127 ROCF SLOPE TO BE V4 !l.4 PER r.cr A R A!0 Y4" PER r•O' AT AL CR.OL, •� \ ❑ 0/500Locaro&L. 1 ROCP DR.:.15040604PROX. L CANC 4TO LOO PO POSRhE CRANK/ 50086 0 /74 1 CUTER S.STRJGL0..0 05R TO BE CCh:ACIED PPM TO reawa❑ t. ALL ROOF E-EVATi0.1 ARE TO TiE TOP CF 'DC TA twoOFr�-0.0 N\ - j 5. ORAN TO KIT1T EM. CAALS, ,./ FEE ELFVA1Q:S FOR LOCA7I06. B -B AA CP 00OC6 FOR PL AGOG ROOF PLAN 20' 1 25•-8 ti 41TE L�E��ENi L50' --- _ 51TE � 1 2 �— RACE xAT...u1 ^. TP lI.MI• I I r4r A -A NORTH/SOUTH BUILDING SECTION 1/8" 3 lra- tri LJ f B -B EAST/WEST BUILDING SECTION 1/8" 4 :;I Tukwila, Washington Architecture 008 Plonn's+q Lesson Pomeroy Northwest Royce A. 8etq. A.I.A. 1201- 4th Ave. S.. Ste 102 Seattle, 'Acshtngton 98134 (206) 583-8030 NO DESCRIPTION DATE PER arty LLIINENF, (atmos. (CE+1SED/fiwRAAS 11114 -Io °RASE 11 yQ 4 V4rdt. IO''.n6 BUILDINGS SECTIONS & ROOF PLAN Fre:94003/AA 408 NO.: 1)4003 SHEET NO OF: DATE. 1142-S4 DRAWN: A-4 CHECK: ••l YERFY - GRADE 00 CIVIL L I.AFD5G3PE L-O' CCM. 5F-LING LULL. SIDONTsgLE1. Flak, PANT. 506 BAKER BLVD. Tukwila, Washington PL4143 (21 V OONT. 4 . 0' oz. EADx 4 WT PAVtGFERSITE PLAN MEDI 1' C.O.P: CTED = (314 carr. 1%. R'cf F1NZ^ CONC. SEATING WALL r 2 - a H. 'v Q1 se' -fta. H::2H::2L _ L.161•11 m-Na¢iI F..'Ss✓ - �, /:i120 tEt 1. J.NG -mew1 , RD T-- 1 i ryJ 11II rig. -la 1 ? til LIGHT BOLLARD 3/4" 3 rue.-a37oN"•IC F. Iy'- o I ikp1.44.7444 ,rs, TIE -- 4440E-EP �•JEb <IE!60T .Leeson Peme.ay tiptn"tat PoF- a. Br9. a . WHINJH ^�j atFRa 5LOLIl.G `5' .'T s1 fi-1 NT GREEN 1201-Sectr4th a.e. 5.. Ste 102 , (2051 e. 3-8031 n 95!Ja (200) 553-6030 NO DESCRIPTION DATE .e-,er,Peg 4Y QNAE4 40J. FrevtVD N.AAM Fl.14 11 En. ...941174. .11444 Fri. 67AOE. I I • WALL SECTIONS Fit9{003\A6 +/•' J09 110.1 ONI00 SHEET NO OF DAOE 7414 " A DRANK: -6 ENTRY WALL SECTION 3/4" 1 E!EEN: 0XW11,4. (,..gEtY 1,14 IT 148,4.04 1/46, "Ea; Vine. 1.64/".0. VOPviTegriparlithoir C (2) 30'00' 1,OA5ING ZONES C2. , LOAD:31G ZONE //' Tukwila, Washington Architecture cad Picanan Leason Pomeroy Ilorthoest Royce A. Berg, MA. 1201- 4tn Am. 5.. Ste 102 Seattle. Was/IMO. 98134 (206) 583-8030 NO DE_SCRIPIION DAIS I Mos4t PHO i5243 N N. L , 708 L x \ \N.`', .... ...... L.E.E.....0F_E•mr,vw,,,—nrzF,,,,..,,,,-c.c.,.. -...,_, ,.......--...,„,, A- . "........ $41r in./ • ia'.u. Ce.A.c.m.1..E. -,... 4-- ..... Ti • 44-1., , It. isi&A,...a.4,- tr-e-e- q • _ -,,,,, ATI vie' • • 1t 06t.$CVfr. 482.44-T, M -man &IMF, 07 50.3.1 -.5f• • /-*1 TOchis.h. 0 LA/AM,y.A.mej, 4H.844 V.E4Z. 4- Fic.A.F2W- 050:-..a 4' 0.4. V -1.4." 6t6 V801‘.:01, 6"4-•• ic Pyci. s Au; F.14 04J., a 11/ -80 "- FN.), 1/505Co0ea, LI 9' A‘ro 640:44 S482.E.4 P7FM1- CIPAL,M, 3C 80,C, 3e•i/IGLI,L1.25, t/rPori..3L, I 04.. 0 "5 c.c. &...c 4,.:AAT1/41. ••• .. • FEN0V05513 C017.• •0150,-^/ • I-ISAN LAWAi 1.0 9 sun OF Mt ...ON • • Ff. ilt02 AMOSCAFI I/ 10.15 MEBN ta. VIN01404 L•Pwr.•7111 ••• rnevc.. C. A.:.•.• .5wTa •,f/CP;c,...•^812 ..•-0.E46'583Fe,- veze Vor80,4• thi Ihs,TALF /41,--,4,3cro itttPJcssa-:,- S0W.4"4" 9cic-7-5, LANDSCAPE PLAN LANDSCAPE PLAN F Um 94003 \ a 3- 2 JOB 80.$40O3.2 3A'9. 8-8344 DRAW:: op CHECK: SHEET SiC, CP: L-1 5 444,64 mg:7Ru FRee.erAf4DitA C.CIOL•rrt Lc1TIFF15,010 I 6I60.NSE. .P.Of... ro , -,... ........- ....... _ ''"' 'I ,III . - - '."- - a . et, 'a- , % oftVE TENt.T OP....00E Wait° 'FOVO 011,01:0-.ILZ" - - -• —ir rfMOPE-NZ ..o. . - - r laCi.-A• fil A UIZ 1[C-1 L—__33 I-1 I-1 • PARR . E E_-_ -* _3 ---.= _ — - --- . MI 1.111.1 Mill r i I ••11 WEST ELEVATION 1/8" 1 Nee IF 12EPPuiReo R,N4PW.FIC TrONAINT, eGs P/IN. WPM) cti THE CtlaNE.P OF0RAHO AN2,52. SIGN eAND 5.3....c.:41.4ea N744 0OW2 AND TEPWF5 OF IPPLCA. IN002FORATINii EEVE14.- NEHE cF ou0 utET c•1TY O16,4 EEO, aji re etc*pcie - • 0. SOUTH ELEVATION 1/8" 2 r e 9.1per Gear+ L-aTTEceb ••• oe 2: •••••••• A...., EAST ELEVATION 1/8" 3 t F 12! btcaigt-e 'NONAGE Praii,v. 74. _ . tilr- riff NORTH ELEVATION 11/8" 4 ON BAKER BLVD. Tukwila, Washington no DESCRIPTION DATE re. tr-,..• • • IRpwebED• e. ELEVATIONS PHASE 1 SIGNAGE STANDARDS APPROVED FOR REFERENCE ONLY Pa. 94003/As JCB 00.: II4003 SHEET NO OF: DA -1:10:12194 DRAWN, A 444 CHECK: fN51tO wow aJSitp YOu- I ccf: r, ccRN1.3 _N h/JX T 1 n y-It« -f�t�___. 2%,10n IHVE¢T A WEST ELEVATION 1/8" 1 a<itowaw i 1 111111.1111111_ : • COCJti !ARR. d I{: 6;00 Ro4,N5 R' r:037ar2I- SOUTH ELEVATION 1/8" 2 4.W' WAIL;2%c :45117;146 TT' 4r'El. w/7 lu'2r7R- a 2'oRf'n-' 70,71.4%2. e RbaR'Arwl ea.. EAST ELEVATION ANGL.iA'L'>..I, t 1/8" NORTH ELEVATION 11/8" 3 4 NO BAKER BLVD. Tukwila, Washington Arax,tecture and Planning son Pomeroy Rorh.est Royce A. Beg. A.I.A. :201- 4tn 4.e. 5.. Ste 102 Seott'e. wasRington 95134 (206) 583-8030 NO DESCRIPTION DATE RelecN 1b QFf O+/NWS HFP Q81rJA3 ELEVATIONS PHASE 1 APPROVED FOR REFERENCE ONLY Fite 44003/A4 .103 NO.: NOW SKEET NO OF: DATE:10112194 CRAW A-4 CHECK rl-V31. a tia.i• v.sEa6 rateAltlt, — C.0b,/r e 4100 - 1 ' Crn.22 6416 ILA te- ExosTe. 2Airtrt // . est. 2C 2 ed8 ow, • .weeto ei4r6 Exstn ; PRK I I a IC 74 • 7 JANE- S CHRISTENSE- N ROAD 60 .61 ub...yot .ni.t.brUBJEA L61•0444 fltAtrielD (2). 343..1a• tOAENNG ZONES LOADNG ZCHE 2-Ewnw1124E• ' 4Z ..• . 11N 37•47 - IC 4 --1 • '......•RETAIL/OFFICE-l• . .• • ONE STORY • • •••.- • -• • 4 22,808r IC 694 2C 21 in M.47. 25-0. AGC2/41. rs0e0.5 156,0. 7- b ..A712igi WALL L., &HT erla,46,Tre CONC. 6-01 ift • Wd2071. R • 50%0' • 155 T 2c I ,A•A)"{„*.i. 11 1111 11. 1 Dane:, I ,..„,, ..... 0c -...-..,, I TABIRADON MAI ne40= PROPOSED riale'') :4:2R U., 5 EX15124 5FRNKLER 7.44.T I ..10E.585..5 MteEAK6 .J.52571156. PROPOSED ://: TAM: ea. az Pm 1 1 PROPOSED •/. 44.X5 SF. ./.57.11sSF. 0061126 OJED• Ler441424- 245,17 1083 50E4wistic =AWN Dd. &et .Y.Switswerss. A ANDOVER PARK EAST 44 25,0- OU514 CLIF5-0S 21,r, 44 NORTH 4,E:8445.8.2. vr.,..rnis 4.28..150 rlt2 cr •.t1 oec... (Cwl 1.11, SITE PLAN 20' 1 Tukwila, Washington Arehiteeture arid Manning Leoson Pomeroy Northwest Royce A. Berg. A.I.A. 1201- 4th Ave. S.. Ste 200 Seattle. Washington 98134 (206) 583-8030 NO DESCR:PTION DATE C,Cr-04.4St MA+ 4.440*4 00-88 1TT A... Review 1,00 c.rr, o-uNENTS. •*;4. SITE PLAN PHASE 1 APPROVED FOR REFERENCE ONLY Re:94003 \ 82 imr JOB NO.: II4003 SHEET 240 OF: EIATE: 0-2144 ORAWN: A- 2 CHE04: I, A F F I D A V I T MNotice of Public Hearing fl Notice of Public Meeting O Board of Adjustment Agenda Packet fl Board of Appeals Agenda Packet Planning Commission Agenda Packet 0 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 fl ShorelineManagement Permit was dto flDetermination of Non - significance LI Mitigated Determination of Nonsignificance fl Determination of Significance and Scoping Notice LI Notice of Action Official Notice Other Other each of the following addresses on 1'1 ftk �7v�j�I CGL�D� fyb.. 3 -1U-1S inAokAlz-vt 004-ixr,C‘z-ot V5-E- a-F voscfr, ow"vs vs�iviI�frL-(ed 0u0446v, Oi+(-ivj 0-0A4L- 01- 3 -1--6)� Name of Project 5C) S Signature File Number L.94 — d ([ I Hugh S. Ferguson U.S. Bank of Washington Real Estate Division The Park East Building, Inc. Farmer Partners Alvin S. Pearl McConkey Enterprises Tri -Land Corporation Albert D. RoseIlini Tri -Land Corporation City of Tukwila City of Tukwila R.W. & A.D. Peterson 2530 Union Square Seattle WA, 98101 P.O. Box 720 Seattle WA, 31919 First Ave. So., Suite 100 Federal Way WA, 98023 8009 South 180th, Suite 104 Kent WA, 98032 4304 Hunts Point Rd. Bellevue WA, 98004 4040 168th Ave NE Redmond WA, 98052 1325 4th Ave., Suite 1940 Seattle WA, 98101 5936 6th Ave. So. Seattle WA, 98108 1325 Fourth Ave., Suite 1940 Seattle WA, 98101 14475 59th Ave. S. Tukwila WA, 98168 14475 59th Ave. S. Tukwila WA, 98168 290 Andover Pk. E. Tukwila, WA 98168 223100037 223100038 223100040 223100080 223100087 223100090 223100099 223100100 223100101 M2523049080 M2523049081 0022320 - 0030 -01 J & R Investments P.O. Box 30089 022320 - 0040 -09 Portland, OR 97230 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director March 24, 1995 Royce Berg, Architect 1pn Architecture and Planning 1127 Pine Street, Suite 300 Seattle, WA 98101 NOTICE OF DECISION FOR CONDITIONAL USE PERMIT, L94 -0083 Dear Mr. Berg: As you aware, your request for Design Review for Phase II of the 505 Baker project was approved by the Board of Architectural Review at their March 23, 1995 public hearing. The ten -day appeal period ends April 2, 1995, after which you may proceed with improvements authorized with the approval. The project was approved with the following conditions attached: 1. An automatic irrigation system shall be installed, with plans for such being provided at the time of building permit. The system shall include at least one in- ground moisture sensor. 2. Provide an additional seating wall in the vicinity of the south entrance of the building. 3. A 3 foot wide walkway and curb, as was provided with Phase I, shall be provided along the entire south side of the building. 4. The applicant shall explore the possibility of providing a pedestrian path across the landscaped areas near the southeast corner of the site to provide access from the site to Bicentennial Park. If you have any questions with this matter, feel free to call me at 431 -3663. Sincerely, imerson fate Planner cc: File 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 41313670 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Community Development City of Tukwila PUBLIC HEARING NOTICE 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 March 23, 1995, in the City Hall Council Chambers, located at 6200 Southcenter Blvd. to discuss the following: I. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: L94 -0111 Royce Berg, LPN Architects and Planners Board of Architectural Review approval for Phase II of a 34,600 sq. ft. office /retail building. 505 Baker Boulevard, Tukwila. Persons wishing to comment on the above case may do so by written statement or by appearing at the public hearing. Information on the above case 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 item. Published: Seattle Times March 10, 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 4I yil ai 1 v: t0 I r V. J♦ avl! j Tit.3 ao11. 1 ti' oej7 • = s spa' ;` ,r e.4f t y f • . ---� ....... .._ I% 41 -.0 *t. 1f. 1 i • •6 a, �. ' 4 • .a a, 8431. '; *7Z t ,!1 „ parr. V • ?r7 Z A 1 ifto SATVAlille .491Zr 1:. '.STRAIJDER BLVD. . • .ir11 71 • 505 BAKER BAR Comments - Preliminary Staff Review September 21, 1994 Building Elevation: 1. The scale of the building/facade has no relationship with the entry feature /arch 2. The entry theme is not repeated. It could be better integrated in motif 3. There is no entry detail at corner entry 4. Entry doors should be unique from other tenant doors /entries 5. Is there a reason why the arcade is not flush with the edge of the walkway? A true arcade has depth. 6. Columns: Should be proportional to building in dimension; opportunities for design interest and detail such as a double - column w/ plantings between; pattern or textured treatment; embossed w/ motif detail; open trellis; etc. The columns could be strengthen with detail to engage people. 7. Glazing. Muntins? Consider additional horizontal bars 8. Discuss cornice. How strong will it read? Signage: 9. What sort of signage is being considered? Free - standing or wall only? Location(s)? Lighting: 10. Exterior lighting: building and parking lot. Walkways: 11. Wrap around ped walkways at driveway locations 12. Shift ped. connection at Andover to lead to entry 13. Ped walkway from Christensen Rd. 14. Pedestrian access: consider difference surface treatment across parking lot to entrances for ped. Consider matching texture on west side of building. Describe this treatment (sheet L -1) 15. Electrical Equipment Room interferes with pedestrian movement on south side of building. 16. Walls on north side of building interrupt ped. traffic on north side of building. 17. Pedestrian, Connection to adjacent lot to south for future development? � City of Tukwila John W. Rants, Mayor Department of f Community Development Board of Architectural Review/Planning Commission PUBLIC HEARING AGENDA March 23, 1995; 7:00 p.m. City Hall Council Chambers; 6200 Southcenter Blvd. Steve Lancaster, Director I. ATT'ENDANCE II. CITIZEN COMMENTS: At this time you are invited to comment on items which are NOT on the agenda. III. MINUTES: February 23, 1995 IV. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: V. L94 -0111 Royce Berg, LPN Architects and Planners Board of Architectural Review approval for Phase II of a 34,600 sq. ft. office /retail building. 505 Baker Boulevard, Tukwila. DIRECTOR'S REPORT: Discussion on the work plan for the Draft Development Regulations. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 Hugh S. Ferguson U.S. Bank of Washington Real Estate Division The Park East Building, Inc. Farmer Partners Alvin S. Pearl McConkey Enterprises Tri•Land Corporation Albert D. Rose!lini Tri -Land Corporation City of Tukwila City of Tukwila & A.D. Peterson J & R Investments 2530 Union Square Seattle WA, 98101 P.O. Box 720 Seattle WA, 31919 First Ave. So., Suite 100 Federal Way WA, 98023 8009 South 180th, Suite 104 Kent WA, 98032 4304 Hunts Point Rd. Bellevue WA, 98004 4040 168th Ave NE Redmond WA, 98052 1325 4th Ave., Suite 1940 Seattle WA, 98101 5936 6th Ave. So. Seattle WA, 98108 1325 Fourth Ave., Suite 1940 Seattle WA, 98101 14475 59th Ave. S. Tukwila WA, 98168 14475 59th Ave. S. Tukwila WA, 98168 290 Andover Pk. E. Tukwila, WA 98168 223100037 223100038 223100040 223100080 223100087 223100090 223100099 223100100 223100101 M2523049080 M2523049081 0022320- 0030 -01 P.O. Box 30089 022320 - 0040 -09 Portland, OR 97230 ��l1LA f ��' ' q�, ._$ i \ City of Tukwila John W. Rants, Mayor N' . ��. ? Department of Community Development Steve Lancaster, Director 1908 STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared March 16, 1995 HEARING DATE: March 23, 1995 PROJECT: 505 BAKER BUILDING BAR #L94 -0111 APPLICANT: LPN Architects & Planners for Tri -Land Corp. PROPOSAL: Phase II (11,600 s.f.) of a 34,598 s.f. building intended for retail /office use. LOCATION: 505 Baker Boulevard ACREAGE: 0.73 acres in Phase II, 2.62 acres total COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DISTRICT: C -M, Industrial Park SEPA DETERMINATION: A Determination of Non - Significance (DNS) was issued for the proposed project on October 14, 1994. STAFF: John Jimerson ATTACHMENTS: A. Perspective Drawing B. Index /Trash Enclosure Details C. Site Plan Phase 2 D. Building Elevations Phase II E. Building Sections /Roof Plan F. Seating Wall Detail /Entry Wall G. Landscape Plan H. Phase 1 Site Plan I. Phase 1 Building Elevations J. Signage Standards K. Proposed Site Plan Conditions L. BAR Application M. BAR Minutes, 10/27/94 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 BAR Staff Report L94 -0111 March 16, 1995 FINDINGS VICINITY /SITE INFORMATION 1. Project Description: This review is for Phase II of the retail and office building. Phase II consists of 11,600 s.f. of building area, thus increasing the total building area to nearly 34,600 s.f. Phase II includes an additional 46 parking spaces, for a total of 135. The proposal is shown in Attachments A through J. 2. Existing Development: Currently the site contains one building, for which a demolition permit has been issued. Demolition of one building has already been completed. 3. Surrounding Land Use: The surrounding properties are zoned CM, Industrial Park, and are developed with professional office and warehouse uses. 4. Terrain: The site is level. 5. Vegetation: Existing street trees and lawn border the three street frontages. 6. Access: The proposed primary access will be off of Andover Parkway East, with a secondary access off of Baker Blvd. Existing sidewalks are located along the south side of Baker Boulevard and the east side of Christensen Road. BACKGROUND Phase I was approved by the BAR on October 27, 1994. The approved plans included a new 23,000 s.f. building with 89 parking stalls. The building is a low - profile one story speculative office /retail building centered on the site surrounded by parking and landscaping. The building materials consist of a combination of dryvit and a storefront glazing system. Because the specific tenants were not specifically known, the building was designed with the intent of maintaining flexibility with the location of the entrances. The approval of Phase I includes conditions requiring that there be one tree and ground cover for each interior landscape island BAR Staff Report L94 -0111 March 16, 1995 and that trees have a minimum 2" caliper. Phase II is substantially in conformance with the Phase I approval. Two differences between the approved plans and this submittal have been identified. The Phase I approval includes placement of accent pavers on the sidewalk of the store entrances. The project architect has indicated it is still their intent to include these pavers. The second change is the omission of a separated walkway along the south end of the building. The site consists of what was originally two buildings on two separate parcels. Both of the buildings have been demolished and the parcels are in the process of being consolidated into one. BAR Staff Report L94 -0111 March .16, 1995 DECISION CRITERIA This project is subject to BAR review as required under TMC 18.60.030(2)(A)(ii) because of its location in the CM, Industrial Park Zone, and exceeding 10,000 square feet in size. Board review criteria are shown below in bold, followed by staff discussion. 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. (a) Phase II continues the same setback from Christensen Road as Phase I, and extends closer toward Andover Park East at the south end of the building in a manner which somewhat mirrors the north end. Perimeter and parking lot landscaping is located throughout the site to provide the transition from the street to the building. Sidewalks will be located along Andover Park East and Baker Boulevard. There is one additional pedestrian access provided with Phase II. Its' design matches the previously approved sidewalks with scored concrete that is wide along to the public sidewalk and that narrows to a standard width sidewalk as it goes to the building. Light bollards are used to strengthen the quality of the pedestrian access. Public entrance into the building will be provided along the west side of Phase II, with sidewalk treatment similar to that of the public entry areas of Phase I. The specific location of the public entry ways will be determined by the actual location of tenants. The pedestrian circulation along the west and north sides of the building will be accomplished with a raised concrete walk, which incorporates paving patterns and accent pavers at potential building entry locations. Private entrances are located along the east side of the building. (b) Except for the area directly south of the building, the parking lot surrounds the building. There is an excess of parking spaces on the site as 135 are provided and only 87 are required. BAR Staff Report L94 -0111 March 16, 1995 The parking areas vary in width on each side of the building. A good portion of the largest parking area is located in Phase II. The landscaping scheme proposed to soften the visual impact of the parking areas will be consistent with the landscaping scheme approved for Phase I. It includes the planting of tulip trees, photinias and evergreen pyramidalis located along the front property lines. The trees will provide screening of the parking lot above 10 feet, and lower level screening will be provided with the shrubbery. Several landscape islands are located in the parking lot which include a dozen trees among the bank of 26 parking spaces. Although visible from Christensen Road, loading areas are located at the rear of the building, thus maintaining separation from the retail activity and reduced visibility from the more highly travelled Andover Park East. (c) There are no changes to the height and scale of the project. Phase II is consistent with the approved Phase I. (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) The 50 -150 foot building setbacks are similar to buildings located on surrounding properties. The one story height of the structure is lower than the neighboring two and three story buildings. Phase II is consistent with the design of the approved Phase I. (b) The site abuts only one other property. Proposed is a 5 foot wide landscape area, to be planted with photinia's 4 feet on center. The adjacent property is not landscaped along the side property line. It contains an asphalt parking area which is paved to the property line. (d) The project includes loading areas and parking at the rear of the building. The pedestrian circulation would be improved if a walkway, similar to the one proposed for Phase I, would be BAR Staff Report L94 -0111 March 16, 1995 provided between the rear and front of the building, adjacent to the south end of the building. The fifteen foot one -way drive can be reduced to twelve feet the the provision of a three foot wide walk way. Since Bicentennial Park is located directly to the east of the building, if practical, it would be appropriate to create a pedestrian link from this walkway to the park. The applicant would have to coordinate with the Parks Department to determine if there is a feasible design. If a pedestrian path is not provided at the rear of the building, the alternative route to the park from the building would be along the sidewalk along Baker Boulevard and down Christensen Road, which does not have a sidewalk. (e) There are no changes to the vehicular interface between the site and the streets with Phase II. (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. (b) The entry walks to the site are identified by the sidewalk treatment and the incorporation of bollard lighting, thus creating easily identifiable and accessible entrances to the building from the sidewalks. (c) The landscaping for Phase II is in keeping with the approved BAR Staff Report L94 -0111 March 16, 1995 Phase I plan. As required in that approval, a mixture of shrubs and trees have been incorporated into the plans and the additional parking area includes numerous planting islands and trees. The zoning code requires a minimum of 15 feet of landscaping along all property lines abutting public streets (TMC 18.52.020). The existing landscape strip along Andover Park East currently meets this code requirement. However, the construction of a sidewalk along this frontage will reduce the landscaping to 12. Under the nonconforming section of the zoning code (TMC 18.70.090 and .120), the applicant is permitted to maintain the reduced 12- foot wide landscape strip with permission from the Board. Additional landscaping may be requested as part of this code modification. The Board approved the reduction for Phase I, and consistent with that appproval, the applicant is proposing the same reduction for Phase II. The applicant has indicated an automatic irrigation system will be provided. Plans of the system will be provided at time of building permit. It is recommended that an in- ground moisture sensor be provided to ensure that the landscaping is not over - watered during winter months. (d) 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 of wheel stops will reduce damage of vehicles to the landscape materials. (f) A row of photinia shrubs are proposed to screen the rear parking and loading area from Christensen Road. (h) There are no changes proposed for the exterior lighting plan. Soffit lighting is proposed to illuminate walkways and provide accents to the building facade during the evening hours. Parking areas will be lighted with 20 foot light standards of concrete. These lights will be shielded to control off site glare. Light bollards, at 3 feet in height are located at entry areas. The bollards and light poles will be painted in uniform colors to correspond with the green accent color of 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. c. Building components- such as windows, doors, eaves, and parapets should have good proportions and relationship to one BAR Staff Report L94 -0111 March 16, 1995 another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. (a) Phase II is consistent with the approved architectural design of Phase I which incorporates a low level, horizontal detailed structure. Recessed window areas will face both Baker Blvd. and Andover Park East. Columns, with horizontal reveals, will divide the window area /store fronts. The columns will support an overhang which allows protection at entries but does not fully function as a arcade. The building will be topped with a cornice detailed. (b) Because the structure is speculative, building entries have not been established. The window /door systems are modular, allowing flexibility to locate entry doors as needed for the prospective tenants. (c & d) The building facade will be texture "Dryvit" and will be accented with 1 1/2 inch reveals to provide architectural interest to the large wall areas. The colors are earth tone a brick color for the majority of the structure and beige for the soffit, with teal green accents as described in the Attachment H.,Exterior Color Board. The aluminum glazing system will be painted in the green accent color. (e) Mechanical equipment will be screened, repeating the material and design used for the building facade. The screen will also provide some height variation for the low level structure. (f) Soffit lighting will be recessed with light fixtures in a neutral color, compatible with the beige color of the soffit. (g) The form, detailing and siting of Phase II is substantially the same as the Phase I approval. (5) Miscellaneous Structures and Street Furniture Seating walls, at 18 inches, were approved with Phase I at both the Andover Park East entry area, and the interior entry area BAR Staff Report L94 -0111 March 16, 1995 located at the elbow of the building. These walls will be constructed of concrete. Since the south end of the building has the potential to be a primary building entrance, it would be appropriate to create a similar seating wall near there as well. Bollards are incorporated into the seating wall areas and at crossings. These will serve as lighting sources for the front entry as well as a visual divider between pedestrian and vehicle circulation. The applicant has provided a specific signage program for the building. Tenants wall mounted signs would consist of individual channel letters that are 40" high, have interior illumination and centered on the building fascia. No specific maximum sign areas are proposed, thus the allowances of the sign ordinance will prevail. BAR Staff Report L94 -0111 March 16, 1995 CONCLUSIONS Relationship of site to structure. 1. The redevelopment of this historically industrial site will compliment the existing land uses in the vicinity by providing a retail /office development that is compatible with the neighboring existing office uses. 2. The proposed building is similar in height and scale to the original buildings on the property. 3. The proposed low profile building will be strengthened with window placement, color usage, and textural relief, providing architectural interest to the building. 4. Vehicular ingress and egress is located safely away from the street intersections. Loading areas are separated from the primary vehicular drive aisles and parking area. Pedestrian circulation is provided along the public streets, with three connections to the building. Landscaping and Site Treatment 5. The applicant has provided additional landscape islands with trees and ground cover within the parking areas and added shrubs to the perimeter landscaping. These changes soften the visual impact of the parking lot. 6. Street trees are provided along all public street fronts. The tree selection (Tulip Tree) will provide strong visual relief for the streetscape, with seasonal variety. Building Design 7. The exterior building facade will create a pleasing low level structure, accented with horizontal relief and contrasting glazing system. The roof screening will provide some depth and additional height for the structure. Color choices work well with the texture of the facade. Overall the design will fit with the proposed use and neighboring properties. Miscellaneous Structures and Street Furniture 8. Sitting walls and bollards will add visual interest to the project, while serving pedestrians with site amenities. The conveniently located bike rack will provide storage space for alternative means of transportation. By creating a uniform sign program, the applicant is proposing /... BAR Staff Report L94 -0111 March 16, 1995 coordination of a significant building design feature which will help unify the design and create a specific identity for the entire building. The sign concept fits into the overall design of the building, and the signs will be in scale with the fascia on which they will be mounted. RECOMMENDATIONS The Planning Department recommends approval of the proposed project with the following conditions: 1. An automatic irrigation system shall be installed, with plans for such being provided at the time of building permit. The system shall include at least one in- ground moisture sensor. 2. Provide an additional seating wall in the vicinity of the south entrance of the building. 3. A 3 foot wide walkway and curb, as was provided with Phase I, shall be provided along the entire south side of the building. 4. The applicant shall explore the possibility of providing a pedestrian path across the landscaped areas near the southeast corner of the site to provide access from the site to Bicentennial Park. CITY OF TUKWILA ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT Adoption for (check appropriate box) E3 DNS D EIS Ej other Description of current proposal: The proposal is to demolish a building containing approximately 15,000 square feet. Location of current proposal: 505 Baker Street Title of document being adopted: Determination of Non - Significance, #L94 -0057 Agency that prepared document being adopted: City of Tukwila Data adopted document was prepared: Issued October 14, 1994. Description of document (or portion) being adopted: DNS was issued for demolition of 15,802 s.f. bldg. and construction of a 31,924 s.f. retail office building. If the document being adopted has been challenged (197 -11 -630), please describe: NA. The document is available to be read at (place /time) City of Tukwila Department of Community Development, M -F, 8:30 am - 5:00 pm. We have identified and adopted this document as being appropriate for this proposal after independent review. The document meets our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Name of agency adopting document: City of Tukwila Contact person, if other than responsible official: John Jimerson Position /title: Associate Planner Address 6300 Southcenter Blvd. 1 'a WA 98188 Date 12/30/94 Signa Phone 431 -3663 Direc or, Dept. of Community Development CHECKLIST: ENV1'r.iNMENTAL REVIEW /SHORELINE A.AMIT MAILINGS FEDERAL AGENCIES ( )U.S. ARMY CORPS OF ENGINEERS ( )FEDERAL HIGHWAY ADMINISTRATION ( )DEPT. OF INTERIOR -FISH & WILDLIFE SERVICE WASHINGTON ( )U.S. ENVIRONMENTAL PROTECTION AGENCY ( )U.S. DEPARTMENT OF H.U.D. (REGION X) STATE AGENCIES ( )OFFICE OF ARCHAEOLOGY ( )TRANSPORTATION DEPARTMENT ( )DEPT. OF NATURAL RESOURCES ( )OFFICE OF THE GOVERNOR ( )DEPT. OF COMMUNITY DEVELOPMENT ( )DEPT. OF FISHERIES ( )K.C. PLANNING & COMMUNITY DEV. ( )BOUNDARY REVIEW BOARD ( )FIRE DISTRICT #11 ( )FIRE DISTRICT #2 ( )SOUTH CENTRAL SCHOOL DISTRICT ( )TUKWILA LIBRARIES ( ) RENTON LIBRARY ( )KENT LIBRARY ( )CITY OF SEATTLE LIBRARY ( )US WEST ( )SEATTLE CITY LIGHT ( )WASHINGTON NATURAL GAS ( )WATER DISTRICT #75 ( )SEATTLE WATER DEPARTMENT ( )GROUP W CABLE ( )OLYMPIA PIPELINE ( )KENT PLANNING DEPARTMENT ( )TUKWILA CITY DEPARTMENTS: ( )PUBLIC WORKS ( ) FIRE ( )POLICE ( )FINANCE ( )PLANNING ( )BUILDING ( )PARKS AND ORECREATION ( )TUKWILA MAYOR ( )DEPARTMENT OF SOCIAL & HEALTH SERVICES ( )DEPT. OF ECOLOGY, SHORELANDS DIVISION ( }DEPT. OF ECOLOGY, SEPA DIVISION* ( )DEPARTMENT OF WILDLIFE ( )OFFICE OF ATTORNEY GENERAL *SEND CHECKLIST WITH DETERMINATIONS AND *SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES ( )KING COUNTY DEPT. OF PARKS ( )HEALTH DEPARTMENT ( )PORT OF SEATTLE ( )BUILDING & LAND DEV. DIV.- SEPA INFORMATION CENTER SCHOOLS /LIBRARIES ( )HIGHLINE SCHOOL DISTRICT ( )KING COUNTY PUBLIC LIBRARY ( )SEATTLE MUNICIPAL REFERENCE LIBRARY ( )SEATTLE SCHOOL DISTRICTS ( ) RENTON SCHOOL DISTRICT )PUGET SOUND POWER & LIGHT )VAL -VUE SEWER DISTRICT )WATER DISTRICT #20 )WATER DISTRICT #125 )CITY OF RENTON PUBLIC WORKS )RAINIER VISTA )SKYWAY CITY AGENCIES ( ) RENTON PLANNING DEPARTMENT. ( )CITY OF SEA -TAC ( )CITY OF SEATTLE ( )CITY OF BURIEN ( )TUKWILA PLANNING COMMISSION MEMBERS ( )TUKWILA CITY COUNCIL MEMBERS OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL ( )P.S. AIR POLLUTION CONTROL AGENCY ( )SW K.COUNTY CHAMBER OF COMMERCE ( )MUCKLESHOOT INDIAN TRIBE ( )DUWAMISH INDIAN TRIBE MEDIA ( )DAILY JOURNAL OF COMMERCE ( )VALLEY DAILY NEWS ( )METRO ENVIRONMENTAL PLANNING DIV. OFFICE /INDUSTRIAL 5,000 GSF OR MORE RESIDENTIAL 50 UNITS OR MORE RETAIL 30,000 GSF OR MORE ( ) HIGHLINE TIMES ( )SEATTLE TIMES PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section Applicant Other agencies as necessary (checked off on attached list) Include these documents: SEPA Determination (3 -part form from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Dlstribution (notice was mailed & sent to newspaper). SHORELINE MAILINGS Notice of Application: Notice of application for a substantial development Permit must be mailed to owners and to property owners within 300 feet of subject property, prepare. an affidavit of publication, and publish two consecutive weeks with deadline for comments due 30 days after last newspaper publication date. Shoreline Permit: Mail to: (within 8 days of decision; 30 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General Applicant Indian Tribes Other agencies as necessary (checked off on attached list). Include these documents: Shoreline Substantial Development Permit (3 -part form from Sierra) Findings (staff report, if applicable) Shoreline Application Form (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements Cross- sections of site w /structures & shoreline Grading plan Vicinity map SEPA D- etermination (3 -part form from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed & sent to newspaper) Affidavit of Publication (notice was published in newspaper). Architecture and Planning, Inc I,?( A li..rt) A I A 1701 I+xirtt+ A,r i I(17 ri; r.. MEMORANDUM TO: Mr. Jack Pace DATE: City of Tukwila Department of Community Development PROJECT: 6300 Southcenter Blvd. Tukwila, WA 98188 9 January 1995 505 Baker, Phase 2 PROJECT NO: NW 94003.2 SUBJECT: 505 Baker Phase I & Phase II (505 Baker & 220 Andover Pkwy West) Phase 1 B.A.R 94 -0061, SEPA 94 -0057, Phase 2 B.A.R 94 -0111 Dear Jack: Per our previous review of phase I with planning staff and the Board of Architectural Review, we do not anticipate any changes in staff requirements or B.A.R. requirements for this second phase of development as we have incorporated staff items for phase I and phase II and agreed to SEPA mitigation conditions for both phases in the original checklist, (in particular for trip generation fees for traffic mitigation). Our understanding is that the B.A.R. for phase II is scheduled for March 23rd hearing. Since the owner is now able to relocate the tenant in the 220 Andover building into another of the owner's buildings, this allows us to combine the two phases into one building now, rather than phase the development at a later date. Is it possible to schedule this item for B.A.R. earlier or a standby basis or time afforded basis with the B.A.R. as there should be no issues for actual review. spectfully, Royce A. Berg Via Fax cc: Jack Link, Bill Rademaker Tri -Land RE C JAN 1 199h Architecture and Planning, Inc I,?( A li..rt) A I A 1701 I+xirtt+ A,r i I(17 ri; r.. MEMORANDUM TO: Mr. Jack Pace DATE: City of Tukwila Department of Community Development PROJECT: 6300 Southcenter Blvd. Tukwila, WA 98188 9 January 1995 505 Baker, Phase 2 PROJECT NO: NW 94003.2 SUBJECT: 505 Baker Phase I & Phase II (505 Baker & 220 Andover Pkwy West) Phase 1 B.A.R 94 -0061, SEPA 94 -0057, Phase 2 B.A.R 94 -0111 Dear Jack: Per our previous review of phase I with planning staff and the Board of Architectural Review, we do not anticipate any changes in staff requirements or B.A.R. requirements for this second phase of development as we have incorporated staff items for phase I and phase II and agreed to SEPA mitigation conditions for both phases in the original checklist, (in particular for trip generation fees for traffic mitigation). Our understanding is that the B.A.R. for phase II is scheduled for March 23rd hearing. Since the owner is now able to relocate the tenant in the 220 Andover building into another of the owner's buildings, this allows us to combine the two phases into one building now, rather than phase the development at a later date. Is it possible to schedule this item for B.A.R. earlier or a standby basis or time afforded basis with the B.A.R. as there should be no issues for actual review. spectfully, Royce A. Berg Via Fax cc: Jack Link, Bill Rademaker Tri -Land RE C JAN 1 199h BOARD OF ARCHITECTURAL REVIEW DESIGN .REVIEW APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 The following materials must be submitted with your application. This checklist is to assist you in submitting a complete application. Please do not turn in your application until all items which apply to your proposal are attached to your application. If you have any questions, contact the Department of Community Development at 431 -3680. CHECKLIST WITH:;YD:UR. A TiO GENERAL r✓ Application Form 1 r Design Review Fee - $900.00 t El/G°as Sri4e301.ce640( /$1ooeov iyys - G40-0657 Environmental Checklist Environmental Checklist Fee - $325-: 00 1 - PLANS Seven (7) copies of the set of plans are required. The scale shall not exceed 1 " =30', with the north arrow, graphic, scale and date all identified on the plans. Also, the license -- - - — -stamps of the architect and landscape architect shall be on each appropriate plan. - The following information should be contained within the plan: Vicinity map showing location of site and surrounding prominent landmarks. Property dimensions and names of adjacent roads. C., Lot size and impervious (paved and building areas) surface calculations. D. Existing and finished grades at 2' contours with the precise slope of any area in excess of 15 %. 2E. Location and dimensions of existing and proposed structure(s), accessory structures with appropriate setbacks, parking and loading area dimensions, and driveways. ✓�F. •Existing (6" in diameter) trees by species and an indication of which will be saved. Proposed landscaping: size, species, location and spacing. BOARD OF ARCHITECTURAL REVIEW pESIGN REVIEW APPLIC ''ION CHECKLIST Page 2 yrG. Location and size of proposed utility lines and a description of by whom and how water and sewer is available. H. Location, dimensions and nature of any proposed easements or dedications. I. For commercial and industrial uses, gross floor area by use and parking calculations. FY J. For multiple residential, location, dimensions and description of common open space and recreation areas. K. Dimensioned elevations of building drawn at 1/8" = 1' or a comparable scale. Elevations should show the type of exterior materials. L. Location and elevations of exterior lighting for buildings and parking areas. M. Location and elevations of dumpster screens. Color and material sample board for exterior building and accessory structure colors and material. R'"O. Perspective drawings, photographs, color renderings or other graphics which accurately represent your proposed project. Erik One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11" (most printing companies can make PMT's). PUBLIC NOTICE Aailing list with address labels for property owners and residents within 300 feet of your property. (See attached "Address Label Requirements") A g County Assessor's Map which identifies the location of each property ownership and residence listed. The maps may be ordered from the King County Public Works Map Counter at 296 -6548. , DEC 15 '94 15:38 ALL'APP-4 IA=EI1ENT P.1/1 LEC 1T '94 14:43 LPN 1:iP 5 rEc7s ; 2C,G 158 = -070 ' ARC ''ECTUAA R �P,1/1 v� ova► 0 OF L EY QE31G�i REVIEW APPLICATION • CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Soul/venter Boulevard, Tukwila, WA 98188 Telephone: (206) 431.3680 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Phase 2 New Retai 1I0f f i ce Center, expand Phase i to�the south & Qeiro.ish existing building. (Phase I previously approve 2. PROJECT LOCATION. (Give street address or, if vacant, indicate Iot(s), block, and sub- division; or tax lot number, access seet, and nearest intersection) 505 Baker Blvd._ Quarter: NE Section;; 26 Township: 23 — Range; 4 (This thf3rnnation ray be found en your tax statement) 3. APPLICANT Name:_ LPN Architects and Planners /Royce A. Berg Address. 1201 Fourth Ave. So„ Suite 102, Seattle, �JA 08134 hone;__ (206)583-8030 . Sgnati�re� .'� {,►,� ..... _� .. Dale: " The applicant is e person whom the staff will contact regarding the application, and to whom all no es and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: ?RI --LAND CORPORATION OWNER Address:. 1325 Fourth Avenue, Suite 1940, Seattle, WA 98101 Phone: (206) 624 -4494 1 /WE,(signature(s)1 � oC Gtegigtt: f -Leo �p�f'C 7oN swear that I /we are th owner(s) or contract purchaser(s)'of the property involved in this application and that the foregoing staterrexkts and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 1S 1995" BOARD OF ARCHITECTU-4L REVIEW a: DESIGN REVIEW APPLIC' 'ION Page 2 CRITERIA The following criteria will be used by the BAR in its decision - making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria: If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: Building is set back from primary street and existing landscaped areas to provide transition from streetscape. Parking areas are dispersed to reduce large paved areas. Service area requirements are minimal and placed at the rear of the building with trash enclosures that are screened. The height and scale of the building is comparable with the existing building and other buildings in the area. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the established neighborhood character. D. Compatibility of vehicular pedestrian circulation pat-terns 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: Reveals and setback articulation add texture and pattern to building and reduce mass Landscape areas will be maintained in lawns with existing cherry trees and supplemental street trees required for this corridor. Character of the facility maintains the retail image of Southcenter. Vehicular access and service maintain existing patterns with service aspects segregated from main entry points. Pedestrian circulation to the new sidewalks is provided to tie key pathways together Circulation on site does not change existing conditions which are in appropriate locations in relation to corners and adjacent properties. vvr4nv vs 'Anvils 1 CV 1 unUL I"SCVICYV DESIGN REVIEW APPLIC TION 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is 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. Page 3 RESPONSE: Existing site is relatively flat except at east and north where its slopes to street in existing landscaped areas. These areas will remain landscaped and additional sidewalks tie public areas to new street walks in logical and accessible locations and segregate service areas by limiting access. Pedestrian connections from -_'-- -- Andover Parkway-and Baker Blvd; have been emphasi -zed with -- expanded— via- I- kwa-y- -axed — light bollards to emphasize walkway to building. Two concrete plaza areas have been provided with raised seating walls. Planting supplemental buffers at service corridor will buffer rear of building. (service corridor not planned to hp heavily used) Exterior lighting occurs at soffit areas to illuminate covered walkways and with pole lights at parking to supllement street lights. Light fixtures are shielded with cut offs to control off —site glare. Tenant signing will be controlled and back lit. 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring de- velopments. DESIGN REVIEW APPLICPTION Page 4 • C. Building components such as windows, doors, eaves, and apets - 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. • Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex- posed accessories should be harmonious with building design. F. 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: Architecture provides a horizontal character with reveals to scale down and add'a unifying pattern to the building. Glass areas are emphasized and tied together with a teal /green color. Colors pick up brick tone with accents of green and warm beige•(not bright but not subdued beige or gray). Exterior lighting fixtures will be neutral in color. Soffit lighting will be recessed with lights uniform in color and type. Signing will be regulated as to size, type and location to maintain control and balance per location with various tenants. Stepped cornice will provide on at to and bottom of facsia• panels. Roof screens are 11 1 •. provided to screen H.V.A.C. equipment from site. 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: _ ... . . .. . -. .. r of the com.lex but no formal outdoor seating will be provided except as a tenant package depending on type of tenant i.e. restaurant, cafe or deli. . Concrete planter /seating walls are provided at plaza areas. Center plaza will have bicycle rack storage area. ... +.weu so—Ads v 1NLflCV1G.VV DESIGN REVIEW APPLIq" TION Page 5 INTERURBAN SPECIAL LVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 1. The proposed development design should be sensitive to the natural amenities of the area. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. 3. The proposed development should provide for safe and convenient on -site pedestrian circu- lation. 4. 'The proposed property use should be compatible with neighboring uses and complementary the_district.in whichit is located._____ .... __— __.__..._._.... 5. The proposed development should seek to minimize significant adverse environmental im- pacts. 6. The proposed development should demonstrate due regard for significant historical features in the area. CITY OF TUKWILA (— DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: giEaT liqj Request for demolition permit for a 15,802 s.f. OCT1' 1994 building and request for building,,permit to construct a 20,888 s. f , r�etali'1'" /pf.f�i�ce�bu,i.,l ding with 11,036 s.f. of f� ��`! LPN Architects & Planners = future- expansionw, e.�. PROPONENT: TRI -LAND: RAF. • : z ti.q LOCATION OF PROPOSAL IN,CLUD'ING STREET ADDRESS'; ;IE- ANY: �r, J_:'i �. �: `=•::y., r, T •w �;: t. i ` i; •.fig •` ADDRESS: %` "1,505' BAKER BL f'r- � ; PARCEL NCI: '`022310 0101'' c,. \,! :: t' SEC /TWN /RNG- NE Section of ,26, TWN`. 23, RG. 4 ' .0T. LEAD AGENCY: •CITY OF TUKWILA FILE NO: L•'94„ -0057. • The City-has determined that-the Proposal does not have'a probable significant adverse impact'on the environment., An environmental . impact statement (EIS) i s 'not requ i red.''under RCW. 43.21 c. 030 (2 )• (c) . This decision was 'made after ,rev'iew: of-a completed environmental , checklist and Other information on file with the lead agency' This information is• avai lable to..the•public on request. . ■ ** * * * * * * ** *•k * * * * * * * * * *•k * * *** *** * * * * * * *** k •k * **4 * * **• *** * #*ilc *etc * * * * *** * * ** This determination is final and signed this. zi 1994t. _ -- R c :eeler, Responsible Official. City of Tukwila, (206). 431 -3680 6300 Southcenter,.Boulevard Tukwila, WA 98188 , day of You may appeal this determination to the City Cl.erk,at'City Hall, 6200 Southcenter Boulevard, Tukwija', .:,WA,:.. 98188• no'later than 10 days from the above signature date by wri tten,!.•app.estating''the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available.:with'the City Clerk and Department 'of Community Development. - S ( P+/'t\.., John W. Rants, Mayor Department of Community Development Rick Beeler, Director November 2, 1994 Mr. Royce A. Berg LPN Architects and Planners 1201 Fourth Avenue South, Suite 102 Seattle, WA 98134 RE: 505 Baker Design Review, Project #L94 -0061 Dear Mr. Berg, The Design Review Board held a public hearing for the above noted project on October 27, 1994. The Board granted conditional approval for this project with the following condition: 1. Interior landscape islands shall be planted with a minimum of one 2 inch caliper tree and groundcover. Upon expansion of the project, interior landscape islands shall be provided within the parking area located off of Andover Park East. (See Attachment J). The decision of the Board of Architectural Review is final unless appealed to the City Council by November 7, 1994. If you have any questions regarding this project, please feel free to contact me at 431 -3673. Sincerely, Libby 'fiudson Associate Planner enclosure tfl''"1] ldOU'/ 1994 LPN Architects & Planners 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 • v i ACT •' 5 ' 94 u9:G9Art F,a BOARD OF ARt '4 "ECTURAL REVIEW R.CEIVED 4 1994 CITY OF TUKWILA COMMuN DEPARTMENT OF COMMUNITY DEDLEOVML E©ENT DESIGN r".47.VIEW APF LICAT1ON • 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 4314680 2- • •-ten ero 4. '• y .,Nir?hi:tl•..0,,.,�- ".:iFr��./ -f�. .•. ii''�'•'.r Jlj 1ti..Y �M1r.K,7T, �• NM1 kf •�f •�'% �( ^ v7� 1 f• ;say s*Y' .;�1.�' � A' b "T'i7 +i•,{+ �� i • � i2r, � �;SO u; : sr. .�• • .,�•e• ' i,... r zhj`k Jy{.��Mr .�,�•, L G...�+!aw it(.( ^.dnii' � , '1,�p oriN�,{/.,�br i � :iilis J' .t1:1Y ?w K �;�� yy� «�K•y l+.Y. P N •.r. A Z }per Ri . .. i, x« i?f. Y:, i'.% i. Cel'► 1tr .�h•,i•.•��_v;•.7i„:'i'?):v+:w. .•�i.r. i••Y 1!�` l • 1).e4" af4 .. J• b�',I Pti6^u744"L:;*.A ^;1�•�O;y'.. { �,j�::i 'i:�'�,,+�!'. !!it' •Sl��•::Z T:+rL�rSeAy}•,X'•R:..i:; 1, 'BRIEFLY DESCRIBE YOUR PROPOSAL: Demolish existing office building and build new retail /office center. Existing landscape to remain' 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; oftax lot number, access street, and nearest intersection) 505 Baker Blvd.• Quarter: NE Section: 26 _ Township : 23 Range: 4 3. APPLICANT :* (This information maybe found on your tax statement) Name: LPN Architects & Planners /Royce A . Berg, A.I.A. dress; 1201 Fourth Avenue South, Suite 102, Seattle, WA 98134 e :, (206) 583 -8030 Date: . IWi& ... 'M./4 o person whom the staff will contact reg the application, and and reports shall be sent, unless otherwise stipulated by applicant. Signature: * Theap• cantisth to whom all notic- AFFIDAVIT OF OWNERSHIP 4. PROPERTY Na ne: TRI -LAND CORPORATION OWNER • Address: 1325 4th Ave, Suite 1940, Seattle, WA 98101 Phone: (206)' 624 -4494 I /WE,Isignature(s)) swear that I /we are the •wner(s) or contract 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:, it 1g 4 t ATTACHMENT • BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC "TION 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: Building is set back from primary street and existing landscaped areas to provide transition from streetscape. Parking areas are dispersed to reduce large paved areas Service area requirements are minimal and placed at the rear of the building with trash enclosures that are screened. The height and scale of the building is comparable with the existing building and other buildings in the area. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the established neighborhood character. D. Compatibility of vehicular pedestrian circulation pat-terns 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: Reveals and setback articulation add texture and pattern to building and reduce mass. Landscape areas will be maintained in lawns with existing cherry trees and supplemental street trees required for this corridor. Character of the facility maintains the retail image of Southcenter. Vehicular access and service maintain existing patterns with service aspects segregated from main entry points. Pedestrian circulation to the new sidewalks is provided to tie key pathways together Circulation on site does not change existing conditions which are in appropriate locations in relation to corners and adjacent properties. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIrATION 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved andenhanced. 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 site is relatively flat except at east and north where it slopes to street in existing landscaped areas. These areas will remain landscaped and additional sidewalks tie public areas to new street walks in logical and accessible locations and segregate service areas by limiting access. Planting supplemental buffers at service corridor will buffer rear of building. (service corridor is not planned to be heavily used) Exterior lighting occurs at soffit areas to illuminate covered walkways and with pole lights at parking to supplement street lights. Light fixtures are shielded with cut offs to control off site glare. Tenant signing will be controled and back lit. 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring de- velopments. BOARD OF ARCHITECTURAL REVIEW , DESIGN REVIEW APPLICAYtON 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. Med anical.equipment or other utility hardware on roof, ground or buildings should be screeriedfrom 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: Architecture provides a horizontal character with reveals to scale down and add a unifying pattern to the building. The arch portal provides a central identity and focal point to visually tie the center together. Glass areas are emphasized and tied together with a teal /green color. Colors pick up a brick tone with accents of green and warm beige ( not bright but not subdued beige or gray ) Exterior lighting fixtures will be neutral in color. Soffit lighting will be recessed with lights uniform in color and type. Signing will be regulated as to size, type and location to maintain control and balance per location with various tenants. 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: A visual landscaped plaza will be incorporated as part of the complex but no formal outdoor seating will be provided except as a tenant package depending on type of tenant i.e. restaurant, cafe or deli. ' BOARD OF ARCHITECTURAL REVIEW . DESIGN REVIEW APPLIr`ATION INTERURBAN SPECIAL - REVIEW DISTRICT Page 5 The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 1. The proposed development design should be sensitive to the natural amenities of the area. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. 3. The proposed development should provide for safe and convenient on -site pedestrian circu- lation. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 5. The proposed development should seek to minimize significant adverse environmental im- pacts. 6. The proposed development should demonstrate due regard for significant historical features in the area. Y1•. • .0-.T 25 94 u8: 1u1i1.1 TUI+'tJILH D.•r -1.! •• - .. -trio Poyc' A Deng. A 1A . 1201 Fourth Avcr. S.. Sute 102 :,eoltl,;. WA ^313•3 (206) 583.8030 ro.. (206) 5830706 i• ' MEMORANDUM TO: Libby Hudson Associate Planner City of Tukwila 6300 Southcenter Blvd. . Tukwila, WA 98188 SUBJECT: BAR Comments 505 Baker,. #940057 DATE: 13 October 1994 •. RECEIVED Baker ' cm? of TvawI 505 u PROJECT: OCT 14 t194 PROJECT NO: NW 94003 ea PERMIT CENTER 1 & 2. Facility is designed for multi tenant use and for flexibility in identifying tenants of retail or office use. Strong focal points have been dropped to maintain identity for multi locations • Tenant breakdown could run from one to eight tenants through the life of the ' building. The flexibility for individual tenants needs to be maintained. The accent feature has been removed and the patterns on the fascia strengthened to define potential signage areas with enhanced cornice and stepped soffit, 3. Entry points are.not established at this point even though, projected doors are shown on plans - door locations can shift per tenant requirements of size and preferred location at the time. Initial improvements will not install all doors. 4. Main entry doors for tenants when placed as entries will be accented with wide style doors, chrome handles and uniform three dimensional suite numbers in the transom, 5. The arcade was not intended to function as a formai pedestrian arcade but as an overhang to provide protection for entry doors wherever they might be located ' and provide visual relief and shadow lines from the exterior building line. Additional light reveals have been added above the glass line to break up the horizontal fascia, 6. Fin walls are sheathed in textured "Dryvit" system with 2" wide, 1 1/2" deep shadow reveals on all sides to reduce the scale and provide a horizontal pattern for visual interest. 7. Aluminium glazing system is to be painted a green color to accent and compliment the' building Dryvit colors, Additional horizontal mullions are not desired by the retail market which dictates leaving glazed areas open for potential retail display and maintaining flexibility in the grazing systems to interchange and add door locations per future tenant requirements. • 8. Cornice detail has been modified and enhanced to provide a stronger visual termination at the top and bottom of the fascias. A smaller cornice version will be used on the roof screens for mechanical units which has been added per staff direction and BAR requirements. • • CDCT L= ': ' 08: 11AM TUl•:I.JILA i1=D- PIA 13 October 1994 page 2 Signage: 9. Signage is programmed for the ±4 ft. upper fascia and to be contained within the framework of the articulated "Dryvit" system as shown on the revised elevations. Multi- tenant signage will be individual letters uniform in character, size and color. Facing on letters shall be either a polished metal or a gloss accent color. If any single tenant with major signage requirements occurs, a special sign permit and review will be applied for to modify programmed signage. Lighting: 10, Exterior lighting is with recessed can lights in the soffit areas at the roof overhang in a regular pattern to provide accent night lighting and security lighting. Light bollards 3 ft. high on concrete pedestals will be used to highlight perimeter pedestrian entry areas and at the two plaza areas. Bollards will be painted green to match aluminium glazing system. A free standing Iight.pole 20 ft, high will be used in the parking area on a concrete pedestal - to match bollards and, painted green to match the aluminium glazing system. Light boxes are rectilinear end neutral in character to match horizontal elements in the building and disperse light down within the site. Wall mounted boxes painted to match the adjacent wall color will be used on the rear of the building with light cut off to keep the light dispersion within the site. Walkways: 11. Pedestrian access from Baker wraps along the entry aisle and ties to a connection adjacent the building to provide accessibility. We do not see a reason to add walks on both sides of this drive as it reduces our pervious areas and is redundant. Pedestrian access from the corner of Christensen and Baker is not desired due to grade change of approximately 3 ft. and is redundant to access from Baker which provides "accessible" access. 12, The pedestrian connection from Andover Parkway has been emphasized with an expanded walkway and light bollards to emphasize the walkway and access to the building. We prefer this location in which the building is closer to the sidewalk versus aligning with the offset side of the building. The future phase will have separate pedestrian access point from Andover to complement this entry. 14. The majority of the existing'asphalt parking and landscape will be used in the new facility and with a small facility we prefer not to break up the existing parking areas to add pedestrian parking patterns which we would normally use in larger projects where pedestrian flow is greater. OCT 5 '`"4 0:3: 1,7 t1 TUFWILA DCD'Pt1 P.24 13 October 1994 page 3 16. Walls on the north and south at electrical room still allow traffic to walk along the continuous perimeter walkway. 17. Pedestrian connection to the future phase at this time is not reasonable as the. parking area will be revised and access points will be incorporated when that phase is developed, which is unknown at this time. 18. vehicular circulation - a directional sign will be added to the S.W. corner to indicate (Do Not Enter) with surface arrows on the paving. Fire access can be accommodated to all points from the streets and from the larger front parking area, without traffic around the building. .19. Bollard details are enclosed as are seating wall details: 20. Bicycle parking has been relocated to the center plaza per staff recommendation and the rack type is enclosed. 21: Paving patterns are articulated in the concrete walks with accent pavers at possible entry thresholds to add an additional dimension to the walkways. Raised seating,walls have also been incorporated at the two plazas to add another dimension and provide permanent wafting or lounging areas as an amenity. 22. Additional reveals have.been added at the east side, even though a landscape buffer has been provided. The south side of the building is a temporary wall (same color Dryvit but with less reveals) as it cannot be seen from the street due to the position of the existing building to the south. Additional reveals have been omitted. If and when the south building is demolished this wall will be demolished for the expansion. pectfuli Roy a A. erg Pre dent Enclosures . cc: Jack Link, Bill.Rademaker . Frank Agostino