HomeMy WebLinkAboutPermit L06-049 - WIG PROPERTIES - SPECIAL PERMISSIONSOUTHCENTER SQUARE
17200 SOUTHCENTER PY
L06 -049
B. The landscape perimeter may be averaged if the total required square footage is achieved,
Landscape perimeter averaging may be allowed as a Type 2 special permission decision if all of
the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and blank
building walls.
2. Perimeter averaging enables significant trees or existing built features to be retained.
3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow
joint use of parking facilities between neighboring businesses.
4. Width of the perimeter landscaping is not reduced to the point that activities on the site
become a nuisance to neighbors.
5. Averaging does not diminish the quality of the site landscape as a whole.
(Ord. 1872 .14(part), 1999)
18.52.030 Perimeter Landscape Types
A. Type I landscape perimeter.
1. Purpose is to enhance Tukwila's streetscapes, provide a light visual separation between uses
and zoning districts, screen parking areas, and allow views to building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 30 lineal feet of
required perimeter excluding curb cuts; and
b. One shrub for each 7 lineal feet of
required perimeter excluding curb cuts or a planted
berm at least 24 inches high; and
c. Living groundcover to cover 90% of the
landscape area within three years.
B. Type II landscape perimeter.
1. Purpose is to enhance Tukwila's streetscapes, provide a moderate visual separation between
uses and zoning districts, screen blank building walls and parking areas, and allow views to
building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 20 lineal feet of
required perimeter excluding curb cuts; and
b. One shrub for each 5 lineal feet of
required perimeter excluding curb cuts; and
c. Living groundcover to cover 90% of
the landscape area within three years.
6 fit
1-)en5inki
CITY OF TUKWIL.A
NOTICE OF APPLICATION
7 August 2006
PROJECT INFORMATION
Wig Properties LLC, SS has filed applications for development of a 229,500 square foot
retail development called Southcenter Square to be located at 17200 Southcenter Parkway,
which is at the northeast intersection of Southcenter Parkway and Minider Boulevard.
Permits applied for include: Board of Architectural Review (BAR); administrative
decisions on a tree clearing permit, perimeter landscape averaging, complementary
parking; and a parking variance.
Other known required permits include: National Pollutant Discharge Elimination
System (NPDES) and Joint Aquatic Resource (DARPA) Permits from the Washington State
.._Department of Ecology, Hydraulics Permit from the Washington State Department of
Fish and Wildlife, a Nationwide Permit from the Army Corps of Engineers; a permit from
the Puget Sound Clean Air Authority, electrical permits from Washington State Labor and
Industries and Tukwila Demolition, Public Works, and Building permits.
Studies required with the applications include: Wetland Mitigation Plan; Geotechnical
Report and Traffic Access Study. An environmental checklist was submitted with these
studies and a SEPA Determination of Nonsignificance has been issued.
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request
them at the counter at the Department of Community Development (DCD), located at
6300 Southcenter Boulevard #100, Tukwila, WA 98188.
Project Files are: E04 -019; L04 -069; L06- 046; L06 -049 and L06 -050
OPPORTUNITY FOR PUBLIC COMMENT
Your written comments on the project are requested. They must be delivered to DCD at
the address above or postmarked no later than 5:00 P.M., 21 August 2004.
Opportunity for additional oral and written public comments will be provided at a
public hearing before the Board of Architectural Review, tentatively scheduled for
Thursday, 28 September 2006. To confirm this date call the Department of Community
Development at (206) 431 -3670.
APPEALS
You may request a copy of any decision, information on hearings, and your appeal rights
by calling DCD at (206) 431 -3670. The BAR, landscaping decision and parking deviations
are appealable to the Tukwila City Council.
For further information on this proposal, contact Moira Carr Bradshaw at (206) 431 -3670 or
visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30
a.m. to 5:00 p.m.
Applications Filed: 25 October 2004 and 31 July 2006
Notice of Completeness Issued: 1 August 2006
Notice of Application Issued: 7 August 2006
Q: \ HOME \ MOIRA\ penneys\ APPNOTE.DOC
August 1, 2006
Mon Wig
Wig Properties, LLC SS
4811 134 Place SE
Bellevue, WA 98006
Subject: Southcenter Square
L04 -0069, L06 -049 & L06 -050
Dear Mon:
•
Cizj' of Tukwila
Department of Community Development Steve Lancaster, Director
NOTICE OF COMPLETE APPLICATION
Steven M. Mullet, Mayor
Your applications for administrative decisions on complementary parking, on a parking deviation
and on perimeter landscape averaging; and for a Board of Architectural Review decision on the
Southcenter Square project are considered complete on 1 August 2006 for the purposes of meeting
state mandated time requirements.
Please stop by the DCD office and obtain the laminated copies of the Notice of Application that you
will post on the two notice boards located on the subject property. After installing the sign with the
laminated notice, you need to return the signed Affidavit of Posting to our office.
A Notice of Application will be mailed by the City to all tax payers and residents or businesses
within 500 feet of the site.
This determination of complete application does not preclude the ability of the City to require that
you submit additional plans or information, if in our estimation such information is necessary to
ensure the project meets the substantive requirements of the City or to complete the review process.
I am enclosing comments from Sandra Whiting, the City's Environmental Planner, regarding the
July 2006 Wetland Mitigation Plan. There are a number of informational items as well as some
items that need to be modified within the Plan in order for the City to consider it finaled. The
Plan will become a reference for future work and it needs to be correct.
Page 1 08/01/2006
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665
This notice of complete application applies only to the permits identified above. It is your
responsibility to apply for and obtain all necessary permits issued by other agencies.
Moira Carr Bradshaw
Senior Planner
Copy: Engineer, Public Works
Fire Prevention, Fire Department
Urban Environmentalist
Enclosure
Q:\HOME\MOIRA\penneys \COMPLETE.DOC
Page 2 08/01/2006
MEMORANDUM
July 25, 2006
• •
TO: Moira Bradshaw
FROM: Sandra Whiting
RE: Southcenter Square (J.C. Penney Redevelopment), Comments on " Final Wetland
Mitigation Plan" (July 2006)
I have reviewed the Final Wetland Mitigation Plan of June 2006 for the above - referenced
project. I have the following comments:
1. The Mitigation Plan needs to make it clear that the entire wetland site (2.48 acres) will be
mitigated. The entire wetland should be treated as a whole and not as separate projects.
The 0.88 acres should be incorporated into the objectives in Section 5.4.2, into the
performance standards in Section 5.5, and into the planting plan. References to 2.6 acres
and 0.88 acres of Reed canarygrass should be removed from the several places in the plan
where they occur.
2. Section 3.1.8. We wanted it to be clear in the Plan that the Washington Wetland Rating
method was used to evaluate wetland functions and not the Washington Functional
Assessment Method (WAFAM). It is still not clear.
3. Section 5.2.2, last sentence, first paragraph, and Appendix B. The wetland classification
for the Tukwila Pond site should be revised for a depressional wetland and the
corresponding references to the classification as a lacustrine fringe wetland changed in
the body of the Plan and the Appendix.
4. Section 5.5.1. The hydrology performance standard states that the bottom of the new
channel will be at 15.2 feet, but Figure 5 still shows 17.2 feet and should be corrected.
5. Section 6.2 and 6.5. Both sections state that compost will be tilled into the subgrade, but
Section 6.5 states that the decision to do so will be based on a chemical analysis of the
soil left after removal of the Reed canarygrass. Who will do this analysis and make the
determination and how will this be incorporated into the contractor's bid documents?
6. Section 6.2, second paragraph. We have recently consulted the Corps of Engineers with
respect to the regulatory status of Tukwila Pond and have been told that the Corps will
consider the pond a jurisdictional wetland because it was not created as a stormwater
pond. The memo from the Corps dated August 16, 2001 (revised October 4, 2001) was
not a jurisdictional determination carried out by the regulatory branch. Instead, it was a
justification for denying funding for a grant application. Therefore, it is our
understanding that a Corps permit will be required for soil removal at the wetland
mitigation site, and the applicant should take the necessary actions to obtain a permit.
7. Section 6.5, sixth paragraph. What does " the landscaping contractor will likely have to
treat the mitigation site for weeds prior to planting" mean?
Attn: Permit Review Staff
City of Tukwila
Department of Community Development
6300 South Center Boulevard
Tukwila , WA 98188
Re: South Center Square Project — Landscape Deviation
Date: July 31, 2006
Dear Permit Review Staff,
This letter is to request that the landscaping requirements for the Shopping Center can be averaged. Please note
that the Southcenter Square project has in most cases met or exceeded land -use code requirements with a few
areas of exception in the perimeter landscape areas.
Project Description
Southcenter Square will be a unique retail village located on one of the last remaining undeveloped properties
on Southcenter Parkway in the busy Southcenter Shopping area. It is located at the northeast corner of
Southcenter Parkway and Minkler Boulevard; and it is designed to attract customers through a combination of
ease of access, and site and building aesthetics. Further, it is designed to encourage customers to extend their
shopping experience at Southcenter Square by providing comfortable surroundings and easy access to other on-
site buildings and tenants. The center is planned to be 229, 495 sf of single level retail.
Deviation Request
INTEGRATED SITE DESIGN
RECEIVED
CITY OF TUB
JUL 3 1 2006
PERMIT CENTER
Per TMC 18.52.020, the landscape perimeter may be averaged if the total required square footage is achieved. I
have attached the latest site plan and the landscaping calculations. As you can see, the perimeter landscaping
required is 48,290 sf and we have proposed 54,039 sf of landscaping on the perimeter. Attached is a summary
of TUC land -use code landscape requirements and the projects compliance with them as related to the most
recent site plans, dated 07 -28 -2006 for your use in review.
The following is in response to criteria for Landscape deviation:
1. Criteria Goal: Plant material clustered effectively to screen parking areas and blank building walls.
Response: The majority of the perimeter landscape buffer can be characterized as total required tree
quantities provided and clustered, shrubs and groundcovers are continuous and exceed
size and are spaced closer than required. The trees are clustered to enable sightlines thru
to retail buildings fronts, while providing a varied visual screen of the parking, shrubs and
groundcover planted to achieve immediate screening of the parking elements that are least
visually desirable as seen from outside the development.
2. Criteria Goal: Perimeter averaging enables significant trees or existing built features to be retained.
Response: No existing trees or built features to remain; therefore this does not apply.
12743 26th Avenue NE 1 Seattle. WA 98125
p.) 206.363.9049) f.) 206.362.6460 1 e.) r robinsonq•i- s -d.com
INTEGRATED SITE DESIGN
3. Criteria Goal: Perimeter averaging is used to reduce the number of driveways and curb cuts and allow
joint use of parking facilities between neighboring businesses.
Response: This does not apply to the site design that is currently planned.
4. Criteria: Width of the perimeter landscaping is not reduced to the point that activities on the site
become a nuisance to neighbors.
Response: The majority of the perimeter landscape buffer meets the required width with the exception
of several areas as follows: Portions of the South and East -3 buildings, a portion of the
Kohl building, and a portion of the North building.
Buffer width reductions and rationale:
Portions the South, North, and East -3 buildings are glazed storefront facades (rather than
blank opaque walls) and whose character provide a visual and functional amenity along an
urban retail corridor. A portion of the Kohl 's building is a blank facade, no activities
occur there that are a nuisance to adjacent commercial uses, and adequate planting bed
width exists for screening.
The proposed planting width reduction still allows for significantly effective enough
planting of trees, shrubs, and groundcover to moderate the visual mass.
In addition, portions of the North and South buildings will have a decorative screen wall
placed to hide the truck route for the buildings' loading areas. While a reduction in
landscaping is applied to these areas, we feel this screen wall will help create an
architectural break and reduce the scale of the associated elevation. Landscaping will not
be reduced entirely however in these areas so even with the reduction, there will still be a
good amount of shrubs and trees to soften the screen wall.
5. Criteria Goal: Averaging does not diminish the quality of the site landscape as a whole.
Response: The majority of the perimeter landscape buffer meets the intent or function of the Type 1
and Type II requirements, which is to enhance the streetscape, provide light and moderate
visual separation (respectively), and enable visual access to buildings and entries. The
buffer widths are narrowed to accentuate visual access to buildings /entries and where the
activities are resources rather nuisances. Landscape buffer widths and the arrangement of
the plantings are maximized at the parking and service areas to enhance and visually
screen these more utilitarian functions and reduce the visual impact as experienced from
the streets and adjacent neighbors.
We look forward to your review and comments and responding to suggested revisions.
Sincerely,
Ray Robinson
Project Landscape Architect
12743 26th Avenue NE I Seattle, WA 98125
p.) 206.363 9049 1 t.) 206.362.6460 1 e.) r robinson(ePi- s-a.COm
RECEIVED
CITY OF TUKWIIA
JUL 3 1 2C
mum
South Center Square
TUC Code Compliance Summary
Item Required
Landscape Perimeters
Front — Type I, 15' width
Trees at 30' o.c.,
Shrubs at 7' o.c., 2' ht. at planting
Groundcover or grass, 90% cover in 3 years
•
INTEGRATED SITE DESIGN
Sides — Type II, 10' width
Trees at 20' o.c.,
Shrubs at 5' o.c., 2' ht. at planting
Groundcover or grass, 90% cover in 3 years
Rear — Type II, 10' width
Trees at 20' o.c.,
Shrubs at 5' o.c., 2' ht. at planting
Groundcover or grass, 90% cover in 3 years
2. Kohl Building /North Facade and NW Corner
Type II, 10' width
Trees at 20' o.c.,
Shrubs at 5' o.c., 2' ht. at planting
Groundcover or grass, 90% cover in 3 years
3. South Building /portion of the South Facade
Type II, 10' width
Trees at 20' o.c.,
Shrubs at 5' o.c., 2' ht. at planting
Groundcover or grass, 90% cover in 3 years
4. East -3 Building /portion of the South Facade
Type II, 10' width
Trees at 20' o.c.,
Shrubs at 5' o.c., 2' ht. at planting
Groundcover or grass, 90% cover in 3 years
Provided
Type and width as required
Total trees provided, but clustered
Shrubs at 3' o.c.
Cover within 2 years
As required except as noted below
Total trees provided, but clustered
Shrubs at 4' o.c., 3' ht. at planting
Cover within 2 years
As required except as noted below
Total trees provided, but clustered
Shrubs at 4' o.c., 3' ht. at planting
Cover within 2 years
Landscape Perimeter Exceptions
1. North Building /NE Corner - at several corner configurations of building
T a er re 6' width
Type II, 15' width yp p q
Trees at 20' o.c., Total trees provided, but clustered
Shrubs at 5' o.c., 2' ht. at planting Primarily groundcovers and low shrubs
Groundcover or grass, 90% cover in 3 years Cover within 2 years
12743 26th Avenue NE 1 Seattle, WA 98125
p.) 206.363 9049 1 1.) 206.362.6460 1 e.) r robinson'g`i- s -d.com
Type per req., 5' -6" width
Total trees provided, smaller different species
than per original submittal
Shrubs at 4' o.c., 3' ht. at planting
Cover within 2 years
No planting
No planting
No planting
No planting
No planting
No planting
No planting
No planting
CITY OF Tugwit4
JUL 3 •r 21ri
FOR STAFF USE ONLY Permits Plus Type: P-SP
Planner:
File Number:
-b tp 1
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
Signature: _ Y-r/
P:'Plenning Forms \Applications\SP_Director - June 2006.doc
•
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E - mail: tukplan @ci.tukwila.wa.us
r1n,Clvcu
CITY OF TUKWILA
JUL 3 i 2JG5
PERMIT CENTER
SPECIAL
PERMISSION
DIRECTOR
APPLICATION
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
2.4.2 c11\1 o El c7 so
Date: 4 /71-/(C.,
964 --0 3D
NAME OF PROJECT/DEVELOPMENT: S o tA\ Cejjt' SCVA e
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection.
\ LA_Mkc, � Oa' Ck,A 1 (ti� A
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City to whom all notices and reports will be sent.
Name: G• e 614 W 1 es
Address: l Ell 1 S \1s 11- S� j _6,1,k tt-)R R9 4>
Phone: ` - l 2 - 5 1 � S 9 - 4 9 \ FAX: Y 25/ g 5 - 84
E -mail: 1 e SIB G IAA % CoricaSN • n...\-
April 6, 2006
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E - mail :: tukplan@ci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
STATE OF WASHINGTON
ss
COUNTY OF KING
The undersigned being duly swom and upon oath states as follows:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the
best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon
Owner's real property, located at oC7 .r PK►-o•k) , Tit.Kw1\
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of
the City.
6. Non- responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at ( FA 1 e oke (city), LJ Pt (state), on - 3 L. 20 C7‘.
Print Name
Address
Phone Number
Signature
c L7
ti 8tl I'yAti, L s£,
4 123/15 - i - L I
On this day personally appeared before me to me known to be the individual who
executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and
purposes mentioned therein
SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF , 20
NOTARY PUBLIC in and for the State of Washington
residing at
My Commission expires on
P:\Planning Forms\Applications \SP Director- June 2006.doc April 6, 2006
RECEIVED
CITY OF TuKvintA
JUL 3 ! 2::5
PERMIT CENTER
Check items
submitted
w ith
application
Information Required. May be waived in unusual cases, upon approval of both Public Works
and. Planning
APPLICATION MATERIALS:
✓
1. Application Checklist one (1) copy, indicating items submitted with application.
V
2. Permit Fee (LDR = $200, Other zones 300).
/
V
3. Written description of the project, the deviation being requested and response to the
applicable decision criteria.
ZONING CODE PARKING DEVIATION
4. A complete description of the proposed construction relative to parking areas, and all
supporting agreements.
5. Dimensional site plan(s) to demonstrate parking area consistent with Zoning Code
requirements.
6. Parking studies as needed to demonstrate adequate parking is provided.
LANDSCAPE DEVIATION
1N0 c
s`'`L"AN .,
wV 's
Re■A cw wt f
7. Landscape plan — two (2) copies showing size and species of existing and proposed plant
materials, required perimeter landscape types, parking areas, buildings, walkways, transit
facilities, property lines, dimensions and area of planting beds and any calculations
necessary to demonstrate compliance with review criteria.
TREE REGULATION DEVIATION
8. Tree survey showing size and species of existing trees, with trees to be removed and trees to
be retained noted (unless request is for use of canopy cover method)
9. Tree replacement calculations per TMC 18.54.130.3 B or canopy cover calculations per
TMC 18.54.140 B.
10. Description of the nature of the undue hardship caused by strict compliance with the Tree
Regulations, proposed mitigation measures and justification for the deviation from Tree
Regulations.
COMPLETE APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing by the
Public Works Department and the Department of Community Development. Please contact the Department if you
feel that certain items are not applicable to your project and should be waived, or should be submitted in a Later
timely manner for use at the Public Hearing (e.g., revised colored renderings). Application review will not begin
until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED.
The initial application materials allow starting project review and vesting the applicant's rights. However, they in
no way limit the City's ability to require additional information as needed to establish consistency with development
standards. 1~fECir VED
crri OF TtikWitA
Department staff are available to answer questions about application materials at 206 - 431 -3670.
(`\hnmenave\nkwila\ tied \ annc \cnrrJalne..rmiccinnnirerrnr nor OR /19/05
COMPLETE APPLICATION CHECKLIST TABLE