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Home My WebLink AboutPermit L08-001 - PFEIFFER TIM - BANK OF AMERICA DESIGN REVIEWBANK OF AMERICA DESIGN REVIEW 320 STRANDER BLVD L08 -001 • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director HEARING DATE: FILE NUMBER: APPLICANT: OWNERS: REQUEST: LOCATION: NOTIFICATION: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED APRIL 16, 2008 April 24, 2008 L08 -001— Bank of America Tim Pfeiffer, Gensler Westfield Corporation, Inc. Design Review approval for a 7,451 square foot Bank of America with an attached 4,327 square foot drive - through canopy. The Mall is southeast of the intersection of I -5 and I -405 and is bounded by Strander Boulevard, Southcenter Parkway, Tukwila Parkway, and Andover Park West. The new Bank of America site is on the south side of the Mall, at 320 Strander Boulevard, directly east of the Olive Garden restaurant. Notice of Application for this Type 4 permit was mailed to surrounding property owners, interested parties and affected agencies and posted on the site on February 28, 2008. In addition, Notice was delivered to all surrounding tenants on March 7, 2008. Notice of Public Hearing was mailed to surrounding properties and tenants and published in the Seattle Times on April 10, 2008. COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 a Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ZONE DESIGNATION: SEPA DETERMINATION: DECISION: STAFF: ATTACHMENTS: Tukwila Urban Center A Determination of Significance was issued on April 24, 2003. The draft Environmental Impact Statement was issued on June 21, 2004 and the final Environmental Impact Statement on October 7, 2004. Approval with conditions Stacy MacGregor A. B. C. D. E. F. Applicant's response to Design Review Criteria BAR Approved Site Plan (L04 -049) Plans: site, landscape, luminaries, and elevations Colored elevations and perspective Lighting Package Staff recommended landscaping plan modifications SM Page 2 of 15 04/16/2008 H:\Stacy's Current Planning\BofA\BofA SR.doc FINDINGS VICINITY INFORMATION The Mall site encompasses an area that in a traditional setting would be multiple City blocks, with each block face measuring approximately 1,950 feet per side, exceeding a quarter mile along each side. The site is for the most part owned and managed by Westfield. City streets of various widths surround the site. Beyond the City streets are interstate freeways and Gilliam creek on the north and west and retail and commercial service uses on the east and south. The City's Tukwila Pond park sits just to the south of the Target development south of Strander Boulevard. PROJECT INFORMATION The proposal is to develop a new 7,451 square foot Bank of America with an attached 4,327 square foot drive- through canopy including associated landscaping and parking. The new bank will replace the existing Bank of America on the northeast corner of the Mall property. The proposal includes ownership of the existing Bank of America site to transfer to Westfield with a new parcel created for the new Bank of America site. The Board of Architectural Review (BAR) held a public hearing in December 2004 and approved the expansion plans for the Mall subject to conditions, one of which was BAR review of elevations of the "pad" buildings. The subject proposal will occupy one of the three "pads" that had been reviewed and approved. Attachment B is the BAR approved site plan. The applicant requests approval of a modified site plan, that is, the inclusion of a drive- through facility for the bank. Therefore, review will include both the site/landscape plans and elevations. A binding site improvement plan (BSIP) will be pursued following BAR approval to create a lot for the Bank of America structure. The BSIP allows for setbacks to be waived for the Bank of America but will require a no -build easement around the entire building and canopy. PUBLIC COMMENT No public comment has been received. DESIGN REVIEW CRITERIA The project is subject to a Pubic Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050. The design criteria explain requirements for development proposals. They are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. SM Page 3 of 15 04/16/2008 H:\Stacy's Current Pianning\BofA\BofA SR.doc • • The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response. 1. Relationship of Structure to Site. a) The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian 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 the site. The location for this new building site is already framed by new landscaping on the eastern interior access drive and mature landscaping along Strander Boulevard. An existing 8' sidewalk lines the internal access drive running north -south from Strander Boulevard. The existing 7' sidewalk that fronts Strander Boulevard is to be reconstructed to the same dimensions. At this point, the proposed Urban Center Plan calls for an 8' sidewalk with a 10' landscape strip at street edge. Staff recommends replacing the 7' sidewalk with an 8' sidewalk and reducing the existing 15' landscape buffer to 14'. The 8' sidewalk should continue for the entire southern length of the Bank of America project, until the eastern-most landscaped area, rather than stop midway through the project as shown on the plans. This should not effect the existing mature landscaping that serves as a very effective screen of the Mall's perimeter parking. The applicant worked with the City through multiple iterations of the site plan. Parking and drive - aisles were adjusted, pedestrian paths were altered, and landscaping was modified to create a site that meets the BAR criteria. The building is anchored to the southwest corner of the driveway intersection, bounded by Strander Boulevard and a new Mall entry drive. Parking is located to the east and north of the building. Existing mature landscaping and a new landscape strip further shield Strander Boulevard from the parking area. The site is designed for pedestrian circulation around the building and through the parking area. A 9' wide pedestrian path defines the north end of the parking area creating a visual separation as well as pedestrian access through the Bank of America site. The site design creates shortened stalls with vehicle overhang. The angled, compact stall length should be increased by 2' with the overhang eliminated. This will reduce the sidewalk width to 7', including a 2' vehicle overhang for the northern stalls. The juxtaposition between the teller drive- through lanes, the queuing area, parking, and the drive - aisles are less than desirable because of potential maneuvering conflicts. Staff recommends adding three 4' wide landscaping strips to define the exterior of the queuing lanes and break up the large expanse of pavement. The queuing lane width will be reduced to 11.1'. See attachment F. SM Page 4 of 15 04/16/2008 H:\Stacy's Current Planning\BofA\BofA SR.doc • • The bank building is designed as if it is made from a series of blocks. From the 12 foot tall entrance, the building rises to 16 feet. The drive- through canopy cuts horizontally through the main building body. Finally, at the southern side, the design is anchored by a solid 19.5' high section of building wall. The applicant has designed a building that provides a scaled transition from street -level at Strander Boulevard to the new three story Mall garage. The new Bank of America is similar in height to the neighboring pad sites including the Olive Garden and The Cheesecake Factory. Collectively, these buildings will create a fairly consistent streetscape along Strander Boulevard. The Cheesecake Factory to the west is generally 26 feet tall with a 37 foot tower at the entrance. The Olive Garden Restaurant is generally between 20 and 22 feet in height. The mall building, including the garages are considered mid -rise as they are generous three stories ranging in heights of 42 feet to 86 feet. 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 The building repeats some of the materials and forms from the new Southcenter Mall development, namely masonry and a "V" shaped support for the drive- through canopy. The overall height and massing of the new structure is similar in scale to the existing and planned pad buildings. This creates a "front" of consistent outparcels lining the south side of Southcenter Mall and the north side of Strander Boulevard. The landscape plan corresponds to the overall Westfield development and repeats many of the plant materials to tie the projects together. The parking also flows from the Westfield site into the bank, lining up directions and parking aisles. The parking and drive- through lanes have gone through multiple iterations to come up with this final proposal. Conflict points have been reduced and traffic flow is more clearly described. The circulation drive on the north side of the bank lines up with the access to The Olive Garden Restaurant to the west. While not shown on the plans, this circulation drive will be striped as a fire lane. Accessible parking is provided adjacent to the entrance and a pedestrian path provides a safe route for pedestrians outside the drive - aisles as well as serving to visually and functionally contain the bank area. The City requested that the Bank reduce the number of drive- through lanes and reduce the size of the queuing area for those lanes. The Bank of America responded that their records indicate "an average of nearly 12,000 transactions per month at the manned drive -up stations. An experienced drive -up teller can be expected to process up to 2,500 transactions per month SM Page 5 of 15 04/16/2008 H:1Stacy's Current Planning\BofA\BofA SR.doc • . which means we need the equivalent of 4.8 drive -up teller stations." They are expecting an increased volume of business for this new site thereby justifying five lanes. The sixth lane is a two -unit drive - through ATM. The final plan provides six drive - through lanes, a stripped queuing area and an "escape lane" to exit the queuing area if needed. Dedicating so much space to drive- through queuing is less that desirable. Mitigation steps include preserving the existing mature landscaping along Strander Boulevard and adding a new 6.5' row of landscaping to the sidewalk interior. Also, staff recommends adding three landscaped dividers to break up the drive aisles and the expanse of pavement. See Attachment F for the specific landscape design. Westfield will be relocating their monument sign from the south -west corner of the Bank site. There are numerous existing above - ground public utilities including street lights and multiple utility boxes. Relocating the Westfield sign will somewhat decrease the visual clutter and increase the opportunity for visual observation and safety. The interface between the subject site and the adjacent street circulation is not changed. 3. Landscaping and Site Treatment. a) Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d) In locations where plants will be susceptible to injury by 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; 1) Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; g) In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick stone or gravel may be used; h) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided The site is essentially flat. Only landscaping separates the building from the existing sidewalks on the south and west sides of the new building. Two pedestrian pathways provide access to the front of the building. A short pedestrian path provides access from the sidewalk along the west of the building in the front of the bank. A second, significant 9' wide pedestrian path runs across the north side of the parking area. Per code, overhangs on compact stalls can not be counted in stall depth; the pathway will need to be reduced to 7' to comply will stall depth regulations. SM Page 6 of 15 04/16/2008 H:1Stacy's Current Planning\BofA\BofA SR.doc • • Significant amounts of landscaping were added to the project to meet BAR guidelines. If this pad had been developed solely as parking, current zoning code guidelines would call for approximately 2600 square feet of landscaping. As proposed, the site has over 6500 square feet of landscaping. Bank of America is only required to provide 890 square feet of interior parking lot landscaping. As a condition of L04 -049, BAR Design Review for the Westfield Expansion, "plants shall be added in all areas where opportunities exist that will not produce displacement of parking or circulation..." This condition was met for the scope of this project. In addition to adding significant landscaping, the original submittal proposed 8 trees and the final landscape plan has 21 trees including trees fronting both Strander Boulevard and the interior access road. These trees on the interior of the sidewalks are staggered between the existing trees on the exterior of the sidewalks to create a full tree canopy along these pedestrian walks. The applicant says that landscaping is constrained by security requirements imposed by the Bank of America. Placing landscaping within the interior, alongside the ATM conflicted with Bank of America's Corporate Security goal of avoiding places of concealment for would be criminals. Washington State Statures (RCW 19.174.030) require the Bank of America to adopt procedures for evaluating the safety of automated teller machines pertaining to "the presence of landscaping, vegetation, or other obstructions in the area of the automated teller machine or night deposit facility, the access area, and the defined parking area." The Bank of America landscape standard calls for "shrubs to be no higher than 24 inches within 10 feet of entrances or exits, night depositories and ATM's. In addition, shrubs can not exceed 36 inches in all other areas. Mature trees must be trimmed up to a minimum height of 6 feet to provide clear visibility." Existing mature landscaping along Strander Boulevard provides significant screening of the parking and queuing areas from the street. The large expanse of paving that defines the queuing area is in need of additional landscaping. Creating three -4' wide landscape islands for the length of the queuing area will help with screening this area as well as with channeling onsite circulation. Plants that will not be taller than 24" at maturity will meet the Bank's requirements. Attachment F illustrates how this could be accomplished. Reconfiguring the former parking lot required relocation of a light post to a landscaped island by the front of the bank. This post provides illumination along the north and east sides of the building. Additionally, the east side drive- through canopy is illuminated from the underside. The front bank entrance on the north side also has 4 lighted bollards and three in- ground lights to illuminate the area behind the solar screen. The south side of the building is illuminated with four in- ground lights. The west side of the building is illuminated from within as well as illuminated by the cylindrical pedestrian poles already lining the sidewalk. The landscape plan was submitted with a few errors. The Trex edging and the compacted, screened crush gravel walkway will be replaced with a concrete sidewalk. The southwest side SM Page 7 of 15 04/16/2008 H:1Stacy's Current Planning\BofA\BofA SR.doc • • of the building's south facade is setback 4'; an additional row of dwarf Hinoki Cypress is planned under this setback. 4. Building Design. a) Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b) Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d) Colors should be harmonious, with bright or brilliant colors used only for accent; e) Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; f) Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g) Monotony of design in single or multiple buildings projects should be avoided Variety of detail, form and siting should be used to provide visual interest. The building is designed as if made from a series of "blocks ". The various components, delineated by different materials, fit onto and alongside each other and explain the architecture of the building. The final form is varied both horizontally and vertically. The building has a 19'6" high, solid massing at the south that anchors the structure, which then transitions to a more intimate scale with transparency towards the front of the building. At the front, there is a lower 12'2 ", pedestrian-scale entrance that has a lower canopy cover. The entire structure is horizontally delineated with Bank of America's signature red color that acts as both cornice and drive- through canopy cover. The rest of the structure is in neutral tones with shades of white, cream, and gray. The overall height of the one -story bank building acts as an intermediary between street -level and the three -story Mall structure. City staff requested transparency along the south side of the building. Interior building design and security concerns were cited as reasons the Bank could not accommodate the City's request. The interior layout places the bank safe and secure rooms along the south side of the building. The lower half of the southwest corner of this facade is setback 4' to add interest and depth to this side. Additional landscaping and lighting were also added to further soften this edge. The drive- through canopy is supported by a "V" shaped structure. The project architect redesigned this "V" to better emulate the "V" roof shapes of the Westfield Mall. While the bank uses a more acute angle, the off - centered design ties into the architecture of Westfield. The project also repeats materials from Westfield, namely brick although in its own brand identity color. SM Page 8 of 15 04/16/2008 H:\Stacy's Current Planning\BofA\BofA SR.doc • • A solar shading device made from a perforated metal panel serves as a significant architectural feature on the north and west sides of the building. This material is approximately 50% transparent allowing light and views into and out of rooms. It also serves to reduce solar heat gain and energy use in the building. As a semi - transparent material, the project architect believes it will not create a hiding place or dark area for bank customers. Clerestory windows and glazing result in over 50% transparency on the north and west sides. The building's architecture screens the rooftop mechanicals. The roof is lowered and parapet walls conceal the mechanical units. These units are situated towards the center of the building which utilizes the building height as additional screening from street level. The need for a trash enclosure was discussed multiple times during project review. The trash enclosure was added at the final stages of the project review. Coordination with Allied Waste verified that the size and location of the trash enclosure will meet their needs and that pick -up will occur at night thereby not interfering with site circulation. The enclosure is built with the same materials as the existing bank building; louvered doors face Strander Boulevard. The enclosure breaks up the building mass on the south side. The pad where the trash enclosure is located also holds the utilities; grouping the utilities together as much as possible allows for the creation of the largest possible landscape bed to screen them. The enclosure will only hold employee waste; sensitive documents will be stored inside the building and removed by a private hauler. While it is screened, the trash enclosure along Strander Boulevard does not create a pedestrian- friendly street frontage. Staff recommends denying the trash enclosure and either relocating it to a location more acceptable to the BAR or simply requiring the Bank of America to add their trash to the existing Westfield receptacles. With the trash enclosure removed, the aboveground utilities should be grouped as close together as possible and the concrete pad should be reduced in size and located adjacent to the drive -aisle for access. The landscaping should be modified for this change. See attachment F. 5. Miscellaneous Structures and 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 guidelines applicable to site, landscape and buildings. A flag pole is located in the front landscape island. Topped with a light, the flag can be flown through the night. The Bank of America will be permitted 2 wall signs subject to the requirements of the City's sign code (TMC Title 19). More than 4 internal informational signs located over the drive - through aisles will require approval from the Planning Commission per TMC 19.22.010. Five SM Page 9 of 15 04/16/2008 H:\Stacy's Current Planning\BofA\BofA SR.doc • • "open/closed" signs and one "ATM" sign attached to the drive- through canopy will need to be less than six square feet in size. The proposed sign locations and elevations were not submitted as a part of this proposal and will be formalized in a separate sign permit. In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (18.100.030 TMC.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. COMPREHENSIVE PLAN POLICIES 6. Commercial Areas - Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth - flowing traffic patterns, are well- maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses ". a) This significant commercial development requires design review (1.7.1). b) This development requires sidewalks (1.7.2). c) The development provides adequate parking and lighting (1.7.3). This project is being presented to the Board of Architectural Review. Existing sidewalks surround the south and west sides of the project. A new sidewalk lines the north side of the building and extends into the parking area. A lighting plan is included in the proposal. It provides sufficient illumination for the project and is integrated with the existing mall lighting plan According to the approved parking variance from December, 2004 and subsequent revisions, the Westfield site after completion of the south addition and the three new pad sites (Cheesecake Factory, Bank of America, and Fidelity) will require 6,919 parking stalls. The current parking plan provides 6,814 stalls but the site plan for Bank of America shows 8 fewer stalls than this previously approved plan and the proposed Fidelity site reduces the stall count another 2 stalls. If approved as proposed by the Bank of America and Fidelity, the Westfield site will have a total of 6,804 stalls creating a deficit of 115 stalls Plans are not yet approved for redevelopment of the former Bank of America site into parking but this deficit is expected to be resolved at that time. Therefore, staff recommends a bond for 150% of the value of the demolition permit for the former Bank of America site prior to obtaining a certificate of occupancy for the new Bank of America. 7. Tukwila Urban Center (TUC) - Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses SM Page 10 of 15 04/16/2008 H:\Stacy's Current Planning\BofA\BofA SR.doc promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" a) This development shall achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural /site design/landscape elements and co- existence of auto /transit /pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). b) This development provides an interior vehicular connection between adjacent parking areas (10.2.4). c) Parking areas are designed with appropriate landscaping and on -going parking needs studies to assure adequate parking requirements and effective use of land in parking design. (10.2.6) d) This development is designed with an appropriate scale and proportion; pedestrian - oriented features and street front activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond. (10.2.7) e) Signage compliments the design of the structure and shall have visual consistency. (10.2.8) In locating the parking to the interior and side of the building, this project makes a significant departure from existing Urban Center development and moves towards the goals of the Urban Center Plan currently under development. The developing goals are not fully realized with the location of a significant landscaping area at street edge and placing the back side of the building towards the street. The site plan contributes to a pedestrian- friendly environment with landscape screening the parking and drive - through areas. Site design for the safety of bank customers is a continual motivating factor in site design. Parking and vehicular circulation coordinates with the existing mall development. While a significant amount of land is devoted to the drive- through queuing area, landscaping greatly exceeds the minimums required by code. The building has significant glazing on two sides; the use of the perforated solar shade is a material choice that lends visual interest to the project. The two wall mounted signs will require a separate sign permit. The 5 drive - through aisle signs and the one drive- through ATM sign will require future BAR review. CONCLUSIONS The Board of Architectural Review, pursuant to Tukwila Municipal Code (TMC) Section 18.108.040, and upon finding of the facts above, hereby makes the following conclusions SM Page 11 of 15 04/16/2008 H:1Stacy's Current Planning\BofA\BofA SR.doc under the city's Design Review Criteria (18.60.050 TMC) and Determination of Consistency with Adopted Plans and Regulations for Type 4 approvals (18.100.030 TMC.) DESIGN REVIEW CRITERIA 1. Relationship of Structure to Site. The project will locate a new bank building in the corner of the proposed lot with associated parking located to the side of the building. The parking and queuing areas are screened with landscaping. Landscaping was added wherever possible and the area of proposed landscape islands was increased significantly. A pedestrian path along the northern side as well as existing sidewalks along the southern and western sides allow for safer pedestrian movement through the site. Upon approval of the required BSIP, the setbacks and landscaping requirements will be met The building height and mass continues the existing building forms fronting Strander Boulevard and serves as a transition between street level and the taller, larger Mall. Staff recommends preserving the existing mature landscaping on Strander Boulevard because it is very effective at screening the parking areas and until such time that the Urban Center Plan is adopted and the desired look of this street is formalized. Staff also recommends increasing the sidewalk width along Strander Boulevard from 7' to 8' for the entire southern length of the Bank of America project. This is keeping with the preliminary Urban Center Plan standards and matches the sidewalk width in front of The Cheesecake Factory. The width will be added to the south side of the existing sidewalk. Finally, staff recommends adding three 4' wide drive -aisle planting strips to screen and soften the queuing area. The trash enclosure is in a less than desirable location. Adding it at the very end of the project minimized opportunities to locate it elsewhere. To mitigate its location the trash enclosure is built from the same materials as the building and is incorporated as part of the building's architecture rather than as a freestanding structure. Louvered doors will face Strander Boulevard. Landscaping including trees and evergreen shrubs surround the enclosure. Trash collection will occur at night which will eliminate potential conflicts between customer vehicles and trash collection. Staff recommends denying the trash enclosure, significantly reducing the size of the utility pad, and filling the area with landscaping instead. The trash enclosure is for non - secure documents and employee trash only. Secure documents will be stored inside until securely disposed of through a private collection contract. Trash and recycling can be collected and removed to one of the Westfield dumpsters on the Mall site as proposed at the proposed Fidelity site. 2. Relationship of Structure and Site to Adjoining Area. Vehicular circulation and parking is slightly modified from the 2004 approved parking plan. However, no change is proposed between the site and the adjoining street. The pedestrian path along the northern side of the project reduces points of conflict between pedestrians and SM Page 12 of 15 04/16/2008 H:\Stacy's Current Planning\BofA\BofA SR.doc • • vehicles. Vehicular circulation is in a one -way direction through the interior of the project. The queuing area is stripped to reduce potential conflicts. The number of parking stalls will be insufficient until the former Bank of America site is redeveloped. Staff recommends bonding 150% of the value of the demolition permit for the former Bank of America site until the former bank site redevelops as parking. Fire access lane needs to be striped according to fire department standards. 3. Landscaping and Site Treatment. A few inconsistencies exist on the landscape plan. The Trex edging and the compacted crushed gravel walkway will be replaced with a concrete pedestrian path. To meet code, the north pedestrian path width will need to be reduced from 9' to 7' and the compact stall depth will need to be increased from 15' to 17'. Landscaping is designed to achieve the desired screening of the parking/queuing area. The plant palette and landscape design is consistent with the overall plan for the mall. The service yard is screened with a wall that connects to the main building using the same materials and pattern and is also softened with foundation plantings. If staff's recommendations are followed and the trash enclosure is removed, the pad area should be reduced to allow for additional landscaping. The utility pad should be reduced to the smallest possible size and located adjacent to the drive - aisle. Additional landscaping should fill in the reclaimed area vacated by the removed trash enclosure. The drive- through queuing area creates a large expanse of paving. Staff recommends 3 landscaping islands, 4' wide including curb, running the length of the queuing area. Aisles would frame the exterior aisles along with a center landscape island. Aisle widths would be reduced to 11'1" which is still significantly wider that the 8' wide drive- through stalls. The drive -aisle to the south would be reduced to 15'6" which is 3.5' wider than code requires. Installing landscaping that will not exceed 2' at maturity will meet the Bank's security requirements. Attachment F illustrates how this can be accomplished. Exterior lighting is designed for safety and to illuminate the building. It is understated on the south side of the project with greater illumination around the front entrance and 24 -hour ATM. Matching the bollards to the existing cylindrical pedestrian lighting will tie the bank to the existing development. 4. Building Design. Materials and subdued and compatible colors are proposed that are in harmony with the material used on the mall. Bank of America's signature red color is used to punctuate the canopy and provide contrast. Scale is harmonious with the other "pad" buildings located along the adjacent streetfront. SM Page 13 of 15 04/16/2008 H:1Stacy's Current Planning\BofA\BofA SR.doc • • The architecture has a few unique features including the perforated solar screen and the off - center, "V" shaped supports for the canopy cover. Designing the building as if made from a selection of blocks explains the massing and works with the architecture of the adjacent mall. Rooftop mechanicals are screened by lowering the roof and locating them in the center of the building. Aside for the front lit bollards and canopy lighting, the lighting is ground mounted and directed towards the building. To minimize the contrast between the existing Westfield pedestrian fixtures on site and to create harmony, the lit bollards should mirror the style and finish of Westfield's cylindrical pedestrian poles. A relocated parking lot fixture illuminates the parking areas. 5. Miscellaneous Structures and Street Furniture. The flagpole is lit with an "eye -ball" fixture at the top. Having the flag lit allows it to fly all night and prevents the landscaping from potentially getting trampled while raising and lowering the flag. The number of internal informational signs exceeds the maximum allowance per the Sign Code. BAR approval will allow an increase in the number of internal informational signs. The two proposed wall signs meet code. COMPREHENSIVE PLAN GUIDELINES. 6. Commercial Areas Goal The project is going through design review. Sidewalks are included as a part of the site development. Adequate lighting is proposed. There will be a parking shortfall of 115 stalls until the old Bank of America site is redeveloped for parking. In order to mitigate this shortfall, staff recommends a bond in the amount of 150% of the value of the demolition for the former Bank of America site until such work is completed and the parking shortfall is rectified. 7. Tukwila Urban Center Goal Interior vehicular circulation is maintained. Scale and proportion of the bank building is good and compatible with other retail buildings along Strander Boulevard. Street front activity could be better if the front of the building faced Strander Boulevard but the subject proposal mitigates the building siting choice with extensive landscaping along Strander Boulevard. Pedestrian features of the site include the northern pedestrian walkway and the interesting solar screening. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to the following conditions. 1. Provide a bond for 150% of the value of the demolition permit for the former Bank of America site prior to issuing a certificate of occupancy. SM Page 14 of 15 04/16/2008 H:\Stacy's Current Planning\BofA\BofA SR.doc • • 2. Increase the sidewalk along Strander Boulevard to 8' wide and continue it for to the eastern edge of the Bank of America redevelopment. Place the increased width on the south side of the walk. Preserve the mature landscaping. See attachment F. 3. Increase the length of the compact parking stalls from 15' to 17'. This can be accomplished by reducing the northern sidewalk from 9' to 7'. Correct the labeling of the sidewalk to reflect that it will paved. --"4. Stripe the fire access lane according to Fire Department standards. 5. Mirror the style and finish of the lit bollards with Westfield's cylindrical pedestrian poles. 'r 6. Remove the trash enclosure and cement pad. Consolidate and relocate the aboveground utilities onto the smallest possible pad; relocate the utility pad to the east side of the former trash site where they can be accessed from the drive- aisle. Landscape the area to conceal the utilities. fl7. Add landscaping to the parking queuing area. Create 4' wide curbed landscape islands the length of the queuing stalls on the exterior of the aisles and in the center aisle. Six inch curbing will create a 3' wide planting area. Plant with evergreen shrubs 2' in height at maturity. Add landscaping to the south side of the building facade to ensure adequate landscaping in the building cut -out. See Attachment F for the suggested design. Per the zoning code, the landscaping needs to achieve 90% coverage in 3 years. 8. The two wall signs and six internal information signs (5 drive- through signs and 1 ATM sign) over the canopy will require BAR approval at a later date. SM Page 15 of 15 04/16/2008 H:1Stacy's Current Planning\BofA\BofA SR.doc Gensler 1524 Fifth Avenue Suite 300 :a €c WA 98101 USA February 1, 2008 • TO 206.654.2100 • Fax 206.654.2121 Lynn Miranda AICP City of Tukwila, Washington Imiranda@ci.tukwila.wa.us Subject Bank of America Southcenter Relocation BAR Submittal Dear Lynn: We are pleased to submit the Bank of America Southcenter Relocation project for consideration to the Board of Architectural Review of the City of Tukwila. Bank of America Southcenter Relocation Project Description The relocation of the Bank of America Southcenter branch is the build -out of a pre - approved pad location in the overall Southcenter Mall renovation. The existing branch is currently situated at the northeast corner of the overall Mall site. Soon to be located off Strander Boulevard at a primary Mall site entry, the relocated Bank of America, along with its retail pad neighbors, enjoys prominent visibility while contributing to the overall improvement to Southcenter Mall. The branch's massing steps down from Strander Boulevard, addresses the challenge of providing a distinctive presence for the tenant while accommodating the scale and accessibility required for a building of this type. A strong presence on Strander Boulevard announces Bank of America to vehicular traffic and anchors the Mall entry. A lower, intimately scaled entry welcomes the customer at the entry. A linear solar - shading device activates the facade along the site entry, linking that of the finely sculpted corner massing and the clean, open massing at the entry. Generous parking, walkways, and landscaping connect the visitor to the branch's entry, creating a physical and visual link with the surrounding development. The walkways accommodate pedestrian and bicycle customers while contiguous parking rows address the needs of those in vehicles, including three accessible parking spaces. The Bank of America Southcenter branch is massed and clad to best express the buildings purpose as well as to maintain the highest level of finish, consistent with that of the Southcenter Mall improvement. Articulated masonry clads the bank vault and back -of -house areas, all operationally required to be without windows. Light, finely detailed materials and extensive glazing delineate the public zones. This creates a welcoming environment as well as a beacon in the evening. Helping to facilitate this level of transparency and to dynamically activate the facade, the building makes use of a perforated solar shading device that metaphorically moves along the western face. A distinctive continuous roof element, branded in the Bank's color, unifies the building and the drive - through lanes; tying together all the massing elements and further accentuating the overall feeling of movement. Between the lower massing and the continuous roof, clerestory windows wrap around the west and north, bringing natural daylight into the banking hall and employee and teller work areas. q: \32.2177.089 \docu m enta tion \3_regu la tort' \3bd \080128- bar \Ito8o129- projdesc.doc Attachment A Gensler • • Lynn Miranda AICP City of Tukwila, Washington February 1, 2008 Page 2 The landscaping elements and site improvements are an indispensable component of the building expression. From taller scaled, backlit planting at the more prominent Southcenter site entry, down to the xeriscape ground cover lining the pedestrian paths. Twin pads of low- scaled planting frame the customer entry and help connect the building to the site. Additional planting runs along the landscaped vehicular parking walkway. This links the parking directly to the entry as well as screens the drive aisles from the extended overall Southcenter parking areas. Well within the allowable height and setback requirements for the site, the Bank of America Southcenter branch strives to create an inspiring work environment for employees, an immediately recognizable destination, and the most pleasant setting for customers. All while being a good neighbor to the overall Tukwila Urban Center Zone. Sincerely, Ad771-7 Sidne Sc Y AIA LEER AP Principal BvS /SS Enclosure cc: Ellen Johnson, Jones Lang LaSalle 34 Its) uRBI $ i( IiiTlTll 'IxiIllfTilllllildinilll �� H4H1HHH4+4I+H+iH1+H+O HI III H tai _:.__ I - nit 70//4 l%f \\*\\ gA R \\X akac -0:// l_t ��F ► f E--f� �f f-f�� ` I I ji I Iil l II 11131111111.111111111111111111111 II II IIH+H'J HF 1 0 0 0 alatzlIZ latoU 2087 America OHM MILCDCAMH Attachment D Gens JI z 0 Q W J W 0 A T ELEVATI W • • • • NORTH ELEVATION zeasTeli rAttel WEST ELEVATION Stacy MacGregor Bank of America - S • 'stance Calculation From: "Bill Fortunato" <bfortunato @pacland.com> To: "Stacy MacGregor" < smacgregor @ci.tukwila.wa.us >... Date: 05/12/2008 4:22 pm Subject: Bank of America - Sight Distance Calculation CC: "Ellen (US) Johnson" <EIIen.Johnson @am.jll.com >... Stacy - Sorry for the delay. This took some research on the sight distance issue. Typically this is done for roadways so I had to go back to some of my college textbooks to check this.... Attached are the exhibits showing the sight distance and travel distance for in the area of the trash enclosure. Typical travel speeds in a parking lot are between 5 and 10 mph. In this case, the vehicle would be negotiating a turn around a small radius. The vehicle would likely be traveling at most 5 mph around these corners. For a vehicle traveling 5 mph, sight distance required would be approximately 23 feet. (SSD = 02 /(2g *f) + v *t where g = gravity, v = speed, f = coefficient of friction, t = driver reaction time 2.5 sec) In all cases the sight distance is more than the required amount for a vehicle traveling at 5 mph. Please contact me with any questions or comments. Thank you. Bill Fortunato, P.E. PACLAND 1505 Westlake Avenue N., Suite 305 Seattle, WA 98109 Office: (206) 522 -9510 x1125 Fax: (206) 522 -8344 Page 1 Attachment B 9 Iuawy3elny L-- O \\ LEGEND SIGHT LINE DISTANCE - - -> 63 FEET N I TRAVEL DISTANCE . V _ NN 1 74 FEET t ( ' 41r5 estlake Ave. N. Ite 305 attle, WA 98109 Ut �� MU L'z J 1 T (206) 522-9510 F (206) 522 -8344 www.PAd.LNO.0 M STRAND -ER BOULEVARD BANK OF AMERICA SOUTHCENTER MALL, TUKWILA, WASHINGTON SIGHT LINE EXHIBIT SCALE: 1' = 60' 5 -6 -2008 MN EXHIBIT A • • r 9\\\\ \\C\ \\\\\ \s•C(Ci< 4— 11 CIO CR • N • N • BANK OF AMERICA(/' 7,451 -SF FFE = 26.50 C 11 , V 0 1E 1505 Westlake Ave. N. Suite 305 Seattle, WA 98109 T (206) 522-9510 F (206) 522-8344 WWW.PACLAND.COM =M. ;.4 L .4z S. =I • o LEGEND SIGHT LINE DISTANCE - - 33 FEET TRAVEL DISTANCE 40 FEET STRAND-ER BOULEVARD BANK OF AMERICA SOUTHCENTER MALL, TUKWILA, WASHINGTON SIGHT LINE EXHIBIT SCALE: = 60' 5-6-2008 EXHIBIT B BANK OF AMERICA; 0 LEGEND SIGHT LINE DISTANCE 33 FEET TRAVEL DISTANCE 28 FEET • . —_. S °' 1505 Westlake Ave. N. Suite 305 Seattle, WA 98109 T (206) 522-9510 F (206) 522-8344 www.PAdLND.aoM M,M NM -M N - -- = STRAND-ER BOULEVARD BANK OF AMERICA SOUTHCENTER MALL, TUKWILA, WASHINGTON SIGHT LINE EXHIBIT SCALE: 1° = 60' 5 -6 -2008 EXHIBIT C • • Zic ,c ,Zi•c ,l / w J ~ co J N • x W W W Z Z CC U '-� I 0 0 coQz W U J� H §cc Q W W Q Uo se u m w< cc U co 6MP ZOS080 HSd61 1O8d83M \HSva1. ZO— S0- 8002 \1181HX3 \d JO )WV8 \uo!suodx3 pow \s6wMoJaz \P1ainsaM \y1LMNnt u D J Attachment C • • Note: Refer to Civil Drawings for layout and dimensions. Refer to Lanscape Drawings for planting type and locations. Brick to match Southcenter Mall renovation. Gensler May 22, 2008 City of Tukwila Board of Architectural Review TRASH ENCLOSURE Bank of Amer , SOUTHCENTER RELOS Fluir s • • • • 203= MED WM 132222 4331=1 DEMI C=3 CD= ODD 12=0 f=21 6233 Ca= MATCH LINE SEE SHEET C -t3 ECM 1343...;51..,223=1, =•••ems... ,., ..- ,.. 13021 ww,6330...i3021•••=......=.,;9..:.�.� d ' SAWCUT, MATCH & JOIN EX. PAVEMENT TRASH & RECYCUNC ENCLOSURE �tlMr6:40if : SAWCUT MATCH & JOIN EX. PAVEMENT a) Wcc a. cc 0 Z 0�soo ay3s i,✓11L29 T7 .SOr0itY. -► ; - - -- s LaF�ss'4oasW a� nammo®`itin®iii - - - -per - On m z� p U NOTES SAWCUT, MATCH & JOIN EX.• PAVEMENT - STRANDER- BOULEVARD 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY /COUNTY REGULATIONS AND 4. CODES AND 0.S.H.A. STANDARDS. 2. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF 111E EXISTING CONDITIONS. THIS PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON SURVEY PREPARED BY APEX ENGINEERING, RECEIVED 6-16 -2004. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE. AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND 8. SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3. CAUTION - NOTICE TO CONTRACTOR THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND /OR 9. ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTRJTIES, AND WHERE POSSIBLE. MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTIUTIES. IT SHALL BE THE RESPONSIBIUTY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES AND EXISTING IMPROVEMENTS WHICH CONFUCT WITH THE PROPOSED IMPROVEMENTS ON THE PLANS. 5. 6. 7. SITE KEY 11. 12. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF VESTIBULE, SLOPED PAVING, EXIT PORCHES, SIDEWALKS, RAMPS & TRUCK DOCKS, PREOSE BUILDING DIMENSIONS AND EXACT BUILDING UTIUTY ENTRANCE LOCATIONS. DIMENSIONS SHOWN REFER TO FACE OF CURB, FACE OF BUILDING OR TO THE CENTERLINE OF PAVEMENT STRIPING, UNLESS OTHERWISE NOTED. ALL PAVED PARKING LOT AREAS WITHIN THE UMITS OF IMPROVEMENTS SHALL BE STANDARD DUTY PAVEMENT UNLESS OTHERWISE NOTED. CONTRACTOR SHALL PROVIDE A TEMPORARY TRAFFIC CONTROL PLAN FOR THE CITY ENGINEER'S APPROVAL PRIOR TO ANY WORK WITHIN THE CITY RIGHT -OF -WAY. FIRE LANE STRIPING AROUND BUILDING PERIMETER AND ALONG FIRE TRUCK ACCESS WAYS SHALL BE INSTALLED AS PART OF THIS CONTRACT, IN ACCORDANCE WITH THE LOCAL CODE AND FIRE MARSHALL REQUIREMENTS. REFER TO BOUNDARY SURVEY FOR LEGAL DESCRIPTION, DIMENSIONS OF PROPERTY UNES, BASIS OF BEARINGS & BENCHMARK INFORMATION. (SEE SHEET CS -1) ALL ON -SITE PAINTED STRIPING SHALL BE DOUBLE COATED. SEPARATE COATS SHALL BE APPUED NO SOONER THAN 4 HOURS APART. (CONTRACTOR TO REFER TO PROJECT SPECIFICATIONS FOR ADDITIONAL PAVING MARKING REQUIREMENTS.) PARKING LOT STRPING SHALL BE WHITE, 4' WIDTH, & DOUBLE COATED, UNLESS OTHERWISE NOTED. LIGHT POLE BASES TO BE PAINTED PER ARCHITECT'S DIRECTION. PARKING DATA STANDARD STALLS 28 COMPACT STALLS 12 ACCESSIBLE STALLS 2 TOTAL 42 PARKING RA110 = 5.6 PER 1,000 GSF 13. ALL DISTURBED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL, SEED, MULCH AND WATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED. 14. ALL ISLANDS WITH CURB AND GUTTER SHALL BE LANDSCAPED. THOSE ISLANDS ARE TO HAVE 18' CURB AND GUTTER. ALL REMAINING ISLANDS ARE TO BE STRIPED AS SHOWN. 15. EXISTING STRUCTURES WITHIN CONSTRUCTION UMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 16. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT UNITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 17. PYLON SIGNS SHALL BE CONSTRUCTED BY OTHERS. ALL SITE SIGNAGE SHALL BE UNDER A SEPARATE PERMIT. 41 t .�„ KEY MAP LEGEND C -1.6 HEAVY DUTY PAVEMENT STANDARD DUTY PAVEMENT CONCRETE PAVEMENT CONCRETE SIDEWALK CONCRETE CURB CONCRETE CURB AND GUTTER SAWCUT DENOTES COMPACT PARKING STALL NEW LIGHT POLE AND FIXTURE EXISTING UGHT P011 AND FIXTURE TO REMAIN BOLLARD LIGHTING, SEE ARCH PLANS CALL 48 HOURS BEFORE YOU DIG — 800 - 424 -5555 GRAPHIC SCALE Ma (01 Fur) 1 Inch - 40 It O FIRE APPARATUS ACCESS ROADS SHALL BE IDENTIFIED BY 12- WADE YELLOW ACCESSIBLE WARNING STRIPS ALONG CURB AND BY 111E POSTING OF SIGNS STATING, ARE LANE NO PARKING'. SIGNS SHALL BE POSTED ON OR IMMEDIATELY NEXT TO THE CURB UNE OR ON THE BUILDING. SIGNS SHALL BE 12 INCHES BY 18 INCHES AND SHALL HAVE LETTERS AND BACKGROUND OF CONTRASTING COLOR, READILY READABLE FROM AT LEAST A 50 -FOOT DISTANCE. SIGNS SHALL BE SPACED NOT FURTHER THAN 50 FEET APART NOR SHALL THEY BE MORE THAN FOUR FEET FROM THE GROUND.' PEDESTRIAN CROSSWALK. SEE ARCH PLANS FOR PATTERN PEDESTRIAN CROSSING SIGN W11A -2 AND W11A -2P TYPICAL AT PEDESTRIAN CROSSWALKS AS NOTED ON PLANS. CO PIPE BOLLARD. TYP. SEE ARCH. PLANS CONCRETE TRANSFORMER / UTUTY PAD. CONTRACTOR TO COORDINATE WITH LOCAL POWER COMPANY FOR DETAILS. 8 AI /Ilk ACCESSIBLE PARKING SPACE TYPICAL SEE DETAIL SHEET FOR ACCESSIBLE PARKING SPACE SIZE, SIGN AND SYMBOL ('VAN -- INDICATES VAN ACCESSIBLE SPACE) • CONCRETE CURB O CURB RAMP DETAIL CONCRETE SIDEWALK, SEE ARCH PLANS FOR PATTERN OJ 18' CONCRETE CURB AND GUTTER TYPICAL. • LANDSCAPE PLANTER, SEE LANDSCAPE PLANS LANDSCAPE ISLAND, TYP. Wir 141-9 PAINTED DIRECTIONAL ARROW, TYPICAL NEW LIGHT POLE BASE (TYP). REFER 'STOP' SIGN 12' STOP BAR (TIP) Ark PAINTED 'STOP' AND 12' STOP BAR (TYP) CONCRETE 7NEEL STOP, SEE ARCH. PLANS SCUPPER YIELD SIGN PAINTED 'YIELD' OV DOUBLE YELLOW SCUD UNE 4' PAINTED STRIPING OW SINGLE YELLOW SOUD UNE 4' PAINTED STRIPING SINGLE YELLOW SKIP UNE 4' PAINTED STRIPING Y SINGLE WHITE SKIP UNE 4' PAINTED STRIPING Z EXISTING LIGHT POLE TO REMAIN ® SINGLE WHITE SOLID UNE 4' PAINTED STRIPING AC BIKE RACK. SEE ARCH. PLANS AD BOLLARD LIGHTING. SEE ARCH. PLANS South cen ter 633 soumc..v Partway Tukwila. MA, 00465 -2266 206- 246 -0423 WESTFIELD DESIGN & CONSTRUCTION 11601 Wilshire Boulevard, 11th Floor Los Angeles, California 90025 -1748 Telephone 310 478 4456 Facsimile 310 478 4468 PM ORANNG IS M MIt BE 6 SERNCL, IS ME PRtLEAT1 Cf 'NE ARCHITECT AND MAY NOT BE REMOOIEED NTIOJt ME MORtECrS PERMS. M0 UNLESS 111E RETROWCMM CAARES ME ARORTECrS OE. MD OTHER RO&CT 0 WORM. SNOW, Cod 41 ORANat ME !aR 334 EN THE s,1 OM NIQCCR Olar 00 SHALL NOT BE uu1 OMERNSE NTNWi NRITIEN PERMISSION FROM THE ARCHITECT Registration No. a Consultants 1505 Westlake Ave. N. Sate 305 Seattle, WA 98109 T (206) 5229510 F X06) 522-8344 .PAC.ao.m0 Approvals / ?hase: BANK OF AMERICA B.A.R. PROGRESS: 5/12/2008 NOT FOR CONSTRUCTION' Key Plon: I - IN _ I'.IJ =.` °Ill Ill -w 4r. 1001' "Irg / \ No. Revision Date A 0 0 A Sheet Title SITE PLAN Job No. Dote Seale 1408 Sheet Title C -1.6 ROVE Attachment D • • ig Q `dLEETGAA'I LITTLE IN GRASS BLUE FOUNTAIN GRASS 'ICE DANCE' SEDGE _ 1 FEBCUEE / JAPANESE MOLLY 1 IBE pA 1B4 81 -ONTI uA- 11 BIRf.N_ 2" CAL. Ii' -14' M. 1343 . 30 [BERBERS 11* ER U 'CRIMSON PT 'CRIMSON PYCi1r BARBERRY 1 GAL 120141'. • 24' OG. 9 CAMELLIA SA3ANk IA ' 44NSONETIE 'CH.4Neo4ETTE' CA IELLIA 5. GAL. CONT. • 4' OL. 10 GHAMAECYPAPo9 OBMSA N_ ANA DUF. FIIMGKI CYPRESS _ 2GAl. CONT. • 3' OG _ 20 ERICA GARJEA MVELLII' 'VIVELLII' IE:ATNER 1 GAL. CONT. * 2' OG. 6 EUONTMJS ALATA 'COMPACTA' DUF. BURNING BUBH 5 GAL CONT.. 4' OG. 25 FOTHERGILLA MAJOR 1T. AIREY 11T..4IREY' FOTNEfd'a1L -A 1 GAL CONT. • 31S' O.G. 206 iLEX CR£NAT4 I. ELLERI' 'HELLERI' HOLLY 2 GAL GOVT. 24' or: 64 JINIPERis sOUAhIATA 'Ei. ST 'BLUE STAR' JUNIPER 1 GAL GONT.. 21y_' OG _„ _ 14 PICEA ABIES TIIDIFOR'115' BIRDt4EST SPRUCE 21 " -24" Hr. 4 0 AD 4' Ol. 26 PIERIS JAPONICA FF't£LUDE' 'PRELUDE' PIERIS - - 5 GAL CONT. i 3' OG_- 26 PRHO LAIRDCERA13U5 T1T.,VERNOH' M__ . VER'IC N' LAUREL 1 GAL CONT. 2' OL. 16 FRNIB LNR RA511S_'0710 LIITKEN O LUYKEIN LAUREL 2P -24" 141'. 4 5PR 043 •4' OL 8 SPIREA JAPONICA LR1E2101CND"LP'®10WD' SPIREA 2 GAL CONT. 315' OG E.0 SPINA JAPONICA 414Ca_IC_ ... MAGIC, CARPET' SPIRED .___ _2 GAL CONT. 265' OG. 60 TA)a15 BACCATA 'REPANDENS -- -- MG ENGLISH YEW _ 21 " -24" SPREAD • 4' OG. 56 VIBURNIl9 DAVIDII ._ . DAVID VIBUR 4111__ 2 GAL C.ONT. 34' OL. 9 GAL CONT. • 4' OL. I GAL CCNT. • 265' OL. 1 GAL GOVT. • I6" OZ. 5 GAL CONT. • 4' OL. .I_44L. GOVT. • 214' O0 V E 2 u. 0 co 7 4k1 'OTTa LUYksi•r L .GREL SPEREA E rl.'.50 KARL FOERSTER' GRASS DWARF HINOKI CYPREBB MAGIC CARPET' SPIREA DAND VIBUR4sl "— T146IC CARPET' SPIREA _ . _ TNELLERI' JAPANESE HOLLY LITTLE BINIY FOUNTAIN GRASS -' ,—DAND LABURNUM :At ,1, BIRD'B V BLUE STAR JUNIPER ------- - - - - -- ------------------- z J 0 W a U N z J sheet L -1 of 1 • • JONES LANG LASALLE. May 12, 2008 Moira Bradshaw Senior Planner, DCD 6300 Southcenter Boulevard - Suite 100 Tukwila, WA 98188 Dear Ms. Bradshaw: Jones Lang LaSalle Project and Development Management 1455 Market Street, 14th Floor San Francisco California 94103 tcl +I 4 15 436 3227 fax +1 415 436 3312 Bank of America will comply with Recommendation #5 of the Staff Report to the Board of Architectural Review dated April 16, 2008 which reads as follows: "5. Mirror the style and finish of the lit bollards with Westfield's cylindrical pedestrian poles." Very truly yours, 017( len Johnson Project Manager Jones Lang LaSalle Bank of America Account 1455 Market Street, 14th floor San Francisco, CA 94103 tel 415.436.3227 cell 415.407.0916 fax 415.436.3312 ellen.johnson @am jll.com 8 Attachment E Weer 1524 Fifth Avenue Suite 300 Seattle WA 98101 USA May 12, 2008 STel 206.654.2100 • Fax 206.654.2121 Stacy MacGregor, Planner City of Tukwila Dept of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Dear Stacy: This letter is addressing comments from committee members in the April 24 BAR meeting RE: headlight glare from traffic in the parking lot and drive through lanes of the proposed Bank of America branch building at 320 Strander Blvd. We believe that our proposal for the Bank of America branch building and drive through lanes does not impose a hazard for drivers on Strander Blvd or the adjacent intersection for the following reasons: 1. The building is situated on the site such that it will screen the intersection from cars in the parking lot. There is no parking or vehicular traffic adjacent to the street at the corner. 2. Existing, mature planting blocks headlights at the drive through turn around. 3. Our proposed site and building location will improve upon the existing condition where the drive aisles and parking continue to the intersection. Please see the sketch and photo of the existing landscaping attached to illustrate these points. Tim Pfeiffer TP /tp Enclosure cc: Ellen Johnson, ILL q: \32.2177.089 \documentation \3 regulatory \3bd \bar resubmission 080913 \It080512 headlights.doc Attachment F r L \, 4 Drive- through entry traffic A Existing tra to be remo t:=111=:1[1:2 n Drive -thr +ugh exit traffic 1 1 0) c .0 D c t0 a) to 0 a 2 a N e City Landscaping Vp Existing traffic Q to be removed Proposed Bank of Amerioa kz' i=f F * Existing traffic to be removed MALL ENTRY Olive Garden Site STRANDER BOULEVARD i North Not To Scale Gensler May 22, 2008 City of Tukwila Board of Architectural Review HEADLIGHT GLARE Bank of Americ SOUTHCENTER RELOCATI D. Gensler Bank of Ameri May 22, 2008 City of Tukwila Board of Architectural Review SOUTHCENTER RELOC ■.TRANDER BOULEVARD at 61 st PI_ - • 1 • City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review will be holding a public hearing on April 24, 2008 at 7:00 p.m. located at 6200 Southcenter Blvd. to discuss the following: BOARD OF ARCHITECTURAL REVIEW CASE NUMBER: L08 -004 APPLICANT: Brandt McCorkle for Page and Beard Architects REQUEST: Public Hearing Design Review for the construction of a 2,150 square foot enclosed parking garage with an attached 700 sf carport Associated fencing, landscaping, parking, and circulation are included in the site redesign. LOCATION: 14816 Military Road S, Tukwila, WA Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: May 8, 2008, Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, and File. CASE NUMBER: L08 -007 APPLICANT: Josh Kimmel for Westfield REQUEST: Public Hearing Design Review for a new 7200 square foot Fidelity Investments Center located on a pad site at Westfield Southcenter. LOCATION: 304 Strander Blvd, Tukwila, WA Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: May 8, 2008, Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, and File. Stacy MacGregor - Bank of America - Slit Distance Calculation Page 1 From: To: Date: Subject: "Bill Fortunato" <bfortunato @pacland.com> "Stacy MacGregor" < smacgregor @ci.tukwila.wa.us >... 05/12/2008 4:22 pm Bank of America - Sight Distance Calculation CC: "Ellen (US) Johnson" <Ellen.Johnson @am.jll.com >... Stacy - Sorry for the delay. This took some research on the sight distance issue. Typically this is done for roadways so I had to go back to some of my college textbooks to check this.... Attached are the exhibits showing the sight distance and travel distance for in the area of the trash enclosure. Typical travel speeds in a parking lot are between 5 and 10 mph. In this case, the vehicle would be negotiating a turn around a small radius. The vehicle would likely be traveling at most 5 mph around these corners. For a vehicle traveling 5 mph, sight distance required would be approximately 23 feet. (SSD = v ^2 /(2g1) + v*t where g = gravity, v = speed, f = coefficient of friction, t = driver reaction time 2.5 sec) In all cases the sight distance is more than the required amount for a vehicle traveling at 5 mph. Please contact me with any questions or comments. Thank you. Bill Fortunato, P.E. PACLAND 1505 Westlake Avenue N., Suite 305 Seattle, WA 98109 Office: (206) 522 -9510 x1125 Fax: (206) 522 -8344 9t X\\C\ .\\ • .\\ \\C\ \\\\ 4.■ I- CAO I=1 ) 1— MEC) 1 ...- rI I .... ...., .4- N r:E„, ® 1 ii- LJ 0 0 1■_ < , 0 1E 1505 Westlake Ave. N. Suite 305 (:fi Seattle, WA 98109 4 T (206) 522-9510 F (206) 522-8344 INWW.PAcLAND.COM 11 . L. LEGEND SIGHT LINE D - - -* 63 FEET STANCE TRAVEL DISTANCE 74 FEET •■ MM IIIIIIII STRAND-ER BOULEVARD - BANK OF AMERICA SOUTHCENTER MALL, TUKWILA, WASHINGTON SIGHT LINE EXHIBIT SCALE: = 60' 5-6-2008 EXHIBIT A • • L.. - • — MI MI LEGEND SIGHT LINE DISTANCE 33 FEET TRAVEL DISTANCE 40 FEET t 0 0 1505 Westlake Ave. N. / Suite 305 vi Seattle, WA 98109 T (206) 522-9510 F (206) 522 -8344 www.PAcLAdo.cow MM - STRAND -ER BOULEVARD BANK OF AMERICA SOUTHCENTER MALL, TUKWILA, WASHINGTON SIGHT LINE EXHIBIT SCALE: 1" = 60' 5 -6 -2008 EXHIBIT B 1 c r (r) q ® r N. ®I c ® I N i - 1505 Westlake Ave. N. / Suite 305 vi Seattle, WA 98109 T (206) 522 -9510 F (206) 522-8344 www.PACLAND.coN 0 J LEGEND SIGHT LINE DISTANCE - - -> 33 FEET TRAVEL DISTANCE 28 FEET t \9 STRAND-ER BOULEVARD BANK OF AMERICA SOUTHCENTER MALL, TUKWILA, WASHINGTON SIGHT LINE EXHIBIT SCALE: 1' = 60' 5 -6 -2008 EXHIBIT C 4, T • • J L LASALLEONES ANG April 30, 2008 Ms. Moira Carr Bradshaw, AICP Senior Planner, DCD 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 Re: Bank of America trash enclosure questions Dear Ms. Bradshaw, 1001 Fourth Avenue ibth Hour Seattle Cashington98154 (as +12.1h3580175 I understand that you are the city planner reviewing the Bank of America relocation. I am writing to you because I understand that you have some questions about the operations of the banking center specifically as it related to the refuse produced by the bank and how it is handled. Q: Determine if shared trash with Key Bank is an option. A: This will not work for three reasons: 1) Key Bank is a direct competitor of the bank. This could cause hardship for either party. 2) The bank keeps a locked dumpster in addition to confidential waste service to prevent identity theft, or any other crimes that may be committed with confidential information. It also helps thwart people throwing personal trash into the banks dumpster. 3) The bank contracts a cleaning contractor to perform nightly janitorial services at the bank. The items that need to be disposed of are commonly restroom refuse, lunch or food refuse, paper trash, receipts, and also the volume of trash that accumulates at the entry as a result of banking center customers throwing their trash away prior to entering the bank to make a transaction. The janitors often work alone. If there was no dumpster in a close proximity it is possible that the janitor may be subject to assault or other crimes walking long distances to throw away the trash. The cleaning at the bank is a nighttime activity which usually occurs anywhere from 7pm - lam depending on the cleaners' schedule. They usually clean more than one banking center in an evening. Q: How often is the trash hauled? A: We typically haul the trash between 1 to 2 times per week depending on volume. Should you have questions regarding this matter please contact me directly at 206 - 358 -1029 Sincerely, Jill Hall, RPA, CPM Senior Property Manager Jones Lang LaSalle 4.% 711 I • , • • • • • • !.`,'• 11 1 uIjII V•I ` ;') • • 7 - - ___)) ( .4 V 1.3 13.2 1.3 0 1 MATCHLINE M•*: =3 1711 0 .1 I/ I- , • • 3.0 A .4 -1 .; , I! ...: kik\ km gamin .5 1 : 1 II VIIM5W 4 MIN Viii:' '' 111.1110111MEMEEMAINII tIj MMEM 41, Mlic =MI . • :_, 7 : , ! 1 41.1111..11111111111119 111 9 L41- ....... .1:1 . :. . ■ .: If '..- .0 -I; IE. "r..,..:___..A.0.8 . • • . . 11:3 .4 111 r.9 ' 8 9 .5 l" .4 D.8 4.4 7 D.9 1.3 2.6 1.0 P IV 0. 2_ 9 STRN D.8 D.9 "3.0 • (;••••s. 1 "•••\ •" • 1 7-.7. 71=2-.7 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • ■ • • • • • • • • • . • • . • ER BOULEVARD 'J T11' BIRCH BLUE STAR JUNIPER NVA • goo * y. : g I ' 0,4,'x,1 i. '' ' 'PRELUDE' PIEF • ta; • °O, ,. ori - - ' � DO. 'KARL FOERSTE' • . °00 •0 ►:r %o0o o• • , BIRD' NEST SP 41- tb 0 VoOOO, a,.• ' -000 id1• '430-0 i :' loo c t►- oic e,; ; 4 01, •. , .• U i ... : o t'�,6 V �� '�'4' � ::'/ , : �� o lo 01 P .0 Doc o0+00 C ell � I.a 4-, /� 0 ,. . 000 00000.08',0e0 ' ; 0 'O'' - 000 ..'" ;00000 410q,...4 'IC. A /451, A / ` '.4,1.14-. ( s.-',,,,, v4r.r 1'^004' OC) 1.4•00._ SP. .' -1' -' ,_ J .,oc'- :r .) 3J.oc-_ .._ 'ICE DANCE' SEDGE 1% / / /8/ / / / / " / //a t %%///% % / / / / / /// / / / /// / / ///% /% / % //r 1 o •z � ■h►114a .Y_P,t A ^� MEM sP1 - 1/777/23 1 LANDSCA SCALE DI N.\\N t 11 � rA(21: A :31-1(ki:LD Cot t ■ J -CALL C;,•C ` X11 "k!✓ + u>Ni.> n X100 Cyr�a?, /! !!/ / /! !/ WAWA 1 'L D' SPIREA WICKWAR FLAME' HEATHER LANDSCAPE BOULDER LDER 15 .S` 4 BLUE FESi EXISTING STREET TREES AND LANDSCAPINCs TO REMAIN 1\40ANkc F PROPOSED NEW MALL ENTRY VICINITY PLAN branch relocation site Gensler May 22, 2008 City of Tukwila Board of Architectural Review Q SITE PANORAMA, MALL ENTRY AND STRANDER SITE PANORAMA, SOUTHERN VIEW SITE PANORAMA, NORTH CONTEXT Bankof VEVE:11 SOUTHCENTER RE Attachment,A Mall standard landscaped medi, Solar shading device protects glazed offices. Perforated Metal. Back -of -house massing. Creates strong entry presence on Strander Blvd. Light -color Brick. ATM corner element extends into building entry canopy. Composite metal panel. Clerestory glazing at West and North elevations bring daylight into bank lobby. Continuous clear glazing at entry. Continuous and branded drive -thru canopy incorporated into building composition. Low screen shields view of tellers, support illuminated signage. Perforated Metal. Existing mature landscaped median @ Strander Boulevard. Back -of -house massing. Creates strong entry presence on Strander Blvd. Light -color Brick. NORTH ELEVATION ATM corner element extends into building entry canopy. Composite metal panel. Solar shading device protects glazed offices. Perforated Metal. Clerestory glazing at West and North elevations bring daylight into bank lobby. Gensler May 22, 2008 City of Tukwila Board of Architectural Review WEST ELEVATION pf)P.ftd Bank of America % SOUTHCENTER RELOCATION Continuous and branded drive - canopy incorporated into building composition. Back -of -house massing. Creates strong entry presence on Strander Blvd. Light -color Brick, Composite Metal Panel. Solar shading device continued along South Facade. Perforated Metal. Back - painted glass storefront. Entry plaza beyond. Continuous and branded drive -thru canopy incorporated into building composition. Drive through lanes and teller window beyond. Back -of -house massing. Creates strong entry presence on Strander Blvd. Light -color Brick, Composite Metal Panel. SOUTH ELEVATION Gensler May 22, 2008 City of Tukwila Board of Architectural Review EAST ELEVATION ankofAmerica ®ja SOUTHCENTER RELOCATION PERSPECTIVE - NORTHWEST CORNER Gensler May 22, 2008 City of Tukwila Board of Architectural Review PERSPECTIVE - SOUTHWEST CORNER'. A Bankof America 4-4,11- SOUTHCENTER RELOCATION Jim Haggerton, Mayor Department of Community Development Jack Pace, Director ADDENDUM TO THE STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED MAY 14, 2008 HEARING DATE: April 24, 2008, the hearing was continued May 22, 2008, Continuance of Hearing FILE NUMBER: L08 -001— Bank of America LOCATION: 320 Strander Boulevard STAFF: Stacy MacGregor, Assistant Planner BACKGROUND The Board of Architectural Review held a Public Hearing on April 24, 2008 for Design Review approval of the new Bank of America building. The BAR voted to continue the hearing until May directing staff and the applicant to address five areas of concern: 1. Redesign the south facade to add architectural interest, specifically glazing. 2. Locate and design the trash enclosure considering the safety of users and sight vision for vehicles; consider a shared facility. 3. Landscape the area to the south of the building where the trash enclosure was located. 4. Agree on the landscape islands in the internal queuing area. 5. Mitigate potential headlight glare from vehicles heading south under the canopy directed at drivers on Strander Boulevard. This memorandum also addresses the 8 conditions from the April 24th hearing. RESPONSE BAR Concerns from Public Hearing held 4 -24 -08 1. An inset wall panel on the south side will be clad in a storefront (window) system back - painted white. The glazing has a subtle greenish tint. This storefront system is identical to the glazing on the west side of the building. It is inset four inches, wraps the corner Stacy MacGregor H: \BofA\BofA SR2.doc Page 1 of 4 0511412008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • from the west side and is applied to the emergency egress door which will cause the door to virtually disappear. Further, to activate this side, the solar shading on the west facade will continue to the south and wrap around the southern wall. The Bank of America sign is relocated to this surface. The solar shade is 50% transparent. No change will be made to the ground- mounted lighting which will shine against the building and filter through the metal solar shade. This additional layer increases the depth and architectural interest to this facade. No change was made to the white metal wall panel on the upper eastern corner. Ultimately, layers of materials and surfaces define this facade. It now has four different surface finishes —brick, metal, glazing, and solar shade -- multiple depths and significantly more architectural interest than the previous proposal. Attachment A shows new proposed south elevations. 2. The trash enclosure is located in the landscape island at the east end of the pedestrian path. The BAR was concerned that, in this location, the enclosure would be in conflict with sight distance. Attachment B is the applicant's verification that this location will not compromise visibility for vehicular traffic. BAR was also concerned that the janitorial staff would have to stand in the drive -aisle to dispose of waste. An access door was added to the rear of the trash enclosure allowing disposal to occur from the pedestrian path. The size of the enclosure was reduced to approximately 12' wide, 6' deep, and 6' tall. It will appear even shorter because it is at grade surrounded by a raised landscape island. A mix of evergreen and deciduous shrubs fill the landscape islands on the north and south sides of the enclosure along with a Sweet Gum tree flanking both sides. The trash enclosure will be clad in an identical brick as that used on the Westfield expansion project. The Bank of America white brick was rejected in favor of the Westfield facade because the trash enclosure is removed far enough from the bank. It will have louvered metal doors painted gray. The area along the south side of the building where the trash enclosure was previously proposed has been landscaped and the utility pad was reduced in size. Attachment C shows the proposed trash enclosure elevation. 3. The area along the south facade, where the trash enclosure was originally proposed, is now landscaped with plant material used in the rest of the project. The above ground utility pad is reduced to the smallest possible size. Attachment D shows the revised landscape plan. 4. Landscape islands in the queuing area were agreed upon by staff and the applicant during the April BAR meeting. Attachment D shows the proposed landscaping including the landscaping added to the queuing area. The queuing lanes are reduced to 11' 1" and the drive aisles are reduced to the narrowest width allowed by code (12.5' on the north and 12 on the south). Three lanes of landscaping were created. The north lane is split into two sections to allow an escape route for vehicles in the queuing lanes. The center aisle is SM Page 2 of 4 05/14/2008 H:\BofA\BofA SR2.doc • • split for an in -ground drain that is already in place on the site. The southern most planting island is wider. Plant choices include a mix of grasses and low- growing shrubs repeating plant materials proposed or in use at the Bank of America and Westfield sites. Attachment D shows the revised landscape plan. 5. The applicant demonstrates in Attachment F, that headlight glare from the drive through turn around will be blocked by existing mature landscaping adjacent to Strander Boulevard. Conditions from Staff Report dated 4 -16 -2008 1. Provide a bond for 150% of the value of the demolition permit for the former Bank of America site prior to issuing a certificate of occupancy. No change; remain as a condition. 2. Increase the sidewalk along Strander Boulevard to 8' wide and continue it for to the eastern edge of the Bank of America redevelopment. Place the increased width on the south side of the walk. Preserve the mature landscaping. Agreed and partially reflected in the revised Site Plans (Attachment D). The revised site plan shows the 8' sidewalk does not continue past the end of the queuing lanes. Prior to issuance of a building permit, the applicant shall revise the site plan to show the 8' sidewalk extended to the landscape island at the east end of the parallel parking stalls along the southern property line. 3. Increase the length of the compact parking stalls from 15' to 17'. This can be accomplished by reducing the northern sidewalk from 9' to 7'. Correct the labeling of the sidewalk to reflect that it will paved. Agreed and reflected in the Revised Civil Plans. See Attachment D. 4. Stripe the fire access lane according to Fire Department standards. This condition will be met when the applicant submits for building plans. 5. Mirror the style and finish of the lit bollards with Westfield's cylindrical pedestrian poles. Applicant agrees. See Attachment E. 6. Remove the trash enclosure and cement pad. Consolidate and relocate the aboveground utilities onto the smallest possible pad; relocate the utility pad to the east side of the former trash site where they can be accessed from the drive - aisle. Landscape the area to conceal the utilities. SM Page 3 of 4 05/14/2008 H:\BofA\BofA SR2.doc • • Agreed and discussed as BAR concerns #2 and #3 above. 7. Add landscaping to the parking queuing area. Create 4' wide curbed landscape islands the length of the queuing stalls on the exterior of the aisles and in the center aisle. Six inch curbing will create a 3' wide planting area. Plant with evergreen shrubs 2' in height at maturity. Add landscaping to the south side of the building facade to ensure adequate landscaping in the building cut -out. Per the zoning code, the landscaping needs to achieve 90% coverage in 3 years. Agreed and discussed as BAR concern #4 above. 8. The two wall signs and six internal information signs (5 drive - through signs and 1 ATM sign) over the canopy will require BAR approval at a later date. Staff and applicant request that the BAR defer the request to exceed the number of internal informational signs to the Director of Community Development. A separate sign permit is required and a detailed review of the sign dimensions will be done as part of that review process. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report dated April 16, 2008 and approve this addendum subject to the following conditions: 1. Provide a bond for 150% of the value of the demolition permit for the former Bank of America site prior to issuing a certificate of occupancy. 2. Prior to issuance of a building permit, the applicant shall revise the site plan to show the 8' sidewalk extended to the landscape island at the east end of the parallel parking stalls along the southern property line. 3. The request to exceed the number of internal informational signs shall be reviewed and approved by the Director of Community Development. Informational Items 1. Stripe the fire lane per fire department standards. 2. Per the zoning code, the landscaping needs to achieve 90% coverage in 3 years. Attachments A. Colored Vicinity, Elevations, Perspective B. Statement from PacLand Development Engineers regarding sight vision C. Trash enclosure detail and elevations -color D. Site Plan, Landscape Plan E. Bank of America's statement on bollards F. Description from Applicant addressing headlight glare concerns SM Page 4 of 4 05/15/2008 H:\BofA\BofA SR2.doc r • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director BOARD OF ARCHITECTURAL REVIEW NOTICE OF DECISION DATED MAY 23, 2008 To: Tim Pfeiffer, Gensler King County Assessor, Accounting Division Washington State Department of Ecology BP Olympic Pipeline This letter serves as a notice of decision and is issued pursuant to the Notice of Decision, Permit Application Types and Procedures Chapter, Tukwila Municipal Code (TMC) 18.104.170 on the following project approval. I. Project Information File Number: L08 -001 —Bank of America Type of Permit Request: Type 4 approval for design review of a new Bank of America replacing the existing Bank of America, included in the overall expansion at Westfield Southcenter. Location: 320 Strander Boulevard Associated Files: L04 -049 – Westfield Expansion Design Review L04 -055 – Complementary Parking and Parking Variance E03 -010 – State Environmental Policy Act Applicant: Tim Pfeiffer, Gensler Owner: Westfield Corporation, Inc. Notification: Notice of Application for this Type 4 permit was mailed to surrounding property owners, interested parties and affected agencies and posted on the site on February 28, 2008. In addition, Notice was delivered to all surrounding tenants on March 7, 2008. Notice of Public Hearing was mailed to surrounding properties, tenants, and published in the Seattle Times on April 10, 2008. Comprehensive Plan & Zoning Designation: Tukwila Urban Center 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 r SEPA Compliance: • • A Determination of Significance was issued on July 29, 2003. The Draft Environmental Impact Statement (EIS) was issued on June 21, 2004 and the Final EIS on October 7, 2004. II. Decision Based upon the plans and information submitted in connection with this application; the finding and conclusions contained in the staff report dated April 11, 2008; the public hearing on April 24, 2008; the addendum to the staff report dated May 14, 2008; the continuation of the public hearing on May 22, 2008 and subject to the conditions recited below; the Tukwila Board of Architectural Review (BAR) has determined that the application for Bank of America at Westfield Southcenter meets the BAR criteria and has approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions which are set forth in the Decision. Design Review Conditions: 1. Provide a bond for 150% of the value of the demolition permit for the former Bank of America site prior to issuing a certificate of occupancy. 2. Prior to issuance of a building permit, the applicant shall revise the site plan to show the 8' sidewalk extended to the landscape island at the east end of the parallel parking stalls along the southern property line. 3. The request to exceed the number of internal informational signs shall be reviewed and approved by the Director of Community Development. III. Your Appeal Rights The decision on this Permit Application is a Type 4 decision pursuant to the Tukwila Municipal Code (18.104.010 TMC.) One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of the EIS is permitted. A party, who is not satisfied with a City Council decision on an appeal, may file an appeal of the Council's decision in King County Superior Court. IV. Procedures and time for appealing In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, which is by June 13, 2008. The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (18.116). All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. SM Page 2 of 3 05/23/2008 H:\BofA\BofA NOD.doc • • 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. Appeal Hearings Process Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal of the EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue an EIS for this approval and any other pending permit applications for the development of the subject property is final. VI. Inspection of Information on the Application Project materials including the application, the staff report, the EIS, and other studies related to the approval are available for inspection at the: Tukwila Department of Community Development, 6300 Southcenter Blvd., and Suite 100, Tukwila, Washington 98188 Monday through Friday - 8:30 a.m. and 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at 206 - 431 -3670 for additional information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Stacy Gr Department of Comm= City of Tukwila gor, Assist., , P1. SM H:\BofA\BofA NOD.doc er evelopment Page 3 of 3 05/23/2008 • Gity of Tukwila 1 Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, CHUCK PARRISH, VICE CHAIR, GEORGE MAUNA, COMMISSIONERS, ALLAN EKBERG, MARGARET BRATCHER, BILL ARTHUR, HENRY MARVIN, AND LYNN PETERSON WORKSESSION AND BOARD OF ARCHITECTURAL REVIEW (BAR) PUBLIC HEARING AGENDA APRIL 24, 2008 - 7:00 PM TUKWILA CITY HALL COUNCIL CHAMBERS Worksession 6:00 PM: Draft Walk and Roll Plan A nonmotorized plan for pedestrians and bicyclist Public hearing 7:00 PM I. II. III. CALL TO ORDER ATTENDANCE ADOPTION OF THE MINUTES — 03 -27 -08 IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: V. Director's Report VI. Adjourn L08 -001 Tim Pfeiffer for Gensler Approval of a Design Review for a 7,451 square foot bank with an attached 4,327 square foot canopy including six drive -up lanes. 320 Strander Blvd, Tukwila, WA How to testify at the Public Hearing If you would like to address the Planning Commission, please sign in on the "SIGN IN SHEET" located at the entrance. Your name will be called, when you go to the podium please state your name and address clearly for the record. Q:\P LANCOM\AG EN DAS \04 -24 -0 8. doc 6300 Southcenter Boulevard, Suite #100 e Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 0" To: • • Chuck Parrish, Chair George Malina, Vice Chair Allan Ekberg, Commissioner Margaret Bratcher, Commissioner Bill Arthur, Commissioner Henry Marvin, Commissioner Lynn Peterson, Commissioner From: Tim Pfeiffer, Gensler Nicholas Lee, Westfield CC: Staff Date: April 24, 2008 RE: Responses to Recommendations 6 & 7 in Staff Report to B.A.R. for L08 -001- Bank of America #6 — Relocate Recycling and Garbage Enclosure The recommendation does not specify an alternative location for the recycling and garbage enclosure. We propose to relocate the enclosure from the south side of the Bank of America building and the pedestrian area along Strander Boulevard to an island at the east end of the new pedestrian walkway. Please see the attached plan which shows a location that we reached a consensus on with Staff. #7 — New landscape islands (Exhibit F) The four new landscape islands proposed by Staff in Exhibit F (4/16/08) are intended to break up the paved queuing area. However we have concerns regarding this plan. In the spirit of addressing the BAR Guideline for breaking up expanses of paving, we propose an alternative plan (attached) which reduces the number of landscape islands, but increases the width of the remaining island to 5'. Points to consider: 1. The wider single proposed landscape island on the attached plan is our interpretation of the landscaping requirement for parking to apply to queuing lanes since landscaping in queuing lanes are not addressed in the Tukwila Municipal Code. The single wider island provides landscaping at an interval less than 100 feet from other landscaping. 2. Most importantly for Bank of America, Staff's proposal with 4 new islands reduces the width of the drive lanes below 12' to 11' -1 ". (Bank of America standards specifies 12' wide lanes for queuing) Pagc 1 of 2 • • 3. 4 foot wide landscape islands in Staff's plan (6" curb on both sides leaves only 3' for planting) may be too narrow to properly support plants. 5' would be better. 4. Bank of America requires all landscaping be below 2' at maturity for safety standards (i.e. no areas of concealment). Washington State Code also provides guidelines for safety near banks and automated teller machines. Thus, low landscape islands on Staff's plan to the north will not be protected form cars backing out of angled compact stalls. (The plants will be below view of drivers' rear view mirrors.) 5. The existing mature landscaping along Strander and the proposed new landscaping strip between the sidewalk and parking will provide screening from Strander and the south. Page 2 of 2 Affidavit of Distribution for KIOSK's at WESTFIELD 5 Minute Rock Chip ▪ Aros Massage AT &T ,Car Mania • Clearwire • Comcast • Corioliss • Crocs Diamond Wireless Elite Extension Endless In ov ram- -; on S Engravable Art • Fast Fix Global Cellular I, y r Nina_ tboua Maui Silver N.Y.S. Personal Embroidery Precision Time Proactive Solutions Q,test Red Rose Rosetta Stone , Seacret Spa Silver Dreamz Smart Wireless Sunglass King T• - Mobile • Verizon Wireless , hereby declare that the following notice,fi,e, was delivered, as requested by the City Of Tukwila, to each of the above listed merchants on this __ICL day of,' , 20_08_ r Project Number: Z-4e9 Planner: Signature: Project Name: 6a,,-2__A/ Updated 03/26/2008 1 • Was mailed to each of the addresses listed on this year 20_4 day of ,7�l�f in the Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION 1 ki i1 �v,"6/&G, A) HEREBY DECLARE THAT: KNotice of Public Hearing Determination of Non•Significance Notice of Public Meeting Project Name: 4;2,1/1/7// Mitigated Determination of Non - Significance � Board of Adjustment Agenda Pkt 62O/ Determination of Significance & Scoping Notice Mailer's Signature: Board of Appeals Agenda Pkt Person requesting mailing: Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ — FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this year 20_4 day of ,7�l�f in the Project Name: 4;2,1/1/7// a/7-) / ;T" (,2_,/,05,6, � Project Number: / 62O/ Mailer's Signature: �� 6 C ( / �4�� (' ? �� Person requesting mailing: CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Bank of America has filed applications for development of a 7451 square foot bank with an attached 4,327 square foot canopy including six drive -up lanes to be located at 320Strander Blvd„ Tukwila. Permits applied for include: L08 -001 Public Hearing Design Review Other known required permits include: Building Permits 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. Project Files include: L08 -001 OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for April 24, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Stacy MacGregor at the Department of Community Development at (206) 431 -3670. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: February 1, 2008 Notice of Completeness Issued: Feb 14, 2008 Notice of Application Issued: February 28, 2008 DCD Planning Page 1 H: \ Stacy's Current Planning \ BofA \ BofA Hearing Notice.DOC 04/08/2008 MAT:• MIE ME MEET 0121 ♦•47!• 470 ••a•.�.�..®..�..�,.o.�..�,.�r. /49.96• `49.94 V • 9... 1 4.4 utb 0 MOLT, MA1ON 8 .QN DL PAVEMENT © ;fie' - �j 9 �... ...��c�a4?c ® c t eeb eer>a t. ems— { s!lWYSY 4&1 N. I0 ;eras ssAN NIP" 0 SA4C(1J MATCH 44 .091 ETD PAVEMENT 1 1 1 D5 fir- L _DO BAER raCI1i10 OE AMERICA 8 • ■�1. NOTES 9AN01T. MATCH 8 Gi;ivf ..0 MN EX. PAWIINT ..... ........ -- _SFRANDER BOULEVARD cc S PARKING DATA STANDARD STALLS 28 COMPACT STALLS 12 ACCESSIBLE STALLS 2 TOTAL 42 PA100 RATIO - SB PER 1.000 GSF 1. ALL MOM AND MAID/NS SHALL COMPLY M111 AU. OTT/CORM REGULATIONS AND CO ES AND OSHA STANDARDS 2. DE OF9R4 SHOW IS DAM UPON THE EDMEEIYS UNOSSTMIDSG O THE COSTING =MG. MS PLAN COS NOT REPRESENT A DETAILED FIELD SURVEY. DE DIMING 00071840 SHOW ON THIS PUN SHEET ARE BASED UPON 8JRWY PEPAED BY APEX ENGINEERING, REEVED 8-10 -2004. TIE COIFRACLOL O RESPCNSIBLE F0t 1101FT811) FIELD CODRONS PIMA TO EOM THE PROPOSED 81E( IMPROVEMENTS IF SEDUM ARE 06SOVERM THE C04IRACIM SHALL tom 1HE OTTER PROW TO INSTALLATION 08 ANY PO1101 0. THE STEM 1801 WED E AFFECTED P CONTRACTOR COS NOT ACCEPT DISR0 SURVEY. MOWING 1t1NRARIY AS SHORN 04 THE PLMIS, 841FIOUT SCEPTICS. NE SHALL HAVE MACE AT HIS OW DP06E A TONMRAR8C SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT R TO 11E OM ER FIR RENEW. 1 CAITIIM - NCO!£ TO m11DACE11 THE CQRRACTM S SPECIFICALLY CANOED EED THAT DE LDG11ON AND/OR DEVA1104 O WTD40 MIRES AS SHOO ON THEE PLANS 6 BASED ON RECTOS CF THE VA1115 UI8TIES AND MERE POS90E, 08149AE11115 TALON IN THE Flea THE R8001A7101 6 NOT 10 E RELIED ON AS ENG EXACT M COMPLETE 1FE C041RAC1M MUST CALL THE AWROPRI ME UTILITY COPANY AT LEAST 48 HOURS BEFORE ANY FXCAVAII01 TO RESIST EXACT FEND LOCATE/1 O UTILITIES R SHALL E DE AE404 0381111 0: TILE C 418142IOR TO RELOCATE ALL E451540 U1RE5 AND FASTING IIPROe0PM15 1846 CONFLICT 146 111E REPOSED IMPROVEMENTS ON THE PUTS SfrE KEY 4. s 6 7. 0. 1 11. 12 CO TRACIOI SHALL REFER TO ARO4TECIOiAL PLANS FOR EXACT LOCATION AND 11 DOH7MOS Cr VESTIBULE SUPER PAM EXIT MOTES 90EITAUS. RAMPS 8: TRUCK DOOR$ PRECISE 0188140 ODN904S AND EXACT 9ADX0 UN11Y 041RACE =AT O4S 14. COMMITS 9DMN REFER TO FACE O CDC FACE E ONOMO ON 10 THE 0341EHIDIE O PAMDENT STRIPING, W8FSS 01)BMOSE K0TED. ALL PAVED PARKING LOT AREAS 19811 THE 184115 O OPROVE 0015 SHALL E STANDARD DUTY PMEMDIT UNLIS 071¢918.4 NOTED. 11 CONDUCTOR SHALL PROMDE A TEMPORARY TRAFFIC CONTROL PLAN FOt THE CITY ENGXIFEICS APPROVAL PRIM TO ANY MAX 111114 THE CITY 4191-OF -MAY. FIE LAME STRIPING AROUND BUXOM PEDLE1EM AND ALONG FIRE 11101 ACOSS IS MAYS SHALL E INSTALLED AS PART OF 916 =TRACT, N ACCORDANCE IACH THE LOCAL COE AND FIRE MAR9ULL RE00EYR14FS ROUT TO BOUNDARY SLIMY FOR LEGAL IY3i8P90y O EF19085 O PRMFRTY USES BASS OF BEARINGS 44 BENCHMARK 820NA9a (9F SHEET CS-1) ALL 011-91E PANTED 502PO4G SHALL BE 0469E COATED. SEPARATE COATS SHALL E APPLIED NO 59401 DUN 4 HOURS APART. (CONIRAC1Ot 10 1FIN TO PROFIT 17. SffONICATIONS FM ADOTIO4AL PAVING MARXOG E000EDii) P590440 LOT STRIPING SHALL E 111E 4 1®1)1 8 OOIRE COATED, U18ESS 01HFN25E NOTED. UDR POE BASS TO E PADDED PER ARCHITECT'S DIRECTION. ALL OSIIOBED AREAS ARE 10 RECEIVE FOUR DOES OF TEM. SEED. MULCH AND UM 4NRI A HEALTHY STAND O MASS 6 ESTABU9E L ALL ISLANDS SIN CURB AND GUTTER 9ULL E LANDSCAPED THOSE (SANDS ARE 10 HAVE te CURB AND CUTTER ALL REMAINING (SANDS ARE TO BE STRIPED AS 910!1 DIMING STRUCTURES WHIN COSIRUCFIO4 MRS ARE O BE ABA1)10ED. ROWED OR RUCKED AS NECESSARY. ALL COST 91ALL E 840.11001 IN BAS: BD. CCCRACIM SHALL E RES/01991 FOR ALL RELOCATIONS NODONG BUT NOT LIMITED 10 ALL WIRES. S1MM mom, sots TRAFFIC 9MNS 44 FOES, ETC AS 1EDIBRED. ALL 101 SHALL E IN ACCORDANIX MTH C1YE15040 A111)40G1I85 91EM1CABON5 AND SHALL E 14 4801ED BY 9101 ALL COST WALL E DELUDED 84 BASE BID. MN 9015 SHALL E CONSTRUCTED BY ODFE16 ALL 91E SCUM STALL E WEER A SEPARATE PERMIT. KEY MAP LEGEND C -1.6 HEAVY DRY PAVORNT STANDARD DUTY PAVEMENT CONDEI11 PAHDENT CONCRETE 9DEMALN 020481E CURB CONCRETE CURB AND GUM DENOTES CO1ACT PA1N16 STALL TIE/ LXM POE AN0 RUE 154.ii DISCS U(RT POE AND FIXTURE 10 REMAIN CALL 48 HOURS BEFORE YOU DIG 1 -800- 424 -5555 GRAPHIC SCALE 1 fad 40 01. PEDFSIRUN CROSSTALK SEE ARCH PLANS FOR PATTERN ^^ PECFS1RW4 CROSSING 904 MICA -2 AND 11A-8 TYPICAL AT gg PEDESTRIAN MOSSIIMU 5 AS NOTED ON PUNS to PPE BOUND, TYP. SEE ARM. PLANS =CRETE TRANSFORMER / U1WIY PAC CONTRACTED TO COODNATE IIH LOCAL POTTER 6NPANY FOR DETA83 ACHE PARKING SPACE TYPICAL. SEE DEM. SHEET FM F/J` , ASE PA2WG SPACE 9ZE. 904 MIS SYMBOL (YAN'-0mCA115 V® SPACE) CONCRETE DOB NOB RAMP 0E01 O! CONCRETE SMALL TIE A80H RUNS FM PATTERN 0 1C C040E1E CURB AND CUTTER TYPICAL OK LANDSCAPE FLUME% SEE LANDSCAPE PLANS LANDSCAPE ISLAM 1YP. PANTED OECMM:NAL 14010 TYPICAL NET MINT PINE BASS (111P) 'Slip' SIR 12' SW BAR (TIP) 8 Y 0 0 6 AA VjF(`r © PAIRED 'SRO'' AND 12' STOP BAR (11P) COCE111 14 1 SUM, TIE ARCH PLANS SCUPPER DEW 901 PANTED 'YE1D' WAD. COME 1E11084 SOLID IRE 4' PANED STRIV16 SINGLE DUO SCUD LDE 4' PANTED 51RPN6 98122 101111 901 LINE 4 4A0112 SWING 98)1E 1QE 946 LIE 4' PANED snow OZ DATING UDR POE TO REMAN ® S G E 101E SCUD UNE 4' PANTED STRIPING • BE RAC. SEE ARCH. PUNS So tficenter WESTFIELD DESIGN & CONSTRUCTION 11001 10*1*. Boulnare. 11th Roe La. msess. CdNarnlo Telephone 90M3-174 390 478 4450 Food/nee 310 470 4448 Registration No. Consultants umwerena.ee. 5eLA5 see, we One 7 (706) sa•6n0 P (ID6) 0114546 Approvds/Phase: BANK OF AMERICA B.A.R, PROGRESS: 4/8/2008 'NOT FOR CONSTRUCTION' Key Plan: b�Illl��i'�Il�illlllur, No. Revision Dale A a 0 Sheet 110, ♦�� SWIG PLAN Job No. Dab Sods tea Sheet Title C -1.6 1 . Clearwire Kiosk • • Elite Extension Kiosk Endless t Kiosk Fast Fix Quest Red Rose Kiosk Kiosk Kiosk Smart Wireless Verizon Wireless Kiosk Kiosk A 4 LLC 117 E LOUISA ST 230 SEATTLE WA 98102 CHA SOUTHCENTER LLC 16500 SOUTHCENTER PKWY TUKWILA WA 98188 FEDERATED DEPT STORES INC 7 W 7TH ST CINCINNATI OH 45202 LEGACY PARTNERS I TUKWILA L 10655 NE 4TH ST 812 BELLEVUE WA 98004 REGENCY CENTERS PO BOX 790830 SAN ANTONIO TX 78279 BANK OF AMERICA 225 ANDOVER PARK W TUKWILA WA 98188 MAUI SILVER KIOSK AT SOUTCENTER MALL TUKWILA WA 98188 PERSONAL EMBROIDERY KIOSK AT SOUTHCENTER MALL TUKWILA WA 98188 SEACRET SPA KIOSK AT SOUTHCENTER MALL TUKWILA WA 98188 • BANK OF AMERICA 101 N TRYON ST -03 -81 CHARLOTTE NC 28255 CHEVRON TEXACO PO BOX 1392 BAKERSFIELD CA 93302 GARFIELD - SOUTHCENTER LLC 388 PEARL ST EUGENE OR 97401 OB FIFE PROPERTY L L C II PO BOX 726 BELLEVUE WA 98009 TARGET CORPORATION T 0627 PO BOX 9456 MINNEAPOLIS MN 55440 TENANT 225 TUKWILA PKWY TUKWILA WA 98188 WEA SOUTHCENTER LLC 11601 WILSHIRE BLVD LOS ANGELES CA 90025 N.Y.S KIOSK AT SOUTHCENTER MALL TUKWILA WA 98188 PROACTIVE SOLUTIONS KIOSK AT SOUTHCENTER MALL TUKWILA WA 98188 SUNGLASS K1NG KIOSK AT SOUTHCENTER MALL TUKWILA WA 98188 • BETA HOLDINGS LTD 18827 BOTHELL WAY NE BOTHELL WA 98011 CIGNA LIFE INSURANCE CO 8 CAMPUS DR PARSIPPANY NJ 7054 LA PIANTA PO BOX 88028 SEATTLE WA 98138 OPEN FRAME LLC 2635 CARILLON PT KIRKLAND WA 98033 WESTFIELD CORPORATION INC 11601 WILSHIRE BLVD 11TH LOS ANGELES CA 90025 ROSETTA STONE KIOSK AT SOUTHCENTER MALL TUKWILA WA 98188 • • PAGODA PLUS PARFUMERIE PAYLESS SHOESOURCE 1050 Southcenter Mall 262 Southcenter Mall 993 Southcenter Mall TUKWILA WA 98278 TUKWILA WA 98279 TUKWILA WA 98280 PERFUMANIA PICTURE PEOPLE PIERCING PAGODA 745 Southcenter Mall 688 Southcenter Mall 1016 Southcenter Mall TUKWILA WA 98281 TUKWILA WA 98282 TUKWILA WA 98283 PRESICION TIME PRETZEL TIME WALL BOUTIQUE QWEST KIOSK Southcenter Mall 402 Southcenter Mall 913 Southcenter Mall TUKWILA WA 98284 TUKWILA WA 98285 TUKWILA WA 98286 RAINFOREST CAFE 290 Southcenter Mall TUKWILA WA 98288 REGIS SALON SEARS SEATTLE TEAM SHOP 907 Southcenter Mall 400 Southcenter Mall 610 Southcenter Mall TUKWILA WA 98290 TUKWILA WA 98291 TUKWILA WA 98292 SELECT COMFORT 640 Southcenter Mall TUKWILA WA 98293 SHIRTZ TO GO 755 Southcenter Mall TUKWILA WA 98294 SOUTHCENTER GALLERY 646 Southcenter Mall TUKWILA WA 98297 SILVER DREAMZ KIOSK at Southcenter Mall TUKWILA WA 98295 SOUTHCENTER COBBLERS 716 Southcenter Mall TUKWILA WA 98298 SPENCER GIFTS SPRINT (Nextel) STARBUCKS 614 Southcenter Mall 301 Southcenter Mall 806 Southcenter Mall TUKWILA WA 98299 TUKWILA WA 98300 TUKWILA WA 98301 SUNGLASS DESIGNS 333 Southcenter Mall TUKWILA WA 98302 SUNGLASS HUT I 923 Southcenter Mall TUKWILA WA 98303 SWEET FACTORY TALBOTS TALLS CAMERA 977 Southcenter Mall 242 Southcenter Mall 672 Southcenter Mall TUKWILA WA 98305 TUKWILA WA 98306 TUKWILA WA 98307 • • ISIS JAMBA JUICE JCPENNEY 759 Southcenter Mall 680 Southcenter Mall 1200 Sauthcenter Mall TUKWILA WA 98248 TUKWILA WA 98249 TUKWILA WA 98250 JOHNNY ROCKETS JOURNEY'S JUST SPORTS 903 Southcenter Mall 880 Southcenter Mall 1103 Southcenter Mall TUKWILA WA 98251 TUKWILA WA 98252 TUKWILA WA 98253 KEY BANK 275 Andover Park West TUKWILA WA 98254 LIDS (4 -WAY) 735 Southcenter Mall TUKWILA WA 98260 KING COUNTY LIBRARY SYSTEMS 1115 Southcenter Mall TUKWILA WA 98255 LENSCRAFTERS LIDS 615 Southcenter Mall 1014 Southcenter Mall TUKWILA WA 98258 TUKWILA WA 98259 LIMITED, THE 315 Southcenter Mall TUKWILA WA 98261 LIMITED TOO 947 Southcenter Mall TUKWILA WA 98262 MACY'S MADE IN WASHINGTON MARINERS TEAM STORE 500 Southcenter Mall 618 Southcenter Mall 804 Southcenter Mall TUKWILA WA 98263 TUKWILA WA 98264 TUKWILA WA 98265 MED SPA 989 Southcenter Mail TUKWILA WA 98266 MOBILE SOLUTIONS (by foodcourt) (T Mobil 1010 Southcenter Mall TUKWILA WA 98268 MOTHERHOOD MATERNITY MRS. FIELDS COOKIES NATURALIZER 1018 Southcenter Mall 872 Southcenter Mall 668 Southcenter Mall TUKWILA WA 98269 TUKWILA. WA 98270 TUKWILA WA 98271 NEXTEL (Sprint) Enhananced NEW YORK & COMPANY NORDSTROM 301 Southcenter Mall 941 Southcenter Mall 100 Southcenter Mall TUKWILA WA 98272 TUKWILA WA 98273 TUKWILA WA 98274 ORANGE JULIUS/DAIRY QUEEN 896-B Southcenter Mall TUKWILA WA 98275 OLIVE GARDEN 310 Strander TUKWILA WA 98276 PACIFIC SUNWEAR 803 Southcenter Mall TUKWILA WA 98277 THAT KITCHEN SHOP 660 Southenter Mall TUKWILA WA 98308 • • THINGS REMEMBERED 820 Southcenter Mall TUKWILA WA 98309 T- MOBILE KIOSK KIOSK Southcenter Mall TUKWILA WA 98310 T- MOBILE U S POST OFFICE VANS 757 Southcenter Mall 225 Andover park West 1058 Southcenter Mall TUKWILA WA 98311 TUKWILA WA 98312 TUKWILA WA 98313 VERIZON WIRELESS 622 Southcenter Mall TUKWILA WA 98314 VERIZON WIRELESS KIOSK 706 Southcenter Mall TUKWILA WA 98315 VICTORIA'S SECRET 303 Southcenter Mall TUKWILA WA 98316 WALDENBOOKS WALKING COMPANY, THE WATCH WORLD 270 Southcenter Mall 925 Southcenter Mall 1034 Southcenter Mall TUKWILA WA 98317 TUKWILA WA 98318 TUKWILA WA 98319 WEISFIELD JEWELERS 636 Southcenter Mall TUKWILA WA 98320 WETZEL'S PRETZEL'S 981 Southcenter Mall TUKWILA WA 98321 WHISTLE WORKWEAR 1107 Southcenter Mall TUKWILA WA 98322 WHITEHALL JEWELERS WILSONS LEATHER ZALES 1030 Southcenter Mall 727 Southcenter Mall 921 Southcenter Mall TUKWILA WA 98323 TUKWILA WA 98324 TUKWILA WA 98325 AROS MASSAGE CART at Southcenter Mall TUKWILA WA 98332 5 MINUTE ROCK CHIP CART at Southcenter Mall TUKWILA WA 98330 CAR MANIA CART at Southcenter Mall TUKWILA WA 98333 CHERRY HILL CART at Southcenter Mall TUKWILA WA 98334 CORIOLISS CROCS ENGRAVABLE ART CART at Southcenter Mall CART at Southcenter Mall CART at Southcenter Mall TUKWILA WA 98335 TUKWILA WA 98336 TUKWILA WA 98337 GLOBAL CELLULAR CART at Southcenter Mall TUKWILA WA 98339 • • CLAIRE'S ACCESSORIES COMCAST 876 Southcenter Mall KIOSK at Southcenter Mall TUKWILA WA 98218 TUKWILA WA 98219 DIAMOND WIRELESS KIOSK at Southcenter Mall TUKWILA WA 98221 ENDLESS INNOVATIONS 422 .Southcenter Mall TUKWILA WA 98222 EXCALIBUR CUTLERY & GIFTS 642 Southcenter Mall TUKWILA WA 98223 EXPRESS EXPRESS MEN FAST FIX JEWELRY REPAIR 935 Southcenter Mall 852 Southcenter Mali 905 Southcenter Mall TUKWILA WA 98224 TUKWILA WA 98225 TUKWILA WA 98226 FIRESTONE FOOT LOCKER FOREVER 21 215 Andover Park West 957 Southcenter Mall 826 Southcenter Mall TUKWILA WA 98227 TUKWILA WA 98228 TUKWI A WA 98229 FRANKLIN COVEY 626 Southcenter Mall TUKWILA WA 98230 FRED MEYER JEWELER 1119 Southcenter Mall TUKWILA WA 98231 GADZOOKS 862 Southcenter Mall TUKWILA WA 98234 FRIEDLANDER'S JEWELERS 676 Southcenter Mall TUKWILA WA 98232 GAP GAP KIDS GENE JUAREZ SALON & SPA 1048 Southcenter Mall 1052 Southcenter Mall 1070 Southcenter Mall TUKWILA WA 98236. TUKWILA WA 98237 TUKWILA WA 98238 GENERAL NUTRITION CENTERS 911 Southcenter Mall TUKWILA WA 98239 GODIVA CHOCOLATIER 309 Southcenter Mall TUKWILA WA 98240 GORDON'S JEWELERS 870 Southcenter Mall TUKWILA WA 98241 GUESS? GYMBOREE HALLMARK 321 Southcenter Mall 654 Southcenter Mall 715 Southcenter Mall TUKWILA WA 98242 TUKWILA WA 98243 TUKWILA WA 98244 HELZBERG DIAMONDS HOT 814 Southcenter Mall 1005 S TUKWILA WA 98245 TUK center Mall WA 98246 ICING BY CLAIRE'S 973 Southcenter Mall TUKWILA WA 98247 ABERCRQMBIE ABERCRQMBIE & FITCH ACTIVATE 611 Southcenter Mall 834 Southcenter Mall 709 Southcenter Mall TUKWILA WA 98188 TUKWILA WA 98189 TUKWILA WA 98190 ALDO 729 Southcenter Mall TUKWILA WA 98191 AMERICAN EAGLE OUTFITTERS ANN TAYLOR LOFT APPLE 707 Southcenter Mali 719 Southcenter Mall 733 Southcenter Mali TUKWILA WA 98194 TUKWILA WA 98195 TUKWILA WA 98196 AT &T BAHAMA BREEZE BAKERS KIOSK at Southcenter Mall 15700 Southcenter Parkway 969 Southcenter Mall TUKWILA WA 98197 TUKWILA WA 98198 TUKWILA WA 98199 /WHISTLE WORKWEAR 1107 at Southcenter Mall TUKWILA WA 98350 BASKIN- ROBBINS BATH & BODY WORKS 886 Southcenter Mall 650 Southcenter Mall TUKWILA WA 98201 TUKWILA WA 98202 BEN BRIDGE BODY JEWELRY PLUS BODY SHOP, THE 258 Southcenter Mall 985 Southcenter Mall 1036 Southcenter Mall TUKWILA WA 98203 TUKWILA WA 98204 TUKWILA WA 98205 BOSSWEAR BROOKSTONE BUCKLE 1111 Southcenter Mall 858 Southcenter Mall 846 Southcenter Mall TUKWILA WA 98206 TUKWILA WA 98207 TUKWILA WA 98208 CACHE' CARLTON CARDS CATHY JEAN 711 Southcenter Mall 664 Southcenter Mall 739 Southcenter Mall TUKWILA WA 98209 TUKWILA WA 98210 TUKWILA WA 98211 CHAMPS SPORTS 1040 Southcenter Mall TUKWILA WA 98212 CHILDREN'S PLACE, THE 1062 Southcenter Mall TUKWILA WA 98215 CHARACTER CORNER 864 Southcenter Mall TUKWILA WA 98213 CHOCOLATE BAR, THE 1024 Southcenter Mall TUKWILA WA 98216 CHEESECAKE FACTORY, THE 230 Southcenter Mall TUKWILA WA 98214 CINGULAR WIRELESS (by Buckle) (Mobile Systems) 214 Southcenter Mall TUKWILA WA 98217 All About Weddings 235 STRANDER BLVD #100 TUKWILA WA 98188 -2812 Simply Thai USA, Inc. 235 STRANDER BLVD TUKWILA WA 98188 -2809 International Jewelers 321 STRANDER BLVD TUKWILA WA 98188 -2916 Go Wireless, Inc. 335 STRANDER BLVD TUKWILA WA 98188 -2916 Washington Mutual Bank 359 STRANDER BLVD TUKWILA WA 98188 -2916 FHI / Busy Body Home Fitness 365 STRANDER BLVD TUKWILA WA 98188 -2916 Supercuts (WA715) 383 STRANDER BLVD TUKWILA WA 98188 -2916 Zoopa Restaurant 393 STRANDER BLVD TUKWILA WA 98188 -2916 Furniture Factory Direct 402 STRANDER BLVD TUKWILA WA 98188 -2919 Robert E. Buda, DDS. M.S. 411 STRANDER BLVD #102 TUKWILA WA 98188 -2979 • Pac Guar Mortg/Winstead Grp. 235 STRANDER BLVD #200 TUKWILA WA 98188-2812 Target Store (T -627) 301 STRANDER BLVD TUKWILA WA 98188 -2916 Tulip's Nails 331 STRANDER BLVD TUKWILA WA 98188 -2916 Mizu Japanese Steakhse /Sushi 339 STRANDER BLVD TUKWILA WA 98188 -2916 Mongolian Grill (YunEun Inc) 361 STRANDER BLVD TUKWILA WA 98188 -2916 Simply Thai Restaurant 375 STRANDER BLVD TUKWILA WA 98188 -2916 Quizno's Classic Subs 385 STRANDER BLVD #J TUKWILA WA 98188 -2916 Bed, Bath & Beyond ( #371) 400 STRANDER BLVD TUKWILA WA 98188 -2919 Albert Lee Appliance 404 STRANDER BLVD TUKWILA WA 98188 -2919 Brian Povolny, DDS 411 STRANDER BLVD #104 TUKWILA WA 98188 -2924 • EE Robbins /Engagemt Ring Str 235 STRANDER BLVD TUKWILA WA 98188 -2809 Olive Garden Ital Rest #1584 310 STRANDER BLVD TUKWILA WA 98188 -2939 Starbucks Coffee ( #331) 333 STRANDER BLVD TUKWILA WA 98188 -2916 Boater's Wrld DiscMarine Ctr 351 STRANDER BLVD TUKWILA WA 98188 -2916 Maytag Store (NW Retail dba) 363 STRANDER BLVD TUKWILA WA 98188 -2916 Sleep Country USA ( #04) 377 STRANDER BLVD TUKWILA WA 98188 -2916 AT &T Mobility 387 STRANDER BLVD TUKWILA WA 98188 -2916 Puetz Golf 402 STRANDER BLVD #100 TUKWILA WA 98188 -2919 Southctr Orthodontics /J. Hou 411 STRANDER BLVD #102 TUKWILA WA 98188 -2961 Peter W. Wylie, DDS 411 STRANDER BLVD #105 TUKWILA WA 98188 -2977 ALC - Southcenter LLC 16400 SOUTHCENTER PKY #210 ' - TUKWILA WA 98188 -3302 Equity Residential 16400 SOUTHCENTER PKY #301 TUKWILA WA 98188 -3383 Inco Properties, Inc. 16400 SOUTHCENTER PKY #308 TUKWILA WA 98188 -3302 Neeley Insurance Agency Inc. 16400 SOUTHCENTER PKY #403 TUKWILA WA 98188 -3302 Law Office of Alan M. Singer 16400 SOUTHCENTER PKY #407 TUKWILA WA 98188 -2547 Panattoni Development 16400 SOUTHCENTER PKY #502 TUKWILA WA 98188 -3331 AT &T Mobility 16415 SOUTHCENTER PKY TUKWILA WA 98188 -3304 Advantage Rent -a -Car 16500 SOUTHCENTER PKY TUKWILA WA 98188 -3305 Outback Steakhouse 16510 SOUTHCENTER PKY TUKWILA WA 98188 -3305 Southcenter Auto Repair 220 STRANDER BLVD TUKWILA WA 98188 -2831 ALC of Washington, LLC 16400 SOUTHCENTER PKY #210 TUKWILA WA 98188 -3302 Bear Creek Financial 16400 SOUTHCENTER PKY #306 TUKWILA WA 98188 -3302 Ribera -Balko Enterprises Fam 16400 SOUTHCENTER PKY #308 TUKWILA WA 98188 -3302 Charter Funding/First Magnus 16400 SOUTHCENTER PKY #404 TUKWILA WA 98188 -3302 Wells Fargo Home Mortgage 16400 SOUTHCENTER PKY #410 TUKWILA WA 98188 -3340 Fisher Assoc Insurance Brok. 16400 SOUTHCENTER PKY #508 TUKWILA WA 98188 -3302 See's Candies, Inc. 16425 SOUTHCENTER PKY TUKWILA WA 98188 -3304 Presentation Services #1538 16500 SOUTHCENTER PKY TUKWILA WA 98188 -3305 Magnolia Hi Fi 16600 SOUTHCENTER PKY TUKWILA WA 98188 -3334 Chevron USA, Inc. (91557) 220 STRANDER BLVD TUKWILA WA 98188 -2831 AETEA Information Tech., Inc 16400 SOUTHCENTER PKY #300 TUKWILA WA 98188 -3383 MurphyRooms 16400 SOUTHCENTER PKY #307 TUKWILA WA 98188 -3383 Adams & Assoc./Hire Calling 16400 SOUTHCENTER PKY #400 TUKWILA WA 98188 -3302 All Covered, Inc. 16400 SOUTHCENTER PKY #404 TUKWILA WA 98188 -3302 James Dunn 16400 SOUTHCENTER PKY #501 TUKWILA WA 98188 -3323 Sound ENT Consultants 16400 SOUTHCENTER PKY #514 TUKWILA WA 98188 -3331 Doubletree Guest Suites 16500 SOUTHCENTER PKY TUKWILA WA 98188 -3305 McDonald's Restaurant 16501 SOUTHCENTER PKY TUKWILA WA 98188 -3306 Chevron #1006 220 STRANDER BLVD TUKWILA WA 98188-2831 Cheesecake Factory 230 STRANDER BLVD TUKWILA WA 98188-2831 Teriyaki Time 80 ANDOVER PARK W TUKWILA WA 98188 -2800 Precision Bowling Pro Shops 100 ANDOVER PARK W #100 TUKWILA WA 98188 -2826 C &C Communications 100 ANDOVER PARK W #120 TUKWILA WA 98188 -2826 Marinepolis USA, Inc. 100 ANDOVER. PARK W #160 TUKWILA WA 98188 -2828 Southcenter Firestone 215 ANDOVER PARK W TUKWILA WA 98188 -2804 Recreational Equipment, Inc. 240 ANDOVER PARK W TUKWILA WA 98188 -2802 Starbucks Coffee ( #388) 300 ANDOVER PARK W #300 TUKWILA WA 98188 -3327 Sleep Country USA ( #20) 300 ANDOVER PARK W #800 TUKWILA WA 98188 -3342 Southcenter Cosmetic Surgery 16400 SOUTHCENTER PKY #101 TUKWILA WA 98188 -3302 Smart Wireless 16400 SOUTHCENTER PKY #205 TUKWILA WA 98188 -3302 US Army Recruiting 90 ANDOVER PARK W TUKWILA WA 98188 -2800 Entertainment Mgmt Cons Assc 100 ANDOVER PARK W #100 TUKWILA WA 98188 -280I Qdoba Mex Gri11/ZRC Oper dba 100 ANDOVER PARK W #130 TUKWILA WA 98188 -2801 Proforma Sweet Promotions 100 ANDOVER PARK W #219 TUKWILA WA 98188 -2828 Ertl Guitar Works 230 ANDOVER PARK W TUKWILA WA 98188 -2803 Gamestop ( #817) 300 ANDOVER PARK W #100 TUKWILA WA 98188 -3327 Office Depot ( #984) 300 ANDOVER PARK W #400 TUKWILA WA 98188 -3339 Courtyard by Marriott 400 ANDOVER PARK W TUKWILA WA 98188 -3329 Bright Now Dental 16400 SOUTHCENTER PKY #103 TUKWILA WA 98188 -3302 Dow Hotel Company, LLC 16400 SOUTHCENTER PKY #206 TUKWILA WA 98188 -3341 •Acme Bowling, LLC 100 ANDOVER PARK W #100 TUKWILA WA 98188 -2826 EQPT 100 ANDOVER PARK W #110 TUKWILA WA 98188 -2826 UPS Store (Chas Group dba) 100 ANDOVER PARK W #150 TUKWILA WA 98188 -2828 California Pizza Kitchen 150 ANDOVER PARK W TUKWILA WA 98188 -2801 Guitar Center ( #233) 230 ANDOVER PARK W TUKWILA WA 98188 -2803 Barnes & Noble Bksellers Inc 300 ANDOVER PARK W #200 TUKWILA WA 98188 -3327 Seattle Lighting 300 ANDOVER PARK W #600 TUKWILA WA 98188 -3343 CB Richard Ellis, Inc 16400 SOUTHCENTER PKY #100 TUKWILA WA 98188 -3302 Wash. State Republican Party 16400 SOUTHCENTER PKY #200 TUKWILA WA 98188 -3302 Homestone Mortgage, Inc. 16400 SOUTHCENTER PKY #208 TUKWILA WA 98188 -3383 Objective Medical Assmt Corp 411 STRANDER BLVD #106 TUKWILA WA 98188 -2924 Eye 5 Optical 411 STRANDER BLVD #202 TUKWILA WA 98188 -2959 Patricia Benca, DDS 411 STRANDER BLVD #205 TUKWILA WA 98188 -2954 Pacific NW Periodontics 411 STRANDER BLVD #302 TUKWILA WA 98188 -2924 Southcenter Dental 411 STRANDER BLVD #308 TUKWILA WA 98188 -2942 Pro Golf Discount, Inc. 301 TUKWILA PKY #D TUKWILA WA 98188 -2913 Life Uniform Company 313 TUKWILA PKY TUKWILA WA 98188-2913 Tan Elite 325 TUKWILA PKY TUKWILA WA 98188 -2913 PEARLE VISION #6427 70 ANDOVER PARK W TUKWILA WA 98188 -2800 • Douglas F Whitfield DDS PLLC 411 STRANDER BLVD #201 TUKWILA WA 98188 -2924 Ronald R. Bechtold, DDS 411 STRANDER BLVD #203 TUKWILA WA 98188 -2924 Anthony G. Di Re, DDS 411 STRANDER BLVD #206 TUKWILA WA 98188 -2951 Breast Diagnostic Centers 411 STRANDER BLVD #303 TUKWILA WA 98188 -2924 Medical Centers Mgmt Company 411 STRANDER BLVD #308 TUKWILA WA 98188 -2924 Sun Signs 309 TUKWILA PKY TUKWILA WA 98188 -2913 WinStaffmg, LLC 319 ' TUKWILA PKY TUKWILA WA 98188 -2913 Qualstar Credit Union 327 TUKWILA PKY TUKWILA WA 98188 -2913 Rockier Woodworking/Hardware 345 TUKWILA PKY TUKWILA WA 98188 -2913 Lowell D. Neufeld, DDS 411 STRANDER BLVD #201 TUKWILA WA 98188 -2960 Robert D. Dean, DDS 411 STRANDER BLVD #204 TUKWILA WA 98188 -2924 Pan- Pacific Dentistry, PC 411 STRANDER BLVD #207 TUKWILA WA 98188 -2924 James R. Stephens, DDS, MSD 411 STRANDER BLVD #306 TUKWILA WA 98188 -2946 Bank of America 225 TUKWILA PKY TUKWILA WA 98188 -2870 Tux Shop 311 TUKWILA PKY TUKWILA WA 98188 -2913 Discount Gun Sales, LLC 321 TUKWILA PKY TUKWILA WA 98188 -2913 Paper Zone 331 TUKWILA PKY TUKWILA WA 98188 -2913 US DOD Recruiting Facility 349 TUKWILA PKY TUKWILA WA 98188 -2913 From: To: Date: Subject: DCD- Intern Intern Teri Svedahl 04/08/2008 10:36 am BofA Notice I will be bring up the paperwork momentarily! Please also send notice of hearing to: Tim Pfeiffer Gensler 1524 5th Ave, Suite 300 Seattle, WA 98101 Bill Fortunato, PE PacLand 1505 Westlake Ave N, Suite 305 Seattle WA 98109 Richard Chung 633 Southcenter Mall Tukwila WA 98188 WEA Southcenter 11601 Wilshire Blvd, Floor 11 Los Angeles, CA 90025 Stacy MacGregor Assistant Planner 206 - 433 -7166 SMacGregor @ci.tukwila.wa.us Teri Svedahl - RE: Publish Date Thursd• pril 10 Page 1 From: "Legals" <legals @seattletimes.com> To: "Teri Svedahl" < tsvedahl @ci.tukwila.wa.us> Date: 04/08/2008 12:38 pm Subject: RE: Publish Date Thursday, April 10 Hi Teri, Your legal notice is scheduled to run on Thursday 4/10 in the Seattle Times on Ad# 3899438 costing $70.52. Thank you, Kathy Baldwin Legals Account Executive Seattle Times representing The Post Intelligencer Phone: 206 - 652 -6018 Fax: 206 - 515 -5595 Email: legals @seattletimes.com Original Message From: Teri Svedahl [mailto :tsvedahl @ci.tukwila.wa.us] Sent: Tuesday, April 08, 2008 10:59 AM To: Legals Subject: Publish Date Thursday, April 10 Please publish attached legal notice on April 10th, 2008. Please send duplicate copy of affidavit to Wynetta Bivens at 6300 • • City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review will be holding a public hearing on April 24, 2008 at 7:00 p.m. located at 6200 Southcenter Blvd. to discuss the following: BOARD OF ARCHITECTURAL REVIEW CASE NUMBER: L08 -001 APPLICANT: Tim Pfeiffer for Gensler REQUEST: Public Hearing Design Review for a new 7,451 square foot Bank of America building and drive -up tellers. LOCATION: 320 Strander Blvd, Tukwila, WA Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: April 10, 2008, Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, and File. Teri Svedahl - Publish Date Thursday, April 10 From: To: Date: Subject: Teri Svedahl LEGALS @SEATTLETI M ES. COM 04/08/2008 10:58 am Publish Date Thursday, April 10 Please publish attached legal notice on April 10th, 2008. Please send duplicate copy of affidavit to Wynetta Bivens at 6300 Ten Svedahl - RE: Publish Date Thursd y April 10 •e From: To: Date: Subject: <Iegals @seattletimes.com> "Teri Svedahl" <tsvedahl @ci.tukwifa.wa.us> 04/08/2008 11:00 am RE: Publish Date Thursday, April 10 Your email has been received by the Seattle Times, also representing the Seattle Post Intelligencer, Legal Notices desk. Your notice will be processed in the order received between the hours of 8:00 am to 4:00 pm Monday through Friday. Another email confirming the cost of your notice and the date to be published will be sent upon completion of processing your notice. If you need to speak to a Customer Representative immediately, please call 206 -652 -6018. • Gensler 1524 Fifth Avenue Suite 300 Seattle WA 98101 USA Stacy MacGregor, Planner City of Tukwila Dept. of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: L08 -001 — Bank of America Design Review - Additional Comments Dear Stacy, Please see the design team responses to your additional design review comments received via email dated April 7, 2008. The comments have been reproduced for clarity & convenience with our responses immediately following each. Recognizing that we are rapidly running out of time, I wanted to get comments out to you as soon as possible. I reviewed the revised (preliminary) civil plans dated 4 -4 -08 and have a few questions and comments. 1. Provide elevations of the trash enclosure so I can assess how it will work into the building's architecture. (I spoke with Brian around 4pm and he is already working on this.) RESPONSE: Provided on building elevations. See revised drawings 2. Screen the trash enclosure with lots of landscaping. I want to see landscaping that is integrated into the landscape design rather than a row of arborvitae. RESPONSE: Code compliant landscaping will be provided. See #3 below for security concerns. 3. In the new landscape area south of the parallel parking, place trees in triangulation with the existing mature street trees. Provide as much shrubbery and landscaping Page I Q:\32. 2177. 089\ Documentation )3_Regulatoryl3BD\BAR Final responses\design team responses_2.doc • • Bank of America Design Review Responses - Additional Comments (cont'd) as possible to meet the City's goals of a landscape screen while maintaining the Bank's visual clearance requirements between 3 and 6 feet. RESPONSE: Code compliant landscaping will be provided per above referenced security letter from Bank of America dated April 4, 2008. 4. When will the trash collection occur? If it happens during the day, it won't conform to TMC 18.52.080 (C ) which states: "Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on- site, or project into any public right -of- way." Verify that the parking and drive - aisle configuration will meet the needs of the trash hauler. RESPONSE: Operations will be verified. See attached email RE: trash collection 5. Civil plans received today from Bill Fortunato, don't show aisle delineation for the queuing area. Include the painted delineation as well as painted lines to the north and south of the queuing area to mark the internal boundaries. RESPONSE: Revised civil site plan drawing C -1.6 with this information provided by Pacland on April 8, 2008 6. We will continue to work off the existing sidewalk location. If the City determines that our desired configuration is different from the present schematic, recommending BAR approval will be conditioned by this change. RESPONSE: None required 7. Fire is reviewing the new lot configuration. RESPONSE: None required Page 2 Q:02. 2177. 089\ Documentation \3_Regulatory \3BD\BAR final responses'design team responses_2.doc • • estfield Westfield LLC 633 Southcenter Mall Trailer #2 Seattle, WA 98188 April 7, 2008 Stacy MacGregor Department of Community Development City of Tukwila 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 RE: Westfield Southcenter Bank of America & Fidelity Investment relocation Traffic & Parking Analysis Dear Stacy: Although a traffic and parking analysis has not been requested by the City of Tukwila for the relocation of the Bank of America building from the northeast portion of the site to the southern portion of the site and the shifting of the approved pad location from the east Strander Blvd. entry to the western Strander Blvd. entry, we felt it was prudent to complete a study since a drive- through bank teller component was not contemplated in the initial E.I.S. study. Westfield has contracted with Transportation Solutions, Inc. (TSI) to provide a analysis to determine impacts, if any, with the relocation of Bank of America along with its drive - through teller component orf! the shifting of the Fidelity Investment pad to the west. The completed analysis is attached for your review and record. TSI's analysis concludes that the environmental impacts for both Bank of America and Fidelity Investment uses has been evaluated in the E.I.S., parking supply is sufficient on the project site and the design and configuration of the Bank of America drive- through teller aisles will not create delays or queues that will inhibit traffic flow to or around the site. Please feel free to contact me with any questions you may have regarding the attached Traffic and Parking Analysis. Sincerely, Richard L. Chung Director of Development Copy: Nicholas Lee — Westfield LLC David Markley — Transportation Solutions Inc. Brent Carson — Gordon Derr Megan Nelson — Gordon Derr Moira Bradshaw — Dept. of Community Planning, City of Tukwila iSl Transportatia Solutions, Inc. 8250 - 165th Avenue NE Suite 100 Redmond, WA 98052 -6628 T 425.883.4134 F 425-867-0898 www.tsinw.com Richard L. Chung, Development Director Westfield LLC 633 Southcenter Mall, Trailer 2. Seattle, WA 98188 April 7, 2008 Subject: Southcenter -Bank of America Relocation and Fidelity Pad - Traffic and Parking Analysis Dear Mr. Chung, Thank you for asking Transportation Solutions, Inc. (TSI) to assist you in evaluating the traffic and parking impacts associated with the proposed Bank of America relocation and the Fidelity Pad as part of the Southcenter Mall expansion. This letter summarizes our understanding of these proposals, an outline of our approach, an analysis of our findings, and a summary of conclusions associated with this analysis. Project Understanding Westfield is planning reoccupancy and expansion of the Mervyn's store on the north side of the Southcenter Mall. Implementation of this plan requires a phased redevelopment plan. A critical first phase is the relocation of the existing Bank of America from the northeast corner of the Mall to the south edge of the Mall adjacent to the easterly entrance off Strander Boulevard. This relocation is required so the existing Bank of America property can be redesigned to provide proximate parking for the Mervyn's redevelopment. The existing Bank of America site includes an 11,800 square foot building with 83 parking stalls. The new building bank will be 7451 square foot and will, like the existing site, operate with six drive - through teller lanes. Access to the new site will be directly through the parking area off an internal east -west access aisle. The new site will be served by surrounding parking intended for primary use of the bank with, like other pads within Southcenter, cross access and parking easements among other Mall users. In order to accommodate the Bank of America relocation, Westfield had to shift the retail pad site originally contemplated for this location and shown on the 2004 EIS Site Plan, to the westerly entrance off Strander Boulevard. This retail pad will be occupied by Fidelity Investments (the "Fidelity Pad ") and, like the ` Richard Chung Ts' April 2, 2008 Transportatio Solutions, Inc. Page 2 of 6 Bank of America site, will be served by surrounding parking with cross access and parking easements among other Mall users. Approach The approach to this analysis involves assessment of three transportation related topics to address the potential effects of the Bank of America relocation and the Fidelity Pad including: • Trip generation to evaluate the number of trips anticipated from the two proposed uses. ■ Parking supply and requirements to understand parking conditions with development of the two pad sites. • On -site vehicle circulation and queuing to ensure that access to and from the Bank of America site, as well as queuing from the drive- through teller aisles can occur smoothly and efficiently without interrupting or blocking other Southcenter Mall users. Trip Generation The following section outlines trip generation analyses for both the Bank of America and Fidelity sites. As outlined below, two approaches were taken to estimate trip generation; one approach was to treat the uses as part of an integrated retail center; and a second approach was to look at the trip generating characteristics as if they were stand -alone uses. A. Bank of America Relocation Integral Use - A bank is an integral part of a retail center like other personal services. As such, the trip generation for the Bank of America can be considered a part of the floor area of the entire Southcenter Mall. The Mall has approved development permits for a total of 1,555,172 square feet of retail floor area including restaurants and a 2800 seat cinema. Of this total floor area, 1,543,235 square feet is associated with the integrated retail Mall including service uses like banks, beauty salons, automobile /tire service facilities and the library. The PM peak hour trip generation rate for these integrated retail uses is 2.98 PM peak hour trips per 1000 square feet gross leasable floor area. Applying this trip generation rate to the new 7451 square foot Bank of America building results in 22 PM new peak hour trips. Stand Alone Use - A separate trip generation study was made at the existing Bank of America building and the weekday PM peak hour trip generation rate was found to be 22.4 PM peak hour trips per 1000 square feet including the trips associated with the drive - through teller windows (a total of 264 PM peak hour �TSI w� Aer Trans ortaton Solutions, Inc. • • Richard Chung April 2, 2008 Page 3 of 6 trips). If this trip generation rate is applied to the new Bank of America building on the south side of the site, the trip generation is estimated to be 167 pm peak hour trips per hour at the site edge. Since this site is located within an integrated retail center, it is recognized that about 25% of these trips are shared with another on -site use. Further, an estimated 19% of the trips are passing by the site on their way to another primary destination. These shared and pass -by trip percentages are consistent with the values developed and applied by The TRANSPO Group and the City in the Southcenter Expansion EIS. When these reduction values are applied to the gross trip generation, the net new PM peak hour trip generation is 93 net new PM peak hour trips. In order to be conservative in our traffic analysis, and due to the convenience of the drive - through teller windows, we will apply the higher trip generation in this case. If the Bank of America did not have the drive - through teller windows, then trip generation could be considered on an integrated use basis. The Bank of America's 93 additional trips are within the 445 remaining trip capacity evaluated in the 2004 EIS for the Southcenter Mall expansion. See Letter from Richard Chung to Cyndy Knighton dated January 31, 2008 confirming City's calculated remaining trip capacity. B. Fidelity Pad Integral Use - An investment services company provides personal services that should be considered an integral component of a retail center. As noted above, the PM peak hour trip generation rate for these integrated retail uses is 2.98 PM peak hour trips per 1000 square feet gross leasable floor area. Applying this trip generation rate to the 7207 square foot Fidelity Pad building results in 21 new PM peak hour trips. Stand Alone Use - There is no trip generation rate available for an investment services facility such as this. The closest comparable stand -alone use would be an office use, expected to produce 1.49 PM peak hour trips per 1000 square feet gross leasable floor area. To be conservative, the trip generation for the Fidelity Pad should be considered a part of the floor area of the entire Southcenter Mall, i.e. on an integrated use basis. C. Combined Trips from Bank of America and Fidelity Pad The 114 new PM peak hour trips that are added as a result of the Bank of America relocation (93 trips) and the Fidelity Pad (21 trips) are again within the 445 remaining trip capacity evaluated in the Mall's 2004 EIS. Therefore, we conclude that all environmental impacts associated with the Bank of America relocation and the Fidelity Pad have been disclosed, evaluated, and appropriate mitigation identified. Traffic Impact Fees associated with the added trips will be subtracted TSI, lransportati So utions, Inc. • • Richard Chung April 2, 2008 Page 4 of 6 from any credit due Westfield as a result of their over - payment of initial Traffic Impact Fees. The reduction in site - generated trips associated with vacating the existing Bank of America building will be credited toward the new trip generation associated with the Mervyn's redevelopment as part of a subsequent phase of development. Parking Supply The presently approved Southcenter Mall building plan includes 6957 parking stalls. This parking inventory anticipated development on a pad in the same location as the proposed relocated Bank of America. As noted above, that pad has now been shifted to the westerly Strander Boulevard driveway and will be occupied by Fidelity. By the relocation of the Bank of America with drive - through teller lanes and shift of the Fidelity Pad to the westerly driveway, a net 137 parking stalls have been displaced. The parking supply with the new Bank of America location, including the addition area associated with the drive - through teller aisles, and the relocated Fidelity Pad will be 6820 stalls. Since the existing Bank of America building will not be re- occupied, there will be 83 parking stalls on the existing Bank of America site that can be used for Mall parking for a total of 6903 parking stalls. Once the Bank of America is relocated, there will be a need for 6919 parking stalls according to City of Tukwila parking requirements. This suggests a parking shortfall of 16 parking stalls. However, as the City knows, the Mervyn's space (86,115 square feet) is currently unoccupied and, therefore, overall Mall parking demand is currently overstated. Westfield will keep 3351 square feet of the Mervyn's building space unoccupied. This square footage fully compensates for these 16 stalls until more parking is constructed on the Mall site. Once Bank of America has completed its construction of the new facility and is fully operational, it is anticipated that Westfield will make an application for demolition of the existing Bank of America building and conversion of that property for parking. An initial plan shows 344 parking stalls can be designed on this site resulting in a net increase for the existing Bank of America site of 261 parking stalls (344 - 83 = 261 parking stalls). With this incremental addition, the total Southcenter parking supply will be 7164 parking stalls. When this additional parking is provided, there will be a surplus of 245 parking stalls. TS Transportation Solutions, Inc. • • Richard Chung April 2, 2008 Page 5 of 6 Circulation and Queuing for the Relocated Bank of America The new Bank of America site is located near the easterly entrance off Strander Boulevard but is not directly accessible to the street. The site is accessible via the on -site circulation drives such that a customer entering off Strander Boulevard will enter the Southcenter Mall site traveling northbound, drive about 175 feet, and make a right turn eastbound on an intermediate drive aisle. Then customers can park directly off this aisle or circulate further east and enter where the drive - thru teller aisles begin and park along a walkway leading to the building. Because the entry aisle is two lanes wide, delays to entering traffic due to vehicles making a right turn off the entry road toward the Bank of America will be minimal. When TSI performed trip generation studies at the existing Bank of America site, observations of queues were made. These studies found that the typical maximum queue was three cars. On a Friday evening corresponding to the mid month pay period when the Bank operates with extended walk -in office hours, a maximum queue of six (6) cars was observed. The new location will have queue space for six to seven cars in each aisle. Thus, we believe queues can be accommodated at the new locations during peak times. Therefore, we believe there is a negligible chance that queues will extend into the internal access aisle and no chance that queues will extend into the main entry aisle. Summary Based on this analysis, we find and conclude the relocation of the Bank of America from the north side of the Southcenter Mall and the Fidelity Pad will generate 114 vehicle trips, which is a volume that is less than the 445 remaining trip capacity evaluated in the EIS. Therefore, we conclude that all environmental impacts associated with these two uses — Bank of America and Fidelity Investments - have been disclosed, evaluated and appropriate mitigation identified. The trips generated by the existing Bank of America building will be considered and credited as part of the next phase of redevelopment on the north side of the Mall. There will be a parking supply of 6903 parking stalls including the existing stalls on the existing Bank of America site. Current Southcenter Mall build -out indicates a demand for 6919 parking stalls. However, Westfield will keep unoccupied 3351 square feet of the currently vacant Mervyn's space to compensate for the 16 parking stalls thereby ensuring parking code is met until more parking is constructed. This solution is only temporary as Westfield anticipates the construction of a net addition of 261 parking stalls when the existing Bank of America building is demolished to make room for parking that will serve the next phase of development resulting in a surplus of 245 parking stalls. TSI Transportation Solutions, Inc. Richard Chung April 2, 2008 Page 6 of 6 Access to both the new Bank of America site and the Fidelity Pad is direct with driveways set back from intersections to minimize delay as customers access the site off the public road network or within the Southcenter Mall parking field. The number of drive - through teller aisles and the aisle storage length proposed for the relocated Bank America will not result in delays or queues that will inhibit traffic flow to or around the site. I trust this provides you with a clear understanding of the potential impacts associated with the proposed Bank of America relocation and the Fidelity Pad. I invite you to call me if you or the City have any questions or desire clarification relating to this analysis. Sincerely, Transportation Solutions, Inc. David D. Markley Principal C:1Documents and Settings\davidm.TSINW\My Documents\Project120031Westfiled South Center2008 Development\BoA relocation transp analysis 08 -04- 02.doc • • Protective Services 4310 SW Macadam Ave., OR1- 505 -02 -01 Portland, OR 97239 -4222 April 7, 2008 Ms. Moira Carr Bradshaw, AICP Senior Planner, DCD 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: Relocation of Bank of America at Southcenter Bank of America strives to provide the highest level of safety for our clients while on our premise. The planned relocation of our Southcenter Banking Center incorporates our security and safety standards. I understand the City of Tukwila has asked us to screen our planned drive -up lanes with greenery to conceal it from or blend it with the surroundings. Corporate Security feels this approach places our clients at undue risk by providing a place of concealment for would be criminals. In addition, state law requires us to restrict the "presence of landscaping, vegetation, or other obstructions in the area of the automated teller machine or night deposit facility, the access area, and the defined parking area" (RCW 19.174.030). In addition, Bank of America has a standard for landscaping around our facilities. The standard calls for shrubs to be no higher than 24 inches within 10 feet of entrances or exits, night depositories and ATM's. In addition, shrubs can not exceed 36 inches in all other areas. Mature tress must be trimmed up to a minimum height of 6 feet to provide clear visibility. Please support our efforts to provide a safer environment for our clients. Kenneth C. Austin Vice President & Protective Services Security Manager (503) 402 -9008 1 e To: Richard Chong, WEA From: Stacy MacGregor RE: Bank of America Comments Date: 4 -01 -07 CC: Bill Fortunato, Tim Pfeiffer, Brian van Stipdonk Following our meeting on Monday March 31 and subsequent conversations, I have addressed in writing the issues you needed additional information on. The site needs to illustrate that it has 15 sf of landscaping per stall for the stalls to the east of the building and 10 sf of landscaping for the stalls to the north of the building. Code also requires all interior parking lot landscaping to be at least 100 sf, a minimum of 6'in any direction, and each landscape island must contain at least one tree. (see note on screening below perimeter and parking lot landscaping #4) Compact Parking: Label stalls as compact. Handicapped Parking: The van stall needs to be 11' in width, the car stall needs to be 8' and the stripped access lane needs to be 5'. There is not a change in the total width but the stripped lane and access ramp need to be adjusted. Site Design 6: The pedestrian path along the north side of the lot is quite an asset to this project. It provides a great amenity as well as creating an important safety feature to pedestrians moving about the site. It also meets the criteria for BAR approval. Removing it for landscaping is not a good solution. Landscaping 3: a) Add interior parking lot landscaping to break up the northern most row of parking. Create a landscape island from one of the parking stalls. b) Parking to the east has triangle landscape. Make this end similar in shape to the north side of the same aisle (slipper shape). This will not impact any parking stalls. Landscaping #5: Perimeter sidewalk —City staff is meeting today to discuss if shifting the sidewalk south and providing an interior landscape perimeter is desired. I will respond as soon as I hear an answer. Parking and Perimeter Landscaping #4: The drive - through aisles need to have landscaped screening. The City will facilitate this by removing the requirement of a 6' wide planting strip. The planting strip needs to be adequate to support the landscaping. Provide a living screen (perhaps espaliers, vines on wires, architectural feature or structure planted with vines or shrubs). The goal will be 1 o the shield the expanse of pavement in the queuing area from Strander on the south and provide a visual demarcation between the ATM aisle and the drive - aisle. Narrowing the width between stalls, demarking the entrance of each lane with a landscaped entrance path (like a living bollard), increasing the total length but "funneling" the vehicles into queuing lanes with landscaped islands at the entrance to the queuing lanes, or grouping queuing lanes into two rows of three spaced closer together and defined by landscaping are all possible ideas. Fire #2: Radius — Richard is talking with Al about this. Signs #1: TMC 19.22.010 allows up to four internal informational signs exempt from code. If the bank will require more than four (one on each teller lane for a total of five identical plus one ATM), it needs to go before planning commission for approval. Let's put this into the design review and get it taken care of all at once. A complete sign application will include all the signs on the site which I believe are the two wall signs, the 5 teller and the 1 ATM. Are there any other proposed signs for the bank? Gas Pipline: Prior to starting construction, contact Kathy Williamson of BP Olympic Gas Pipeline Company at 425- 235 -7767. They may require time to review and comment on plans. Richard, BAR guidelines follow. In addition to meeting BAR guidelines, all applicable codes must also be met. B. Commercial and Light Industrial Design Review Criteria. The following criteria shall be considered in all cases, except that multi - family, hotel or motel developments, outside of the Tukwila International Boulevard corridor, shall use the multi - family, hotel and motel design review criteria, and developments within the MUO, NCC and RC Districts of the Tukwila International Boulevard corridor (see Figure 18 -9) shall use the Tukwila International Boulevard design review criteria of this chapter instead: 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian 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 the site. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony on texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. 0 o 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. 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by 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 that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened • from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. 5. MISCELLANEOUS STRUCTURES AND 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 guidelines applicable to site, landscape and buildings. • • To: Tim Pfeiffer, Bank of America From: Stacy MacGregor, Assistant Planner RE: Bank of America Comments Date: 4 -01 -07 CC: Bill Fortunato, Brian van Stipdonk, Richard Chung, WEA Recognizing that we are rapidly running out of time, I wanted to get comments out to you as soon as possible. I reviewed the revised (preliminary) civil plans dated 4 -4 -08 and have a few questions and comments. 1. Provide elevations of the trash enclosure so I can assess how it will work into the building's architecture. (I spoke with Brian around 4pm and he is already working on this.) 2. Screen the trash enclosure with lots of landscaping. I want to see landscaping that is integrated into the landscape design rather than a row of arborvitae. 3. In the new landscape area south of the parallel parking, place trees in triangulation with the existing mature street trees. Provide as much shrubbery and landscaping as possible to meet the City's goals of a landscape screen while maintaining the Bank's visual clearance requirements between 3 and 6 feet. 4. When will the trash collection occur? If it happens during the day, it won't conform to TMC 18.52.080 (C ) which states: "Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on -site, or project into any public right -of- way." Verify that the parking and drive -aisle configuration will meet the needs of the trash hauler. 5. Civil plans received today from Bill Fortunato, don't show aisle delineation for the queuing area. Include the painted delineation as well as printed lines to the north south of the queuing area to mark the internal boundaries. 6. We will continue to work off the existing sidewalk ]uca ;ion. If the C;ty d,:tcra: that our desired configuration is different from the present schematic, recommending BAR approval will be conditioned by this change. 7. Fire is reviewing the new lot configuration. Gensler 1524 Fifth Avenue Suite 300 Seattle WA 98101 USA Stacy MacGregor, Planner City of Tukwila Dept. of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: L08-001 — Bank of America Design Review Dear Stacy, Please see the design team responses to your design review comments letter dated March 24, 2008. The comments have been reproduced for clarity & convenience with our responses immediately following each. Site Design Issues 1. Sheet BAR -A.02. We have questions regarding the property lines that need to be clarified that may affect whether your proposal meets the City's development standards. For example, your proposal may not meet required set -backs on the west, north and east sides. On the west side, the solar screen encroaches; on the north side; the canopy and solar screen encroaches; on the east side, the drive -thru canopy encroaches. The drive -thru is not located on the bank's property. RESPONSE: The BSIP will address this issue 2. The sidewalk along the east side of the building provides a pedestrian route to the north from the southern building exit. However, the solar shade appears to project into the sidewalk forcing a pedestrian to enter the drive aisle. Also, this solar shade appears to project far enough from the building to create a "hiding space ". Provide detail on how this will be prevented. RESPONSE: Sidewalk removed. Screen structure will reduce "occupiable clearance" Bank of America Design Review Responses (cont' d) Does a sidewalk on the east side of the building make sense? Consider eliminating the sidewalk on the east side of the building, replacing it with foundation planting (see similar comments under Landscaping). If the sidewalk on the eastern side of the building remains, provide a direct connection to the sidewalk along Strander Blvd. RESPONSE: Sidewalk removed. 3. Consider re- routing the sidewalk from the emergency exit door southward to the Strander Blvd sidewalk and westward to the sidewalk on the western side of the building. Extend the landscape bed to the building edge, and include tall trees in the foundation plantings to mitigate the horizontal expanse of the building's south face. Consider a curved pathway (rather than straight); as a pedestrian oriented path, it won't count against the landscaping area and will be masked by landscaping more completely if it is curved. RESPONSE: Rerouted directly to sidewalk. Planting replaces previously proposed walk. 4. Is the sidewalk at the front entrance to the bank scored? If so, what is the pattern, size of square, etc? RESPONSE: Refer to updated Architectural Site Plan. 5. Please clarify what is happening in the SW corner of the site in the sidewalk area surrounding the large traffic utility boxes. Verify what will happen to the space and landscaping if the sign is relocated to the west side of the drive. RESPONSE: Traffic boxes are to remain 6. a. The compacted screened gravel walkway does not meet City code. Please clarify what you were intending to achieve by using this material. Perhaps we can come up with another alternative or provide a description /photos. b. The alternating location of landscape plantings on this walkway creates difficulty for those people using walkers or wheelchairs. Relocate the plantings to the north side of the walkway. RESPONSE: Walkway has been revised to concrete 7. Clarify what the circles shown along the south side of the sidewalk are. If they are existing trees, verify their location. RESPONSE: These are the schematic locations of the existing trees on Strander. Page 2 Q: 132. 2177. 089\ Documentation\3 _Regulatory \3BD\BAR final responses\design team responses.doc Bank of America Design Review Responses (cont'd) 8. Clarify why the concrete sidewalk on Strander Blvd does not continue eastward down the entire length of the parking lot. RESPONSE: This are of the sidewalk along Strander is being reconstructed due to grading. The existing sidewalk to the East is to remain 9. Clarify how trash is removed from the site. Are there loading or storage needs? See TMC 18.52.080 and 090. RESPONSE: A trash & recycling enclosure has been added at the Southeast corner of the building near the electrical transformer. Per above code, 5sf per 1000sf required recycling area needed for retail establishments. (37.Ssf required for assumed 7,S00sf building) 10. a. The landscape plan (sheet L -1) does not match the site plan (sheet C -1.6) at the southeast corner of the building where the electrical transformer is located. The site plan shows this area paved, while it is shown as landscaped on sheet L -1. RESPONSE: The civil drawing is correct. Landscape sheet L -1. will be revised to match b. The revised plans must group all utilities and above ground mechanical equipment in the same area, with the intent of trying to minimize their visual impact on the pedestrian environment and public areas. Please see the comment from the Fire Department regarding the PIV. Relocate the fire line eastward, grouping it with the electrical transformer. Screen the utilities as much as possible with landscaping. RESPONSE: Will try to comply as much as the utility spacing and clearance requirements will allow. Landscaping 1. Provide area in square feet for each proposed landscape bed and the total amount on- site. RESPONSE: Exhibit of square feet has been provided 2. Interior parking lot landscaping. We will need to see quantification (in square feet) of the amount of interior parking lot landscaping area on your site. TMC 18.52.035.3.a sets forth a required 15 square feet of landscaping required per parking stall within the TUC zone. RESPONSE: Exhibit shows that the plan meets code Page 3 Q:\32. 2177. 089\ Documentation \3_Regulatory\3BD\BAR final responses\design team responses.doc • • Bank of America Design Review Responses (cont'd) 3. a. TMC 18.52.035.4 requires interior landscape islands to break up expanses of paving. Landscaped areas shall be placed with no more than 10 parking spaces in a row between islands. This would apply to the parking on both sides of the landscaped walkway and the eastern edge of the site. RESPONSE: A landscape island has been added in this area b. TMC 18.52.035.4 establishes planting standards for interior landscape islands in parking lots. Verify that all planting islands meet code. For example, all interior parking area landscape islands are required to be at least 100 s.f. in area, 6' in all directions, and generally the length of the adjacent parking space. Size is measured from the planting bed not the curb. RESPONSE: The small landscape islands were approved under the site plan application for the mall expansion. This island has been expanded to the limits of the existing parking stall. c. Increase the size of the quarter circle island at the south -east corner to ensure it can support a tree. RESPONSE: The small landscape islands were approved under the site plan application for the mall expansion. This island has been expanded to the limits of the existing parking stall. 4. Provide details on the size of the boulders in the proposed landscape islands. An approximate size or diameter so we can conceptualize the plan. REPPONSE: The boulders will he of approximate size and scale as indicated graphically on the plans 5. TMC 18.52.020 regarding perimeter landscaping and 18.28.080 regarding basic development standards in the TUC require 15' of landscaping within the front setback on Strander Boulevard along the entire parcel frontage, including parking area. The site plan will need to be revised to reflect these requirements. RESPONSE: The existing landscape area on Strander meets this requirement 6. Add 5'of landscaping, including trees, separating the back of sidewalk from the bank's parking lot along the southern perimeter. Strander Blvd is anticipated to be a key pedestrian- oriented corridor within the City's urban center. To increase the attractiveness of the corridor for pedestrians, consider incorporating a mix of landscaping and architectural detail (such as arbors) in this landscaping strip as a visual screen of the queuing from the sidewalk. Page 4 Q:\32. 2177.089 \ Documentation \3_Regulatory \3BD\BAR final responses\design team responses.doc • • Bank of America Design Review Responses (cont'd) RESPONSE: A landscape area has been added along the parallel parking stalls. Due to security concerns, Bank of America would like to keep these as low plantings. See attached letter dated April 4, 2008. 7. Foundation landscaping. To break up the large horizontal expanse of the building's east face, low height foundation plantings should be incorporated between the sidewalk and the building. As an alternative, you could also consider using a trellis on the walls on either side of the teller window. (See similar comments under Building Design) RESPONSE: Landscaping to increase in size as approaching South facade, per Landscape dwgs. 8. As a reminder, all landscaped areas will need to be irrigated. RESPONSE: Irrigation will be provided. 9. Add the plant graphic to the plant materials list so that landscape plan can be read easily. RESPONSE: See updated plan 10. Plant materials. a. Jacquemontii Birch has shallow roots, is short -live, and likes to be moist. Are the landscape islands in the parking lot an appropriate location for these species? What tree is being used in the rest of the mall parking islands? b. Sweetgum has shallow roots that may interfere with pavement. Are these appropriate trees for this location? c. Ice Dance sedge needs shade. is it located appropriately? d. Consider adding more evergreens throughout the plan. e. Consider adding more ornamental grasses (Little Bunny and Karl Forester) and Pieris to the south and south -west sides of the building. RESPONSE: Suggestions will be considered. Plant materials (including birch, sweetgum, sedge, etc) are consistent with approved planting scheme throughout the mall expansion. 11. Ensure that the perimeter landscaping meets TMC 18.52.030 Type I Landscaping regarding trees, shrubs and ground cover. For example, one tree is required for every 30 lineal feet of required perimeter, excluding curb cuts. Add five trees along the south and west sides of the building (10 trees total). Consider using Japanese Snowbell. Page 5 Q:02. 2177. 089\ Documentation l3_Regulatory\3BD\BAR final responses\design team responses.doc • • Bank of America Design Review Responses (cont'd) RESPONSE: Will comply. Will consider planting suggestions. 12. Existing landscaping on the western side of the building is in poor shape and sparse. Confirm that these plantings match the landscape plan. RESPONSE: To be completed per mall planting plans 13. Locate the flagpole so it can be accessed easily within the planter bed without harming the landscaping. RESPONSE: Flagpole location revised per above. Parking and Vehicular Circulation 1. Need to indicate if any of the parking spaces are compact spaces. Please refer to TMC 18.56.090 for standards regarding Compact Car Allowance. RESPONSE: See attached plan 2. Clarify whether the drive -aisle serving the parking area north of the ATM lane is intended for one or two way traffic. We are assuming it to be one -way traffic. a. Check the one -way and two -way vehicular circulation arrows on all plans to ensure conformity. RESPONSE: One -way traffic is correct 3. Provide the dimension (width) of drive aisle between the ATM machine and the "top end" of the parking stalls to the north. It does not appear that there is sufficient width available to accommodate the City's required dimensions for parking, drive - aisle, and drive -aisle for the ATM. See Off - street Parking Area Dimensions Figure 16 in the City's Zoning Code. RESPONSE: The revised plan meets the parking code. Given the current parking configuration (90 degree parking angle & 9' wide stall), and assuming the drive -aisle for the parking is one -way only, a total minimum depth of 73' is needed (61' for the parking & drive -aisle plus another 12' for the drive -thru lane for the ATM). RESPONSE: The revised plan meets the parking code. To reduce the depth needed, consider using an angled parking configuration, which would also reinforce the one -way aspect of the drive - aisle. In addition, one drive -thru teller lane may need to be eliminated. Page 6 Q:\32. 2177. 089\ Documentation\3 _Regulatory\3BD\BAR final responses\design team responses.doc • • Bank of America Design Review Responses (cont'd) RESPONSE: The revised plan meets the parking code. 4. There is a potential vehicular circulation conflict area between the parking car movements north of the ATM drive -thru and those cars in the ATM lane. We recommend separating the drive -aisle for the parking traffic from the ATM drive -thru lane via a landscaped median. This could also be used to meet your interior parking lot landscaping requirement. RESPONSE: The revised plan meets the parking code. 5. The configuration and location of the landscape island in the southeast corner of the property conflicts with the flow of traffic exiting along the south side of the property. Reshape and set opposite the landscape island to the north. RESPONSE: The landscape island protects the existing 90 degree parking East of the Bank of America site. 6. The five parking spaces on the south side of the property do not seem practical. RESPONSE: Parking spaces comply with code 7. Provide a parking count for the use. 46 spaces? Identify the number of bicycle parking spaces required and provided (1 space per 50 parking stalls is required, with a minimum of 2 spaces). Where will the bicycle parking be located? RESPONSE: See parking plan for site totals. The bicycle rack is located near the front entrance at the .Northwest corner of the building. Building Design 1. Provide us with more detail regarding the east face of the building. The east face of the building requires horizontal modulation. Provide drawings showing the location of seams in the composite metal paneling. Again, consider foundation planting. RESPONSE: Refer updated Architectural Elevations BAR -A.06 2. Provide drawings of the south facing corner of the building showing the location of seams in the composite metal paneling. RESPONSE: Refer updated Architectural Elevations BAR -A.06 3. Lower the roof (but not the parapet) that supports the roof -top mechanicals, allowing for additional screening. Sheet B -A.06 states "roof mechanical unit outline, approximate" - provide specs and scaled drawings to illustrate actual size and visibility. See TMC 18.60.050 4e for code citation. Page 7 Q: X32.2177. 089\ Documentation \3_Regulatory\3BD\BAR final responses\design team responses.doc • • Bank of America Design Review Responses (cont'd) RESPONSE: Proposed design complies per request. 4. We have questions regarding the shape and function of the "L" shaped support structure that extends down from the south -east corner of the canopy. Please be prepared to discuss. RESPONSE: Refer updated Architectural Elevations BAR -A.06 5. Sheet BAR -A.02. Drive -thru canopy at southeast corner has a "jag" in it. Explain what is going on here. RESPONSE: Refer updated Architectural Elevations BAR -A.06 6. The canopy extension over the "L" shaped support structure appears to be longer on Sheet BAR -A.02 than shown on other sheets. Please confirm the length. RESPONSE: Refer updated Architectural Elevations on sheet BAR -A.06 7. There appears to be a large "space" between the metal shade located at the front of the building and the building. We are concerned about safety since this space appears large enough for a person to hide, as well as being easily accessible. RESPONSE: See previous note for .Design issue #2 Lighting 1. Please provide a lighting level plan for the entire site, including the building area, the plaza and the parking lot. Lighting for the canopy area was provided; include the entire site and all outdoor areas in the plan. RESPONSE: Lighting of the entire mall expansion was approved under the BAR for the mall expansion. One light pole will he relocated to accommodate the drive thru. Thiss will not diminish the lighting standards. See Sheets BAR -A.02 for building lighting at grade & BAR -A.04 for overhead lighting in the building canopies. 2. The northwest and southeast corners of the building require outdoor illumination. Provide details of the lighting used. BAR -A.04 shows some exterior lighting at the northeast and southwest corners. RESPONSE: Refer updated Architectural Site Plan on sheet BAR -A.02 3. The front entrance to the building, including the plaza, requires outdoor illumination, particularly for safety at night when accessing the ATM. RESPONSE: Refer updated Architectural Site Plan on sheet BAR -A.02 Page 8 Q:\32. 2177. 089\ Documentation \3_Regulatory \3BD\BAR final responses\design team responses.doc • • Bank of America Design Review Responses (cont'd) 4. Are there light fixtures on the building? Please provide a sample of any exterior Fixtures. Pedestrian lighting on all sides is desired. Sheet BAR A.04 shows in -grade wall washers and in -grade floods. Provide schematics for these lights and all exterior lighting. The cut sheets provided show an in -grade luminaire —clarify if this is one of those lights. RESPONSE: Cut sheets submitted are intended fixtures. Added lights will be submitted. See sheet BAR -A.04 for overhead lights in the building canopies. Fire Department 1. North fire access lane shall be striped per City requirements. TMC 16.16.070.1 -18 RESPONSE: Fire land will be striped on the North side of the fire lane 2. Confirm that the radius of the south drive from Strander to the north fire access lane meets Fire Department standards. TMC 16.16.070.1 -18, the radius for the vehicle access to the building. RESPONSE: The existing radius at Strander is to remain. The north access is consistent with the radii within the mall. 4. PIV needs to be shown on Fire line to building. See the previous comment on utility location. RESPONSE: Will provide as part of utility submittal Signs 1. Reference the City's sign code to determine if the proposed drive -thru signage meets code. Specifically, see TMC 19.22.010. If the site requires more than 4 drive -thru signs, a permit will be required. Signage does not have to be reviewed as part of design review but if the signage for the site is known, consider submitting for preliminary review as a part of design review. RESPONSE: Referenced signs will be submitted for subsequent permit review. Miscellaneous Comments 1. Prior to starting construction, contact Kathy Williamson of BP Olympic Gas Pipeline Company at 425- 235 -7767. They may require time to review and comment on plans. Page 9 Q:\32. 2177. 0890ocumentation \3_Regulatory \3BD\BAR final responses\design team responses.doc • • Bank of America Design Review Responses (cont'd) RESPONSE: Will contact CC: Lynn Miranda, Tukwila; Ellen Johnson, JLL; Richard Chung, Westfield; Bill Fortunato, Pacland; Angie Vos, Glander, Sid Scarboro, Brian van Stipdonk Page 10 Q: 132. 2177. 089\ Documentation \3_Regulatory \3BD\BAR final responses\design team responses.doc • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director MEMORANDUM To: Tim Pfeiffer From: Stacy MacGregor, Planner Date: March 24, 2008 RE: L08 -001 - Bank of America Design Review Please find below a list issues compiled by Community Development, Public Works, Fire, and Building Department staff regarding the Bank of America project. These comments have been modified slightly following our meeting on March 17, 2008. In order to move forward with your application, we need a response on the following comments. Some may involve a revision of the plans and other comments may just be addressed in writing as way of an explanation. In the meantime, please don't hesitate to call me at 206.431.3670 if you have any questions. Site Design Issues 1. Sheet BAR -A.02. We have questions regarding the property lines that need to be clarified that may affect whether your proposal meets the City's development standards. For example, your proposal may not meet required set -backs on the west, north and east sides. On the west side, the solar screen encroaches; on the north side; the canopy and solar screen encroaches; on the east side, the drive -thru canopy encroaches. The drive -thru is not located on the bank's property. 2. The sidewalk along the east side of the building provides a pedestrian route to the north from the southern building exit. However, the solar shade appears to project into the sidewalk forcing a pedestrian to enter the drive aisle. Also, this solar shade appears to project far enough from the building to create a "hiding space ". Provide detail on how this will be prevented. Does a sidewalk on the east side of the building make sense? Consider eliminating the sidewalk on the east side of the building, replacing it with foundation planting (see similar comments under Landscaping). SM Page 1 03/27/2008 H: \Stacy's Current Planning\BofA \Staff comments 2.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • If the sidewalk on the eastern side of the building remains, provide a direct connection to the sidewalk along Strander Blvd. 3. Consider re- routing the sidewalk from the emergency exit door southward to the Strander Blvd sidewalk and westward to the sidewalk on the western side of the building. Extend the landscape bed to the building edge, and include tall trees in the foundation plantings to mitigate the horizontal expanse of the building's south face. Consider a curved pathway (rather than straight); as a pedestrian oriented path, it won't count against the landscaping area and will be masked by landscaping more completely if it is curved. 4. Is the sidewalk at the front entrance to the bank scored? If so, what is the pattern, size of square, etc? 5. Please clarify what is happening in the SW corner of the site in the sidewalk area k,,5°` surrounding the large traffic utility boxes. Verify what will happen to the space and landscaping if the sign is relocated to the west side of the drive. . The compacted screened gravel walkway does not meet City code. Please clarify what you were intending to achieve by using this material. Perhaps we can come up with another alternative or provide a description/photos. b. alternating location of landsca lantings on thi walkway creates difficulty for those le usin g walkers or wheelc s. Relocate the antin s to the north side of the walkwa . V OQ 7. Clarify what the circles shown along the south side of the sidewalk are. If they are \_Cf;:strP 8. Clarify why the concrete sidewalk on Strander Blvd does not continue eastward down the entire length of the parking lot. r-- ry existing trees, verify their location. Lso't` .RA.7 9. Clarify how trash is removed from the site. Are there loading or storage needs? See TMC 18.52.080 and 090. 10. a. The landscape plan (sheet L -1) does not match the site plan (sheet C -1.6) at the southeast corner of the building where the electrical transformer is located. The site plan shows this area paved, while it is shown as landscaped on sheet L -1. b. The revised plans must group all utilities and above ground mechanical equipment in the same area, with the intent of trying to minimize their visual impact on the pedestrian environment and public areas. Please see the comment from the Fire Department regarding the PIV. Relocate the fire line eastward, grouping it with the electrical transformer. Screen the utilities as much as possible with landscaping. SM Page 2 03/27/2008 H:\Stacy's Current Planning\BofA\Staff comments 2.doc • • Landscaping 1. Provide area in square feet for each proposed landscape bed and the total amount on- site. 2. Interior parking lot landscaping. We will need to see quantification (in square feet) of the amount of interior parking lot landscaping area on your site. TMC 18.52.035.3.a sets forth a required 15 square feet of landscaping required per parking stall within l the TUC zone. C 18.52.035.4 requires interior landscape islands to break up expanses of aving. Landscaped areas shall be placed with no more than 10 parking spaces in a row between islands. This would apply to the parking on both sides of the landscaped walkway and the eastern edge of the site. b. TMC 18.52.035.4 establishes planting standards for interior landscape islands in parking lots. Verify that all planting islands meet code. For example, all interior parking area landscape islands are required to be at least 100 s.f. in area, 6' in all directions, and generally the length of the adjacent parking space. Size is measured from the planting bed not the curb. c. Increase the size of the quarter circle island at the south -east corner to ensure it can 1 support a tree. 4. Provide details on the size of the boulders in the proposed landscape islands. An approximate size or diameter so we can conceptualize the plan. Tl 18.52.020 regarding perimeter landscaping and 18.28.080 regarding basic develo' bn Stran tan sit ent stand s in th Boule\ ar wil eed to be long re se UC require 15' of land 1 frontage in to : ect hes quire. ntire p - • ing with the front setback ding .. ki :. ea e ents. dd 5'of landscaping, including trees, separating the back of sidewalk from the ank's parking lot along the southern perimeter. Strander Blvd is anticipated to be a key pedestrian- oriented corridor within the City's urban center. To increase the attractiveness of the corridor for pedestrians, consider incorporating a mix of landscaping and architectural detail (such as arbors) in this landscaping strip as a visual screen of the queuing from the sidewalk. 7. Foundation landscaping. To break up the large horizontal expanse of the building's east face, low height foundation plantings should be incorporated between the sidewalk and the building. As an alternative, you could also consider using a trellis on the walls on either side of the teller window. (See similar comments under Building Design) 8. As a reminder, all landscaped areas will need to be irrigated. SM Page 3 03/27/2008 H:\Stacy's Current Planning\BofA\Staff comments 2.doc • • 9. Add the plant graphic to the plant materials list so that landscape plan can be read easily. 10. Plant materi als. a. Jacquemontii Birch has shallow roots, is short-live, and likes to be moist. Are the landscape islands in the parking lot an appropriate location for these species? What tree is being used in the rest of the mall parking islands? b. Sweetgum has shallow roots that may interfere with pavement. Are these appropriate trees for this location? c. Ice Dance sedge needs shade. Is it located appropriately? d. Consider adding more evergreens throughout the plan. e. Consider adding more ornamental grasses (Little Bunny and Karl Forester) and Pieris to the south and south -west sides of the building. Ens - that the perim er landscapin: eets TMC 52.030 Typ I Landscap regardi : trees, shrubs a ' d ground cove . or example, a tree is r uired for e ' -ry 0 lineal - -t of required p meter, exclude : curb cuts. A five tree long the so th and-we . sides of the bu s ing (10 trees to : . Consider u ' g Japane Sno bell. g 12. Existing landscaping on the western side of the building is in poor shape and sparse. Confirm that these plantings match the landscape plan. 13. Locate the flagpole so it can be accessed easily within the planter bed without �QC harming the landscaping. Parking and Vehicular Circulation 1. Need to indicate if any of the parking spaces are compact spaces. Please refer to TMC 18.56.090 for standards regarding Compact Car Allowance. 2. Clarify whether the drive -aisle serving the parking area north of the ATM lane is intended for one or two way traffic. We are assuming it to be one -way traffic. a. Check the one -way and two -way vehicular circulation arrows on all plans to ensure conformity. 3. Provide the dimension (width) of drive aisle between the ATM machine and the "top end" of the parking stalls to the north. It does not appear that there is sufficient width available to accommodate the City's required dimensions for parking, drive - aisle, and SM Page 4 03/27/2008 H:\Stacy's Current Planning\BofA\Staff comments 2.doc • • drive -aisle for the ATM. See Off - street Parking Area Dimensions Figure 16 in the City's Zoning Code. Given the current parking configuration (90 degree parking angle & 9' wide stall), and assuming the drive -aisle for the parking is one -way only, a total minimum depth / of 73' is needed (61' for the parking & drive -aisle plus another 12' for the drive -thru lane for the ATM). „px To reduce the depth needed, consider using an angled parking configuration, which would also reinforce the one -way aspect of the drive- aisle. In addition, one drive -thru teller lane may need to be eliminated. C24. here is a potential vehicular circulation conflict area between the parking car ovements north of the ATM drive -thru and those cars in the ATM lane. We recommend separating the drive -aisle for the parking traffic from the ATM drive -thru lane via a landscaped median. This could also be used to meet your interior parking lot landscaping requirement. O The configuration and location of the landscape island in the southeast corner of the property conflicts with the flow of traffic exiting along the south side of the property. Reshape and set opposite the landscape island to the north. 6. The five parking spaces on the south side of the property do not seem practical. 7. Provide a parking count for the use. 46 spaces? Identify the number of bicycle parking spaces required and provided (1 space per 50 parking stalls is required, with a minimum of 2 spaces). Where will the bicycle parking be located? Building Design 1. Provide us with more detail regarding the east face of the building. The east face of the building requires horizontal modulation. Provide drawings showing the location of seams in the composite metal paneling. Again, consider foundation planting. 2. Provide drawings of the south facing corner of the building showing the location of seams in the composite metal paneling. 3. Lower the roof (but not the parapet) that supports the roof -top mechanicals, allowing for additional screening. Sheet B -A.06 states "roof mechanical unit outline, approximate" - provide specs and scaled drawings to illustrate actual size and visibility. See TMC 18.60.050 4e for code citation. 4. We have questions regarding the shape and function of the "L" shaped support structure that extends down from the south -east corner of the canopy. Please be prepared to discuss. SM Page 5 03/27/2008 H:\Stacy's Current Planning\BofA\Staff comments 2.doc • • 5. Sheet BAR -A.02. Drive -thru canopy at southeast corner has a "jag" in it. Explain what is going on here. 6. The canopy extension over the "L" shaped support structure appears to be longer on . Sheet BAR -A.02 than shown on other sheets. Please confirm the length. 7. There appears to be a large "space" between the metal shade located at the front of the building and the building. We are concerned about safety since this space appears large enough for a person to hide, as well as being easily accessible. Lighting 2 )c Please provide a lighting level plan for the entire site, including the building area, the plaza and the parking lot. Lighting for the canopy area was provided; include the entire site and all outdoor areas in the plan. The northwest and southeast corners of the building require outdoor illumination. Provide details of the lighting used. BAR -A.04 shows some exterior lighting at the northeast and southwest corners. The front entrance to the building, including the plaza, requires outdoor illumination, particularly for safety at night when accessing the ATM. Are there light fixtures on the building? Please provide a sample of any exterior fixtures. Pedestrian lighting on all sides is desired. Sheet BAR A.04 shows in -grade wall washers and in -grade floods. Provide schematics for these lights and all exterior lighting. The cut sheets provided show an in -grade luminaire —clarify if this is one of those lights. Fire Department 1. North fire access lane shall be striped per City requirements. TMC 16.16.070.1 -18 Confirm that the radius of the south drive from Strander to the north fire access lane meets Fire Department standards. TMC 16.16.070.1 -18, the radius for the vehicle access to the building. 3. PIV needs to be shown on Fire line to building. See the previous comment on utility location. Signs 1. Reference the City's sign code to determine if the proposed drive -thru signage meets code. Specifically, see TMC 19.22.010. If the site requires more than 4 drive -thru signs, a permit will be required. Signage does not have to be reviewed as part of SM Page 6 03/27/2008 H:1Stacy's Current Planning\BofA\Staff comments 2.doc 1 • design review but if the signage for the site is known, consider submitting for preliminary review as a part of design review. Miscellaneous Comments 1. Prior to starting construction, contact Kathy Williamson of BP Olympic Gas Pipeline Company at 425- 235 -7767. They may require time to review and comment on plans. CC: Lynn Miranda SM Page 7 03/27/2008 H:\Stacy's Current Planning\BofA \Staff comments 2.doc Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION 3ac.,0\cc p- HEREBY DECLARE THAT: Notice of Public Hearing Notice of Public Meeting Determination of Non - Significance Board of Adjustment Agenda Pkt Board of Appeals Agenda Pkt Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Planning Commission Agenda Pkt Short Subdivision Agenda Shoreline Mgmt Permit Notice of Action Official Notice Notice of Application FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Notice of Application for Shoreline Mgmt Permit Other Was mailech to each of the addresses listed on this ® day of mar in the year 20 O d Project Name: (\\(.._ ©K rr c_. Project Number: L A -00 Mailer's Signature: n.. Person requesting mailing:. S P NOTICE OF APPLICATION DATED March 10, 2008 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Mr. Tim Pfeiffer OWNER: Bank of America LOCATION: 320 Strander Blvd, Tukwila, Washington FILE NUMBERS: L08 -001 PROPOSAL: Public Hearing Design Review application for a new Bank of America building and drive -up tellers The project entails construction of a new one -story building 7,451 sq. ft. in size, with an attached 4,327 sq. ft. canopy for six drive -up lanes (5 teller and 1 ATM lane). The project relocates the Bank of America - Southcenter Branch from the northeast comer of the Mall site to the intersection of Strander Blvd and the primary Mall entrance. The project files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT Your comments on the project are requested. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on March 24, 2008. If you have questions about this proposal contact Stacy MacGregor, at 206 - 433 -7166. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision on this project or obtain information on your appeal rights by contacting the Department of Community Development at 206 - 431 -3670 DATE OF APPLICATION: February 1.2008 • • : i. AIL II . .... ... .. 11■1 osporpm.il._:7:,7.-.m•-.. A - .r,•..!:-,0 —, . . - PIifillnAr A - 1 01T i !ii II iO mat . !CIRRI III WM OM i I I rrlilacH • , ! ValltEl • MTI!. ...-1 M.AtitallION. 11111=11111 VIRMil A MOE CM . ABERCROMBIE ABERCROMBIE & FITCH ACTIVATE 651 Southcenter Mall 834 Southcenter Mall 709 Southcenter Mall TUKWILA WA 98188 TUKWILA WA 98189 TUKWILA WA 98190 ALDO ALERT CELLULAR (T- MOBILE) (BY SEARS) 729 Southcenter Mall 600 Southcenter Mall TUKWILA WA 98191 TUKWILA WA 98192 ALERT CELLULAR KIOSK (T- MOBILE) (NORDSTROM) KIOSK at Southcenter Mall TUKWILA WA 98193 AMERICAN EAGLE OUTFITTERS ANN TAYLOR LOFT APPLE 707 Southcenter Mall 719 Southcenter Mall 733 Southcenter Mall TUKWILA WA 98194 TUKWILA WA 98195 TUKWILA WA 98196 AT &T BAHAMA BREEZE BAKERS KIOSK at Southcenter Mall 15700 Southcenter Parkway 969 Southcenter Mall TUKWILA WA 98197 TUKWILA WA 98198 TUKWILA WA 98199 BANK OF AMERICA BASKIN- ROBBINS BATH & BODY WORKS 225 Tukwila Parkway 886 Southcenter Mall 650 Southcenter Mall TUKWILA WA 98200 TUKWILA WA 98201 TUKWILA WA 98202 BEN BRIDGE 258 Southcenter Mall TUKWILA WA 98203 BODY JEWELRY PLUS 985 Southcenter Mall TUKWILA WA 98204 BODY SHOP, THE 1036 Southcenter Mall TUKWILA WA 98205 BOSSWEAR BROOKSTONE BUCKLE 1111 Southcenter Mall 858 Southcenter Mall 846 Southcenter Mall TUKWILA WA 98206 TUKWILA WA 98207 TUKWILA WA 98208 CACHE' CARLTON CARDS CATHY JEAN 711 Southcenter Mall 664 Southcenter Mall 739 Southcenter Mall TUKWILA WA 98209 TUKWILA WA 98210 TUKWILA WA 98211 CHAMPS SPORTS 1040 Southcenter Mall TUKWILA WA 98212 CHILDREN'S PLACE, THE 1062 Southcenter Mall TUKWILA WA 98215 CHARACTER CORNER 864 Southcenter Mall TUKWILA WA 98213 CHOCOLATE BAR, THE 1024 Southcenter Mall TUKWILA WA 98216 CHEESECAKE FACTORY, THE 230 Southcenter Mali TUKWILA WA 98214 CINGULAR WIRELESS (by Buckle) (Mobile Systems) 214 Southcenter Mall TUKWILA WA 98217 CLAIRE'S ACCESSORIES COMCAST DELL 876 Southcenter Mall KIOSK at Southcenter Mall N/A Southcenter Mall TUKWILA WA 98218 TUKWILA WA 98219 TUKWILA WA 98220 DIAMOND WIRELESS KIOSK at Southcenter Mall TUKWILA WA 98221 ENDLESS INNOVATIONS 422 Southcenter Mall TUKWILA WA 98222 EXCALIBUR CUTLERY & GIFTS 642 Southcenter Mall TUKWILA WA 98223 EXPRESS EXPRESS MEN FAST FIX JEWELRY REPAIR 935 Southcenter Mall 852 Southcenter Mall 905 Southcenter Mall TUKWILA WA 98224 TUKWILA WA 98225 TUKWILA WA 98226 FIRESTONE FOOT LOCKER FOREVER 21 215 Andover Park West 957 Southcenter Mall 826 Southcenter Mall TUKWILA WA 98227 TUKWILA WA 98228 TUKWILA WA 98229 FRANKLIN COVEY 626 Southcenter Mall TUKWILA WA 98230 FRED MEYER JEWELER 1119 Southcenter Mall TUKWILA WA 98231 FRIEDLANDER'S JEWELERS 676 Southcenter Mall TUKWILA WA 98232 FYE GADZOOKS GAMESTOP 1000 Southcenter Mall 862 Southcenter Mall 1004 Southcenter Mall TUKWILA WA 98233 TUKWILA WA 98234 TUKWILA WA 98235 GAP GAP KIDS GENE JUAREZ SALON & SPA 1048 Southcenter Mall 1052 Southcenter Mall 1070 Southcenter Mall TUKWILA WA 98236 TUKWILA WA 98237 TUKWILA WA 98238 GENERAL NUTRITION CENTERS 911 Southcenter Mall TUKWILA WA 98239 GODIVA CHOCOLATIER 309 Southcenter Mall TUKWILA WA 98240 GORDON'S JEWELERS 870 Southcenter Mall TUKWILA WA 98241 GUESS? GYMBOREE HALLMARK 321 Southcenter Mall 654 Southcenter Mall 715 Southcenter Mall TUKWILA WA 98242 TUKWILA WA 98243 TUKWILA WA 98244 HELZBERG DIAMONDS 814 Southcenter Mall TUKWILA WA 98245 HOT TOPIC 1005 Southcenter Mall TUKWILA WA 98246 ICING BY CLAIRE'S 973 Southcenter Mall TUKWILA WA 98247 • • ISIS JAMBA JUICE JCPENNEY 759 Southcenter Mall 680 Southcenter Mall 1200 Southcenter Mall TUKWILA WA 98248 TUKWILA WA 98249 TUKWILA WA 98250 JOHNNY ROCKETS JOURNEY'S JUST SPORTS 903 Southcenter Mall 880 Southcenter Mall 1103 Southcenter Mall TUKWILA WA 98251 TUKWILA WA 98252 TUKWILA WA 98253 KEY BANK 275 Andover Park West TUKWILA WA 98254 KING COUNTY LIBRARY SYSTEMS 1115 Southcenter Mall TUKWILA WA 98255 KITS CAMERAS 1020 Southcenter Mall TUKWILA WA 98256 LANE BRYANT LENSCRAFTERS LIDS 953 Southcenter Mall 615 Southcenter Mall 1014 Southcenter Mall TUKWILA WA 98257 TUKWILA WA 98258 TUKWILA WA 98259 LIDS (4 -WAY) 735 Southcenter Mall TUKWILA WA 98260 LIMITED, THE 315 Southcenter Mall TUKWILA WA 98261 LIMITED TOO 947 Southcenter Mall TUKWILA WA 98262 MACY'S MADE IN WASHINGTON MARINERS TEAM STORE 500 Southcenter Mall 618 Southcenter Mall 804 Southcenter Mall TUKWILA WA 98263 TUKWILA WA 98264 TUKWILA WA 98265 MED SPA MERVYN'S MOBILE SOLUTIONS (by foodcourt) (T Mobile) 989 Southcenter Mall 1100 Southcenter Mall 1010 Southcenter Mall TUKWILA WA 98266 TUKWILA WA 98267 TUKWILA WA 98268 MOTHERHOOD MATERNITY MRS. FIELDS COOKIES NATURALIZER 1018 Southcenter Mall 872 Southcenter Mall 668 Southcenter Mall TUKWILA WA 98269 TUKWILA WA 98270 TUKWILA WA 98271 NEXTEL (Sprint) Enhananced NEW YORK & COMPANY NORDSTROM 301 Southcenter Mall 941 Southcenter Mall 100 Southcenter Mall TUKWILA WA 98272 TUKWILA WA 98273 TUKWILA WA 98274 ORANGE JULIUS/DAIRY QUEEN 896 -B Southcenter Mall TUKWILA WA 98275 OLIVE GARDEN 310 Strander TUKWILA WA 98276 PACIFIC SUNWEAR 803 Southcenter Mall TUKWILA WA 98277 PAGODA PLUS PARFUMERIE PAYLESS SHOESOURCE 1050 Southcenter Mall 262 Southcenter Mall 993 Southcenter Mall TUKWILA WA 98278 TUKWILA WA 98279 TUKWILA WA 98280 PERFUMANIA PICTURE PEOPLE PIERCING PAGODA 745 Southcenter Mall 688 Southcenter Mall 1016 Southcenter Mall TUKWILA WA 98281 TUKWILA WA 98282 TUKWILA WA 98283 PRESICION TIME PRETZEL TIME WALL BOUTIQUE QWEST KIOSK Southcenter Mall 402 Southcenter Mall 913 Southcenter Mall TUKWILA WA 98284 TUKWILA WA 98285 TUKWILA WA 98286 RADIO SHACK 1003 Southcenter Mall TUKWILA WA 98287 RAINFOREST CAFE 290 Southcenter Mall TUKWILA WA 98288 RAVE (G &G) 1007 Southcenter Mall TUKWILA WA 98289 REGIS SALON SEARS SEATTLE TEAM SHOP 907 Southcenter Mall 400 Southcenter Mall 610 Southcenter Mall TUKWILA WA 98290 TUKWILA WA 98291 TUKWILA WA 98292 SELECT COMFORT 640 Southcenter Mall TUKWILA WA 98293 SMART WIRELESS (AT &T) 913 Southcenter Mall TUKWILA WA 98296 SHIRTZ TO GO 755 Southcenter Mall TUKWILA WA 98294 SOUTHCENTER GALLERY 646 Southcenter Mall TUKWILA WA 98297 SILVER DREAMZ KIOSK at Southcenter Mall TUKWILA WA 98295 SOUTHCENTER COBBLERS 716 Southcenter Mall TUKWILA WA 98298 SPENCER GIFTS SPRINT (Nextel) STARBUCKS 614 Southcenter Mall 301 Southcenter Mall 806 Southcenter Mall TUKWILA WA 98299 TUKWILA WA 98300 TUKWILA WA 98301 SUNGLASS DESIGNS 333 Southcenter Mall TUKWILA WA 98302 SUNGLASS HUT I 923 Southcenter Mall TUKWILA WA 98303 SUNGLASS HUT II 722 Southcenter Mall TUKWILA WA 98304 SWEET FACTORY TALBOTS TALLS CAMERA 977 Southcenter Mall 242 Southcenter Mall 672 Southcenter Mall TUKWILA WA 98305 TUKWILA WA 98306 TUKWILA WA 98307 • THAT KITCHEN SHOP 660 Southcenter Mall TUKWILA WA 98308 THINGS REMEMBERED 820 Southcenter Mall TUKWILA WA 98309 • T- MOBILE KIOSK KIOSK Southcenter Mall TUKWILA WA 98310 T- MOBILE U S POST OFFICE VANS 757 Southcenter Mall 225 Andover park West 1058 Southcenter Mall TUKWILA WA 98311 TUKWILA WA 98312 TUKWILA WA 98313 VERIZON WIRELESS 622 Southcenter Mall TUKWILA WA 98314 VERIZON WIRELESS KIOSK 706 Southcenter Mall TUKWILA WA 98315 VICTORIA'S SECRET 303 Southcenter Mall TUKWILA WA 98316 WALDENBOOKS WALKING COMPANY, THE WATCH WORLD 270 Southcenter Mall 925 Southcenter Mall 1034 Southcenter Mall TUKWILA WA 98317 TUKWILA WA 98318 TUKWILA WA 98319 WEISFIELD JEWELERS 636 Southcenter Mall TUKWILA WA 98320 WETZEL'S PRETZEL'S 981 Southcenter Mall TUKWILA WA 98321 WHISTLE WORKWEAR 1107 Southcenter Mall TUKWILA WA 98322 WHITEHALL JEWELERS WILSONS LEATHER ZALES 1030 Southcenter Mall 727 Southcenter Mall 921 Southcenter Mall TUKWILA WA 98323 TUKWILA WA 98324 TUKWILA WA 98325 ZUMIEZ 5 MINUTE ROCK CHIP AROMATHERAPY 1008 Southcenter Mall CART at Southcenter Mall CART at Southcenter Mall TUKWILA WA 98326 TUKWILA WA 98330 TUKWILA WA 98331 AROS MASSAGE CART at Southcenter Mall TUKWILA WA 98332 CAR MANIA CART at Southcenter Mall TUKWILA WA 98333 CHERRY HILL CART at Southcenter Mall TUKWILA WA 98334 CORIOLISS CROCS ENGRAVABLE ART CART at Southcenter Mall CART at Southcenter Mall CART at Southcenter Mall TUKWILA WA 98335 TUKWILA WA 98336 TUKWILA WA 98337 GW PORTRAITS GLOBAL CELLULAR JUNO CART at Southcenter Mall CART at Southcenter Mall CART at Southcenter Mall TUKWILA WA 98338 TUKWILA WA 98339 TUKWILA WA 98340 MAI rI SILVER CART at Southcenter Mall TUKWILA WA 98341 PERSONAL EMBROIDERY CART at Southcenter Mall TUKWILA WA 98344 SEACRET SPA CART at Southcenter Mall TUKWILA WA 98347 WHISTLE WORKWEAR 1107 at Southcenter Mall TUKWILA WA 98350 • • N.Y.S. CART at Southcenter Mall TUKWILA WA 98342 PROACTIVE SOLUTIONS CART at Southcenter Mall TUKWILA WA 98345 SUNGLASS KING CART at Southcenter Mall TUKWILA WA 98348 ORIGINAL FUNTIME GUMBALL FACTORY CART at Southcenter Mall TUKWILA WA 98343 ROSETTA STONE CART at Southcenter Mall TUKWILA WA 98346 SUPER STEAM (TLS EXPRESS) CART at Southcenter Mall TUKWILA WA 98349 Was mailed to a ch of the addresses listed on this year 20 0 day of in the Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION ((Lb HEREBY DECLARE T HAT. Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Project Name: 46 L .: Board of Adjustment Agenda Pkt ,Ao / Determination of Significance & Scoping Notice Mailer's Signature: Board of Appeals Agenda Pkt Notice of Action (l / Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to a ch of the addresses listed on this year 20 0 day of in the . Project Name: 46 L .: f // / . - dr Z-053>/1- OO / ,Ao / Project Number: Mailer's Signature: of iir Person requesting mailing: (l / c,I 6:Q�-,�` NOTICE OF APPLICATION DATED February 28, 2008 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Mr. Tim Pfeiffer OWNER: Bank of America LOCATION: 320 Strander Blvd, Tukwila, Washington FILE NUMBERS: L08 -001 PROPOSAL: Public Hearing Design Review application for a new Bank of America building and drive -up tellers The project entails construction of a new one -story building 7,451 sq. ft. in size, with an attached 4,327 sq. ft. canopy for six drive -up lanes (5 teller and 1 ATM lane). The project relocates the Bank of America - Southcenter Branch from the northeast corner of the Mall site to the intersection of Strander Blvd and the primary Mall entrance. The project files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT Your comments on the project are requested. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on March 21, 2008. If you have questions about this proposal contact Stacy MacGregor, at 206 - 433 -7166. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision on this project or obtain information on your appeal rights by contacting the Department of Community Development at 206 - 431 -3670 DATE OF APPLICATION: February 1. 2008 • • �i�T :. yr ,..t Ate..... • • F Z J CL w CL Q U (11 0 J )- Ce Z 2 c Ls Teriyaki Time 80 ANDOVER PARK W TUKWILA, WA 98188 -2800 Precision Bowling Pro Shops 100 ANDOVER PARK W #100 TUKWILA, WA 98188 -2826 C &C Communications 100 ANDOVER PARK W #120 TUKWILA, WA 98188 -2826 Marinepolis USA, Inc. 100 ANDOVER PARK W #160 TUKWILA, WA 98188 -2828 Southcenter Firestone 215 ANDOVER PARK W TUKWILA, WA 98188 -2804 Recreational Equipment, Inc. 240 ANDOVER PARK W TUKWILA, WA 98188 -2802 Barnes & Noble Bksellers Inc 300 ANDOVER PARK W #200 TUKWILA, WA 98188 -3327 Seattle Lighting 300 ANDOVER PARK W #600 TUKWILA, WA 98188 -3343 Bahama Breeze ( #3035) 15700 SOUTHCENTER PKY TUKWILA, WA 98188 -2827 Bright Now Dental 16400 SOUTHCENTER PKY #103 TUKWILA, WA 98188 -3302 US Army Recruiting 90 ANDOVER PARK W TUKWILA, WA 98188 -2800 Entertainment Mgmt Cons Assc 100 ANDOVER PARK W #100 TUKWILA, WA 98188 -2801 Qdoba Mex Grill /ZRC Oper dba 100 ANDOVER PARK W #130 TUKWILA, WA 98188 -2801 Proforma Sweet Promotions 100 ANDOVER PARK W -219 TUKWILA, WA 98188 -2828 Ertl Guitar Works 230 ANDOVER PARK W TUKWILA, WA 98188 -2803 KeyBank National Association 275 ANDOVER PARK W TUKWILA, WA 98188 -2804 Starbucks Coffee ( #388) 300 ANDOVER PARK W #300 TUKWILA, WA 98188 -3327 Sleep Country USA ( #20) 300 ANDOVER PARK W #800 TUKWILA, WA 98188 -3342 CB Richard Ellis, Inc 16400 SOUTHCENTER PKY #100 TUKWILA, WA 98188 -3302 Wash. State Republican Party 16400 SOUTHCENTER PKY #200 TUKWILA, WA 98188 -3302 Acme Bowling, LLC 100 ANDOVER PARK W #100 TUKWILA, WA 98188 -2826 EQPT 100 ANDOVER PARK W #110 TUKWILA, WA 98188 -2826 UPS Store (Chas Group dba) 100 ANDOVER PARK W #150 TUKWILA, WA 98188 -2828 California Pizza Kitchen 150 ANDOVER PARK W TUKWILA, WA 98188 -2801 Guitar Center ( #233) 230 ANDOVER PARK W TUKWILA, WA 98188 -2803 Gamestop ( #817) 300 ANDOVER PARK W #100 TUKWILA, WA 98188 -3327 Office Depot (#984) 300 ANDOVER PARK W #400 TUKWILA, WA 98188 -3339 Courtyard by Marriott 400 ANDOVER PARK W TUKWILA, WA 98188 -3329 Southcenter Cosmetic Surgery 16400 SOUTHCENTER PKY #101 TUKWILA, WA 98188 -3302 Smart Wireless 16400 SOUTHCENTER PKY #205 TUKWILA, WA 98188 -3302 Dew Hotel Company, LLC 16400 SOUTHCENTER PKY #206 TUKWILA, WA 98188 -3341 ALC of Washington, LLC 16400 SOUTHCENTER PKY #210 TUKWILA, WA 98188 -3302 Bear Creek Financial 16400 SOUTHCENTER PKY #306 TUKWILA, WA 98188 -3302 Ribera -Balko Enterprises Fam 16400 SOUTHCENTER PKY #308 TUKWILA, WA 98188 -3302 Charter.Funding/First Magnus 16400 SOUTHCENTER PKY #404 TUKWILA, WA 98188 -3302 Wells Fargo Home Mortgage 16400 SOUTHCENTER PKY #410 TUKWILA, WA 98188 -3340 Fisher Assoc Insurance Brok. 16400 SOUTHCENTER PKY #508 TUKWILA, WA 98188 -3302 See's Candies, Inc. 16425 SOUTHCENTER PKY TUKWILA, WA 98188 -3304 Presentation Services #1538 16500 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 Magnolia Hi Fi 16600 SOUTHCENTER PKY TUKWILA, WA 98188 -3334 Homestone Mortgage, Inc. 16400 SOUTHCENTER PKY #208 TUKWILA, WA 98188 -3383 AETEA Information Tech., Inc 16400 SOUTHCENTER PKY #300 TUKWILA, WA 98188 -3383 MurphyRooms 16400 SOUTHCENTER PKY #307 TUKWILA, WA 98188 -3383 Adams & Assoc./Hire Calling 16400 SOUTHCENTER PKY #400 TUKWILA, WA 98188 -3302 All Covered, Inc. 16400 SOUTHCENTER PKY #404 TUKWILA, WA 98188 -3302 James Dunn 16400 SOUTHCENTER PKY #501 TUKWILA, WA 98188 -3323 Sound ENT Consultants 16400 SOUTHCENTER PKY #514 TUKWILA, WA 98188 -3331 Doubletree Guest Suites 16500 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 McDonald's Restaurant 16501 SOUTHCENTER PKY TUKWILA, WA 98188 -3306 Chevron #1006 220 STRANDER BLVD TUKWILA, WA 98188 -2831 • ALC - Southcenter LLC 16400 SOUTHCENTER PKY #210 TUKWILA, WA 98188 -3302 Equity Residential 16400 SOUTHCENTER PKY #301 TUKWILA, WA 98188 -3383 Inco Properties, Inc. 16400 SOUTHCENTER PKY #308 TUKWILA, WA 98188 -3302 Neeley Insurance Agency Inc. 16400 SOUTHCENTER PKY #403 TUKWILA, WA 98188 -3302 Law Office of Alan M. Singer 16400 SOUTHCENTER PKY #407 TUKWILA, WA 98188 -2547 Panattoni Development 16400 SOUTHCENTER PKY #502 TUKWILA, WA 98188 -3331 AT &T Mobility 16415 SOUTHCENTER PKY TUKWILA, WA 98188 -3304 Advantage Rent -a -Car 16500 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 Outback Steakhouse 16510 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 Southcenter Auto Repair 220 STRANDER BLVD TUKWILA, WA 98188 -2831 Chevron USA, Inc. (91557) 220 STRANDER BLVD TUKWILA, WA 98188 -2831 Pac Guar Mortg/Winstead Grp. 235 STRANDER BLVD #200 TUKWILA, WA 98188 -2812 Target Store (T -627) 301 STRANDER BLVD TUKWILA, WA 98188 -2916 Tulip's Nails 331 STRANDER BLVD TUKWILA, WA 98188 -2916 Mizu Japanese Steakhse /Sushi 339 STRANDER BLVD TUKWILA, WA 98188 -2916 Mongolian Grill (YunEun Inc) 361 STRANDER BLVD TUKWILA, WA 98188 -2916 Simply Thai Restaurant 375 STRANDER BLVD TUKWILA, WA 98188 -2916 Quizno's Classic Subs 385 STRANDER BLVD #J TUKWILA, WA 98188 -2916 Bed, Bath & Beyond ( #371) 400 STRANDER BLVD TUKWILA, WA 98188 -2919 Albert Lee Appliance 404 STRANDER BLVD TUKWILA, WA 98188 -2919 Cheesecake Factory 230 STRANDER BLVD TUKWILA, WA 98188 -2831 EE Robbins /Engagemt Ring Str 235 STRANDER BLVD TUKWILA, WA 98188 -2809 Olive Garden Ital Rest #1584 310 STRANDER BLVD TUKWILA, WA 98188 -2939 Starbucks Coffee ( #331) 333 STRANDER BLVD TUKWILA, WA 98188 -2916 Boater's Wrld DiscMarine Ctr 351 STRANDER BLVD TUKWILA, WA 98188 -2916 Maytag Store (NW Retail dba) 363 STRANDER BLVD TUKWILA, WA 98188 -2916 Sleep Country USA (#04) - 377 STRANDER BLVD TUKWILA, WA 98188 -2916 AT &T Mobility 387 STRANDER BLVD TUKWILA, WA 98188 -2916 Puetz Golf 402 STRANDER BLVD #100 TUKWILA, WA 98188 -2919 Southctr Orthodontics /J. Hou 411 STRANDER BLVD #102 TUKWILA, WA 98188 -2961 • All About Weddings 235 STRANDER BLVD #100 TUKWILA, WA 98188 -2812 Simply Thai USA, Inc. 235 STRANDER BLVD TUKWILA, WA 98188 -2809 International Jewelers 321 STRANDER BLVD TUKWILA, WA 98188 -2916 Go Wireless, Inc. 335 STRANDER BLVD TUKWILA, WA 98188 -2916 Washington Mutual Bank 359 STRANDER BLVD TUKWILA, WA 98188 -2916 FHI / Busy Body Home Fitness 365 STRANDER BLVD TUKWILA, WA 98188 -2916 Supercuts (WA715) _383 STRANDER BLVD TUKWILA, WA 98188 -2916 Zoopa Restaurant 393 STRANDER BLVD TUKWILA, WA 98188 -2916 Furniture Factory Direct 402 STRANDER BLVD TUKWILA, WA 98188 -2919 Robert E. Buda, DDS. M.S. 411 STRANDER BLVD #102 TUKWILA, WA 98188 -2979 Br.an,Povolpy, DDS 411 STRANDER BLVD #104 TUKWILA, WA 98188 -2924 Douglas F Whitfield DDS PLLC 411 STRANDER BLVD #201 TUKWILA, WA 98188 -2924 Ronald R. Bechtold, DDS 411 STRANDER BLVD #203 TUKWILA, WA 98188 -2924 Anthony G. Di Re, DDS 411 STRANDER BLVD #206 TUKWILA, WA 98188 -2951 Breast Diagnostic Centers 411 STRANDER BLVD #303 TUKWILA, WA 98188 -2924 Medical Centers Mgmt Company 411 STRANDER BLVD #308 TUKWILA, WA 98188 -2924 Sun Signs 309 TUKWILA PKY TUKWILA, WA 98188 -2913 WinStaffing, LLC 319 TUKWILA PKY TUKWILA, WA 98188 -2913 Qualstar Credit Union 327 TUKWILA PKY TUKWILA, WA 98188 -2913 Rockier Woodworking/Hardware 345 TUKWILA PKY TUKWILA, WA 98188 -2913 Peter W. Wylie, DDS 411 STRANDER BLVD #105 TUKWILA, WA 98188 -2977 Lowell D. Neufeld, DDS 411 STRANDER BLVD #201 TUKWILA, WA 98188 -2960 Robert D. Dean, DDS 411 STRANDER BLVD #204 TUKWILA, WA 98188 -2924 Pan- Pacific Dentistry, PC 411 STRANDER BLVD #207 TUKWILA, WA 98188 -2924 James R. Stephens, DDS, MSD 411 STRANDER BLVD #306 TUKWILA, WA 98188 -2946 Bank of America 225 TUKWILA PKY TUKWILA, WA 98188 -2870 Tux Shop 311 TUKWILA PKY TUKWILA, WA 98188 -2913 Discount Gun Sales, LLC 321 TUKWILA PKY TUKWILA, WA 98188 -2913 Paper Zone 331 TUKWILA PKY TUKWILA, WA 98188 -2913 US DOD Recruiting Facility 349 TUKWILA PKY TUKWILA, WA 98188 -2913 • Objective Medical Assmt Corp 411 STRANDER BLVD #106 TUKWILA, WA 98188 -2924 Eye 5 Optical 411 STRANDER BLVD #202 TUKWILA, WA 98188 -2959 Patricia Benca, DDS 411 STRANDER BLVD #205 TUKWILA, WA 98188 -2954 Pacific NW Periodontics 411 STRANDER BLVD #302 TUKWILA, WA 98188 -2924 Southcenter Dental 411 STRANDER BLVD #308 TUKWILA, WA 98188 -2942 Pro Golf Discount, Inc. 301 TUKWILA PKY #D TUKWILA, WA 98188 -2913 Life Uniform Company 313 TUKWILA PKY TUKWILA, WA 98188 -2913 Tan Elite 325 TUKWILA PKY TUKWILA, WA 98188 -2913 Clearwater Spas & Stoves 339 TUKWILA PKY TUKWILA, WA 98188 -2913 PEARLE VISION #6427 70 ANDOVER PARK W TUKWILA, WA 98188 -2800 • City of Tukwila • Jim Haggerton, Mayor February 14, 2008 Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Mr. Tim Pfeiffer Gensler 1524 Fifth Avenue, Suite 300 Seattle, WA. 98101 Subject: Bank of America Design Review L08 -001 Dear Mr. Pfeiffer, Your application for public hearing design review for the Bank of America is considered complete on February 14, 2008, for the purposes of meeting state mandated time requirements. 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. 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. After receiving comments from the appropriate departments based on their review of your application, I will contact you to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 433 -7162. Sincerely, L a Miranda Senior Planner cc. L08 -001 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • city of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF INCOMPLETE APPLICATION February 6, 2008 Mr. Tim Pfeiffer Gensler 1524 Fifth Avenue, Suite 300 Seattle, WA. 98101 RE: Bank of America Design Review L08 -001 Dear Mr. Pfeiffer, Your application for Public Hearing Design Review located at 320 Strander Blvd. in Tukwila, Washington has been found to be incomplete. In order to be a complete application, the following must be submitted to the permit center: 1. An adjusted parking count for the Westfield Mall site. Upon receipt of this item, the City will re- review the application for completeness and will mail you written notification of completeness or incompleteness within 14 days. Please also note that you have a remaining balance of $1,340.00 in application fees to be paid to the City of Tukwila. This application will expire if we do not receive the required additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). Please contact me at 206.433.7162 or lmiranda@ci.tukwila.wa.us if you have any questions regarding these matters. Sincerely, Lynn Miranda Senior Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 1524 Fifth Avenue Suite 300 Seattle WA 98101 USA February 1, 2008 Tel 206.654: 2100 Fax 206.654.2121 Lynn Miranda AICP City of Tukwila, Washington Imiranda @ci.tukWila.wa.us • ECEIV FEB 01 2008 C Subject: Bank of America Southcenter Relocation BAR Submittal Dear Lynn: We are pleased to submit the Bank of America Southcenter Relocation project for consideration to the Board of Architectural Review of the City of Tukwila. Bank of America Southcenter Relocation Project Description The relocation of the Bank of America Southcenter branch is the build-Out of a pre- approved pad location in the overall Southcenter Mall renovation. The existing branch is currently situated at the northeast corner of the overall Mall site. Soon to be located off Strander Boulevard at a primary Mall site entry, the relocated Bank of America, along with its retail pad neighbors, enjoys prominent visibility while contributing to the overall improvement to Southcenter Mall. The branch's massing steps down from Strander Boulevard, addresses the challenge of providing a distinctive presence for the tenant while accommodating the scale and accessibility required for a building of this type. A strong presence on Strander Boulevard announces Bank of America to vehicular traffic and anchors the Mall entry. A lower, intimately scaled entry welcomes the customer at the entry. A linear solar- shading device activates the facade along the site entry, linking that of the finely sculpted corner massing and the clean, open massing at the entry. Generous parking, walkways, and landscaping connect the visitor to the branch's entry, creating a physical and visual link with the surrounding development. The walkways accommodate pedestrian and bicycle customers while contiguous parking rows address the needs of those in vehicles, including three accessible parking spaces. The Bank of America Southcenter branch is massed and clad to best express the building's purpose as well as to maintain the highest level of finish, consistent with that of the Southcenter Mall improvement. Articulated masonry clads the bank vault and back -of -house areas, all operationally required to be without windows. Light, finely detailed materials and extensive glazing delineate the public zones. This creates a welcoming environment as well as a beacon in the evening. Helping to facilitate this level of transparency and to dynamically activate the facade, the building makes use of a perforated solar shading device that metaphorically moves along the western face. A distinctive continuous roof element, branded in the Bank's color, unifies the building and the drive - through lanes; tying together all the massing elements and further accentuating the overall feeling of movement. Between the lower massing and the continuous roof, clerestory windows wrap around the west and north, bringing natural daylight into the banking hall and employee and teller work areas. q: \32. 2177. 089 \documentation \3_regu latory\3bd\ 080128- bar \It080129 - projdesc.doc C Gensler • • Lynn Miranda AICP City of Tukwila, Washington February 1, 2008 Page 2 'RECEIVED FEB 01 2008 COMMUNITY DEVELOPMENT The landscaping elements and site improvements are an indispensable component of the building expression. From taller scaled, backlit planting at the more prominent Southcenter site entry, down to the xeriscape ground cover lining the pedestrian paths. Twin pads of low- scaled planting frame the customer entry and help connect the building to the site. Additional planting runs along the landscaped vehicular parking walkway, This links the parking directly to the entry as well as screens the drive aisles from the extended overall Southcenter parking areas. Well within the allowable height and setback requirements for the site, the Bank of America Southcenter branch strives to create an inspiring work environment for employees, an immediately recognizable destination, and the most pleasant setting for customers. All while being a good neighbor to the overall Tukwila Urban Center Zone. Sincerely, Sidney ScartSoro AIA LEED AP Principal BvS /SS Enclosure cc: Ellen Johnson, Jones Lang LaSalle • OAL Tr A-) d 111/.1(44- 4611/14— _cY\ Lila To: Tim Pfeiffer From: Lynn Miranda Date: January 25, 2008 MEMORANDUM 1,0-F [KAI — + mac • 0/1-v-litaT cw ciur iJd v. cwt.+J roe -&L) �l RE: L08 -001 - Bank of America Design Revie (A7 �� „'il;! Please find below a list issues compiled by Community Development, Public Works, Fire, and Building Department staff regarding the Bank of America project. We encourage you to consider these issues as part of your next set of revisions. In the meantime, please don't hesitate to call me at 206.433.7162 or email at lmiranda@ci.tukwila.wa.us ci.tukwila.wa.us if you have any questions or comments. daW- "P4-11 `lr d i Landscaping J 1. Interior parking lot landscaping. We will need to see a quantification of the amount of interior parking lot landscaping area on your site. TMC 18.52.035.3.a sets forth a required 15 square feet of landscaping required per parking stall. City standards also require interior landscape islands to break up expanses of paving. Landscaped areas shall be placed with no more than 10 parking spaces in a row between islands. TMC 18.52.035.4 provides more detail on these requirements. This would apply to the parking on both sides of the landscaped walkway and the eastern edge of the site. We recommend a 5' landscape strip between the sidewalk and the parking lot. 2. Drive -thru lanes — screening from sidewalk. In the future, we anticipate Strander Blvd to be a pedestrian- oriented corridor within the City's urban center. In order to increase the attractiveness of the corridor for pedestrians, we would like you to consider landscaping used as a visual screen of the queuing from the sidewalk. 3. Foundation landscaping. To break up the large horizontal expanse of the building's east face, low height foundation plantings should be incorporated between the sidewalk and the building. As an alternative, you could also consider using a trellis on the walls on either side of the teller window. 4. As a reminder, landscaped areas will need to be irrigated. 5. Exisiting landscaping on the western side of the building is in poor shape and sparse. C\ Does this match the landscape plan? d ll an cfir rAl .414,,„,,,6A-uwa 69-;, .61) 110*i + VA-/ A"AatA('("Q' • • 6. .TMC 18.52.020 regarding perimeter landscaping and 18.28.080 regarding basic development standards in the TUC require 15' of landscaping within the front setback along Strander Boulevard along the entire parcel frontage, including parking area. The site plan will need to be revised to reflect these requirements. Wht about second front along private entrance into mall? Parcel line — from Westfield mall site or BOA? IF BOA, then sidewalk on south side of building is.in required landscape area. In any case, The landscape plan (sheet L -1) does not match the site plan (sheet C -1.6) at the southeast corner of the building where the transformer is located. The site plan shows this area paved, while it is shown as landscaped on sheet L -1. Please clarify. 7. Plant types: check with Sandra/Stacy Parking 1. Need to indicate if any of the parking spaces are compact spaces. Please refer to TMC 18.56.090 for standards regarding Compact Car Allowance. 2. Is the drive -aisle serving the parking area north of the ATM lane intended for one - way traffic? 3. Need the dimension (width) of drive aisle between the ATM drive -thru lane and the parking stalls. It does not appear that there is sufficient width here for parking, drive - aisle, and drive -aisle for the ATM. In its current configuration (90 degree parking angle & 9' wide stall), and assuming the drive -aisle for the parking is one -way only, a total minimum depth of 61' plus another 12' for the drive -thru lane for the ATM is needed. See Off -street Parking Area Dimensions Figure 16 in the City's Zoning Code. In order to achieve the appropriate depth, please consider using an angled parking configuration, which would also reinforce the one -way aspect of the drive - aisle. In addition, one drive -thru teller lane may need to be eliminated. 4. There is also a potential conflict area between the parking car movements north of the ATM drive -thru and those cars in the ATM lane. We recommend separating the parking traffic from the ATM users via a landscaped median, which would define the northern side of the ATM lane. This could also be used to meet your landscaping requirement. Another potential conflict area is both the parked cars and the drive -thru users using the exit aisle (on the east side of the building).We would like to see how this could be 4, ,L- cc Ave- Ala_ ' f s kow Lir? mitigated. One option is to make the parking drive -aisle 2 -way, eliminating the ability to move south into the drive -thru lanes exit aisles. 5. The landscape island in the southeast corner of the property is sized and located inappropriately, potentially conflicting with the flow of traffic along the south side of the property. Could this be resized and set opposite the landscape island to the north? 6. The five parking spaces on the south side of the property do not seem practical. Can this be there is they need to comply with 15' landscape requirement? 7. We need a parking count for the use. 46 spaces? How many bicycle parking spaces are required? 1 space per 50 parking stalls is required, with a minimum of 2 spaces. Where will the bicycle parking be located? Site Design Issues 1. Concrete transformer on SE corner of building and the sidewalk is within the required 15' landscape area. Is this permitted? Ask Dave — where are the fire pipes, etc? 2. Is the sidewalk at the front entrance to the bank scored? If so, what is the pattern, size of square, etc? 3. What is the width of the sidewalk leading to from the front plaza to the sidewalk on the western side of the building? BAR -A.02 is inconsistent with the Sheet C -1.6 in this area. 4. Sheet BAR -A.02. Drive -thru canopy at southeast corner has a "jag" in it. Explain what is going on here. 5. What is the dashed line across the landscaped walkway (north and south sides) and the plaza by the main entrance to the bank? Why is the sidewalk setback by the handicapped parking spaces on the north side of the building? 6. Please clarify what is happening in the SW corner of the site in the sidewalk area surrounding the large traffic utility boxes. 7. Compacted screened gravel walkway does not meet City code. Please clarify what you were intending to achieve by using this material. Perhaps we can come up with another solution. Lighting 1. The northwest corner of the building requires some sort of MEMORANDUM To: Brian van Stipdonk From: Lynn Miranda Date: January 25, 2008 RE: Bank of America - Additional Design Review Issues Please find below a list of the site, landscaping and building design issues Moira Bradshaw and I have assembled regarding the Bank of America proposal, including your most recent southwest elevation and the revised site plan. We encourage you to consider these issues as part of your next steps in the design phase. I look forward to reviewing your design plans, and in the meantime, please don't hesitate to call me at 206.433.7162 or email at lmiranda @ci.tukwila.wa.us if you have any questions or comments. Site Design: • Drive -thru lanes. We are pleased with the relocation of the queuing lanes further to the south. However, based on our observance of the queuing lanes at the existing facility, there appears to be quite a lot of area devoted to this than may actually be needed. Do you have a parking/queuing analysis prepared that you could share with us? It also appears that there is quite a large distance between the "machines" and the queuing lanes. Can these distances be shortened? It creates the impression of a possible second north -south "thru lane ". • Southwest corner of site - safety. Please see attached photo of this area. Your site plan and design should consider the street light, utility boxes and location of the future Westfield signage. These are significant existing elements on that corner that compromise the site plan and building design, and cut off visual observation. This corner has the potential of decreasing the perception of safety and security for pedestrians. • Looking at the site plan, we need further clarification on the following: o the relationship of the future building and landscaping to the existing sidewalk on the western side of the site; o How the site relates to the surrounding mall parking lot, particularly in terms of traffic circulation. o Location/landscaping of any outside service areas (trash, recycling, etc) • Pedestrian circulation. How does the site link to other pedestrian pathways in the surrounding Mall parking lot? Consider incorporating a pedestrian pathway on the eastern border of the site (running north), serving pedestrians traveling westward on the Strander Blvd. sidewalk. Or, a sidewalk could connect from the sidewalk shown adjacent to the building's east side to the sidewalk fronting Strander Blvd. • Auto circulation. Are the arrows showing traffic direction accurate? There are a few potential traffic conflict points which we would like you to consider: o Ingress /egress at eastern edge of site conflicts with diagonal parking. o Parking movements on the south side of the landscaped walkway could conflict with autos in the drive -thru queue, and autos leaving the drive -thru and turning right (north). We need a scaled site plan to review showing auto circulation. • Parking. A reminder that an adjusted parking count for the Mall site needs to be provided as part of your application. Landscaping: • Interior parking lot landscaping. City standards call for interior landscape islands to break up expanses of paving. Landscaped areas shall be placed with no more than 10 parking spaces in a row between islands. TMC 18.52.035.3 provides more detail on these requirements. This would apply to the parking on both sides of the landscaped walkway and the eastern edge of the site. • Perimeter parking landscaping. We recommend a 5' landscape strip between the sidewalk and the parking lot. • Bank entrance - north side. This is a large expanse of hardscape. We would like to see more softscape provided through irrigated planter boxes and landscaping. • Drive -thru lanes — landscaping. Use landscaping to break up the large expanse of paved area and to delineate the queuing lanes. You could explore using this to satisfy your interior parking lot landscaping requirements. • Drive -thru lanes — screening from sidewalk. In the future, we anticipate Strander Blvd to be a pedestrian- oriented corridor within the City's urban center. In order to increase the attractiveness of the corridor for pedestrians, we would like you to consider landscaping used as a visual screen of the queuing from the sidewalk. For example, see attached photos of a Starbuck's drive -thru on Mercer Island. Building Design: • The southern side of the building facing Strander Blvd still presents itself as a very large mass without any transparency, facing what is anticipated to be a fairly busy pedestrian street frontage. We would like to see your ideas for further animating the SE corner of south side of building and providing more transparency (50 %). Where possible, can more windows be added that correspond to the internal uses of the building (breakroom, cubicles)? The cut out that places the exit door on a sidewall is a nice solution. 1 • • We have not seen an elevation for the east side of the building. • West side elevation. Since the building fronts one of the primary pedestrian entries into the Mall and to the bank, we would like to see a significant amount of transparency on this side of the building. Consequently, we are concerned about the proposed solar shading device covering the windows. Please provide us with a better explanation of this screen. Also, some visual clues should be added to the design of the building that would indicate to pedestrians that the entrance is located on the north side, as indicated in the following bullet. It appears that the west side of the building lies in the same horizontal plane, except for the solar shading screen. Please explain or clarify. • As discussed previously, we would like to see the ATM room accessible from the west side of the building, or possibly a NW corner entrance. • Drive -thru canopy. The "V" is very distinctive. We were noticing there are many other offset V shapes on the roof lines of the Mall expansion (See attached photos). It might be interesting to consider using the same architectural vocabulary on the canopy supports. • Building materials. Would it be possible to include some of the materials from the main Mall buildings as accents on the bank? c�2 e•-k . 4 Cki 0,9 , cit 02.K.1K.., - t-taw ohu■vs On ko4 eL, (A 0v3 Y _ y • Gensler Bank of America Southcenter Tukwila Planning Comments dated 1/24/2008 & Design Team Responses FCEIVED FEB 0120 orY 14,INIrr g ViELONT 1/29/2008 Site Design: 1. Drive -thru lanes. We are pleased with the relocation of the queuing lanes further to the south. However, based on our observance of the queuing lanes at the existing facility, there appears to be quite a lot of area devoted to this than may actually be needed. Do you have a parking /queuing analysis prepared that you could share with us? Response: Please see the attached letters from Bank of America in response to these issues. 2. It also appears that there is quite a large distance between the "machines" and the queuing lanes. Can these distances be shortened? It creates the impression of a possible second north -south "thru lane ". Response: The additional space allows for an "escape lane" in the event a customer wishes to leave. 3. Southwest corner of site - safety. Please see attached photo of this area. Your site plan and design should consider the street light, utility boxes and location of the future Westfield signage. These are significant existing elements on that corner that compromise the site plan and building design, and cut off visual observation. This corner has the potential of decreasing the perception of safety and security for pedestrians. Response: We would like to work with the City of Tukwila and Westfield on the location options for the traffic control boxes at this corner. Westfield has agreed to re- locate the mall signage to the corner across the street. See updated drawings. 4. Looking at the site plan, we need further clarification on the following: a. the relationship of the future building and landscaping to the existing sidewalk on the western side of the site; b. How the site relates to the surrounding mall parking lot, particularly in terms of traffic circulation. c. Location/landscaping of any outside service areas (trash, recycling, etc) Response: a) Please see the updated landscape plan. b) See the updated civil plans c) For security purposes, the Bank of America does not provide trash enclosures adjacent to the building. Page 1 of 5 Gensler Bank of America Southcenter Tukwila Planning Comments dated 1/24/2008 & Design Team Responses • RECEIVED FEB 01 2008 COMMUNI TY DEVELOPMENT 1/29/2008 4- o 5. Pedestrian circulation. How does the site link to other pedestrian pathways in the surrounding Mall parking lot? Consider incorporating a pedestrian pathway on the eastern border of the site (running north), serving pedestrians traveling westward on the Strander Blvd. sidewalk. Or, a sidewalk could connect from the sidewalk shown adjacent to the building's east side to the sidewalk fronting Strander Blvd. Response: We have incorporated a connection from the sidewalk at the west side of the building to a crosswalk just NW of the building entry. We would prefer to bring pedestrians from Strander around the West side of the building, and not encourage foot traffic in front of the drive -thru lanes. 6. Auto circulation. Are the arrows showing traffic direction accurate? There are a few potential traffic conflict points which we would like you to consider: a. Ingress /egress at eastern edge of site conflicts with diagonal parking. b. Parking movements on the south side of the landscaped walkway could conflict with autos in the drive -thru queue, and autos leaving the drive -thru and turning right (north). Response: a) Please see the updated drawings b) Although the drive aisle furthest to North does share with the parking, it is a generous aisle and we believe this is the best compromise to accommodate the drive -thru lanes without sacrificing large amounts of parking 7. We need a scaled site plan to review showing auto circulation. Response: See updated plans 8. Parking. A reminder that an adjusted parking count for the Mall site needs to be provided as part of your application. Response: The parking count for mall is currently being re- calculated. We will provide this when completed. Landscaping: • - . • • . 9. Interior parking lot landscaping. City standards call for interior landscape islands to break up expanses of paving. Landscaped areas shall be placed with no more than 10 parking spaces in a row between islands. TMC 18.52.035.3 provides more detail on these requirements. This would apply to the parking on both sides of the landscaped walkway and the eastern edge of the site. Response: Parking & landscaped islands are consistent with Southcenter Mall standards. We believe that the landscaped walkway provides additional greenery beyond that of the standard. Page 2 of 5 fA/ Gensler Bank of America Southcenter Tukwila Planning Comments dated 1/24/2008 & Design Team Responses • RE.CEIVED FEB 012000' C O DEYrt.MQUe AE�fi 1/29/2008 Page 3 of 5 54 00 10. Perimeter parking landscaping. We recommend a 5' landscape strip between the sidewalk and the parking lot. Response: The landscaping is consistent with Southcenter Mall standards. Also, the Bank of America would prefer to keep this area as open as is reasonably possible due to security concerns at the drive -thru. See attached letter. 11. Bank entrance - north side. This is a large expanse of hardscape. We would like to see more softscape provided through irrigated planter boxes and landscaping. Response: Planting has been expanded at the entry. See updated drawings. 12. Drive -thru lanes — landscaping. Use landscaping to break up the large expanse of paved area and to delineate the queuing lanes. You could explore using this to satisfy your interior parking lot landscaping requirements. Response: See attached letter re: security at the drive -thru lanes 13. Drive -thru lanes — screening from sidewalk In the future, we anticipate Strander Blvd to be a pedestrian- oriented corridor within the City's urban center. In order to increase the attractiveness of the corridor for pedestrians, we would like you to consider landscaping used as a visual screen of the queuing from the sidewalk For example, see attached photos of a Starbuck's drive -thru on Mercer Island. Response: There is existing, mature landscaping between the street approximately 5 -8 ft in height. We propose that this remain to screen this area from the street. Building Design:-:.. 14. The southern side of the building facing Strander Blvd still presents itself as a very large mass without any transparency, facing what is anticipated to be a fairly busy pedestrian street frontage. We would like to see your ideas for further animating the SE corner of south side of building and providing more transparency (50 %). Where possible, can more windows be added that correspond to the internal uses of the building (breakroom, cubicles)? The cut out that places the exit door on a sidewall is a nice solution. Response: Bank security concerns prevent openings on this side of the building. We are providing additional lighting and landscaping at this corner to help soften this edge. Page 3 of 5 54 00 Gensler Bank of America Southcenter Tukwila Planning Comments dated 1/24/2008 & Design Team Responses • RECEIVED FEB 0120061 COMMUNITY DEVELOPMENT 1/29/2008 15. We have not seen an elevation for the east side of the building. Response: See the updated drawings 16. West side elevation. Since the building fronts one of the primary pedestrian entries into the Mall and to the bank, we would like to see a significant amount of transparency on this side of the building. Consequently, we are concerned about the proposed solar shading device covering the windows. Please provide us with a better explanation of this screen. Response: See updated drawings. The design of the West elevations is greater than 50% transparent with the storefront glazing and the clerestory glazing above. The solar shading is a perforated material that is approximately 50% transparent which will allow views & light into and out of the rooms on the West fagade while reducing the solar heat gain and energy use of the building. Please see also the materials board for a sample of the perforated solar shade. 17. Also, some visual clues should be added to the design of the building that would indicate to pedestrians that the entrance is located on the north side, as indicated in the following bullet. Response: See updated drawings. The glazing and the building form on the West facade will allow light activity to be seen from the corner and draw pedestrians to the main entry on the North side. 18. It appears that the west side of the building lies in the same horizontal plane, except for the solar shading screen. Please explain or clarify. Response: Please refer to the updated plan and perspective images. 19. As discussed previously, we would like to see the ATM room accessible from the west side of the building, or possibly a NW corner entrance. Response: The prototype design for the Bank of America provides for ATM access off of the main building entry. We believe that this is an efficient use of a weather protected space. The ATM machines are accessed from rear for service. 20. Drive -thru canopy. The "V" is very distinctive. We were noticing there are many other offset V shapes on the roof lines of the Mall expansion (See attached photos). It might be interesting to consider using the same architectural vocabulary on the canopy supports. Response: Agreed. We are currently developing the design of the structure. Page 4 of 5 Protective Services 4310 SW Macadam Ave., OR1- 505 -02 -01 Portland, OR 97239 -4222 January 18, 2008 Ms. Moira Carr Bradshaw, AICP Senior Planner, DCD 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: Relocation of Bank of America at Southcenter Bank of America �' RSCEIVEC FEB 012008 COmMUNIW DEVELOPMENT Bank of America strives to provide the highest level of safety for our clients while on our premise. The planned relocation of our Southcenter Banking Center incorporates our security and safety standards. I understand the City of Tukwila has asked us to screen our planned drive -up lanes with greenery to conceal it from or blend it with the surroundings. Corporate Security feels this approach places our clients at undue risk by providing a place of concealment for would be criminals In addition, state law requires us to restrict the "presence of landscaping, vegetation, or other obstructions in the area of the automated teller machine or night deposit facility, the access area, and the defined parking area" (RCW 19.174.030). Please support our efforts to provide a safer environment for our clients. Kenneth C. Austin Vice President & Protective Services Security Manager (503) 402 -9008 9,P6 • RECEIVED BankofAmerica FEB 01 2008 COMMUNITY DEVELOPMENT January 17, 2008 Ms. Moira Carr Bradshaw, AICP Senior Planner, DCD 6300 Southcenter Boulevard — Suite 100 Tukwila, Washington 98188 RE: Relocation of Bank of America at Southcenter Dear Ms. Bradshaw: I understand that you are the city planner reviewing the plans for relocation of Bank of America banking center at Southcenter. It has come to my attention that City Planning has suggested a reduced number of drive - through lanes at the proposed site. Based on our records there are an average of nearly 12,000 transactions per month at the manned drive -up stations. An experienced drive -up teller can be expected to process up to 2,500 transactions per month which means we need the equivalent of 4.8 drive -up teller stations. Given that we expect an increased volume of business at the new site, we feel it is very prudent to provide five manned drive -up teller lanes. In addition, we will provide one drive -up lane for drive -up ATM customers. Should you need any additional information, please do not hesitate to contact me. Sincerely, Ron Mucovich Senior Vice President Locations Planning Department 925 - 692 -6832 Was mailed to each of the addresses listed on this year 2009 in the Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I • HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non-Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Project Name: I , ,i Short Subdivision Agenda Notice of Application Project Number: Z. a-- 6 Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 4" r Other Was mailed to each of the addresses listed on this year 2009 in the , Project Name: I , ,i viii _ iii / , �', i.1 Project Number: Z. a-- 6 _ / /1 Mailer's Signature: 4" r _ t Person requesting mai 1 i ng: /--- V -' AI 6 • Cizy of T Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF APPLICATION DATED February 28, 2008 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Mr. Tim Pfeiffer OWNER: Bank of America LOCATION: 320 Strander Blvd, Tukwila, Washington FILE NUMBERS: L08 -001 PROPOSAL: Public Hearing Design Review application for a new Bank of America building and drive -up tellers The project entails construction of a new one -story building 7,451 sq. ft. in size, with an attached 4,327 sq. ft. canopy for six drive -up lanes (5 teller and 1 ATM lane). The project relocates the Bank of America - Southcenter Branch from the northeast corner of the Mall site to the intersection of Strander Blvd and the primary Mall entrance. The project files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., # 100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT Your comments on the project are requested. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on March 13, 2008. If you have questions about this proposal contact Stacy MacGregor, at 206 - 433 -7166. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision on this project or obtain information on your appeal rights by contacting the Department of Community Development at 206 - 431 -3670 DATE OF APPLICATION: February 1. 2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 N ...LAW MOLLY ITT MUST' TOTICATI4.1.■ JACCLIOILT.TO 0004 0001 0-TIT VITTA.LO 00404•0 LIWOOCAPR 152..0101ITTITJ Inv0tUT WAWA OILS WAIT 101.11.0 Awar fOINEC.1.■ flOST•411.0101.111•TTS 1111201. M1AV' 144 6401.1.7 PINOTI MAT 0.000 0.0 • 41.4•11 0 0 / 0 0 0 0 0 MirPOSTN6 1.41.11.••••■6 TO 11111AN PLANT EINITEVAL INTTINICAL MATH I Cat!. 0,TIT I WA WAG. • .1.... b211.14 MC<TXTIONT11 IJACaVlauII 6004 04.00-r01007:00a0p450 cd.000.70■09 criAg.* P44 D.14 HI rAl ii ' ' -..-7.7. '7i 7q0-rArEtiFik.77.. P.M. ALIJA VITATIPACT1. Skegi_a__0,rElftti7.:: 1 POI.T11,11 1Wealt7,-X7a7=- 1.. X..,.A.: CCM • IT G. 21A.:;4WA•AyiNE 32.E. :le: 1 o__smpTsfm.. 4sIc_;:urmmss_ :° rmli-Vga' -".' _n_ 4 * LeAssta-tge.e.a.. T jkl. FiLT-Illi''''' Ent-fatif. anoif -7" 004-- Mra r-470,01:401A--- - : 001A---- 11::_4100TI 0TO NORTH SCALE: 1.020' v411,0 io- BANK OF' AMFRI( A z -J LIJ 0 (1) CI -J >- LIJ ciEL cc OTT L .4 o__smpTsfm.. 4sIc_;:urmmss_ :° rmli-Vga' -".' _n_ retguxtsmarant_ __SEMI:MET:OW-7f_ LeAssta-tge.e.a.. NORTH SCALE: 1.020' v411,0 io- BANK OF' AMFRI( A z -J LIJ 0 (1) CI -J >- LIJ ciEL cc OTT L TENANT 100 ANDOVER PARK W TUKWILA WA 98188 WEA SOUTHCENTER LLC 11601 WILSHIRE BLVD LOS ANGELES CA 90025 TENANT 150 ANDOVER PARK W TUKWILA WA 98188 CHA SOUTHCENTER LLC 16500 SOUTHCENTER PKWY TUKWILA WA 98188 TENANT 220 STRANDER BLVD TUKWILA WA 98188 TENANT 235 STRANDER BLVD TUKWILA WA 98188 TENANT 301 STRANDER BLVD TUKWILA WA 98188 TENANT 321 STRANDER BLVD TUKWILAW A 98188 TENANT 400 SOUTHCENTER MALL TUKWILA WA 98188 FEDERATED DEPT STORES INC 7 W 7TH ST CINCINNATI OH 45202 BANK OF AMERICA 101 N TRYON ST -03 -81 CHARLOTTE NC 28255 WESTFIELD CORPORATION INC 11601 WILSHIRE BLVD 11TH LOS ANGELES CA 90025 TENANT 15700 SOUTHCENTER PKWY TUKWILA WA 98188 BETA HOLDINGS LTD 18827 BOTHELL WAY NE BOTHELL WA 98011 TENANT 225 ANDOVER PARK W TUKWILA WA 98188 TENANT 240 ANDOVER PARK W TUKWILA WA 98188 TENANT 301 TUKWILA PKWY TUKWILA WA 98188 GARFIELD - SOUTHCENTER LLC 388 PEARL ST EUGENE OR 97401 TENANT 505 ANDOVER PARK W TUKWILA WA 98188 CIGNA LIFE INSURANCE CO 8 CAMPUS DR PARSIPPANY NJ 7054 LEGACY PARTNERS I TUKWILA L 10655 NE 4TH ST 812 BELLEVUE WA 98004 A 4 LLC 117 E LOUISA ST 230 SEATTLE WA 98102 TENANT 16400 SOUTHCENTER PKWY TUKWILA WA 98188 TENANT 205 STRANDER BLVD TUKWILA WA 98188 TENANT 225 TUKWILA PKWY TUKWILA WA 98188 OPEN FRAME LLC 2635 CARILLON PT KIRKLAND WA 98033 TENANT 310 STRANDER BLVD TUKWILA WA 98188 TENANT 400 BAKER BLVD TUKWILA WA 98188 CITY T WILA 6200 SO HCENTE B TUK WA 98188 CHEVRON TEXACO PO BOX 1392 BAKERSFIELD CA 93302 OB FIFE PROPERTY L L C II PO BOX 726 BELLEVUE WA 98009 TARGET CORPORATION T 0627 PO BOX 9456 MINNEAPOLIS MN 55440 REGENCY CENTERS PO BOX 790830 SAN ANTONIO TX 78279 TIM PFEIFFER 1524 FITH AVE, SUITE 300 SEATTLE, WA 98101 LA PIANTA PO BOX 88028 SEATTLE WA 98138 RICHARD CHUNG DIR. OF DEVELOPMENT WESTFIELD LLC 633 SOUTHCENTER MALL, TRL #2 SEATTLE, WA 98188 1 ': pldiwwOO a • lt UUUG io 633 CITY OF TUKWILA-1 ' '\13 �� ADMINISTRATIVE DESIGN REVIEW 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 APPLICATION NAME OF PROJECT/DEVELOPMENT: &ARK aF APerp_42.1 c^ LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 0 5 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). DEVELOPMENT COORDINATOR : The individual who: • has decision making au • has full re developm • is the p Name: Address: Phone: E -mail: Signature: er /applicant in meetings with City staff, respon ity for identifying and satisfying all re - • n e standards, and ary contact with the City to whom all notices and reports wi be se t and somet'mes overlapping P: \Planning Forms\ Applica December 7, 2006 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: 1...1 v.\ r File Number: '•.._- 0 q- 00 t Application Complete (Date: ) Project File Number: mt U'1 — D6-1-1 Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: &ARK aF APerp_42.1 c^ LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 0 5 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). DEVELOPMENT COORDINATOR : The individual who: • has decision making au • has full re developm • is the p Name: Address: Phone: E -mail: Signature: er /applicant in meetings with City staff, respon ity for identifying and satisfying all re - • n e standards, and ary contact with the City to whom all notices and reports wi be se t and somet'mes overlapping P: \Planning Forms\ Applica December 7, 2006 Print Map Page kg KingCounty • Houle Newss�.�ka '. ervices Parcel Map and Data • Page 1 of 1 Comments Search http://www5.metrokc.gov/parcelviewer/Print_Process.asp 02/19/2008 Pk uept. ur Community City of AFFIDAVIT OF Development Tukwila DISTRIBUTION j ' C 1 4 aa/y t.,e- V 1, Gl•QCVUUHEREBY DECLARE , THAT: Notice of Public Hearing Determination of Non - Significance Project Name o / / , Notice of Public Meeting Mitigated Determination of Non - Significance - Board of Adjustment Agenda Pkt Mailer's Signature: Determination of Significance & Scoping Notice P?M,/d Board of Appeals Agenda Pkt `` / , / /i7 ,�, Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ — FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this day of M4re i n the year 20 4 aa/y t.,e- ce.e._ ,c.,/-1 & 7/ zi) Project Name o / / , 1 / Project Number: - ()/ Mailer's Signature: P?M,/d Person re'uesting mailing: `` / , / /i7 ,�, 7 ' / /477- ��"ia • • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF APPLICATION DATED February 28, 2008 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Mr. Tim Pfeiffer OWNER: Bank of America LOCATION: 320 Strander Blvd, Tukwila, Washington FILE NUMBERS: L08 -001 PROPOSAL: Public Hearing Design Review application for a new Bank of America building and drive -up tellers The project entails construction of a new one -story building 7,451 sq. ft. in size, with an attached 4,327 sq. ft. canopy for six drive -up lanes (5 teller and 1 ATM lane). The project relocates the Bank of America - Southcenter Branch from the northeast corner of the Mall site to the intersection of Strander Blvd and the primary Mall entrance. The project files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT Your comments on the project are requested. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on March 13, 2008. If you have questions about this proposal contact Stacy MacGregor, at 206 - 433 -7166. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision on this project or obtain information on your appeal rights by contacting the Department of Community Development at 206 - 431 -3670 DATE OF APPLICATION: February 1.2008 /i. ?nn .Snnthrontor Rnlllvvard .mite. *inn • Tukwila Wachinatnn OR1RR • Phnna• 7/1R_A21_2i 7n • Gam... 7/1A_A21_2AAc • • 1n Me1 rl " r .71- . 14 — ■ 7- . 1 A— r W . ':-" _ -I ■ , _-a.a l. , l L' g.. , , _ O .,1: =, .M I ..w— A ,. W 1'1,L7 A - ."._ • - a . . m - • s A -iz 1 4 u 2 j D _1P. .1E - j :: tgliii- n-i1v11i111i.1i1o1n111111 fhEl ain• ../lc. E o+0r =tcrap• l•1 1 T1.J.. • -7 k 0 • • al c 2 a MINI ' • i all - cell& • • • ,, 0 • • al c 2 a MINI ' Teriyaki Time 80' ANDOVER PARK W TUKWILA, WA 98188 -2800 Precision Bowling Pro Shops 100 ANDOVER PARK W #100 TUKWILA, WA 98188 -2826 C &C Communications 100 ANDOVER PARK W #120 TUKWILA, WA 98188 -2826 Marinepolis USA, Inc. 100 ANDOVER PARK W #160 TUKWILA, WA 98188 -2828 Southcenter Firestone 215 ANDOVER PARK W TUKWILA, WA 98188 -2804 Recreational Equipment, Inc. 240 ANDOVER PARK W TUKWILA, WA 98188 -2802 Barnes & Noble Bksellers Inc 300 ANDOVER PARK W #200 TUKWILA, WA 98188 -3327 Seattle Lighting 300 ANDOVER PARK W #600 TUKWILA, WA 98188 -3343 Bahama Breeze ( #3035) 15700 SOUTHCENTER PKY TUKWILA, WA 98188 -2827 Bright Now Dental 16400 SOUTHCENTER PKY #103 TUKWILA, WA 98188 -3302 US Army Recruiting 90 ANDOVER PARK W TUKWILA, WA 98188 -2800 Entertainment Mgmt Cons Assc 100 ANDOVER PARK W #100 TUKWILA, WA 98188 -2801 Qdoba Mex Grill /ZRC Oper dba 100 ANDOVER PARK W #130 TUKWILA, WA 98188 -2801 Proforma Sweet Promotions 100 ANDOVER PARK W -219 TUKWILA, WA 98188 -2828 Ertl Guitar Works 230 ANDOVER PARK W TUKWILA, WA 98188 -2803 KeyBank National Association 275 ANDOVER PARK W TUKWILA, WA 98188 -2804 Starbucks Coffee ( #388) 300 ANDOVER PARK W #300 TUKWILA, WA 98188 -3327 Sleep Country USA ( #20) 300 ANDOVER PARK W #800 TUKWILA, WA 98188 -3342 CB Richard Ellis, Inc 16400 SOUTHCENTER PKY #100 TUKWILA, WA 98188 -3302 Wash. State Republican Party 16400 SOUTHCENTER PKY #200 TUKWILA, WA 98188 -3302 Acme Bowling, LLC 100 ANDOVER PARK W #100 TUKWILA, WA 98188 -2826 EQPT 100 ANDOVER PARK W #110 TUKWILA, WA 98188 -2826 UPS Store (Chas Group dba) 100 ANDOVER PARK W #150 TUKWILA, WA 98188 -2828 California Pizza Kitchen 150 ANDOVER PARK W TUKWILA, WA 98188 -2801 Guitar Center ( #233) 230 ANDOVER PARK W TUKWILA, WA 98188 -2803 Gamestop ( #817) 300 ANDOVER PARK W #100 TUKWILA, WA 98188 -3327 Office Depot ( #984) 300 ANDOVER PARK W #400 TUKWILA, WA 98188 -3339 Courtyard by Marriott 400 ANDOVER PARK W TUKWILA, WA 98188 -3329 Southcenter Cosmetic Surgery 16400 SOUTHCENTER PKY #101 TUKWILA, WA 98188 -3302 Smart Wireless 16400 SOUTHCENTER PKY #205 TUKWILA, WA 98188 -3302 Dow Hotel Company, LLC 16400 SOUTHCENTER PKY #206 TUKWILA, WA 98188 -3341 ALC of Washington, LLC 16400 SOUTHCENTER PKY #210 TUKWILA, WA 98188 -3302 Bear Creek Financial 16400 SOUTHCENTER PKY #306 TUKWILA, WA 98188 -3302 Ribera -Balko Enterprises Fam 16400 SOUTHCENTER PKY #308 TUKWILA, WA 98188 -3302 Charter Funding/First Magnus 16400 SOUTHCENTER PKY #404 TUKWILA, WA 98188 -3302 Wells Fargo Home Mortgage 16400 SOUTHCENTER PKY #410 TUKWILA, WA 98188 -3340 Fisher Assoc Insurance Brok. 16400 SOUTHCENTER PKY #508 TUKWILA, WA 98188 -3302 See's Candies, Inc. 16425 SOUTHCENTER PKY TUKWILA, WA 98188 -3304 Presentation Services #1538 16500 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 Magnolia Hi Fi 16600 SOUTHCENTER PKY TUKWILA, WA 98188 -3334 • • Homestone Mortgage, Inc. 16400 SOUTHCENTER PKY #208 TUKWILA, WA 98188 -3383 AETEA Information Tech., Inc 16400 SOUTHCENTER PKY #300 TUKWILA, WA 98188 -3383 MurphyRooms 16400 SOUTHCENTER PKY #307 TUKWILA, WA 98188 -3383 Adams & Assoc. /Hire Calling 16400 SOUTHCENTER PKY #400 TUKWILA, WA 98188 -3302 All Covered, Inc. 16400 SOUTHCENTER PKY #404 TUKWILA, WA 98188 -3302 James Dunn 16400 SOUTHCENTER PKY #501 TUKWILA, WA 98188 -3323 Sound ENT Consultants 16400 SOUTHCENTER PKY #514 TUKWILA, WA 98188 -3331 Doubletree Guest Suites 16500 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 McDonald's Restaurant 16501 SOUTHCENTER PKY TUKWILA, WA 98188 -3306 Chevron #1006 220 STRANDER BLVD TUKWILA, WA 98188 -2831 ALC - Southcenter LLC 16400 SOUTHCENTER PKY #210 TUKWILA, WA 98188 -3302 Equity Residential 16400 SOUTHCENTER PKY #301 TUKWILA, WA 98188 -3383 Inco Properties, Inc. 16400 SOUTHCENTER PKY #308 TUKWILA, WA 98188 -3302 Neeley Insurance Agency Inc. 16400 SOUTHCENTER PKY #403 TUKWILA, WA 98188 -3302 Law Office of Alan M. Singer 16400 SOUTHCENTER PKY #407 TUKWILA, WA 98188 -2547 Panattoni Development 16400 SOUTHCENTER PKY #502 TUKWILA, WA 98188 -3331 AT &T Mobility 16415 SOUTHCENTER PKY TUKWILA, WA 98188 -3304 Advantage Rent -a -Car 16500 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 Outback Steakhouse 16510 SOUTHCENTER PKY TUKWILA, WA 98188 -3305 Southcenter Auto Repair 220 STRANDER BLVD TUKWILA, WA 98188 -2831 Chevron USA, Inc. (91557) 220 STRANDER BLVD TUKWILA, WA 98188 -2831 Pac Guar Mortg/Winstead Grp. 235 STRANDER BLVD #200 TUKWILA, WA 98188 -2812 Target Store (T -627) 301 STRANDER BLVD TUKWILA, WA 98188 -2916 Tulip's Nails 331 STRANDER BLVD TUKWILA, WA 98188 -2916 Mizu Japanese Steakhse /Sushi 339 STRANDER BLVD TUKWILA, WA 98188 -2916 Mongolian Grill (YunEun Inc) 361 STRANDER BLVD TUKWILA, WA 98188 -2916 Simply Thai Restaurant 375 STRANDER BLVD TUKWILA, WA 98188 -2916 Quizno's Classic Subs 385 STRANDER BLVD #J TUKWILA, WA 98188 -2916 Bed, Bath & Beyond ( #371) 400 STRANDER BLVD TUKWILA, WA 98188 -2919 Albert Lee Appliance 404 STRANDER BLVD TUKWILA, WA 98188 -2919 Cheesecake Factory 230 STRANDER BLVD TUKWILA, WA 98188 -2831 EE Robbins /Engagemt Ring Str 235 STRANDER BLVD TUKWILA, WA 98188 -2809 Olive Garden Ital Rest #1584 310 STRANDER BLVD TUKWILA, WA 98188 -2939 Starbucks Coffee ( #331) 333 STRANDER BLVD TUKWILA, WA 98188 -2916 Boater's Wrld DiscMarine Ctr 351 STRANDER BLVD TUKWILA, WA 98188 -2916 Maytag Store (NW Retail dba) 363 STRANDER BLVD TUKWILA, WA 98188 -2916 Sleep Country USA ( #04) 377 STRANDER BLVD TUKWILA, WA 98188 -2916 AT &T Mobility 387 STRANDER BLVD TUKWILA, WA 98188 -2916 Puetz Golf 402 STRANDER BLVD #100 TUKWILA, WA 98188 -2919 Southctr Orthodontics /J. Hou 411 STRANDER BLVD #102 TUKWILA, WA 98188 -2961 • All About Weddings 235 STRANDER BLVD #100 TUKWILA, WA 98188 -2812 Simply Thai USA, Inc. 235 STRANDER BLVD TUKWILA, WA 98188 -2809 International Jewelers 321 STRANDER BLVD TUKWILA, WA 98188 -2916 Go Wireless, Inc. 335 STRANDER BLVD TUKWILA, WA 98188 -2916 Washington Mutual Bank 359 STRANDER BLVD TUKWILA, WA 98188 -2916 FHI / Busy Body Home Fitness 365 STRANDER BLVD TUKWILA, WA 98188 -2916 Supercuts (WA715) 383 STRANDER BLVD TUKWILA, WA 98188 -2916 Zoopa Restaurant 393 STRANDER BLVD TUKWILA, WA 98188 -2916 Furniture Factory Direct 402 STRANDER BLVD TUKWILA, WA 98188 -2919 Robert E. Buda, DDS. M.S. 411 STRANDER BLVD #102 TUKWILA, WA 98188 -2979 Brian Povolny, DDS 411 STRANDER BLVD #104 TUKWILA, WA 98188 -2924 Douglas F Whitfield DDS PLLC 411 STRANDER BLVD #201 TUKWILA, WA 98188 -2924 Ronald R. Bechtold, DDS 411 STRANDER BLVD #203 TUKWILA, WA 98188 -2924 Anthony G. Di Re, DDS 411 STRANDER BLVD #206 TUKWILA, WA 98188 -2951 Breast Diagnostic Centers 411 STRANDER BLVD #303 TUKWILA, WA 98188 -2924 Medical Centers Mgmt Company 411 STRANDER BLVD #308 TUKWILA, WA 98188 -2924 Sun Signs 309 TUKWILA PKY TUKWILA, WA 98188 -2913 WinStaffing, LLC 319 TUKWILA PKY TUKWILA, WA 98188 -2913 Qualstar Credit Union 327 TUKWILA PKY TUKWILA, WA 98188 -2913 Rockier Woodworking/Hardware 345 TUKWILA PKY TUKWILA, WA 98188 -2913 Peter W. Wylie, DDS 411 STRANDER BLVD #105 TUKWILA, WA 98188 -2977 Lowell D. Neufeld, DDS 411 STRANDER BLVD #201 TUKWILA, WA 98188 -2960 Robert D. Dean, DDS 411 STRANDER BLVD #204 TUKWILA, WA 98188 -2924 Pan- Pacific Dentistry, PC 41.1 STRANDER BLVD #207 TUKWILA, WA 98188 -2924 James R. Stephens, DDS, MSD 411 STRANDER BLVD #306 TUKWILA, WA 98188 -2946 Bank of America 225 TUKWILA PKY TUKWILA, WA 98188 -2870 Tux Shop 311 TUKWILA PKY TUKWILA, WA 98188 -2913 Discount Gun Sales, LLC 321 TUKWILA PKY TUKWILA, WA 98188 -2913 Paper Zone 331 TUKWILA PKY TUKWILA, WA 98188 -2913 US DOD Recruiting Facility 349 TUKWILA PKY TUKWILA, WA 98188 -2913 • Objective Medical Assmt Corp 411 STRANDER BLVD #106 TUKWILA, WA 98188 -2924 Eye 5 Optical 411 STRANDER BLVD #202 TUKWILA, WA 98188 -2959 Patricia Benca, DDS 411 STRANDER BLVD #205 TUKWILA, WA 98188 -2954 Pacific NW Periodontics 411 STRANDER BLVD #302 TUKWILA, WA 98188 -2924 Southcenter Dental 411 STRANDER BLVD #308 TUKWILA, WA 98188 -2942 Pro Golf Discount, Inc. 301 TUKWILA PKY #D TUKWILA, WA 98188 -2913 Life Uniform Company 313 TUKWILA PKY TUKWILA, WA 98188 -2913 Tan Elite 325 TUKWILA PKY TUKWILA, WA 98188 -2913 Clearwater Spas & Stoves 339 TUKWILA PKY TUKWILA, WA 98188 -2913 PEARLE VISION #6427 70 ANDOVER PARK W TUKWILA, WA 98188 -2800 4:1d013A3a hut T 0 1;3 CITY OF TUKWIL �',\1333NADMINISTRATIVE DESIGN REVIEW 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 APPLICATION NAME OF PROJECT/DEVELOPMENT: i3ANK (SF Am ..t c p, LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 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: 1711%01 P CAS A '4T) Address: Fl T-1714 AVE-1 Scsr - 3 '' / 61A %gICY Phone: 2_06)- 6.54 - ZI2f FAX: Z.C1Cr, - (4, 54 - Z( Z.1 E -mail: +1 M «.. fQe i gecerva 9 e n5 Jer . Gn.� Signature: 7 ,w Date: P:\ Planning Forms\ Applications\ AdminDAR- 12-06.doc December 7, 2006 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: (may n 0 File Number: L— () ` 0 0 t Application Complete (Date: ) Project File Number: PRt: 01 _y Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: i3ANK (SF Am ..t c p, LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 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: 1711%01 P CAS A '4T) Address: Fl T-1714 AVE-1 Scsr - 3 '' / 61A %gICY Phone: 2_06)- 6.54 - ZI2f FAX: Z.C1Cr, - (4, 54 - Z( Z.1 E -mail: +1 M «.. fQe i gecerva 9 e n5 Jer . Gn.� Signature: 7 ,w Date: P:\ Planning Forms\ Applications\ AdminDAR- 12-06.doc December 7, 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 n,ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY RECEIVED FEB 01 2000 argil STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 1 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 properly, located at 6:t33 Serli ffCeArr/C1 :11/44414r9 for the purpose of application review. for the limited timc 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 7 ' 1dUGt e, (city), W fi (state), on Jar ?.+a , 20 c,,f3 filet l4r-P GbfvN67' (Print Name) 1033 legirjeer1/ _, Uk , WA- (Address) F�o6) 0,z —t ' 7 On this day personally appeared before me ROAM) (Mu )& to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as Ins/her voluntary act and decd for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS cum- DAY OF tl , 20D8 NOTARY PUBLIC in and for the State of Washington P: Planning Forms \ Applications \AdounBAR- 12.06.doc December 7, 2006