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Home My WebLink AboutPermit L92-0088 - GREENBERG FARROW ARCHITECTURE - HOME DEPOT DESIGN REVIEWl92-0088 6810 south 180th street home depot design review John W. Rants, Mayor Department of Community Development Rick Beeler, Director STAFF REPORT to the BOARD OF ARCHITECTURAL REVIEW HEARING DATE: PROJECT: APPLICANT: REQUEST: LOCATION: ACREAGE: ZONING: COMPREHENSIVE PLAN DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: Prepared 1/20/93 -Jani arY 28, 1993 L92 -0088: HOME DEPOT, USA, INC. Greenberg/Farrow Architects Board of Architectural Review approval to convert a former warehouse /distribution facility to a home improvement retail warehouse. The proposal includes the demolition of a portion of the existing warehouse building, the expansion of the front parking lot and the designation of two building pads for future construction. Former Frederick & Nelson Distribution Center 6810 S. 180th Street 19.65 Acres CM, Industrial Park Light Industrial L92 -0090, MDNS issued 1/12/93 Carol Proud A. Applicant's Submittal B. Color board (to be submitted at hearing) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Staff Report to the Board of Architectural Review BACKGROUND 1. State Environmental Policy Act L92 -0088: Home Depot, USA Page 3 A mitigated determination of nonsignificance (MDNS) was issued for the proposal on January 13, 1993. Anticipated adverse impacts identified during environmental review were additional vehicle trips to the site and aesthetic issues associated with development of the future building pads. Mitigating measures include establishing a private access easement along the eastern property line constructed to modified City standards and the option to dedicate the easement to the City as demand warrants, contributing funds for future street improvements, and obtaining BAR approval for development of the future building pads. 2. Shoreline Master Program Approximately 1,160 linear feet of the eastern property line abuts the Green River. The first 40 feet of the shoreline zone is designated as a river environment and is developed with a public trail. Trail parking for 10 vehicles is also located in a portion of the river environment. The proposed eastern road and portions of the garden center will be located in the low impact environment. Site improvements in the shoreline environment include widening and adding landscaping area and building an access road with curbing and sidewalks. Since these improvements exceed the threshold for exempt construction activities the applicant must obtain a shoreline substantial development permit. Shoreline review and permit approval is an administrative procedure conducted by the Department of Community Development with final review and approval administered by the Washington State Department of Ecology. Staff reviewed the proposal in light of shoreline use regulations (TMC, Section 18.44), the policies of the Tukwila Shoreline Master Program and the relevant provisions of the Washington State Shoreline Management Act. Specifically, policies related to providing opportunities for the public enjoyment of the shoreline are applicable to this proposal. As a result, a small picnic area for public or customer use will be required adjacent to the Christensen trail parking lot. The proposal meets the relevant shoreline use regulations. Additional screening will be required adjacent to the rear loading bays. Staff Report to the L92 -0088: Home Depot, USA Page 2 Board of Architectural Review FINDINGS VICINITY /Si'l'l; INFORMATION Project Description: The applicant proposes to convert a former warehouse /distribution facility into a retail warehouse. Approximately half of the existing building will be demolished. The remaining 149,585 square feet will be remodeled. A 28,535 square foot garden center will be constructed adjacent to the east side of the building. Exterior building changes include new paint, addition of a front entry tower and loading bay canopy, an extended arcade along the front of the building and a colonnade wrought iron fence surrounding the garden center along the east side of the building. Site improvements include expanding the front parking lot, repaving and restriping the existing lot, adding raised sidewalks along the parking lot edges and installing additional perimeter and interior landscaping. Site Description: The subject property is approximately twenty acres in size and abuts S. 180th Street to the south, S. Saxon Drive to the north, the Green River to the east and developed property to the west. Approximately five acres located at the north end of the property adjacent to S. Saxon Drive will remain undeveloped. The topography of the site is flat and is currently developed with a 270,000 square foot building with associated paved parking and maneuvering areas. S. 180th Street at this location is a five lane minor arterial and provides the primary access to the site. The eastern driveway is aligned with Sperry Drive S. and is a signalized intersection. An additional access driveway abuts the west side of the property. No direct access to the site is provided from S. Saxon Drive. Surrounding Land Uses: The project is surrounded by recreational, commercial and industrial park uses. Christensen Trail abuts the east side of the subject property at the top of the Green River levee. A separate parking lot with 10 stalls dedicated to the City for trail use is located at the southeast corner. An industrial/office park is located to the south and the Costco retail warehouse is located directly north. \? Staff Report to the L92 -0088: Home Depot, USA Board of Architectural Review Page 4 DECISION CRITERIA Board review criteria are shown below in bold, along with the applicant's response and staff's summary of relevant facts. General Review Guidelines (FMC 18.60.050) 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 its site. Applicant's Response "Part of the existing building will be removed to allow additional landscaping, and existing landscaping are left undisturbed as much as possible. Additional landscaping are provided along the existing Christensen Trail. Parking lot landscape provided at one tree per five stalls far exceeds the City standard at one tree per ten stalls. The height of the existing building remains unchanged. Architectural elements such as entrance tower, canopy /arcade, and colonnaded decorative fencing are incorporated to enhance the existing building." Staff Response A new sidewalk will be constructed along S. 180th Street. Five foot wide raised sidewalks will also be installed on both sides of the interior parking lot from 180th street to the store entrance. Landscape areas are provided along both side yards, the front yard and interior landscape islands in the parking lot. Parking and service areas are separated. Delivery loading bays are located at the rear of the building. Customer parking is located at the front of the building. Front yard landscaping and interior landscaping are specifically designed to screen parking areas. Rear loading bays are screened by the garden center fence and landscaping provided next to the loading area. The site plan is similar to the former warehouse /distribution use. The remodeled building will be set back further from S. 180th Street with nearly double the amount of parking area provided next to the building. Except for the entry tower and pick -up door facades, the height will remain the same. Staff Report to the Board of Architectural Review 2. Relationship of Structure & Site to Adjoining Area. L92 -0088: Home Depot, USA Page 5 (A) Ilarmony in texture, line 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 and 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. Applicant's Response "Existing building will be enhance by new color scheme, accent tile elements, and emphasized sense of arrival with a entry tower and colonnade. Existing landscaping will be increased to enhance the Green River environment. Customer and service vehicular circulation will be separated at opposite end of site to insure safety ". Staff Response The project is re- development of an existing site and building, therefore, line and massing are similar to the previous use. Proposed architectural features will break up the existing roof line of the front facade. The landscape strip adjacent to the shoreline will be widened as a result of the reconfigured access driveway. Additional landscape material will be planted providing transition to adjoining properties. Vehicles access the site from two driveways on S. 180th Street. The eastern access driveway will be constructed to modified street standards with curbing and sidewalk provided along the full length of the developed portion of the site. 3. Landscape and Site Treatment. (A) Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; (11) 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 axes, and provide shade; (D) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; (E) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; (F) Screening of service yards and other places which tend to be unsightly should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should he effective in winter and summer, Staff Report to the L92 -0088: Home Depot, USA Board of Architectural Review Page 6 (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. Applicant's Response "Existing landscape are left undisturbed as much as possible. All grade slope will be maintained at a safe level. The landscape is organized in a formal axis to create a sense of order, arrival and progression. Planting will be protected by curb or planters. Landscape are provided at building perimeter, at the canopy arcade to create a sense earthiness. Lighting will be directed to the internal to avoid spillage to adjacent site." Staff Response All finished grades of the site will be relatively level, sidewalks will be raised with handicap access, parking stalls are all standard size with 25 foot wide vehicle driveways. A curved side walk is proposed adjacent to the eastern driveway. Interior landscaping includes extended islands at the end of the parking rows and diamond shape islands interspersed at five stall intervals throughout the lot. All interior landscaping islands have raised curbs. The garden center will be screened by an eight foot high fence with five feet of foundation landscaping. 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 developments; (C) Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; (D) Colors should be harmonious, with bright or brilliant colors used only for accent; (E) Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; (F) Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design; (G) Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest.. Applicant's Response "The existing building will be aesthetically enhanced by the addition of an entry tower Staff Report to the L92 -0088: Home Depot, USA Page 7 Board of Architectural Review element and a colonnade arcade. the building is accented with color and geometric shapes. The arcade roof is further divided to solid and void allowing daylight to create shadow play and airiness. A triangular element at the entry and exit tower breaks the horizontality and providing an anchoring effect. The garden center fencing articulates the order of landscape." Staff Response The proposal includes arcade, entry tower, fence, exit doors and loading bays that are proportional with the 25 foot height of the structure. The entry tower will provide a single focal point for entry to the building and the exit doors will be integrated with the front facade of the building. The walls will be painted a single light color and the canopy and columns a contrasting darker color. The accent bands, metal roof trusses and open metal frames will be painted with bright colors. HVAC units and satellite dish will be setback from edge roof beyond pedestrian view from the parking lot, street and top of trail. 5. Miscellaneous Structures & Street Furniture. A. Miscellaneous structures and street furniture should be designed to be part of the architectural 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 Applicant's Response Utility enclosure are designed as part of the building structure evoking the same architectural language as the building. Staff Response Staff agrees with applicant's response. CONCLUSIONS General Review Criteria 1. Relationship of Structure to Site. The Relationship of structures to the site is appropriate, given the former and proposed uses. Service areas are appropriately located and screened to minimize their impact. Parking Staff Report to the Board of Architectural Review L92 -0088: Home Depot, USA Page 8 lot landscaping moderates the large expanse of pavement. Proposed 15 foot front yard landscape strip provides transition to the streetscape. Circulation patterns are appropriately designed. 2. Relationship of Structure & Site to Adjoining Area. Since the project is a remodel of an existing building, mass of the structure will remain the same. Enhanced architectural features will provide harmony in texture and line. New sidewallcs, front -yard and shoreline landscaping will provide appropriate transition to adjoining properties and neighborhood. The separation of service and customer activities provide safe and efficient circulation throughout the site. The eastern private access easement developed to public street standards and the signalized intersection will insure compatibility with street circulation. Additional screening of loading activities at the rear of the building for adjacent trail users could be improved by providing a berm in conjunction with the proposed landscaping area adjacent to the loading bays. 3. Landscaping and Site Treatment It is apparent that considerable thought and detail has been applied to the landscaping and site treatment for this project. The applicant has provided a high quality landscape plan. Proposed landscape exceeds minimum code requirements in most areas and more than adequately buffers paved areas, providing screening and adding visual interest to the project. An oversight would be the lack of side yard landscaping provided along the western property line. The code requires a minimum of five foot strip be provided along the entire length of the developed portion of the property. A minor revision to improve pedestrian circulation would be to realign the curving sidewalk adjacent to the eastern access driveway and place it parallel to the curb edge. Functionally, this would allow easier exiting from parked cars and visually would give the appearance of a street scape. 4. Building Design The applicant has provided a variety of detail with variation of color scheme, roof line, texture and material. The contrasting design of the entry tower with its higher elevation provides a focal point for entering the building. The wrought iron fence with alternating columns surrounding the garden center will provide a more traditional or classic appearance than typical screening for outside storage areas and also provides a layering effect by breaking up the long expansive wall at the east side of the building. The proposed color scheme is consistent with design criteria. Exterior lighting fixtures are functional but unobtrusive and are compatible with the building design. �.� ". • Staff Report to the L92 -0088: Home Depot, USA Board of Architectural Review 5. Miscellaneous Structures & Street Furniture. Page 9 The applicant will provide design and furnishings that meet Park Department standards and are compatible with adjacent shoreline public amenity. Since the proposal is an auto - oriented use no other furnishings are provided. In conclusion, The Home Depot project meets the Design Review criteria with the addition of a minor modification to sidewalk alignment, additional berming adjacent to the rear loading bay and sideyard landscaping per minimum code requirements as previously discussed. RECOMMENDATIONS Staff recommends that the Home Depot project be approved, subject to the following conditions: 1. The applicant shall realign the proposed curved sidewalk parallel to the curb line of the eastern access driveway. In addition to the proposed landscaping, the applicant shall provide a berm with a minimum three foot height and 3 to 1 sideslope adjacent to the rear loading bays at the northeast corner of the building. 3. The applicant shall provide a minimum 5 foot landscaping along the entire length of developed portion of the western property line. IAZ-0088 RECEIVED JAN 1 91993 COMMUNITY DEVELOPMENT NC. GAG FARROW 171141 ATOM Nom and Rix* CAUNINA VD 14 MY 714406.7440 Loan. J. Fs M041k.T A.O�I�G711� RANI THE HOME DEPOT 6810 S.180th STREET TUKW ILA, WASH 1 NGTON DEVELOPMENT PLAN JANUARY 1993 GREEteERG. FA ow y 71MfiWM° 10.1171•410,4*- LAINI4M,MINO MOINIR Ma 11110111112' sumo. -ow: mu num flux Mak Int Wan 1-1 1 • nu+. Mai PIPPO FUNS NINO MIDI PIO OM n PM moan ••2 ' cnItunu ILlaaNID Lana PPM CUL Ma PO 11- aka =Papa RAM S-3 .r-r sunup warp pa Oa In, a34 also mall SO ma Man /Iwo aan maw 111111=111171•1=11.1. IEZENNO VESTIBULE VESTIBULES 1.17-1=rra—All. • _ __ _ _ _ _ _ _ _ _ OPEN CANOPY ABOVE OPEN CANOPY ABOVE SOUTH ELEVATION IWITH PARTIAL FLOOR PLAN) SCALE: 1,11* • r•o* Mat man Rom K Inc MU vsgerrwirmoviror wrffigrirwrirliv , .111111111111111111111111111111111111 111, 111111 1 1 1 111111111111111111,111111 1 MINIM =id I i I vror.r.«. '" EAST ELEVATION SCALE: 1/16' c-0* eri; • NORTH ELEVATION SCALE 916•- r-cr THE HOME DEPOT TUKWILA, WA S. 180TH ST. AND JAMES CHRISTENSON RD. GouratFEeiow 91088.02 ELEVATIONS 12/23/22 W-18g OD In wan K mall maw MUM I 111111.01.1M -t • ' ' '." . • • ' ' ' " " WEST ELEVATION SCALE 1/16• .1.-0' = 3.2 1M13. Ed la AlCt -1/4-1 it • .4 1/11R, • • -11N1 tp IVP.1?-11111,M1AR -of THE HOME DEPOT TUKWILA, WASHINGTON GREENBERG FARROW 91088 1/11/93 THE HOME DEPOT TUKWILA, WASHINGTON GREENBERG FARROW -•• ..• • I -• • . 91088 1/11/93 SAXON DRIVE SOUTH IeOth STREET SITE PLAN SECTION 1-1 SECTION M5 .,1 f U. - -r MANN olor woo 1_ 1.« 0001 Adm. 1.00 N.4.11•AMMOMAY 1.74 1 .....rr Y. za'.." JSILT1014 A A 51,c1101.1 D•D eCC1 C -e THE HOME DEPOT TUKWILA, WA GEUJEUG PJ1uQY v. NOME DEPOT SALES AREA SITE SECTION r•.r•r, .Oa o. rain.. WOG III ITYPJ MW WWII. = Yi =IYII .IM •�--- RMKINO AREA — NOME DEPOT {ALES MEA _ au 11.1 .TAMES CNNSTENSEN RO. tiI r‘7. SITE SECTION zL LE �L I WAMWOTON 'D 7191E MINE {PM 3 00- ITO UROELP wARENOUSE. BUILDING SIGNAGE WWII» 1111 S•111' SIGN • 310 W 3411' CAN WON • 174 SF 4. J 1 1101 �1111'I� WALL SIGN WWII r IONNTED TOWARD WEST lour/ NWTJ 44IS• sax • »1M PYLON SIGN r.tiT f. W WI. 1S STN smart --- -- . amity W ELDING SECTION AND S WLDNNO SUMAC! PON THE HOME DEPOT TUKIIIILA, MMORNDTON G Nr,NN..G FAU V I. aIIYI. III R PALETTE THE HOME DEPOT U.S.A., INC. TUKW I LA, WASH 1 NGTON Weisman Design Group 2329 East Madison Ave Seattle, WA 98112 tir PIVOG SP I GREENBERG FARROW wortm■ 1/..N.14 Alt(1 411 01‘,1C7 HOME DEPOT USA,, NC. 91000 SOUTH 10011,1 JAMES C114STE■IFIN ROAD T1B:M9.LA, WASEIC K. TON T UKWILA FLOOR MAN 11,11.W14ARY TOMO slyi 14014. CB 1.44..7.11,40 rolamra r0,11 EXISTING Y THE HOME DEPOT U.S.A., INC. TUKWILA, WASHINGTON G ARROW 01111•411110 *NOW IMO MIN • IL n «mss..._ t1saMw. MOMS, if' H U r. • CO5T CO ;ii m m z -N- if 1 a1 •... • >1, if: HI 141 SOUTH 180TH STREET TOPOGRAPHIC SURVEY FOR HOME DEPOT U.S.A. INC. PROJECT LOCATION 1'011tlll fMEDM1fCII £ NUM TU WLA II■IbMOT0SI 81—TA O—pft E'. m RUSH. ROED L HITCHING$. INC. CM ENGINEERS • IMO &AVETORS 1.11011•01•4 141/ •4110.1 OA NW Pr.wi• MIDGE I,IIP Nu , I (4 11 E1 {.;:6I Itil 1 "i ''I!ieppa;adiris 1 ib> t�iaJ h iIIILI 11 ilk L. GREENBERG FARROW GAROEWG FARROW MOADCMf WXY ORA1W 17941 Rum ROM lid Roan PAO, CAIFORU tti14 1$ 714-9987444 FM 714 - 9887440 Worn J. FNpow MoIT CT AR4i SC lli RJWN6 THE HOME DEPOT U.S.A., INC. TUKWILA, WASHINGTON EXIST ING V IEWS James Christsnssn Rood GREENBERG FARROW FAMOW A110ATCM6 WCOIPORATW 17941 RTCN ROAD aid 8.0011 INK CMPC 1A 91714 111 714-899 -7444 FA% 714-689 -7440 tAWY. J. FA.1OW AAWT3CT AR6ITSC1Ui RA N1G r THE HOME DEPOT I.S.A., INC. TUKW I LA, WASHINGTON EXISTING V IEWS Viols From West GREENBERG F,ow QwYB10 FAMOW Ar H1iCr1N Np[.POIUTm 17941 RTO4 ROAD 2,81 Roll M+., CALPO.N /2714 n 714-039-7444 FAX 714.889 -7440 Wan. J, FN.ow Ara-rtscr Anciascrum R+wao THE HOME DEPOT U. ''.A., I NC. TUKWILA, WASHINGTON k`IS1 /NGVIC-WS Saxon Drive GREENBERG FARROW G+Wd1G FMK1w AAOfT CTUIe )NXXIPOL Tit 17941 FITUi NO 4 2nd Rnon WK. CMJ C t4A 92/i • III 711•B99 -7444 FAX 714-999-7110 LAM'. J. FANgw Pw. ni .T AAQHFTSCILPS RNKG 993 City of Tukwila Department of Community Development Mr. Francis Chu Greenberg Farrow 17941 Fitch Road Second Floor Irvine, CA 92714 Subject: Home Depot - Proposed Exterior Modification Dear Francis: John W. Rants, Mayor Rick Beeler, Director In response to your letter of February 19, 1993, the Department of Community Development can administratively approve the Porte - Cochere proposed to extend from the canopy over the driveway on the south face of the building. This letter also serves as a statement of approval for the Porte - Cochere as shown on the drawing dated 12/23/92 and as described in your February 19 letter which indicates materials, colors and accents would be architecturally compatible with the design approved by the Board of Architectural Review (L92- 0088). The administrative approval is based upon the following: 1. The Port- Cochere would not significantly alter the visual appearance of the south elevation; 2. The Port- Cochere would provide weather protection to customer vehicles during loading; 3. The structure would not interfere with vehicle maneuvering areas. Feel free to contact me at 431 -3663 if you have further questions concerning this matter. Sincerely, Denni Shefrin Associate Planner cc: File #L92 -0088 (Design Review) Mark Miller . 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 •: 17941 Frio >•v) SEcnNr 11 uc )R CAUfc)RNIA 9271.4 TN 714- 833 -7444 FAx 714- 83:3 -74 -4o LARRY J. FARROW, ARCFIIIECT ARCHITECTURE • PLANNING RECEIVED FEB 2 21993 COMMUNITY DEVELOPMENT On behalf of Home Depot U.S.A., Inc., we request an administrative approval of an elevation /site plan modification for the above referenced project. The Home Depot propose to provide a Porte - Cochere extending from the canopy over the driveway that shelters customers from severe weather while loading bulky merchandise into their vehicles. We have architecturally integrated the Porte - Cochere with the low canopy arcade, utilizing the same architectural elements such as the accent band and tiles. It is intended to blend in with the low canopy so that it does not create confusion with the main entrance element or affect the elevation as approved by the BAR on 1/28/93. We request an administrative approval so that we may incorporate these changes on our Building Permit Application. Please note that this elevation /site plan modification request shall be considered as a separate agenda. The decision on this modification shall in no way delay our Building Permit Application. If you shall require additional prints of the site plan and elevations, I delivered them on Wednesday, February 17, 1993, or have any questions, please call me. Sincerely, GREENBERG FARROW ARCHITECTURE E� Franp- s—Chir FC:kkc FC93019 cc: Jeff Nichols, Home Depot Mark Miller, Mark Miller Consultants, w /encl. File /91088.02 /Planning M,MRpueD 3)41q3 0. GREENBERG FARROW ARCHITECTURE INCORPORATED ATLANTA Los ANGELES NEW YORK City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director NOTICE OF DECISION tJarivary 29 `99.3' Francis Chu Greenberg Farrow Architecture 17941 Fitch Road, 2nd Flr. Irvine, CA 92714 RE:• Notice of Decision by the Board of Architectural Review File Number: L92- 0088' (HOME DEPOT, USA, INC.) This is to confirm that the Board of Architectural Review (BAR) approved the project's design as presented on January 28, 1993. The BAR also adopted the findings, conclus$ons and conditions contained in the Staff Report dated January 1, 1993. Any changes to the specific design approved by the BAR•will require BAR approval. This includes any significant changes to the site that may arise as a result of the pending SEPA appeal before the Tukwila City Council. Minor, incidental changes may be administratively approved by the Director of Community Development. The decision of the Bar is not final until the appeal period has elapsed, which is ten calendar days after the above date of the decision. Appeals must be filed in writing to the City Clerk by 5:00 p.m. on the final day of the appeal period. Where the final day of an appeal period falls on a weekend or holiday the appeal period will be extended to 5:00 p.m. on the next work day. If you should have any questions regarding this project please feel free to write or call. Sincerely, Carol Proud Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax. (206) 431-3665 +.:,. �, ;. L92 -0088: Home Depot, USA, Inc. CONDITIONS 1. * The applicant shall realign the proposed curved sidewalk parallel to the curb line of the eastern access driveway. 2. In addition to the proposed landscaping, the applicant shall provide a 'berm with a minimum three foot height and 3 to 1 sideslope adjacent to the rear loading bays at the northeast corner of the building. 3. The applicant shall provide a minimum 5 foot landscaping along the entire length of the developed portion of the western property line. City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director PLANNING COMMISSION MINUTES `s`JANUARY.'28, -1993 The meeting was called to order by Chairman Malina at 8:00 p.m. Members present were Messrs. Malina, Haggerton, Meryhew and Flesher. Representing the staff were Jack Pace, Carol Proud and Sylvia Schnug. ELECTION OF OFFICERS: JIM HAGGERTON MOVED TO NOMINATE VERN MERYHEW FOR TILE CHAIRMAN OF THE 1993 PLANNING COMMISSION. MR. FLESHER SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. JACK FLESHER MOVED TO NOMINATE JERRY KNUDSON FOR THE VICE CHAIRMAN OF THE 1993 PLANNING COMMISSION. MR. HAGGERTON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. There were no citizen's comments. With regard to the minutes of December 15, 1992; George Malina said that although he wasn't at that meeting, he would have to concur with the other members of the Commission regarding the Hearing Examiner topic. He went on to say that he would send a letter to Allen Ekberg stating the Commission's direction regarding the hearing examiner system. Jim Haggerton thanked the Planning Commission Secretary for the amount of detail which is included in the Planning Commission minutes. The minutes are better now than they have been in years past. Mr. Meryhew agreed with Mr. Haggerton's comments. MR. MALINA MOVED TO APPROVE THE MINUTES OF DECEMBER 15, 1992; MR. HAGGERTON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Planning Commission Minutes Page 2 January 28, 1993 L92 -0088: Home Depot, USA, Inc. Carol Proud presented the staff report. Carol entered into the record the staff report. She also referred to Attachment "A" of the staff report. The site is approximately 20 acres, located on the north side of S. 180th St. It's currently developed with a 270,000 sq. ft. warehouse building, formerly the Frederick & Nelson Retail Distribution facility. The property is next to the Green River and the Christianson Trail, therefore Shoreline Master Program approval is required for any redevelopment of this property. The south side of the property fronts the Costco warehouse facility. There are two driveways for the property off of S. 180th. The eastern driveway is a signalized intersection that aligns with. Sperry Drive. As a result of environmental review of this project, there are a few mitigating measures that were attached to the project. These deal with the applicant providing a 30' wide private access easement along the eastern property line that extends from S. 180th to Saxon Drive. Another condition requires that this easement be constructed to comply with modified City standards and that they are going to provide raised sidewalks, curbs, etc. along the property line. Also, at some future date, as traffic demand warrants, there is an option that if the City so desires, the applicant will turn the easement over to the City at no cost. The SEPA decision has been appealed by a local property owner. The issue they felt wasn't adequately addressed in SEPA, has to do with the increase in traffic. They felt the traffic study didn't address a few issues with regard to traffic flow and how to control the increase in traffic. The applicant has agreed to pay nearly $250,000 in impact fees associated with the proposal. Appeal will be heard by the City Council on February 16, 1993. The applicant is providing additional landscape areas along the eastern property line. They are also proposing to pull back the edge of the paved roadway so there will be less of an asphalt surface next to the shoreline area. The applicant is providing a small patio /picnic area next to the Christianson Trail property. Sidewalks will be increased and a direct pedestrian path will be added to the patio area. The loading doors have been moved to the north side of the building and additional screening has been provided. The remodel of the building will include tearing down nearly 1/2 of the building which will increase the amount of parking area. To mitigate the additional parking, the landscape islands along the parking rows will be a diamond shape and have enhanced landscaping. Separated pedestrian pathways through the site will be added along the western property line. Mr. Meryhew asked if there was a sidewalk along the south side of 180th. Staff said that there is a sidewalk. Deliveries will be made on the east side of the property f .. Planning Commission Minutes January 28, 1993 and separated from customer traffic. There are two undeveloped building pads on the south side of the property. As a result of SEPA, any development of those pads will have to come before the Board of Architectural Review for design approval. Page 3 The existing building is a concrete /tilt -up, with a very flat roof. The applicant has added considerable detail. They've added contrasting, bright colors, and an entry tower that breaks up the roof -line and provides a focal point for customers coming into the site. They've also added an arcade that will stand out about 6 -8 feet and will break up the continuous line of the front facade. On the .east side of the building, the applicant has proposed a garden center that will be approximately 28,000 sq. ft. Around the garden center will be columns and wrought iron fencing. Next to that will be 5 feet of landscaping. Staff recommends approval of the project subject to a few conditions: 1. Providing additional berming or screening next to the loading bay; 2. Straightening the alignment of the sidewalk adjacent to the eastern access isle to provide more of a street look next to the parallel parking; 3. Adding 5 feet of sideyard landscaping along the western property line. In conclusion, staff has tried to look at the long term effects of this project by identifying traffic and circulation needs. 'It's staff's understanding that the applicant agrees to all of the recommendations and staff has appreciated the willingness that Home Depot has displayed in working with the City to resolve a few difficult issues with regard to traffic and shoreline issues. Mr. Malina asked if the applicant has provided a maintenance /irrigation plan for the additional landscaping. Staff said that it was their understanding that they would be including an irrigation system that will run the full length of the parking rows and be on a timer. Mr. Malina asked if they have provided staff with a maintenance schedule or maintenance plan. Staff said that they have not submitted a maintenance plan as yet but it should be included with the building permit submittal. Mr. Malina asked if the satellite dish on the roof would be screened. Staff said that the satellite would be located far enough back that it will not be seen by anyone on the ground. Planning Commission Minutes Page 4 January 28, 1993 Mr. Malina asked what will happen to the two vacant pads until they are developed. Staff indicated that the western pad is currently completely landscaped and was formerly a picnic area for the former employees. That pad will be cleaned up and trimmed and will remain as is. The eastern pad will be planted with sod until a tenant can be found. Mr: Malina asked if the Commission would be reviewing the signage for this project. Staff' indicated that they have.. submitted for signage and it meets the criteria of the Sign :Code: Mr. Haggerton asked if anything special was going to be done at the western entrance. Staff said that the Public Works Department will require a "right in and "right out" only at that entrance. Mr. Malina asked if the Fire Department has any problems with the turn- around or fire access for the project. Staff stated that the Fire Department has reviewed the project and they are in complete concurrence. They will be requiring that certain areas be striped for fire access only. Mr. Meryhew asked if there will be access to Costco from this project. Staff said that there is not access at this time, however in the future that may change. Mark Miller, 10801 Main Street, Suite 100, Bellevue: Mr. Miller introduced the project team and said that they would answer any questions the Planning Commission may have. Mr. Malina asked if they have provided a maintenance plan for the landscaping. Mr. Weisman said that this project will be designed using water conserving plants and water conserving irrigation system. The amount of lawn will be minimized because it is the biggest water user and the first thing to turn brown during a draught. The soils will be improved so that there is water holding capability in the soil. Mr. Malina asked if they would be making recommendations as far as what is planted in the two vacant pads until they are developed. Mr. Weisman said that if a user is not chosen for the pads by the time this project is developed, they will use a rough seeding method to provide erosion control and Planning Commission Minutes January 28, 1993 sedimentation control. The landscaping that is done there will be consistent with the rest of the project. Page 5 Mr. Malina asked what they plan to do if some of the plants die. Mr. Weisman said that all of the landscape material will have a one year guarantee and they will be involved in site observation as the material is installed. A punch list will be completed to verify that materials have been installed correctly and are receiving adequate water. Mr. Meryhew said that most of the conditions required of staff have to do with landscaping and asked if they have any problems with those conditions. Mr. Nichols said they do not have a problem with those conditions and they can easily be incorporated into the existing landscape plan. Mr. Haggerton said that he was concerned with the traffic congestion at the west entrance. Mr. Malina asked if a traffic study has been completed. Sherman Gong, Entranco Engineers: He stated that a traffic study has been completed and was submitted as part of the application. Jack Pace clarified that the SEPA Official's decision is being appealed to the City Council, not the findings of Entranco Engineers. Jim Haggerton asked if this project diminished the amount of parking available for the trail. Staff said that it does not, and the project exceeds the parking requirements. Vern Meryhew closed the. public hearing at 8:45 p.m. Vern Meryhew said that his biggest concern deals with traffic congestion. Mr. Malina said his concern deals with truck delivery times. He said that he worries about the safety of semi - trucks turning into the site during peak traffic. He went on to say that he hoped the Code Enforcement Officer could monitor the truck traffic if it poses a problem in the future. MR. MALINA MOVED TO APPROVE L92 -0088: HOME DEPOT, BASED UPON THE FINDINGS, CONCLUSIONS AND RECOMMENDATION OF THE STAFF REPORT; AND .rF . .^+a« . • • • Planning Commission Minutes Page 6 January 28, 1993 CONTINGENT UPON THE CITY COUNCIL'S RESOLUTION OF THE SEPA APPEAL. MR. FLESHER SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Mr. Meryhew called for a ten minute recess. After reconvening, Jack Pace provided a presentation on Community Image and staffs field trip to Burnaby, Canada. Mr. Meryhew adjourned the meeting. Prepared By, Sylvia Schnug, Administrative Secretary GREENBERG FARROW TRANSMITTAL PROJECT TO .+.....wwwewwrwNHer wN IMM* 111, f1.10,13$4.1,21.11,1411MMi2 17941 FITCH ROAD SECOND FLOOR IRVINE, CALIFORNIA 92714 TEL 714-833-7444 FAX 714 - 833 -7440 • LARRY f. FARROW, ARCHITECT ARCHITECTURE • PLANNING The Home Depot DATE po 1 1 .25:92 Tukwila, Wash. BY City of Tukwila Planning Department 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Attn: Carol Proud WE ARE SENDING YOU THE FOLLOWING QUANTITY (7) Seven Sets Each DATES SHEET NUMBERS SIZE a. "LUMARK" wall pak 250w on bldg. walls 70w on truck loading wall b. "McGRAW EDISON" parking lot 400w at 25' -0" above finish grade ACTION REQUESTED ** Exterior lighting fixtures for your information. GREENBERG FARROW ARCHITECTURE INCORPORATED J E Francis V ENCLOSED O SEPARATE COVER O MAIL Ciri111"-EXPRESS O MESSENGER O BY HAND O BLUEPRINTER O YOUR FAX NUMBER PRINT O ORIGINAL O REPRODUCIBLE O SHOP DRAWING O SPECIFICATION O SAMPLE O CORRESPONDENCE O MODEL O RENDERING O PHOTOGRAPH O CADD DISC RECEIVED NOV 3 01992 COMMUNITY DEVELOPMENT DO NOT SCALE DRAWINGS ` �k;• 1��: i4" �' �il:< �!:, ti:'sr:wa'.xi:��..,........::�r, u,,,.j;e�s::,:.�o;.., ,.....,.. -� t- z 0 J —J WAL-PAK Wall Mount Ordering Information Catalog Number Logic Applications Wal -Pak provides efficient Illumination in a rugged die -cast aluminum housing for lasting performance. Easy to install, Wal -Pak complements any environment and is ideal for loading docks, underpasses, offices, vehicle ramps and schools. d AO WATT HPS /MH /MV Dimensions 15 10 +h »I144 1 Lamp TIM* Refractor Product Lamp Family Wattage/Base Y HP =HPS W- Borosilicate Glass L =WaI -Pak 50=50W /Mogul MH =Met. Hal. P= Polycarbonate 70 =70W /Mogul MV =Merc. 75=75W /Mogul 100 =100W /Mogu 150 =150W /Mogu 175 =175W /Mogu 200 =200W /Mogu 250 =250W /Mogu 400=400W /Mogu Catalog' Lamp' Lamp Ballast Net. WL Number Type Wattage Type (Lbs.) HPWL -50 HPS 50 HPF 32 HPWL -70 HPS 70 HPF 35 HPWL -100 HPS 100 HPF 35 HPWL -150' HPS 150 HPF 35 HPWL -200 HPS 200 HPF 35 HPWL -250 HPS 250 HPF 37 HPWL -400 HPS 400 HPF 42 MHWL -175 MH 175 HPF 33 MHWL -250 MH 250 HPF 36 MHWL -400 MH 400 HPF 39 MVWL -50 Merc. 50 HPF 33 MVWL -75 Merc. 75 HPF 33 MVWL -100 Merc. 100 HPF 33 MVWL -175 Merc. 175 HPF 33 MVWL -250 Merc. 250 HPF 33 1 Add desired voltage to end of catalog number 120, 208, 240, 277 or 480 Volt. 2 Standard lamp is mogul base. Not included. 3 Uses S•55 (55 Volt) lamp only. LUMARK 120 =120 2r:- r 240=2 277 - 4:r- I Y RECEIV NOV 3 0199 COMMUNIT DEVELOPME ••• ?:. pesign Features 34" NPT threaded hub High power factor ballast with Class H Insulation. Minimum starting temperature is -40°C for HPS and -20°C for MH Rugged die-cast aluminum housing is finished in dark bronze polyester powder coat enamel Field-adjustable mogul base screw-shell socket provides two beam patterns Lena assembly hinged at bottom for easy installation and relamping Stainless steel captive screw Closed-cell, gas-filled high-temperature silicone gasket—UL listed for wet locations Impact-resistant borosilicate prismatic glass or polycarbonate refractor Mounting plate detail Photometrics WL-1 Catalog Number HPWL-250 250-Watt LIPS 30,000-Lumen Clear Lame VILA Catalog Number MHWL-250 2504Natt Metal Halide 19.500.1umen Clear Lamp — I C. Access 43/40 Outlet Bo. 2 3/is• 4. to bottom of housing Three Afel• OW. M Holes 5 4 3 2 0 mnsil mom amPram, imommiri Imme-L° 5 4 3 2 1 1 2 3 4 5 2 2 3 4 5 6 5 Footcandle Table Mounting Height A BC DE 4 10' 000 4 00 2 00 1 00 050 15' 5.: 71 0 89 0 44 017 3 20' ; 00 1 00 0 50 0 20 0 10 2 75' 00 5b4 03? 016 006 2 6 Footcandle Table Mounting Height A BC DE 4 10 5 00 6 00 2.00 1 00 050 15' 154 7 / 089 044 0 1 / 20' 00 1 00 0 50 0 25 0 10 2 75' ' 21; 1) 64 03? 0 16 0 06 0 LUMARK r- 0 -1 85 McGRAW - EDISON 70 -400 Watt S Architectural Area Light I II Concourse III is the most versatile, functionally designed, universally adaptable outdoor lighting available. Through a variety of mounting styles, it offers a family of low profile sharp cutoff luminaires that make optimum use of today's high output HID sources. Uniform in appearance and compact in size, this single piece soft - cornered cast aluminum housing offers the designer a unique opportunity in lighting flexibility for all outdoor applications. Enhancing natural landscapes as well as cityscapes, Concourse III brings outstanding performance and style to walkways, parking lots, roadways, loading docks, building areas, and any security lighting application. Design Features Designed for single or multiple units on square or round poles, side or top mounting with low to high level lighting, perimeter or median patterns of light, undirectional or multidirectional rotation of optical distribution, mast arm or architecturally .- 14 lib' --. 193,4' 6 114' (Square Pole) 6 318' (Round Pole) 5 5,8' styled mounting brackets, metal halide or high pressure sodium lamp types, Concourse Ill is the most completely coordinated lighting concept in the industry. 7Wo spring -steel quick release latches on housing for easy opening, closing or complete removal of door without the use of tools. Porcelain screw shell type lamp socket with spring- ", loaded center contact. (Metal halide supplied with position- oriented mogul base.) 9 One - piece, die-cast aluminum housing features aesthetically pleasing soft -corner design. Architectural dark bronze polyester powder coat finish. Closed cell gas - filled high temperature silicone gasketing. Completely seals optical system from dirt, bugs, or other foreign material. One -piece hydroformed finished aluminum reflectors provide five different optical distributions and sharp cutoff control. Universal mounting clamp concealed In housing fits 1 112' to 2 318. O.D. horizontal tenons without requiring adapters or rearrangement of component parts. Provides a +6 ° vertical leveling adjustment. Easily removable high power factor multi-tap HID ballast._ (standard) ,, Y Integral hinges'pnvent door'roaking and optimlzse • • sealing capabilities. Lens is thermal shock and • Impact - resistant clear tempered glass. OW/UNill DEVELOPMENT Photometrics CS -1 Catalog Number CS7252 250 -Watt HPS Design 20 30,000 Lumen Clear Lamp 4 3 2 0 1 2 3 4 2 4 Lateral and, Longitudinal istance in Units of Mounting Heights CS -2 Catalog Plumber CS7253 250 -Watt HPS Design 22 30,000 Lumen Clear Lamp • CS-3 Catalog Number CS7252 250 -Watt HPS Design 30 30,000 Lumen Clear Lamp i ova K FASINKON 4 3 2 0 2 3 0 2 3 4 4 CS -4 Catalog Number CS7254 250 -Watt HPS Design 40 30,000 Lumen Clear Lamp MEM _A' WM. ii mi'® !LINEW 4 3 2 1 0 2 3 4 2 3 4 5 CS -5 Catalog Number CS7255 250 -Watt HPS Design 50 30,000 Lumen Clear Lamp 4 3 2 0 2 4 4 Footcandle Table for Isofootcandle Charts Select mounting height and read across for isofootcandle values of each isofootcandle line. Mounting Isofootcandle Line Height A B C D E 15' 6.6 3.3 1.4 20' 3.7 1.9 0.8 25' 2.4 1.2 0.5 30' 1.7 0.8 0.3 Lamp Proration For 400 Watt clear HPS multiply footcandle readings by 1.67. 0.6 0.3 0.2 0.1 0.3 0.2 0.1 0.1 CS -6 Catalog Number CS7152 250 -Watt Metal Halide Design 20 23,000 Lumen Clear Lamp IrfAMANIMI 4 3 2 0 2 3 4 3 2 0 2 3 4 4 CS -7 Catalog Number CS7153 250 -Watt Metal Halide Design 22 23,000 Lumen Clear Lamp Argramiik uffrarommow 4 3 2 0 2 3 4 4 CS -8 Catalog Number CS7152 250 -Watt Metal Halide Design 30 23,000 Lumen Clear Lamp ■/ %'es'\. menttsal IMPAILINFANK ra iTM II ED 4 3 2 0 2 3 4 3 2 3 4 4 CS -9 Catalog Number CS7154 250 -Watt Metal Halide Design 40 23,000 Lumen Clear Lamp IMO MM. Falb IIL��,1 4 3 2 0 2 3 0 3 4 5 4 CS -10 Catalog Number CS7155 250 -Watt Metal Halide Design 50 23,000 Lumen Clear Lamp 4 3 2 0 2 3 4 Footcandle Table for Isofootcandle Charts Select mounting height and read across for isofootcandle values of each isofootcandle line. Mounting Height Isofootcandle Line A B C D E 15' 5.5 2.8 1.4 0.5 20' 3.1 1.6 0.8 0.3 25' 2.0 1.0 0.5 0.2 30' 1.4 0.7 0.3 0.1 Lamp Proration For 400 Watt clear Metal Halide multiply footcandle readings by 0.65. 0.3 0.2 0.1 0.1 BOARD OF ARCHITECTURAL REVIEW iECEIVED DESIG L REVIEW NOV 1 31992 APPLICATION CITY OF TUKWILA COMMUNITY DEPARTMENT OF COMMUNITY DEV 'ALIRMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 FOR STAFF. USE ONLY E7/ r, File Number: Q 006S L12 Q'1 tern P 0 .�A Receipt Number: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: CONVERT AN EXISTING VACANT WAREHOUSE INTO A HOME IMPROVEMENT RETAIL WAREHOUSE WfIH AN UUIuUOR GARDEN CENIER AND LUMBER AREA. RECONFIGURE PARKING FOR TWO FUTURE RETAIL PADS. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) 6810 S. 180 TH STREET, TUKWILA, WA Quarter: Section: Township: Range: (This information may be found on your tax statement) 3. APPLICANT:* Name: Address: 17941 FITCH ROAD, 2ND FLR, IRVINE, CA 92714 Phone: 71 4/833 -744 �' Si ture: L L Date: J( The applicant is t ,� person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. (RFENBERG FARROW ARCHITECTURE 4. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP HOME DEPOT USA, INC Address: 601 S. PLACENTIA AVE., FULLERTON, CA 92631 714/738 -5200 Phone: I /WE,[signature(s)] % gle;,/uA swear that I/ r1 .i�- th;�wner(s) or contract purchaser(s) of the property involved in this applic• ti• an• hat the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: /1-- 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: PART OF THE EXISTING BUILDING WILL BE REMOVED TO ALLOW ADDITIONAL LANDSCAPING, AND EXISTING LANDSCAPING ARE LEFT UNDISTURBED AS MUCH AS POSSIBLE. ADDITIONAL LANDSCAPING ARE PROVIDED ALONG THE EXISTING CHRISTENSEN TRAIL. PARKING LOT LANDSCAPE PROVIDED AT 1 TREE PER 5 STALLS FAR EXCEEDS THE CITY STANDARD AT 1 TRFF PFR 10 STAIIS_ THE HEIGHT OF THE EXISTING BUILDING REMAINS UNCHANGED. ARCHITECTURAL ELEMENTS SUCH AS ENTRANCE TOWER, CANOPY /ARCADE, AND COLONADED DECORATIVE FENCING ARE INCORPORATED TO ENHANCE THE EXISTING BUILDING. 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 patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: EXISTING BUILDING WILL BE ENHANCED BY NEW COLOR SCHEME, ACCENT TILE ELEMENTS, AND EMPHASIZED SENSE OF ARRIVAL WITH A ENTRY TOWER AND COLONADE. EXISTING LANCSCAPING WILL BE INCREASED TO ENHANCE THE GREEN RIVER ENVIRONMENT. CUSTOMER AND SERVICE VEHICULAR CIRCULATION WILL BE SEPARATED AT OPPOSITE END OF SITE TO INSURE SAFETY. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIC'TION Page 3 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. 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 LANDSCAPE ARE LEFT UNDISTURBED AS MUCH AS POSSIBLE. ALL GRADE SLOPE WILL BE MAINTAINED AT A SAFE LEVEL. THE LANDSCAPE IS ORGANIZED IN A FORMAL AXIS TO CREATE A SENSE OF ORDER , ARRIVAL AND PROGRESSION. PLANTING WILL BE PROTECTED BY CURB OR PLANTERS. LANDSCAPE ARE PROVIDED AT BUILDING PERIMETER, AT THE CANOPY ARCADE TO CREATE A SENSE OF EARTHINESS. LIGHTING WILL BE DIRECTED TO THE INTERNAL TO AVOID SPILLAGE TO ADJACENT SITE. 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 APPLIC.PTION Page 4 C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. D. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex- posed accessories should be harmonious with building design. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: THE EXISTING BUILDING WILL BE AESTHETICALLY ENHANCED BY THE ADDITION OF AN ENTRY TOWER ELEMENT AND A COLONADE ARCADE. THE BUILDING IS ACCFNTF!) WITH COLOR AND GEOMETRIC SMAPES.THE ARCADE ROOF IS FURTHER DIVIDED TO SOLID AND VOID ALLOWING DAYLIGHT TO CREATE SHADOW PLAY AND AIRINESS. A TRIANGLAR ELEMENT AT THE ENTRY AND EXIT TOWER BREAKS THE HORIZONTALITY AND PROVIDING AND ANCHORING EFFECT. THE GARDEN CENTER FENCING ARTICULATES THE ORDER OF THE LANDSCAPE. 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: UTILITY ENCLOSURE ARE DESIGNED AS PART OF THE BUILDING STRUCTURE EVOKING THE SAME ARCHITECTURAL LANGUAGE AS THE BUILDING. . • i . I 7. tj 1 s 0 4. er ■ %E \w 0 0 Q 0 a ER ' IQI iu E®ogo aIneni.efUIaalI'a a .,tia4 00 410, ii. K mita 91 1w 111/ .9 ai %I a 0 R, 1119 9 \w •9 ill' Ark, lei AM. win ON; iRi /R•. ■9 ■/ \I 1117.. .9 .9 Amu INF •1111• oar 119 1 t^. \ I •1 1111r 7 • C. • \/ •P w/ w . vw ai, ;IV `MP Mir gilk \w •w rib •-. fI • 000; 0 • • 1l 4 ' 1 \ • • • • • 00007 .yY ,.Mr...,•w...1N o•r .4•11A1104014' N 8711•70' W M aYS17• w 371.5/' imam ur1•wor_ O r WM% Mom mum 0•4i.non 041.11 • r VIM • wr r ow • r 1•11.• • • n•111••■ Mae NMI . HOME 0ICT 1C Nfw ti MAiNOTpI IIOM 1110LL TUKwu_Q MILSONMY IMMO NIB MINN. el Pia IMO eu1t. s1110u1411, 1■ SOUTH 180th STREET SAXON DONE • 0 0 0 0 1 3 • . SAXON DINE