HomeMy WebLinkAboutPermit DR-04-77 - LONG KEN / BENAROYA COMPANY - CARRIAGE HOUSE PARKWAY PLAZA WEST DESIGN REVIEW (ETHAN ALLEN)DR-4-77
17333 SOUTHCENTER PARKWAY
79-22-L EPIC-FD-67
SIGN AND LANDSCAPE
CARRIAGE HOUSE PARKWAY PLAZA WEST
PLANNING
PARKS &
RECREATION
BUILDING
16 May 1977
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
Mr. Ken Long
Benaroya Company
5950 - 6th Avenue South
Seattle, Washington 98108
Dear Ken:
The Tukwila Planning Commission, at a Sepcial Meeting conducted 11 May
1977, reviewed the landscape plan submitted for Carriage House located
on Southcenter Parkway.
The Commission approved the landscape plan with the following stipulations:
1. Inclusion of complementary deciduous street trees, minimum 2- inch
caliper, planted at a maximum of 30 feet on center.
2. Planting of junipers not to exceed four feet on center.
3. Extension of live groundcover to street curb line.
4. Provision of fixed irrigation system.
Should you have any question, please contact me.
Sincerely,
Gary Crutchfield
Assistant Planner
GC /cw
cc: Bldg Off
6230 Southcenter Boulevard • Tukwila, Washington 98188 0.(206) 292 -2177
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
11 May 1977
AGENDA ITEM II F : Landscape Plan: Carriage House
8:00 P.M.
(Parkway Plaza West) •
The Benaroya Company has submitted a landscape plan for Carriage House.
The Planning Commission, at their regular April meeting, deligated approval
authority to Staff. Since the Commission has subsequently scheduled a
special meeting, Staff has placed the landscape plan on this agenda for
the Commission's review.
Staff recommends the plan be approved only with the following stipulations:
1. Inclusion of complementary deciduous street trees, minimum 2 -inch
caliper, planted at a maximum of 30 feet on center.
2. Planting of pinipers not exceed 3 feet on center.
3. Treatment of unused right -of -way with live groundcover.
Planning Commission
Minutes of Special Meeting
Page 4
11 May 1977
Mr. West pointed out that the driveway between the rail easement and building
is only 15 feet and feels it is too narrow. Some discussion followed regarding
need for emergency vehicle access and the physical difficulties associated with
the narrow drive.
Motion by Mr. West, seconded by Mr. Sowinski and carried to add the following
stipulation:
7. Minimum driveway width of 18 feet between building and rear parking
area.
Site Plan: Project #368 (Tri -Land Corp.)
Mr. Crutchfield displayed and explained the site and elevation drawings for
Project #368 for Tri -Land Corporation and located at the northwest corner of
the intersection of Andover Park West and South 180th Street.
Mr. Crutchfield noted the past approvals of substandard landscape strips on
adjacent properties and that this plan indicates same.
Commission discussed intent of landscape strips adjacent to street and the
fact that adjacent properties have already been developed with a certain
substandard landscape strip width.
Motion by Mrs. Avery and seconded by Mr. West to approve the plans for Project
#368 with the following stipulations:
1. Provision of 108 parking spaces.
2. Landscape strip adjacent South 180th Street be 15 feet in depth
from curb and the landscape strip adjacent Andover Park West be 11.5
feet in depth from curb.
3. Architectural screening of roof - mounted equipment.
4. Complementary exterior treatment of elevations.
5. Planning Commission review and approval of detailed landscape plan
prior to issuance of Occupancy Permit.
Motion by Mr. Sowinski, seconded by Mr. Hartong and carried to amend the motion
with respect to stipulation #2 as follows:
The planting strip adjacent Andover Park West conform to adjacent
properties.
Original motion, as amended, carried.
Landscape Plan: Carriage House (Parkway Plaza West)
Mr. Crutchfield displayed and explained the landscape plan proposed for Carriage
House located on Southcenter Parkway and read Staff Report.
.
•
Planning Commission
Mintues of Special Meeting
Page 5
11 May 1977
Mr. Crutchfield noted that Mr. Ken Long of Benaroya could not be present but
that Mr. Long had agreed to the inclusion of street trees and extension of
groundcover to the street curb. Mr. Long did, however, object to the planting
of juniper at 3 feet on center due to his feeling that it is too close and the
area between plantings will be treated with bark.
Commission discussed growth of junipers as well as need for irrigation system.
Motion by Mrs. Avery, seconded by Mr. Sowinski and carried to approve the land-
scape plan with the following stipulations:
1. Inclusion of complementary deciduous street trees, minimum 2 -inch
caliper, planted at a maximum of 30 feet on center.
2. Planting of junipers not exceed 4 feet on center.
3. Extension of live groundcover to street curb line.
4. Provision of fixed irrigation system.
OTHER BUSINESS
Chairman Kirsop, noting this meeting had consumed more time than anticipated,
explained he had several objectives for consideration by the rest of the
Commission regarding the up- coming revampment of the zoning code.
1. Some valley lands are 'overzoned'; specifically M -2 zoning where current
and anticipated development does not require such.
2. Narrow valley area east of Interurban and between I -5 and I -405 offers
unique natural and man -made features with which to complement concentra-
tion of intense commercial uses (motels, offices, and compatible retail
uses) rather than industry.
3. Annexation and deannexation efforts must be pursued to attain reasonable
and serviceable municipal boundaries.
4. Consistent setbacks for and architectural review of all commercial and
industrial development.
5. Provision for Planned Unit Development in order to allow flexibility in
development while ensuring orderly and efficient growth.
6. Foster logical and complementary development around the Foster Golf Course.
Mr. Crutchfield explained Staff's desire to conduct a work meeting of the Commission
to discuss concepts of and approaches to zoning controls. Commission generally
agreed such is a necessary first step on the project.
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
11 May 1977
8:00 P.M.
AGENDA ITEM II F • Landscape Plan: Carriage House (Parkway Plaza West)
The Benaroya Company has submitted a landscape plan for Carriage House.
The Planning Commission, at their regular April meeting, deligated approval
authority to Staff. Since the Commission has subsequently scheduled a
special meeting, Staff has placed the landscape . plan on this agenda for
the Commission's review.
Staff recommends the plan be approved only with the following stipulations:
1. Inclusion of complementary deciduous street trees, minimum 2 -inch
caliper, planted at a maximum of 30 feet on center.
2. Planting of pinipers not exceed 3 feet on center.
3. Treatment of unused right -of -way with live groundcover.
10 May 1977
C r T Y of T U K W 8 L A
OFFICE of COMMUNITY DEVELOPMENT
Mr. Ken Long
Benaroya Company
5950 - 6th Avenue South
Seattle, Washington 98108
Dear Ken:
The Tukwila Planning Commission, at its regular meeting conducted 28 April
1977, reviewed the proposed freestanding sign for the Carriage House facility
located on Southcenter Parkway and as required by Title 19 of the Tukwila
Municipal Code.
The Commission approved the proposed sign with the stipulation that flagpoles
not exceed thirty -five feet in height.
Please contact me should you have any questions.
Sincerely,
Gary CrutcKfield
Assistant Planner
GC /cw
cc: Bldg Off
•
6210 ,L't t r.4.�:-c. Dnutevard . n 1'n):peila, Washington 981817 si . (20n) 242 -2177
Planning Commissi Page 3
Minutes �_. �_ 28 April 1977
Motion by Mr. Bowen, seconded by Mr. Hartong and carried to approve the site
plan with the following stipulations:
1. Planning Commission review of detailed landscape plan prior to
issuance of Occupancy Permit.
2. Architectural screening of roof - mounted equipment.
3. Revision of site plan per alternative truck door design #2 which
provides an extended loading dock in order that the truck position be
parallel to the building wall and that such dock be architecturally
screened.
4. The parking along north property line in vicinity of same truck door
be revised with respect to angle and approved by staff.
Landscape Plan: R. B. Furniture
Mr. Crutchfield displayed and explained the landscape plan and read the Staff
Report on this item.
Considerable discussion ensued regarding the third driveway authorized by the
Public Works Department subsequent to Planning Commission approval of the site
plan with only two curb cuts. Concensus of the Commission that internal cir-
culation, °affected by location and number of curb cuts, is a primary function
of Planning Division and Planning Commission review. Directed Staff to address
letter to Public Works Department requesting rationale for authorization of 3rd
curb cut and explaining the need for better coordination in such actions.
Motion by Mr. Richards and seconded by Mrs. Avery to approve the landscape plan
subject to the following stipulations:
1. The landscape areas conform to the original site plan approved by the
Planning Commission; specifically, the landscape strip adjacent South -
center Parkway be interrupted by only two curb cuts.
2. Placement of street trees at a maximum of thirty feet on center.
3. Inclusion of two columnar hornbeams at either side of the primary curb
cut.
Discussion followed regarding the need for and characteristics of the 3rd driveway.
Motion carried with Mr. Sowinski voting NO.
SIGNS
arriage House: Freestanding Sign
Mr. Crutchfield read the Staff Report on this item noting the only reason this
is before the Commission is due to the sign's proximity to a single - family zone..
■
Planning Commission
Minutes
Page 4
28 April 1977
Discussion followed regarding the application of setbacks on flagpoles.
Motion by Mr. Richards and seconded by Mr. Bowen to approve the proposed sign
and that the flagpoles not exceed the height limit of the zone.
Mr. Crutchfield noted the height limit may reach 300 feet per Chapter 18.60 (TMC).
Motion by Mrs. Avery, seconded by Mr. Richards.and carried to amend the motion in
order to specifically limit the height of flagpoles to 35 feet.
Motion, as amended, carried.
Parkway Plaza: Freestanding Sign
Mr. Crutchfield read the Staff Report on this item and explained location and
copy of two existing freestanding signs identifying Parkway Plaza.
Commission discussed nature of the property use, the character of buildings, and
the relationship of signs to the activity being identified.
Motion by Mr. Richards and seconded by Mr. Sowinski to deny the proposed sign
on the basis the proposed sign is duplicative and the two smaller buildings in
front of major building are supportive to the principal activity.
Considerable discussion ensued with Mrs. Avery asking why the applicant feels
another sign is needed.
Mr. Ken Long, architect for Benaroya Company, explained the length of frontage
causes problem to adequate identification and he feels the two smaller buildings
are not supportive to the principal activity.
Motion carried.
Mr. Crutchfield introduced a site plan and distributed a Staff Report for
Southcenter South Project #362.
Mr. Richards noted it was not on the agenda.
Mr. Crutchfield explained that although the applicant had been informed of the
application deadline, the plans were not received until 19 April (8 days beyond
the deadline). The Planning Division subsequently received an administrative
order to submit the plan and Staff Report at the meeting.
Considerable discussion ensued regarding the procedures established in the
Planning Commission By -Laws and the authority of the administration to abrogate
same. General concensus of the Commission that the applicant was well aware of
the review requirements and the procedure and associated time requirements in
light of his many years of operation in the City. Also noted established proce-
dures are applied to everyone and not in a discriminatory manner.
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
28 April 1977 8:00 P.M.
AGENDA ITEM VIA : Carriage House: Freestanding Sign
The Benaroya Company has applied for a Sign Permit to erect a freestanding
sign for the Carriage House Furniture Store located near the north end of
what is referred to as the Parkway Plaza West development area. A recent
discovery on the part of the City has brought to light the fact that the
northern portion of the property is still zoned R -1 -9.6 (Single - family).
Section 19.32.120 (D) requires Planning Commission review of commercial
signs which are located on property which is across a street from or abut
a single- family area. As also stated in same paragraph (0), the Planning
Commission may deny the permit "...if in the judgement of the Planning
Commission the effect of the proposed sign would contribute to a cluttered
or confusing condition or would generally degrade the physical appearance
or character of the street or neighborhood."
The Planning Commission, as well as Staff, has expressed some concern
regarding the effect of potential signing along Southcenter Parkway. As
the west side of this street develops in such an intensive commercial manner as
is anticipated, the effect of individual freestanding signs for each
individual commercial building will be comparable to Aurora Avenue in Seattle
or 1st Avenue South in Burien.
While Staff acknowledges this proposed sign will not individually constitute
clutter along the west side of Southcenter Parkway, it is recommended the
sign be approved with the acknowledgment by the Planning Commission that
individual freestanding signs along the west side of Southcenter Parkway
may indeed contribute to a significant degree of visual clutter causing
confusion on the part of motor vehicle operators; hence, detracting from
the expressed purpose of the Sign Code.
C C
Jack A. Benaroya Company 5950 Sixth Avenue South, Seattle, WA 98108 (206) 762 4750
January 13, 1977
Mr. Gary Crutchfield, Assistant Planner
Office of Community - Development
City of Tukwila
6230 Southcenter Boulevard
Tukwila, Washington 98188
Re: Carriage House on Southcenter Parkway
In accordance with our conversation on January 13, 1977, the allowable size
sign for the Ethan Alien Carriage House is the small sign as defined in the
Ethan Allen showcase sign program, a copy of which was given to your depart-
ment on January 7, 1977. In analyzing the front square footage of Carriage
House and allowable sign area based upon the building front footage it was
noted in our conversation that a sign area of 84 square feet per side is allow-
able and the sign falls well within these limits. We will submit a sign permit
application based upon the above information.
Kenneth D. Long
Chief Architect
INDUSTRIAL PARKS /WAREHOUSES /OFFICE BUILDINGS /SHOPPING CENTERS AND SPECIALIZED MERCHANDISE MARTS.
PLANNING
PARKS A
RECREATION
BUILDING
CITY of TUKINILA
OFFICE of COMMUNITY DEVELOPMENT
23 September 1976
Jack Benaroya Company
5950 Sixth Avenue South
Seattle, Washington 98108
ATTN: Mr. Kenneth Long
Dear Mr. Long:
The Tukwila Planning Commission, at its regular meeting conducted
1976, reviewed the site plan and elevations of the Carriage House
Store proposed to be constructed at the Parkway Plaza West site.
The Commission, after considerable deliberation, approved the plan
following stipulations:
1. The parking spaces located in the front of the building b
90° to the building if physically possible. This conditi
reviewed and an appropriate determination made by Staff.
2. The covered walkway along the east and south elevation be andatory.
3. Review and approval of detailed landscape plan prior to issuance of
Occupancy Permit.
3 September
urniture
with the
placed at
n to be
4. Exterior architectural treatment of the building be as de.icted in
the photographs included in the presentation.
5. Construction of the building include pavement of access ro.d along south
property line.
6. No signs or flagpoles, as indicated on the site plan, be 1.cated.within
the public utility easement.
Should you have any questions please contact me at 242 -2177.
Sincerely,
Gary Crut field
Assistant Planner
GC /cw
cc: Al Pieper, Bldg Dir
6230 Southcenter Boulevard a Tukwila, Washington 98188 a (200) 242 -2177
tAr`r.g4 e hUV se F1.rr�
file
Planning Commission Page 2
Minutes 23 September 1976
Motion by Mr. Link, seconded by Mr. Kirsop and carried to place this matter at
the end of the agenda to allow time for Mr. Farrell to arrive.
V. SIGNS - Parkway Plaza North
Mr. Crutchfield read the Staff Report explaining the nature of the proposed
signing scheme.
Mr. Link asked if any signing was proposed for the north elevation.
Mr. Ken Long, architect for Benaroya Company, stated there is no signing proposed
for the north elevation.
Mr. Kirsop questioned the need to be able to read the wall signs of each tenant
from Southcenter Parkway since there will be a freestanding sign identifying the
shopping complex.
Mr. Long explained the nature of the complex and noted the ability of small
business to locate in small portions of the building but the sign restrictions
would inhibit reasonable identification. Noted that Parkway Plaza South is a
taller building and thereby allows larger sign areas for the small tenant who
may have the same floor area or store front width as a tenant in Parkway Plaza
North since the North complex is considerably shorter. This fact coupled with
the setback distance is the primary impetus for the signing plan proposed.
Stated the plan will allow adequate signing for small tenants while improving
the results by strictly regulating the uniformity of all wall signs in the develop-
ment. Signs on the 10 foot fascia will be 4 feet high and on the 6 foot fascia
will be 3 feet high.
Motion by Mr. Link, seconded by Mr. Bowen and carried to approve the signing
plan as presented by Mr. Long.
VI. BOARD OF ARCHITECTURAL REVIEW
Site Plan - Carriage House Furniture Sore
Mr. Crutchfield read the Staff Report on this matter explaining the site layout
and proposed construction.
Mr. Richards questioned the lack of pavement along the south edge of the driving
lane. Also discussed with Mr. Long, of the Benaroya Company, the possibility of
providing 90° parking in the front of the building as suggested in the Staff Report.
Motion by Mr. Bowen, seconded by Mr. Kirsop and carried to approve the site plan
with the following stipulations:
1. The parking spaces located in the front of the building be placed at
90° to the building if physically possible. This condition to be
reviewed and an appropriate determination made by Staff.
2. The covered walkway along east and south elevation be mandatory.
Planning Commission Page 3
Minutes ' 23 September 1976
3. Review and approval of detailed landscape plan prior to issuance of
Occupancy Permit.
4. Exterior architectural treatment of the building be as depicted in
the photographs included in the presentation.
5. Construction of the building include pavement of access road along south
property line.
6. No signs or flagpoles, as indicated on the site plan, be located within
the public utility easement.
Site Plan - R. B. Furniture Store
Mr. Crutchfield read the Staff Report regarding this matter and explained the
site plan and elevations for the proposed construction.
Mr. Ron Gold, R. B. Furniture, presented a revised site plan and elevations
which modified the original plan only in that the north building entrance was
moved closer to the related parking and the landscape and parking space loca-
tions changed to accomodate such.
Commission discussed maintenance of the integrity of the steep slope immediately
south of the proposed construction. Also discussed the relationship of the curb
cuts with the left -turn lane of Southcenter Parkway.
Mr. Richard Small, 16254 - 52nd Avenue asked why so many furniture stores were
being allowed to locate in one concentrated area.
Chairman Mettler noted the proposed use conforms with the zoning restrictions
but possibly the applicant could give a better explanation of the reason behind
the growing concentration of such uses.
Mr. Ron Gold explained that it has been his experience over the past 12 years
that the grouping of similar uses creates a healthy business climate for all
within that area and, as a result of increased sales, the City benefits from
increased tax revenues.
Motion by Mr. Kirsop, seconded by Mr. West and carried to approve the revised
plans dated September 15, 1976, Sheets 1 and 2, with the following stipulations:
1. Approval of the "future retail store" indicated on this plan must be
obtained from the Commission at such time as construction is planned.
2. Detailed landscape plan be approved by the Commission prior to issuance
of Occupancy Permit.
3. All roof - mounted equipment be screened.
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
23 September 1976 8:00 P.M.
AGENDA ITEM VI A : Site Plan - Carriage House Furniture Store
The Benaroya Company has submitted a site plan for a proposed furniture store
(Carriage House). Ordinance #567, which rezoned this land to M -1 in 1969,
included conditions on development as follows:
a. Setbacks. 15 feet on front and side yards, and 5 feet on rear yards.
b. Parking. Paved area, with a minimum of one stall per 1000 square feet
of building, or one stall for every two employees or visitors, which
ever shall be greater.
c. Landscaping. As sites are developed, it shall be required that the
fifteen feet adjacent to the curb on Southcenter Parkway be landscaped,
and all of the remaining portion of said site not covered by building
or paved parking shall have a ground cover or landscaping to prevent
wind and water erosion of the earth; the design of the landscaping and -
groundcover shall conform to similar standards as adopted for Southcenter
Industrial Park. All areas shall be maintained in a neat and orderly man-
ner, to complement the park like standards achieved by adjacent CM devel-
opment.
d. Storage. If storage is not confined to the west part of the site, and
behind a building, then'said storage shall have a slotted screening
fence or densely planted landscape at least 10 feet high; any . storage
not to exceed an average of 10 feet in height.
e. Architectural Control. The architectural control requirements of CM
use area shall apply, along with the signing covenants applicable in
Andover Industrial Park.
Staff review of the proposed site plan has produced the following conclusions:
1. There appears to be enough room between the landscaping and the front
building line to provide 10 stalls at 90° angle to the building front.
Each of these ten stalls should be 10 feet wide to provide adequate back -
out ability. Parking in this manner will eliminate the problem of vehicles
entering at the southern ingress point and attempting to park in the front
of the building.
Planning Commission Page 2
Staff Report 23 September 1976
2. Although not specifically indicated on the plan, there appears to be
a covered walkway along the east and south walls. It is suggested that
this walkway be a mandatory element of the site development.
3. Detailed landscape plans should be approved by the Commission prior to
Occupancy Permit issuance.
4. The exterior architectural design and treatment is of a colonial nature
and should be approved on the basis that it will appear as depicted in
the photos and renderings submitted with the plans.
Staff recommends the Commission approve the plans with the four conditions stipu-
lated above.
fl.
l ;.n .':4'i ".:.n �. =:.M ce:<,cftl:uP.HtM.r.O' �{v�4^'J✓M'.me.... ... .w'
v.... r,' •
... •.. ,. ........ .... . �,, L. ,,... 41K.'JIIOV,...13,, ,,,,,InIx5rs,. ! .ih':N'Y. -. "t':ct."ti.ret"'
i:•t•. . .. .,.... 1 :3.:J::ax.W.Iff •w•5:. +..:K.,.. .::hZZtxF:.0 l.P L•
`' ry : -
..
-.lY rtl'+.+t ...M..
•
t•
r. n c x mu,wx lAstt
07.4f;Yf AIrPrr .wN.;wWMF4C
t sY r sSi
rf ` f � - �,. r. ,,, . � <
- nru...0 .-.:.,g .uz ttxmrwrrsiaeesvxaraz „17= c:rsr.,=.^s=t7p4=040. r •a." "'=
t . _ i . . . _....... ' ._.... r . s
. a,.+7�' .. Yhf.ra.- .. ; { 3�. ; .. . F.rv. Sww•+f +t f,.,r - ,----- : ' ...�._y ~—`.sue..;.-".. N ,,,,h w gv
1 ii /41 ..4,,. /...
EAST ELEVATION
DR14.11
SITE PLAN
BENAROYA COMPANY PARKWAY PLAZA WEST
SITE AND BUILDING DATA RETAKE
SITE PLAN
CARRIAGE HOUSE PLAN