HomeMy WebLinkAboutPermit PL10-025 - CLPF-TUKWILA LP - MINOR MODIFICATION FOR BAR DECISIONRYAN NOAKES
17501
SOUTHCENTER PY
PLI 0-025
LI 0-028
May 12, 2010
•
City of Tukwila
•
Jim Huggerton, Mayor
Department of Community Development Jack Pace, Director
Ryan Noakes
PAEP Architecture Engineering
1811 4 Mile Road NE
Grand Rapids, MI 49525
Re: Minor modification decision for 17501 Southcenter Parkway. File #L10 -028/D10-072
Dear Mr. Noakes:
Based upon the plans and information submitted in connection with your request for minor modification
of the Board of Architectural Review (BAR) approval, I hereby approve the proposed changes subject to
conditions listed at the end of this letter.
BACKGROUND
A Notice of Decision dated January 4, 1995 under Tukwila land use file number L94-0084 was issued
approving a 154,300 square foot single story retail center consisting of four retail spaces housed in two
separate buildings. The approved project plans involved demolition of an existing structure and site work.
The request for minor modification is being made on behalf of Toys R Us and Babies R Us. These two
stores are currently located in separate buildings within Tukwila's urban center, but will relocate and
consolidate into one tenant space at the project site. The tenant space where Toys R Us and Babies R Us
will locate is the southernmost space within the main building of the development, which includes three
entry porticoes for each of three tenant spaces. The current project proposes to reconfigure the tenant
spaces and the location and design of the southernmost, entry portico.
The City received your request for minor modification to the approved design and plans reflecting the
revised design, which were dated March 22, 2010.
COMPARISON OF THE PROPOSED MODIFICATIONS TO THE ORIGINAL APPROVED
DESIGN
1. Site Plan
There are no changes to the site plan proposed as part of this modification.
2. Building Design
a) Building Layout:
The existing tenant space located in the southernmost space in the main building of the development,
located just north of the main entry drive to the development site, will be expanded to the north as part
of the tenant improvements for this project. In order that the entrance to the store is located in the
middle of the tenant space, the existing entry portico will be demolished, and a new entry portico will
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Far: 206-
431-3665
be constructed approximately 2Q feet to the north. The new entry portico has been designed to be
consistent with other entry porticos in the development in terms of the shape of the cornice, and the
colors and materials used.
After the expansion the tenant space will extend to the next portico area to the north, the tenant space
will extend approximately 60 feet farther to the north; to add more than 7000 square feet to the
existing tenant space for extra store area, equipment rooms, processing rooms, and a manager's office.
The processing room and equipment room are proposed to be located in the area where the existing
aluminum automatic sliding doors and storefront system at K&G Men's Superstore are located. The
minor modification request includes removal of the entry system, which is proposed to be closed, with
the wall to be scored and painted a darker beige color to provide visual interest in the area underneath
the arched canopy. A service door will be added in this area to provide access to the processing room.
b) Building Facade:
The primary change to the building facade will be to demolish and reconstruct the entry portico and
roofline modulation. The new entry portico, as mentioned above, will be relocated approximately 20
feet to the north of the existing portico. The portico includes the same design elements as the existing
portico, including columns, and arches between columns on either side of the entrance to the tenant
space. The cornice of the new entry portico is different in design of the existing cornice, having a flat
pitch and not including the angular elements of the existing design (see attached elevation drawings
showing a picture of the existing building, and the proposed design). However, the cornice as
proposed at the new portico takes its design cues from other cornice elements in the development, and
is consistent in height and color with other cornice elements on the project site.
As mentioned above, the existing entry system currently used for the K&G Men's Superstore will be
removed as part of this minor modification, and will be replaced with a wall to be scored and painted a
darker painted a darker beige color than the "Light Taupe" color used on the area unde\the arcade to
provide visual interest. A service door will also be added to this area.
The existing colors and materials shown on the southern elevation of the building will be painted to
match existing colors and materials on this side of the building:
c) Materials and Colors:
The building design includes a variety of materials and colors to., add interest and break up the mass of
the building. The concept of the materials and colors is similar to the design of the rest of the
development, although some of the colors have changed. The color scheme originally approved for the
building consisted of a palette of off-whites to beige for the body of the building. The main body of
the building is the lightest color under this color 'scheme, while the area under the arcade is a slightly
darker beige. The intent of this color pattern was to emphasize the horizontal modulation of the
structure and the arcade as an architectural element. Darker neutral colors and accent colors were used
for building details such as columns and the entry porticos.
Changes in the use of color on the building proposed for the Toys R Us/Babies R Us tenant space are
consistent with the color scheme and patterns originally approved. The main body of the building will
be a Sherman Williams "Pacer White", and the colors under the arcade will be a slightly darker light
taupe color, with a darker beige color proposed for accent in the areas to either side of the entryway to
the tenant space, as well as for the area underneath the arches at the northernmost area of the new
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• •
tenant space where the existing K&G entryway is being removed. At the base of the building in the
area under the arcade, split -face CMU will be added, and will be painted Sherwin Williams "Spalding
Grey"; a darker gray -brown color consistent with the neutral color scheme of the development.
The most change to the existing color scheme occurs at the entry portico, where a light taupe color has
been added to provide a neutral backdrop for the various colors and styles to be displayed in the
signage. On either side to the left and right of the light taupe color of the entry portico, a darker beige
color will be added to the main body of the building. Above and below light taupe color, on the arches
of the arcade at the entry portico and the bottom of the cornice element, a green color will be used
which will match the existing colors used on other porticos for the building. The green band just
below the cornice will be tile, consistent with the design of the areas below the cornice on other entry
porticos in the development.
The color of the service door to be added to the facade on the north side of the tenant space is not
specified on elevations and plans submitted for this minor modification. As a condition of approval of
this minor modification, the service door shall be painted to match the color of the corresponding wall
in which it will be located; the existing "Light Taupe" color.
3. Miscellaneous Structures
There are no changes to miscellaneous structures proposed as part of this modification.
DECISION
The proposed revisions to the approved design are considered minor modifications as permitted under
18.60.030 (E). This request for minor modification to the Board of Architectural Review approved design
is approved subject to the following dondition:
This request for minor modification to the City Council approved design is approved subject to the
following conditions:
1. The service door to be added to the building facade at the north side of the Toys R Us/Babies
R Us tenant space shall be painted to match the color of the corresponding wall in which it will
be located; the existing "Light Taupe" color.
APPEAL PROCESS
This decision is a Type 1 decision that may be appealed to the City's Hearing Examiner. The Permit
Application Types and Procedures chapter of the City's Zoning Code, Classification of Project Permit
Applications section 18.104.010, outlines the authorization and process for appeal. If you have any
questions, you can contact Jaimie Reavis at 206-431-3659.
Director, Department of Community Development
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pp
March 22, 2010
archite
enginee . g, P.C.
1811 4 Mile Rd NEI Grand Rapids, Ml 49525 1 616-361-2664 I www.progressiveae.com
Jaimie Reavis
City of Tukwila
Planning Division
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188
Re: Incomplete Letter #1 - Development Permit Application D10-072
Toys "R" Us / Babies "R" Us —17501 Southcenter Parkway
Dear Ms. Reavis:
I am writing this letter to request minor modification approval for the exterior elevations of the proposed
Toys "R" Us / Babies "R" Us located at 17501 Southcenter Parkway in the former Linens N Things (and
soon to be relocated K&G Men's Superstore). •
Below, I have included a written description of the proposed modifications to the exterior of the existing
building.
• Eliminate aluminum automatic sliding doors and storefront system at K&G Men's Superstore
entrance.
• Eliminate aluminum automatic sliding doors and storefront system at former Linens N Things
entrance and provide new Toys "R" Us / Babies "R" Us clear anodized aluminum automatic sliding
doors and storefront system in location shown.
• Remove existing Linens N Things entrance canopy and provide new EIFS canopy for installation of
new Toys "R" Us and Babies "R" Us signage.
• Remove existing columns at former Linens N Things entrance canopy and provide new.
• Provide new exterior insulation finish system (EIFS) and integrally colored (match Sherwin Williams,
#6074 "Spalding Grey") four -inch (4") split -face CMU veneer under canopy to keep consistent
materials/finish at existing construction versus new infill at front elevation.
• Provide new EIFS cornice and paint to match existing (Benjamin Moore, "Off White").
• Paint existing canopies to match Sherwin Williams, #6098 "Pacer White". RECEIVED
• Paint new EIFS to match existing (Benjamin Moore, "Light Taupe"). MAR 2 3 2010
• Existing canopy at K&G Men's Superstore to remain as -is. PERMIT CENTER
• Paint existing concrete panels at rear and left side of store to match existing (Benjamin Moore, "Light
Taupe").
• paPp
Should you have questions or need additional information, please contact me at 616.361.2664.
Sincerely,
PAEP ARCHITECTURE ENGINEERING, P.C.
Ryan T. Noakes
Graduate Architect
RTN/tlk
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Page 2 March 22, 2010
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