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HomeMy WebLinkAboutPermit L06-085 - OPEN FRAME - PARK WEST PLAZA DESIGN REVIEWPARK WEST PLAZA (FUTURE CALIFORNIA PIZZA KITCHEN) ANDOVER PK W & BAKER BL L06-085 TO: • City of Tukwila Department of Community Development NOTICE OF DECISION David Kehle, Agent for Open Frame LLC King County Assessor, Accounting Division Washington State Department of Ecology Steven M: Mullet, Mayor Steve Lancaster, Director April 30, 2007 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: L PROJECT INFORMATION L06-085 Design Review David Kehle, Agent for Open Frame LLC BAR approval to construct a 30,000 sf fitness center; 6,000 sf restaurant and associated revisions to parking and -landscaping adjacent to the Acme Bowl development. Frontal improvements will be constructed along both Andover Park West and Baker Boulevard. 150 Andover Park West E06-021 SEPA Review Tukwila Urban Center II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS). Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a 30,000 sf fitness center, 6,000 sf restaurant and associated site and landscape improvements does comply with applicable City and state code requirements and has approved that Type 4 Permit Page 1 6300 Southcenter Boulevard, Suite #100 o Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 • • application based on the findings and conclusions contained in the staff report, subject to the following conditions: 1. The pedestrian connections from the comer plaza to the restaurant and from the Acme building across the parking lot to Baker must be constructed of concrete. 2. Bicycle racks must be installed at each building per TMC 18.56.130. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS is permitted. 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, that is by May 21, 2007. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 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 The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record Type 4 Permit Page 2 • • hearing conducted by the Board of Architectural Review. 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 challenging a DNS 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. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Nora Gierloff, who may be contacted at 206-431- 3670 for further 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. Department of Community velopment City of Tukwila Type 4 Permit Page 3 • TEN PROJECT 61W EX SPE14LK PEDESTRIAN TO BE R MCNED B=LAFZD LIGHTSPL 19043' 14131) 6' SIDEWNX PIST4LLED ANDOVER PARK WEST 6 EX AL— '.: e • PL 'Ir COLORED 6e PLAT Neu p' SID BACK 4• XP PLANTE Ilii 1 II 1 I_ IIIIIIIJUIIIIIIIJ 6000 U. FLOOR ELEV. IS' =DER, NEO CURB CUT PER CjTT STD'S EX OAS QRR: WOVE EX Sa= PEDESTRIEL QlECTIAN R � NEW PEDESTRIAN Lel( 5411T1 11 l I_ I L 1TR11_lH111111� (5') CONCRETE EX15T60 ACE BOUL66 TOTAL AREA 60696 F. ACPE MUG: 50606 5F. (40 LANES) RETAIL 10090 5F. EXISTN0 PAROM . 765 (b =PACT) CUT 10 BE CQ+1ON' 01 liffi CUT 9L' . • . OBE SPLIT D • - 11•111 LPN. -.�- �i UPON EbE• = TO EAST SITE PLAN PARK UJEST PLAZA SCALE:I.4O' 486 TOTAL CARS NOTE: NEW LANDSCAPE ISLANDS TO BE SAW CUT, REPAIR AS REQ PROVIDE SEALED EDGES WERE REQ. /I\ 70 STALLS TO STALLS PL 446' Dept. Of Community Development City of Tukwila • AFFIDAVIT OF DISTRIBUTION /, 7)` HEREBY DECLARE THAT: Notice of Public Hearing Project Name: Determination of Non -Significance Project Number: Notice of Public Meeting Mailer's Signature: Mitigated Determination of Non - Significance Person requesting mailing: !\/L& EAIIRA244414- Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt 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 Classifieds PO Box 70 - Seattle WA 98111 l K Other 1"JtTict cSj' J Was mailed to each of the addresses listed on this day of year 200'1 in the P:iADMINISTRATIVEFORMSWORMSWFFIDAVITOFDISTRIBUTION Project Name: ��^ ''' 'c044 -R_ 1 1 C Project Number: O -- 0 % Mailer's Signature: ��� ` DCt" -- Person requesting mailing: !\/L& EAIIRA244414- P:iADMINISTRATIVEFORMSWORMSWFFIDAVITOFDISTRIBUTION Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: STAFF CONTACT: NOTIFICATION: FILE NUMBER ASSOCIATED FILE: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: RECOMMENDATION: ATTACHMENTS: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared April 13, 2007 April 26, 2007 Nota Gierloff, Planning Supervisor Notice of Application mailed to surrounding properties and posted on site January 16, 2007 Notice of Public Hearing mailed to surrounding properties and posted on site on April 12, 2007 L06-085 Design Review E06-021 SEPA Review Open Frame LLC BAR approval to construct a 30,000 sf fitness center, 6,000 sf restaurant and associated revisions to parking and landscaping adjacent to the Acme Bowl development. Frontal improvements will be constructed along both Andover Park West and Baker Boulevard. 150 Andover Park West Tukwila Urban Center Approval with Conditions A. Applicant Responses to Design Criteria B. Park West Site and Landscape Plan C. Restaurant Elevations D. Restaurant Colored Elevations and Sign Plans E. Fitness Center Plans, Perspectives and Materials F. Lighting Fixture Specifications G. Freestanding Sign Design 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431=3670 • Fax: 206-431-3665 Staff Report to the BAR • • L06-085 Park West H. Street Furniture Designs I. Restaurant Materials Board (presented at hearing) FINDINGS VICINITY/SITE INFORMATION Project Description. In March 2005 Mt. Adams Holdings received BAR approval for a project to remodel a warehouse into a 40 lane bowling center with associated restaurant and lounge known as Acme Bowl. Also included was approximately 9,700 square feet of retail, demolition of an existing 19,000 square foot office building and associated revisions to parking and landscaping across the site. The current application is for Phase 2 of the project. The adjacent parcel at the northeast corner of Baker Bl. and Andover Park West will be redeveloped with a new 30,000 sf fitness center, a 6,000 sf restaurant and associated parking and landscaping. The existing 28,000 sf warehouse building will be demolished. Frontal improvements will be constructed along both streets, see Attachment B. Existing Development. The site is currently vacant and the existing warehouse will be demolished. Surrounding Land Use. Across Andover Park West is Westfield Shoppingtown at Southcenter. The current remodel of the Mall will create an internal access street that will connect to Baker Boulevard. Across Baker to the south is the Acura Dealership. Directly east of the site is a warehouse. Topography. The site is generally flat. During construction the warehouse building will be demolished and its foundations will be removed. Both building pads will be preloaded with up to 4,000 cu yd of structural fill. Vegetation. Most of the existing trees and shrubs on site will be removed and replaced. New landscaping will be installed along edges of the site, around the buildings and throughout the parking areas. Access. Pedestrian paths will be provided between the Acme Building and the fitness center, from Baker to the fitness center and from the corner plaza to the restaurant. Two driveways are planned along Baker and this site will share the existing driveway onto Andover Park West with the Acme site. Page 2 Staff Report to the BAR DECISION CRITERIA • . L06-085 Park West This project is subject to BAR design approval under TMC 18.60.030 due to its location in the TUC zone and the size of the buildings. In the following discussion the Board of Architectural Review criteria are shown below in bold, followed by staff's comments. For applicant response to the criteria see Attachment A. 18.60.050 General Review Criteria (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. A 15' wide sidewalk with tree wells will be constructed along Baker Bl. This is similar to what was approved for the Baker Bl. Retail project and eventually will form part of a pedestrian spine between the commuter rail station and the Mall. A narrow landscape area will also be provided at the back of the sidewalk. Along Andover Park West the sidewalk will be reconstructed at the back of the new curb and 15' of landscaping will be provided. A single or double loaded aisle of parking will wrap around the buildings along both frontages. Additional parking will be provided between the buildings, following the same pattern as the Acme site. Parking lot landscape islands will be provided approximately every 10 stalls. The restaurant will be 22 feet to the top of the highest parapet, see Attachment C. The fitness center will be between 25 and 29 feet high, however the decorative tower element along the west elevation will be 35 feet in height, see Attachment E. The garbage collection area is located between the two buildings, adjacent to the loading space, and will be screened behind a concrete block wall and metal gate. (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; 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. Page 3 Staff Report to the BAR • . L06-085 Park West New street trees will match the Tukwila Street Tree Plan to further the City's goal of a consistent streetscape. Dedication of 4.5 feet of right-of-way along the Andover Park West frontage was required at the time of the Acme development. The TUC zone does not require landscaping along side or rear property lines. However a 10 foot planting bed with trees and some shrubs will be provided along much of the eastern property line, see landscape plan at Attachment B. The north edge of the site will be integrated with the Acme site. Scored 5' wide concrete pedestrian walkways will connect the buildings to the public sidewalks on adjacent streets and the Acme Center. They have been located adjacent to landscape islands and buildings to minimize conflicts with automobiles. (3) Landscape and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; 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. g. Due to the frontal improvements the street trees along the perimeter of the site will be removed and new trees and shrubs planted per the Type 1 front yard landscape requirements. Landscape islands will be provided throughout the parking areas to meet parking lot landscape requirements. Flowering cherries will be planted along the pedestrian paths and between the buildings. Flame amur maples will be used in most of the landscape islands with a few red oaks at the southeast corner, see the landscape plan at Attachment B. A plaza will be created at the intersection of Baker Bl. and Andover Park West. This will be scored concrete and will contain benches and possibly the freestanding sign. A path will lead directly from the plaza toward the restaurant. The dumpster enclosure will be constructed of concrete block with a metal gate. Page 4 Staff Report to the BAR • • L06-085 Park West The Tukwila Police Department has reviewed the lighting plan for sufficient light levels and even lighting to help deter crime. Fixture cut sheets are contained in Attachment F. (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 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; 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. g. The proposed restaurant building is a California Pizza Kitchen and follows the corporate prototype architecture. The majority of the building is stucco painted a variety of tan and brown earth tones. Stone veneer will be used as a wainscot and entry accent. Yellow fabric awnings will provide an accent as well as weather protection for the outdoor dining area, see colored elevations at Attachment D. Modulation is provided through a series of stepped wall planes and varied parapet heights. The west, south and east facades are active, containing windows and entries. The north facade is treated as the rear of the building with the service areas screened by solid walls. The proposed LA Fitness center will be constructed of concrete block in two colors with both smooth and split face finishes, see Attachment E. Clear glass storefronts will be provided along the west elevation and along half the length of the north and south elevations. Six foot wide metal awnings will be located over most of the large windows. Sconce lighting fixtures will be provided along all faces of the building. The main entry will be accented with a curved facade and a raised tower element constructed of perforated metal. A modest amount of modulation will be provided by areas with 2' insets along each facade. Mechanical equipment will be hidden behind the parapet walls of both buildings. (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; Page 5 Staff Report to the BAR • • L06-085 Park West b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. LA Fitness is showing two wall signs, located on the west and south elevations. California Pizza Kitchen has provided proposed wall sign designs, see Attachment D. The applicant has also submitted a design for a freestanding sign similar to the one on the Acme site to be located at the corner plaza as an alternative to the second wall sign, see Attachment G. Storm drainage facilities are underground and were constructed as part of the Acme site improvements. Parking lot lighting fixtures will match those on the Acme site. Benches will be provided at the corner plaza. A bicycle rack will need to be provided at each building, see Attachment H for designs. In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (TMC 18.100.030.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. 6. Comprehensive Plan Policies a. All 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". 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). 2. The development provides adequate parking and lighting (1.7.3). 3. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible (1.11.9). Frontal improvements will be constructed as part of this project. The applicant has provided a lighting analysis showing that adequate lighting will be met across the site. The required number of parking spaces will be provided onsite. There is no nearby trail, however, the applicant will provide a pedestrian connection from the site to the public sidewalk system and adjacent properties. b. 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 promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" Page 6 Staff Report to the BAR • L06-085 Park West I. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). 2. The development should be designed with an appropriate scale and proportion; pedestrian - oriented features and streetfront 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). 3. Parking areas should be designed with appropriate screening, landscaping and corner site/parking relationships 00.2.6) 4. The development should 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). Internal circulation is provided between the site and the adjacent Acme property. The southeastern driveway will be shared by the adjacent property at the time it redevelops. Transparency, a mix of materials and minor modulation have been provided along the most visible facades of the fitness building and restaurant. Landscape area requirements will be met or exceeded. The proposed building type, single purpose buildings surrounded by parking, does not lend itself to creating pedestrian friendly environments. However pedestrian circulation and a corner plaza has been provided. CONCLUSIONS 1. Relationship of Structure to Site The parking areas are all visible from the streets, however this is moderated by the proposed landscaping. The height and scale of the buildings in relation to the site is appropriate. Overall the required square footage of landscaping and number of plants will be exceeded. Pedestrian circulation on the site works well. The concrete sidewalks should continue across the parking areas rather than being striped on the asphalt as shown on the plan to provide greater pedestrian safety and match the Acme site. The wider sidewalk width along Baker Boulevard will support future pedestrian improvements. The Andover Park West improvements will be consistent with the other properties in the area. 2. Relationship of Structure and Site to Adjoining Area Landscaping along the northern and eastern side yards of the site is not required in the TUC zone. A 10 foot landscape strip along the eastern edge of the site will be cleaned up Page 7 Staff Report to the BAR • L06-085 Park West and replanted. This will provide some screening of the blank rear wall of the fitness center from the adjacent warehouse building. 3. Landscape and Site Treatment The proposed landscape plan provides an attractive streetscape, breaks up the parking lot into smaller sections, and softens the edges of the buildings. The trash enclosure will be adequately screened with a solid wall and metal gate. Lighting levels will meet Police Department recommendations. 4. Building Design The restaurant addresses its comer location with a curved western facade. A wainscot of cultured stone will provide durability to the largely stucco walls. The colors chosen are harmonious and the yellow accent is used in moderation. The yellow awnings are repeated on all three facades, creating a common motif. The materials chosen for the fitness center - concrete block, painted metal and glass, are durable and in keeping with the modem style of the building. The minimal modulation of the walls will be offset by the variation in color and texture of the concrete block. The tree wells in the sidewalk will soften the appearance of the building, especially the solid portion of the south elevation. The metal canopies will help to bring the walls down to a human scale and provide some weather protection. 5. Miscellaneous Structures and Street Furniture The proposed wall signs are appropriate given the scale of the building and the distance from the streets. The freestanding sign design is consistent with the sign on the Acme site. Though bicycle racks have been proposed they have not been located on the site plan. Bicycle parking is required and appropriate locations must be identified prior to building permit application. 6. Comprehensive Plan Policies The project, when constructed, will provide adequate pedestrian and vehicular access to and across the site. The building designs provide a variety of colors, textures and detail. Landscape requirements have been met or exceeded. RECOMMENDATIONS Staff recommends approval of the buildings and site plan with the following conditions: 1. The pedestrian connections from the corner plaza to the restaurant and from the Acme building across the parking lot to Baker must be constructed of concrete. 2. Bicycle racks must be installed at each building per TMC 18.56.130. Page 8 P" david • RECEIVED OEC 11 2006 DevaLO MUN11 y PMc..� DESIGN REVIEW CRITERIA December 7, 2006 1. Relationship of Structure To Site a) The project site is adjacent to and south of the recently completed ACME Bowl and retail spaces. The existing common access is being utilized as previously planned and shared parking is being expanded. Under the previous BAR approval, there was to be a 4,000 SF pad and the existing structure being remodeled for a fitness center and retail shops for 30,000 SF. This existing structure will now be removed and recycled, some of which will be used on site. The project site has a plat restricting setback of 60' in lieu of the city's 15' building setback. This setback dictated the building location and paving between the building and street edges. The fitness center building is located to allow two rows of paving and a generous pedestrian walkway. There is no retail component to this project. The rear building wall is located at 11' off the rear property line which allows for windows being installed without fire rating. The width of the building fits within the existing parking rows between it and the retail at the ACME Bowl site. The restaurant pad is now a 6,000 SF building which has a single row of parking and generous pedestrian walkway adjacent to the building. There is a plaza at the comer intersection which allows a pedestrian connection to the restaurant. The space between the restaurant and fitness building is set for efficient parking rows. Connections from building streetscape are accomplished by the plaza connection to restaurant and a pedestrian connection from Baker to the fitness building and a relocated pedestrian connection to the ACME Bowl buildings. Streetscape adjacent to Baker and Andover will have street trees, the sidewalk and buffering the parking lot areas. One curb cut on Baker Blvd. will be eliminated (SE Comer) and new sidewalk installed. Landscape space and pedestrian movements along the perimeter of the project site as well as connections to buildings and from the site are more than adequate for this project. b) Parking and service areas are broken up via building locations with only a single row of parking at the restaurant, and a double row adjacent to the fitness building along Baker being somewhat dictated by the underlying plat building setbacks. The service area for the restaurant is located on the north side of their building and is screened/enclosed including their dumpster. The fitness center dumpster is in the northeast comer of that building adjacent to the rear property line and is screened via concrete walls and landscape. There are no large areas of parking. All parking areas have easy traffic flow patterns and landscape islands with trees to add visual break up of those areas. ATTACHMENT A 12720 GATEWAY DRIVE, SUITE 116 SEATTLE, WA 98168 (206) 433-8997 FAX (206) 246-8369 email: dkehle@dkehlearch.com Design Review Criteria December 7, 2006 Page 2 c) The fitness center height allows for a 16' clear height, 4' structure and a minimum of 4' parapet walls to screen the roof equipment. This is in keeping with adjacent retail spaces and ACME Bowl. Building scale is in keeping with building setbacks from street and adjacent structures in the area. The fitness center has a colonnade look on the south, west, and east elevation, with areas of fenestration, a pedestrian walkway canopy and panel forming for texture and color accent. The restaurant building height is approximately 20' and its scale is a low profile structure as it is nearest the comer. The building has curved walls, roof height changes and glazing reducing its scale to a more pedestrian scale. 2. Relationship Of Structure and Site To Adioinino Areas: a) The new fitness center many commonalities with the retail and ACME Bowl structure to the north. The glass storefront elements, the concrete "colonnade", the metal cantilevered canopy and the form work which imitates the metal profile on the retail building, all tie this new structure directly to the retail component of the ACME Bowl building. The texture and massing are in keeping with the ACME Bowl building. There is a car dealership to the south with a traditional front which is setback off Baker Blvd. Southcenter's J.C. Penney is across Andover Parkway to the west. To the east is a project which is being redeveloped to more retail. The ACME Bowl building is closest and is used as a model for this structure. The restaurant is a freestanding pad of small scale with its own independent design. It has texture and its mass is broken up by the building geometry. This will be a very similar feel and look as the newer restaurant pads at Southcenter. b) Landscaping will complement and in most cases, match the existing landscape. Perimeter screening will utilize the same planting palette previously approved by the City. Landscape will replace existing asphalt along the east property line and the adjacent re -development. The restaurant pad will utilize the same plant palette where foundation landscape is utilized by integrating the landscaping throughout the new and existing site development. c) Not applicable. d) The vehicular access on site was previously approved via ACME Bowl with a common ingress/egress from Andover with appropriate on site stacking lanes and intemal traffic circulation with common north/south aisles and east/west aisles. The existing Baker Blvd. curb cut will be rebuilt to City standards and the curb cut located on the rear property line will be removed and replaced with curb, gutter, landscape and sidewalk. Parking lot design is efficient while providing small areas of parking between buildings with island landscape. • • Design Review Criteria December 7, 2006 Page 3 An existing pedestrian connection from ACME Bowl to the south development will be relocated to work with the new building structure. Access for pedestrian movements will come from the streets through identifiable walkways and sidewalks. e) The existing curb cuts are a considerable distance from the intersection and allow for two ingress/egress points from the site while intemal circulation occurs on the site. 3. Landscape and Site Treatment a) Site topography is generally flat so there is nothing to preserve or enhance. b) Parking lot grades are approximately 4% with pedestrian circulation features being flat, all to promote safe and stable circulation. c) Landscape is being used to provide a breakup of parking lot, vertical accents to buildings and reinforce the plaza features at the comer. Street trees bring rhythm to the site edges. d) Planters at parking islands are generously wide and plantings will be held back from curb edges to allow for easier entry and egress for automobiles. e) Trees and shrubs are used to break up asphalt areas and provide a buffer from street edge to on site parking. f) Screening of service area and dumpsters are accomplished via enclosures matching the building materials and colors as well as landscaping by trees and shrubs. The locations are not directly facing any public way. g) Planters are adequate in size to support the landscaping. A hardscaped plaza at the comer will utilize colored and stamped concrete along with perimeter landscape and low lighting. h. The exterior lighting within the parking lot will match the existing previously approved light fixtures. Under canopy lighting will model the existing retail canopy and accent wall lighting will be shielded for glare. Color will match existing. The restaurant will utilize wall mounted fixtures shielded for glare and pedestrian lighting. 4. Building Design a) The fitness center building will compliment the retail areas of the ACME Bowl project. The building materials will be a combination of painted smooth tilt up concrete and form liner texture to match the metal used on ACME Bowl, clear anodized aluminum storefront with clear or tinted glass, metal painted canopy matching the ACME Bowl with rod tie backs and top metal painted flashing. The storefront areas will be accented by Design Review Criteria December 7, 2006 Page 4 "colonnade" style concrete pilasters which will have reveal recesses to add articulation at the pedestrian level. The restaurant is not part of this submittal, information regarding the design of this building shall be submitted separately. b) The scale and harmony with the Pure Fitness building is very much in keeping with the adjacent ACME Bowling building as well as the traditional "retair shops fronts used elsewhere with in the neighborhood (Baker and Andover East, etc.) The restaurant building will be very similar in scale to the new and proposed restaurants in the adjacent Southcenter shopping area. c) By utilizing long lasting materials such as aluminum, glass and concrete, the proportions and interfaces of materials are designed for the life of the project. d) The fitness center colors will match the ACME Bowl project with the blue color matching the blue metal material used at ACME, smooth concrete paint to match the ACME concrete and aluminum color for storefronts and canopies. The restaurant pad will have harmonious colors with "splashes" of accent colors. e) Mechanical equipment on the fitness building will be hidden by the minimum 4' parapets above the roof. Typical HVAC equipment is 4' and with the angle of view from the City right-of-way, will be fully screened. The restaurant will utilize parapets creating a mechanical well which will conceal all equipment. f) Exterior building lighting will be a combination of soffit lighting and under canopy and accent wall lights at "colonnade" areas as accent for both up and down lighting. The plaza and entry to both fitness center and restaurant will incorporate pedestrian lighting. g) The fitness center is modeling the ACME Bowl project for scale and design and will tie directly to it. It will not be monotonous as the building facade will utilize fenestration, colonnade for rhythm and canopy and color to further articulate the facade. The restaurant will have its own style and character accenting the comer of the site and provide visual interest to the whole project. 5. Miscellaneous Structures a, b) At the plaza, lighting fixture bollards are being proposed with benches to match the existing ACME Bowl site accessories including bike racks. • • Design Review Criteria December 7, 2006 Page 5 6. Consistency a) Goal 1.7 is met by providing a visually attractive project with modulation of facade with pedestrian friendly access to all structures, with pedestrian amenities such as plaza and furniture, and articulation via materials, fenestration and canopies for pedestrian cover. The project also ties architectural with the adjacent ACME Bowl project via color, design, and detail. The development provides adequate parking and landscape (1.7.3), provides an open space public plaza at the key intersection (1.11.7) and is connected via pedestrian access to and through the public sidewalks system (1.11.4). b) Goal 10.2 The project provides for intemal vehicular circulation by utilizing existing common entries and aisles within parking for safe traffic flow (10.2.4). There are pedestrian intemal and external connections and storefront activity of ground floor windows, facade. modulation, quality landscape and overall building quality (10.2.7). Parking has landscape screening and intemal landscape to break up asphalt areas (10.2.6). The project contributes to "hospitable" pedestrian environments with comer plaza, pedestrian connections via colored stamped concrete through parking areas and inter connection of the fitness center to the retail/ACME Bowl structure (10.2.3). The built environment is attractive, functional and supports a fitness center in conjunction with the ACME Bowl providing a great recreational and entertainment mix of uses. 0 . 0 0 • • SCHEER TANAKA D'eNNEHY RILEY ARCHITECTS 3190-K A rport Loon Drive. Costa Mesa. (A 92626 Tc! 71,.444.1960 Fax 714.444.3160 w•xwr.;r.ir.nc! December 11, 2006 RECEIVED ..Er . 1 2006 DM�PAQEMT City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Re: Project Consistency Description with Design Criteria California Pizza Kitchen, Park West Plaza 150 Andover Park West Tukwila, WA 98188 The California Pizza Kitchen is located at the intersection of Baker Boulevard and Andover Park West, and is sited to orient the front doors and patio to the two major streets. The pedestrian access is oriented to the corner of the intersection with hardscape and feature paving at the corner plaza area. California Pizza Kitchen has landscaping between the building and walks and curbs. The building's orientation allows for minimal views of the service areas from the major streets, as they are located to the rear of the building with the bulk of the parking spaces. The building is designed to be very horizontal in appearance. There are many break-ups in the masses both vertical and horizontal. The curved, flowing edge of the building corner that faces the intersection also maximizes the visual clarity and vistas for motorists at the intersection that most pad restaurants do not offer. The vertical and horizontal reveals in the building surface and the horizontal aspect of the reveal pattern add to the horizontal line and low appearing scale of the building. The color of the California Pizza Kitchen Restaurant has deep earth inspired tones that are harmonious and compatible with their trademark dark yellow awnings. All rooftop equipment is screened from view. The exterior lighting for the project includes landscape accent lighting, building up -lighting and wall mounted awning lights. If you have comments or questions regarding this consistency description, please contact STDR Architects at (714) 4441960. Mike Chico, Project Manager O If FES ODMS EL IS, 0 0 tl O u,' a -r OO�IOIIO 0 TROT NL e, 1-111• 0 UM MOOR 00 `ace,. A RF®MIIAEGRTI N, 47 O V DORS O �eTND941 • T/D 1'"" B, A VDOEN1 S, 00A. GM1100100 S' vmcELS an 0 0 OSOUTH ELEVATION Vt' . 1•-o. FRAM 0 I 00R¢ LEVIES Mal o102 CLASSY ®GAIT NHS ASS/ eaTDe 00 O NO GONlI IMTEEN IMOD eff VAT Mt SEIDESSC FORSOW INE ly O2 WEST ELEVATION 4.. 7-0 APP /71 - :�a aSH2 4{&/,71 a" 2 ®r RIAS ®01122;00090 MIME 1(04101I7.0N PANED ICS CAIDT 0110 OAT 03A14188! I AML MODS r CHIT NDN PAN® 0 0 j SEEAN saw IAAl4LAEN FEES TO EIED- Fi4D7nac.11 1 Ma Row IRF A R3M W SN33 Li81 882) 1781 cruntseta 738403 YItF EXTERIOR FINISHES FEIA S11CC0 FWSF 8TO COLOR OST01 COLOR TO MATO+ NEJM WILLIAMS PANT gO6980 14EELE GOLD FICBK 81100131 SAND FN -i eluac0 rum', ST0 CAVILS OHTa9 COLOR TO P1.004 84195I84 WILLIAMS PANT 438E00 BPfE GOLD FRISK own+ BARD i8-3 8111023 4,41F/ 870 COLOR, O5TQ1 COLOR TO 1LTC31 8011211100RE PANT 908 FI/d.1 81•100731 0.10 F5-4 611 CCO IW4P• 810 CUSTOM COLOR TO RATO4 PRATT 1 LAPVETT COLOR YOR-1294-000 088048 Rada 2100131 04-7 DOORAIIOWI 51NTEI1 COLOR eLAOC ANDD® M -I FETAL TYPE. M -e GA. SCM 41 STARLESS STEEL FRISK eR1313E0 31-3 FETAL TYPE. 16-I8 GA. MEET FETAL 11491.1 81-1 STOW (VBEERA FWIF OLIIRED 8TOFE TYPE C3V-70001 COIMRT LED ESTOIE COLOR CARREL ST -3 910'82 (78480 RT) M444F VICTORIAN DEN08 TYPE, OCT. ENDOW ELL SASE 4 MALL CEP COLOR TAN FRISK 8'00114 V -I A000 F1AMIE 5111315ELLA - FESSDT COLOR 54449, ER 1882 L0W NOTE, NONAGE ODER NB'ERATE REVEL, AND APPRNAL RECEIVEDDEVELOWElf california PIZZA KITCHEN PARK WEST PLAZA, TUKWILA, WA EXTERIOR ELEVATIONS SCALE: (/4' = 1'-0' SORER TANNKA 00001! BEET ARGDFCIS 9D. 1182-X ADPCRT 100E ENE 4OST YES.. 44.GO44 82821 Pb,. (714) 1Y-1950 FAX 014) 44443755 DESIGN REVIEW: FEB. 20, 2007 Tllt®MfA EOBN V EL. 41-7. 19710 • e. Arr O V= 6 4 • ;7ne' 9 fCRILL RG4T 4 7/174.RUP Oa COG RAO (AO 4' '5) 82 4 VTR IVAR o0 vCOCO. aoy 4 Il4 17114.01,APaE.o.e ti PAR TOMOEN 1. 77c. OHb N3 O 11067 I TSUM HAI MORS IZ1 111.3.3 11-67 DM OAG RYEI 4L0YTDe TO MA r /+P ,..). by CSAR 4/xlrr7 O3 NORTH ELEVATION 4.. r -o. ro. STA, /COM ROM 137 m,la+nwo Iw1 I IL RILL cape I 1 -I_— SYS)•%� IOU 4UI►\► X111116 �I 111 7 oM=wIi•Ii--IO----1171--.i. 7= �t�i�E��t�i���+�Isi l -- WIe _ moo_ tee— ��>_ ..�- .o� —� I+ZI 137 1 �l 131 LS61 1161 1�I LSCA ODP TIM S WORT TO REV eel Wirral „Ili OEAST ELEVATION 4 N• • r-0• EXTERIOR FINISHES F5-1 STUCCO MALAR 5T0 COLOR Q$T01 COLOR TO MATCH SERIN aware PANT RSISMO I MELS COLO R06K G3100114 SAND R -T STUCCO KARP. 6T0 COLQ2 CUSTOM COLOR TO MATQI SNH61N 114.LIAlL PANT 901000 !EMPIRE COLD RICK 8/100TH SAND i! -S STUCQfAAF, 510 COLOR CUSTOM COLOR TO MATCH BE4WPN 11DORE PANT "OS PLANCK enwpTM SAND RN 6TIWCCO MANE 570 CUSIC, COLOR TO MATO1 PRATT . LAMBERT COLOR 4203-3161-000 OBSIDIAN PACK ancon+ EN -3 DOORAIOCLI 6TT1E1 COLOR BLACK ANODIZED M -I METAL TYPE, K -IS GA 302 Al STAN-ERB STEEL RUSK BRIBED M-3 PETAL TTPE BAD GA. 61W TETAL RICK ST -1 STONE (VENEER, PWli 0.L11IED STQE TYPE fbV-30001 COUNTRY LEOCESTONE COLOR CARAMEL ST -3 STOE (MA6G r) MANF vICTORINI DESIGN TYPE EM. 050071 5L.. SAGE ( BALL CGP COLOR TAN RSSIL BIOOT, v -I AUIO*C MAMP B7BRELLA - RRE6121T COLOR SUIKOWER'EELLOW 1101E. NONAGE ICER 6BRRAIE REVIEW AMO APRpVAL RECEIVED tOTIMPATI OEVELOPPEITT california PIZZA KITCHEN PARK WEST PLAZA, TUKWILA, WA EXTERIOR ELEVATIONS SCALE: 1/4' = 1'-0• SOIEEA TANNf4 OENNE177 pO2' ARCHITECTS AC. 3190-N ARAM LOOP DRIVE COSTA SES(. CAVLINA 0206 PIv,. (714) 444-1900 EAR (714) N4-3160 DESIGN REVIEW: FEB. 20, 2007 • 1_ M-3 Black Metal Coping, Typ. FS -3 w/Reveals V--1 Awning By Signage Contractor t el Column & iPatio Ra IIng; ;;P•=' PaInted1P15• 4, j. FS -1 w/Reveals FS -2 w/Reveals FS -3 w/Reveals ST. 1 Stone Veneer r . v �::c_.`x.."�..R'a`� : • � - x� � r"- �� •�'�,.t � .� ,s.r"B'.- r _ .. � .. ,._ s: t 1`�'f-.<< � _r• <..r.�. �� �% ST3Base &Trim EAST ELEVATION ca i or,nia - OZZ KoTOaEN PARK WEST PLAZA - TUKWILA, WASHINGTON -2=Blacli%Anodlzel aDietront�System`: RECEIVED ATTACHMENT D COMMUNITY DEVELOPMENT 0 8 16 SCHEER 1 ANAKA DE NNE HY RII EY ARCHI1 ECTS INC 3190-K .AIRPORT LOOP DRIVE COSTA MESA. CALIFORNIA 92626 PHONE 17141444-1960 FAX 17141 444-5160 Feb. 20th, 2007 �Z •'-411 'L,P •Si na a Under Se crate g g . 1 ,e0 R view /App r°va 42B1ack Anodized StorefrontSystem Stone3Trim &rBase1: :;, 1111,21;10 _ �,'1-cm* Oti--.macra"s..[O , ss.:w tam. rw.sna■ relror.r.� �. ms malt, a® a•_•+etmra=maw .11C>�. �_`• iT.ffi7{ 1 �w-Cla11• 1.a SOUTH' ELEVATION Tcalifornia PIZZA KITCHEN PARK WEST PLAZA. - TUKWILA, WASHINGTON Column, Painted -P=5 Pt Pc___ T /a1.,lJ7 rezcW • 0 S I' 12 F? 8 16. SCHEER 1ANAKA DENNEHY RILEY, ARCH! IEC 1S INC 3140-K AIRPORT LOOP DRIVE COSTA MESA, CALIFORNIA 92626 PHONE (7141444-1960 FAX 171'41444- S160, Feb. 20th, 2007 'T° Awning Light,Fixture 'j .• v � 13';w/Revea Signage Under Separate Review FS -4 • .4 • 5 -'TEX 2 Black•Anodized „• Storefront 'System ST -3 Base & Trim Tcalifornia poMMca aoTOo-OIERI1 PARK WEST PLAZA - TUKWILA, WASHINGTON WEST ELEVATION -1 `Awning%Eabnc ST -1 Stone Veneer 0 8 16 A 1 l RECEIVED COMMUNITY DEVELOPMENT SCHEER IANAKA DENNEHY RILEY ARC HI I LC 1S INC 3196K AIRPORT LOOP DRIVE COSTA MESA, CALIFORNIA 92626 PHONE 47141444.1960 FAX 47141444.3 I6O Feb. 20th, 2007 Tcalifornia PIZZA KITCHEN PARK WEST PLAZA - TUKWILA, WASHINGTON NORTH ELEVATION RECEIVED • COMMUNITY DEVELOPMENT 0 8 16 S I) It SCHEER 1 kNAKA DE NNE HY RILEY ARCHI1EC IS INC .3190-K AIRPORT LOOP DRIVE COSTA MSA. CAL IF OR VIA 92626 PHONE t7141444-1960 FAX 1714/ 444.1160 Feb 20th, 2007 c in C7 N m 6'-41/2" 6'-23/4"" PERF ALUMINUM RETURNS w/ WHITE LEXAN BACK wllst SURFACE ARLON YELLOW (2500-525) VINYL I4"1 8" III 1 1/2" FRONT VIEW 151/4" =3" 12 3/4" RIBBON CABINET DIAMOND CABINET END VIEW S/F INTERNALLY ILLUMINATED WALL SIGN w/ MULTIPLE LAYERS SQ. FT. = 31.87 SCALE: 3/8" = 1' - 0" GENERAL SPECIFICATIONS DIAMOND CABINET: 8" DEEP FACE & HALO LIT CHANNEL w/ ILLUMINATED RETURNS. • RETURN -ALUMINUM PERFORATED RETURNS PAINTED BLACK w/ WHITE LEXAN BACKING w/ 1st SURFACE ARLON YELLOW (2500-525) VINYL • FACE - #7328 WHITE ACRYLIC w/ 1st SURFACE VINYL GRAPHICS; OUTLINES - BLACK VINYL "CHECKER PATTERN" - 3M SCOTCHPRINT VINYL (PMS 116C & 70% PMS 116C); RETAIN FACE w/ BLACK TRIMCAP • "PALM TREE/CPK" - 1/4" THICK ACRYLIC PAINTED BLACK. PIN MOUNT OFF FACE 1/4", PAINT STAND-OFF's BLACK • ILLUMINATE DIAMOND CABINET w/ 6500K WHITE GRID NEON w/ 60mA TRANSFORMERS IN CABINET RIBBON CABINET: 4" DEEP ALUMINUM CABINET PAINTED PMS #116 YELLOW AND BLACK • "CALIFORNIA" - ROUT-OUT/PUSH-THRU 1/2" CLEAR ACRYLIC w/ 1st SURFACE BLACK PERFORATED VINYL (BLACK @ DAYANHITE @ NIGHT) w/ 2nd SURFACE WHITE DIFFUSER • "PIZZA KITCHEN" - ROUT-OUT/PUSH-THRU 1/2" CLEAR ACRYLIC w/ 1st SURFACE WHITE VINYL AND 2nd SURFACE (3635-70) DIFFUSER • ILLUMINATE CHANNEL w/ 6500K WHITE GRID NEON w/ 60mA TRANSFORMERS LOCATED IN DIAMOND CABINET • RIBBON CABINET MOUNTS FLUSH TO FACE OF DIAMOND CABINET NIGHT TIME (ACTUAL PHOTO) NOTE: NO MANUFACTURE LABELS ALLOWED ON SIGNAGE. UL LABELS TO BE PLACED IN THE. LEAST VISIBLE EXTERIOR POSITION .063" PERF. ALUM. FILLER W/ 3/16" DIA. HOLES ON STAGGERED CENTERS - BACK W/ .150" WHITE LEXAN W/1ST SURFACE ARLON 2500-525 YELLOW VINYL 4" L 8" 1 1/2" 1 '/z" x 2'/2" x .063 ALUM. RETAINER, TACK WELD— INSIDE TO .063" PERF. ALUM. FILLER, VHB TAPE LEXAN TO BACK SIDE OF FILLER AT EDGES ONLY ENTIRE FILLER/RETAINERASSEMBLY IS REMOVABLE FOR SERVICE PERIMETER NEON TUBE MTD. ON EURO. 10mm SUPPORTS 1" x 2" .125" RECT. ALUM. TUBE FRAME W/ 1 %" x 1 W x .125" ALUM ANGLE SPREADERS .150" WHITE LEXAN FACE WNINYL GRAPHICS POP -RIVET TO FRAME .250" ALUM. FCO TREE S, 'CPK LETTERS - TAP & BOLT TO FACE W/ 3/16" STUDS & /." THK. STAND OFFS FAB. ALUM. REVERSE CHANNEL W/.080" ROUT -OUT FACE & .063" RETURNS & BACKS /" THK. PLEX PUSH-THRU COPY "CALIFORNIA" CLEAR W/1ST SURF. BLACK DUAL COLOR & 2ND SURF. WHITE DIFFUSER "PIZZA KITCHEN" WHITE i —v- 15mm EGL 6500 WHITE/AR ILLUM. GLASS TUBE SUPPORTS ON "Z" STAND-OFFS — • gilininag W 60mAVENTEX ELECTRONIC TRANSFORMER 15mm EGL 6500 WHITE.AR ILLUM ELECTROBIT SILICON BOOT HI -FLEX MAX GTO CABLE 60mA VENTEX TRANSFORMER POP -RIVET REVERSE CHANNEL TO LEXAN FACE OF CABINET .040" PRE -FIN. WHITE ALUM. BACK Ar LJ L S/F INTERNALLY ILLUMINATED WALL SIGN w/ MULTIPLE LAYERS SECTION DETAIL SCALE: NTS DAYTIME VERSION NIGHTTIME VERSION RECEIVED COMMUNI FY DEVELOPMENT PRELIMINARY NOT FOR PRODUCTION CALIFORNIA PIZZA KITCHEN Sheet 4 of 9 Address 'SOUTHCENTER' TUKWILA, WA Account MUELLER Rep. Designer M.GALLARDI Date 02/19/07 Approval / Date Client Sales, Estimating Art Engineering, Landlord' Revision / Dace INN R1: MJG:02/28107:ADD ED PROPOSED LOCATION SIT PLAN Chandler Signs www.chandlersigns.conl 3201Manor Way Dallas, TX 75235 214.902.2000 Fax 214.902.2044 12196 Valliant San Antonio, TX 78216 210.349:3804 Fax 210.349.8724 1335 Park Center Dr. Vista, CA 92081 760.967.7003 Fax 760.967.7033 750 E. Hwy. 24-13ldg.. 2 Ste. 200 Woodland Park, CO 80863 719.687.2507 Fax 719.6872506 P.O. Box 43123 Louisville, KY 40253 502.489.3660 Fax 502154.3843. Thi, Jl.r.inr i, the p opnty nl (h.n,dl,, Si;m,LC and JII rithn mit "r Ifro,Irpmdul ti"n .ur ,,,n,,4 hr (h.mdleo SI^II,.LI! FINAL ELECTRICAL. CONNECTION BY CUSTOMER U) Fol. l011.. NnLL131N1till' 1t.1"If IN51L1.In fCI/.sy II !"IIiIN.11 L CfIlII: CAIN::: N 33'-23/4" 30 1/4" 11' - 5 1/2" PAINT BRIDGE WHITEn r CHANNEL LETTER LAYOUT - STRONG HORIZONTAL FORMAT SQ. FT. = 72.68 SCALE: 3/8" = 1' - 0" ALUM SPACERS (SPACERS TO BE PAINTED ON LOCATION TO MATCH FASCIA BY INSTALLER, PRIOR TO INSTALLATION) 040" PREFORMED ALUMINUM RETURNS - PAINTED BLACK 1" BLACK JEWELITE RETAINER 5" 11/2" CLEAR POLYCARB. LETTER BACK W21{) SURFACE ARLON YELLOW (2500-525) VINYL 1/4" DIA RIVNJT & THREADED ROD NUT FROM BACKSIDE AS REQUIRED POWERBOX" WEATHERPROOF HIGH-VOLTAGE SPLICE BOX BETWEEN CHANNEL LETTERS W RICK ALUM FCO TREE PTD BLACK 8 ATTACHED TO FACE w/VHB TAPE GLASS TUBE SUPPORT HI•FLEX MAX INTEGRATED GTO CABLE THRU 12" DIA SEALTIGHT CONDUIT (GRNDD.) 117328 WHITEACRYLIC LEII EH FACE MIST SURFACE BLACK VINYL OUTLINES & COPY wl3M SCOTCHPRINT "CHECKER PATTERN" GRAPHIC 60514 GFCI TRANSFORMER IN GROUNDED METAL BOX 6500 WHITE NEON TUBING PAINT NTERICR LETTER RETURNS WITH "STARBRITE" WHITE MIN. (2) 1/4" DIA WEEP HOLES PER LETTER U L LABELS RED.) RED NS -ALL N ACCORDANCE W NEC FACELIT / BACKLIT CHANNEL LETTER (LOGO) SECTION DETAIL SCALE: NTS NOTE NO MANUFACTURE LABELS ALLOWED ON SIGNAGE. UL LABELS TO BE PLACED IN THE LEAST VISIBLE EXTERIOR POSFTION ALUM SPACERS (SPACERS TO BE PAINTED ON LOCATION TO MATCH FASCIA BY INSTALLER, PRIOR TO INSTALLATION) .040" PREFOREED ALUMINUM RETURNS PAINTED BLACK 1" BLACK JEWELITE RETAINER 17'-10° o� 5" 11/2 CLEAR POLYCARB. LETTER BACK W2ND SURFACE ARLON YELLOW (2500325) VINYL 1/4" DIA RIVNUT & THREADED ROD • NUT FROM BACKSIDE AS REQUIRED 112447 WHITE ACRYLIC LETTER FACE GLASS TUBE SUPPORT HI -FLEX MAX INTEGRATED GTO CABLE THRU 12" DIA. SEALTIGHT CONDUIT (GRNDD ) "POWERBOX" WEATHERPROOF HIGH-VOLTAGE SPLICE BOX BETWEEN CHANNEL LETTERS 6014 GFCI TRANSFORMER IN GROUNDED METAL BOX 6500 WHITE NEON TUBING PAINT INTERIOR LE I lett RETURNS WITH "STARBRTTE" WHITE MIN. (2) 1/4" DIA WEEP HOLES PER LETTER U L LABELS REOU RED NS -ALL N ACCORDANCE W NEC ?ZZA\ fJ FACELIT / BACKLIT CHANNEL LETTER SECTION DETAIL SCALE: NTS DAY L I I DAY NIGHT NIGHT DAY NIGHT RECEIVED COMMUNITY DEVELOPMENT PRELIMINARY NOT FOR PRODUCTION Client CALIFORNIA PIZZA KITCHEN Design # C77298R1 5 of 9 Address Sheet 'SOUTHCENTER' TUKWILA, WA ARep.ecaunt MUELLER Designer M.GALLARDI Date 02/19/07 Approval / Date Client Sales Esdmadng Art Engineering Landlord Revision / Datc R1: MJG:02/28/07:ADD ED PROPOSED LOCATION SIT PLAN. ..s Chandler Signs www.thandlcrsigns.tom- 3201 Manor Way Dallas, TX 75235 214.902.2000 Fax 214.902.2044 12106 Valliant San Antonio, TX 78216 210.349.3804 Fax 210.349.9724 1335 Park Center Dr. Vista, CA 92081 760.967.7003 Fax 750.967.7033 750 E. Hwy. 24-8I49. 2 Ste. 200 Woodland Park, CO 80863 719.687.2507 Fax 713.087.2006 RO. BOX 43123 Louisville, KY40253 502.489.3660 Fax, 502.254.3843 1i drwint ii Ow pp nprnl °I (1lindlr, Sim:,L P. ulld iV lielll: 1° iii u r fur Irpiodutda1I O,e rlr,vrd by (b ludIrr Signe. LC FINAL ELECTRICAL CONNECTION BY CUSTOMER O111111 111111 111 M.I, r.r.CII'nLn U� t I.CIIII:M1IIII'l�nNli ti"11. I ,111 1111. 11111 L4f1C11S1. \:.1411. 111 I.CCIIff11ANC1. \VIIII IIONnI. LUC:1111e C0111-5 L A VOTRESS TW WOLA W J HMG'? TUKWILA, W A SHING4®RI DESIGN REVIEW APRIL 6, 2007 . ARCHITECTURE - ATTACHMENT E L A FITNESS TUKWILA WASHINGTON • • • 7 ___ --4-----.' --i----t b. 3 3 3 3 3 3 ( 9P 3 0 3 3 Pi lil ARCHITECTURE:m SITE PLAN L A FITNESS I I I I I I I I I ANDOVER PARC WET a 60' O il",>vuuunl� CALIFORNIA PIZZA KITCHEN 3 3 a DESIGN REVIEW APRIL 6, 2007 1 L A FITNESS TUKWILA WASHINGTON r OH 0H PO.ARCHITECTURE: L FLOOR PLAN a 20' 0 FREE WEIGHTS 3450 3F 7 J DESIGN REVIEW APRIL 6, 2007 2 L A FITNESS TUKWILA WASHINGTON 0 N) LT]ARCHITECTURER WEST ELEVATION LA a 16' SOUTH ELEVATION 0' 16' ' Pr cil\ G7 -14Z4rz__ L///:,7 DESIGN REVIEW APRIL 6, 2007 L A FITNESS TUKINILA WASHINGTON EAST ELEVATION a 16' Lfl1'ARCHITECTURE n .._,. -- . \\\LLL r -T rr - T t. ,1-4_..„_T.,4_ fi, 7.'1-.=-..i..L-....t..-17 T:m- `.J -! .Y -r..-.. .. ,"!„ p i..t '4 .'{.., t .i>- p 'f I-2'-: •;m., '(�..µ :'a''' -- .,.. .ti 1.-. _ , t ._ ;.. c a •a-°, tl • _ - i'`,.:a' -.- :-'�'''_� r.. .»c.: r;. ,... ` Y ° is '. '�' r'J:,. t, � :.. : ':.. 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ITT -1 'T EAST ELEVATION a 16' Lfl1'ARCHITECTURE n NORTH ELEVATION a 16' / DESIGN REVIEW {�A� C��-,� , 7 *_ A 2- ?2av7, APRIL 6, 2007 4 .._,. r -T rr - T t. ,1-4_..„_T.,4_ fi, 7.'1-.=-..i..L-....t..-17 T:m- NORTH ELEVATION a 16' / DESIGN REVIEW {�A� C��-,� , 7 *_ A 2- ?2av7, APRIL 6, 2007 4 L A FITNESS TUKWILA WASHINGTON FITNE MEM mo1r��r me timing 1 VIEW FROM ANDOVER PARK WEST VIEW FROM BAKER BLVD. PERSPECTIVES L1','1.. ARCHITECTURE., DESIGN REVIEW APRIL 6, 2007 5 L A FITNESS TUKWILA WASHINGTON PERSPECTIVES DESIGN REVIEW APRIL 6, 2007 6 BUILDING ELEVATION PI:ARCHITECTURE CM01 - CONCRETE MASONRY SPLIT FACE - MESA TAN CM02 - CONCRETE MASONRY SPLIT FACE - MOUNTAIN BROWN CM03 - CONCRETE MASONRY GROUND FACE - MESA TAN CM04 - CONCRETE MASONRY GROUND FACE - MOUNTAIN BROWN MATERIALS L A FITNESS TUKWILA WASHINGTON MPO1 - PERFORATED METAL COLOR - PARCHMENT PT01 - MATCH BERRIDGE PREFINISHED METAL PARCHMENT - 1 , j _ 13 ` n DESIGN REVIEW 7p rD 19 4L �a 1-8g2-/07. APRIL 6, 2007 7 8" Round Aluminum ATTACHMFNT F OP RATM OPTRA AREA LUMINAIRE Bulletin No. OPTRA-021405 Type: SITE- HEAD Job: ACME BOWL Catalog Number: OPM..400 - A -277-QV- $R - -08 ! SERIES DISTRIBUTION VOLTAGE MOUNTING 1 ` I OPTIONS see kW z (FACT �Y 97aTILLEO) Note: )(and Yoonsoonontsbe n a/ie►oprlon el order wwence%� RPTA= TENON ADAPTOR Accessory,' selected Corbin coMlgurasa a or contbreU Ona d endons L ACCESSORIES (8HIPPED SEPARATELY) antra •es attarlee may not be compatible. Seo Pep* 4 FINISH Approvals: Date: Page 1 of 6 OVERALL DIMENSIONS For Referent* Only Optra Arm Mount a, o r:um.4! Fee• i+---------- 3 —^----+, Optra Post Top Mount an 4' Round Peh }• 3&0• (swami www.wide-Iite.com CATALOG KEYWORD: OP SPECIFICATIONS HOUSING Die-cast aluminum housing construction. M hardware shall be corrosion resistant The OptraTe1 shall consist of a separate ballast hour and optical housing ensuring cooler operation and significantly longer component and unit life. FULL CUToPr OPTICAL. SYa rBM Revolutionary optics design incorporates the advantages of vertical tamping with an innrwatve Inverse conical tens (patent pending) to provide compUanoe with IES full cutoff dentition In addition to rivaled photanettto performance. Optical lens employs collimating lens technology to capture and foram uncontrolled lumens back Into the main beam while masking arc tube glare. Multi -faceted segmented reflectors shall be made of high purity, anodized Super Sheer aksnifor onuurmwiithh an Inorganic dielectric coatihead Is equipped iwith an elledrtcum al reflectivity of ct andd la fully gasum hed to ensure re Dulls Them construction for higher maintained light levels. Syminetric pattern provides excellent sparing to mounting height ratios with very low glare. Asymmeblc pattern provides directional spill Tight control, useful for perimeter areas. BALLAST Separate but Integral ballast shall be high power factor with reliable starting at temperatures as law es -2g•c 20' Metal Halide, -34'C (.30'F) for Pulse Start Metal Halide, and -40•C (-40•F) for h Pressure Sodium. Crest tactor does not exceed 1.8. Ballalow Gass H,1 A0• for (356•F) rated insulation system. Ballast module shall be tool -less for ease of installation and service. LAMP ACCESS Top of the fixture hinges open to provide tooWess lamp access and relamptng. LENe Predslon manufactured fully tempered Inverse conical glass lens, in conjunction with the collimating optic lens, exceeds (imitations of sag glass lens photometrl :s, which can provide no better than cutoff performance. MouavnPo Fixture is constructed for one-person installation. Field installed surface arm mount shall be of die-cast alumh um. Mounting arm with Intewal ballast tray assembly shall be used to bolt fbcture to a 4' to 5' OD round or 4' to 8` square pole. Post top mount allows fixkae mounting to a 2.-3/8'00 x 4' vertical tenon on a 4• or 5" round or square pole. FINaaH Standard finish shah be Satin Aluminum UltraCladN polyester powder coat. electrostatically applied and oven cured to ensure extreme durability. Other colors may be specified. LISTINGS UUcUL Listed luminare, UL 1598, suitable for wet locations. Standard unit constructed to IP85. The quality systems of this facility have been registered by UL to the 180 9000 Series Standards WARRANTY / TERMS AND CoNDMONs Standard 5 Year Limited Warranty Wide -Utas current Warranty may be found at www.wlde-8te.com (sword warranty) as well as Wide-Lite's current Standard Terms and ConditionsSad ale (keyword: terms). All sales of items in this catalogue shall be subject to Wide-Ute'a Standard Terms and Conditions of Sale current at the time of shipment. If you do not have a copy of Tide-Lite's Warranty and Standard Terms, please contact the factory for same prior to ordering. Rumesceu end MID Imps semi mercury. Moose or then lamps aomdhra b state ortedard asp. Far Mary I damatlon on leak a s wither requirements fa d �e lamps, Imams. n,eit.e soutne- PROJ: ACME BOWL MFG: WIDELITE PART #OPM400AQVSRDBLAMP /RPTA190 DT13 TYPE P-1 / P-2 Round Tapered Steel Poles 20-60 ft. Pole Shaft Specifications The pole shaft Is fabricated from a weldable grade, hot rolled commercial quality carbon steel with a guaranteed minimum yield strength of 65,000 psi after fabrication. It is a one-piece or two-piece`' construction with a full- length, longitudinal weld. The pole tapers at a rate of 0.140 inches per foot. Catalog ) Base Cover A full base cover is supplied. For 20' - 35' poles, the base cover is automotive structural grade ABS plastic with UV inhibitor to eliminate color fading. It is rust proof and tamper-resistant. For poles 39' - 60', the base cover is made of two-piece formed sheet steel. Round Tapered Steel Poles ive Projected Area (Sq.P1.) 80 90 3016211-20 20 12.2 9.8 7.9 3014511-20 20 28.8 23.2 18.7 3014911.25 25 9.4 7.8 6.2 3017011.25 25 22.0 17.8 14A SOP. 3014511-30 30 8.1 6.8 5.3 3018011.30 30 22.1 17.9 14.5 301 451145 35 19.3 15.6 12.6 3018011-39 39 17.9 14.5 11.7 301-1011-39 39 23.3 18.8 15.2 301-1207-39 39 63.4 51.3 414 301-1011.45" 45 12.5 10.1 8.2 301-1207-4r 45 40.8 33.0 28.7 301-1011.00" 50 9.3 7.8 6.1 301-120740" 50 33.4 27.1 21.8 301-1207.60" 60 19.2 15.5 123 'PA Rings include 13 gust War 'Vein w halloos 101 120 Shaft She Butt ty Top t') 5.8 .52 13.0 8.5 4.4 5.9 10.0 7.0 3.8 85 10.0 8.0 9.0 8.5 82 9.0 10.7 10.0 29.0 12.0 5.8 10.0 18.8 12,0 4.3 10.0 15.3 12.0 8.8 12.0 Wal Bolt Ga. Circler) 309 Stun Base PIO (Lx�H) 2.4 11 8.10 .75x28 19x10x.75 3.7 11 9.5-10.5 1x40 11x 11 x1 2.4 11 8-10 .75 x28 10 x 10x.75 9.5 11 9.5.10.5 1x40 11x11x•t 2.4 11 9.5-10.5 1x40 11x11 x1 3.8 11 10.5.11.6 1x40 • 12 x 1211 3.6 • 11 11-12 1x40 12x12x1 9.5 11 12-13 1x40 13x13x1 4.7 11 13-14 1x40 14x14x1 6.7 7 16 1.5x60 17x17x1.5 3.9 11 13-14 1x40 14x14x1 5.8 7-11 18 1.5x80 17x17x1.5 9.1 11 13-14 1x40 14x14x1 6.1 7-11 16 1.5x80 17117x 13 5.1 7-11 16 1.5x60 17x17x1.5 Protect: Acme Bowl MFG: LYTEPOLES PatrtS: 301 -8511 -30 -DM Type: SITE POLE 11 RECTANGULAR HIO WALL MOUNT . DEEP SHIELDED Sealing Gasket Housing Finish colo bronze 2.3' (57 nen)* Ballast Lampholder - T Lamp (Included) Acrylic Lens 10* (254 mm)L x 6' (152 mm)W -- 0.25" (6 mm)1 Mounting Hole Line Fixture Mounting Bar 4.2' (107 mm) NOTE: ` For al MH. and 100W HPS with 208V or 240V, this dimension is 3.0' (76 darn) SPEC#'Pixrj ' .,; WATTAGE CATALOG It METAL HALIDE SPEC 4 Wall Downlight 50W MH E8405-(a)(b) .1 s c a Wall Downlight 70W MH E8407-(a)(b) HIGH PRESSURE SODIUM SPEC x Any 35W HPS E8503-(a)(b) SPECAny 50W HPS E8505-(a)(b) ❑ •SPEC n Wall Downlight 70W HPS E8507-(a)(b) E. SPEC r Wag Downlight 100W HPS EB510-(a)(b) SNERV lay Voisagc 8 IbI Ophons GEIiERIU. DESCRIPTION Aluminum die-cast ballast housing features a thermal air isolation chamber separating the ballast core and coil from the other electrical components. Supplied with a neoprene sealing gasket for complete weatherproofing at the mounting surlace. A silicone rubber seal is furnished between housing and lens to ensure a water- and insect -tight seal. Steel fixture mounting bar and threaded nipple provided for direct mounting to recessed junction box. Clear acrylic Tens is fastened to housing with phillips-head captive stainless-steel screws. Combination of internal polished aluminum shroud (inside painted while and outside painted silver on 1GCivV HPS) and diffuse reflector plate provides front brightness shielding without sacrificing wide light distribution. Ignitor Photocell jj(Optional) Reflector Plate Threaded Nipple with Slotted Hex Head Cap Aluminum Shroud SIDE VIEW 0 120/277V (Standar: 50- 70W MH) T 120/277/347V (Canada Only) (70W MH; 70 — 100W HPS) 1 120V (Standard: 35 — 100W HPS/ 2 277V (35 - 100W HPS) 3 208V (35 -100w HPS) 4 240V (35 -100W HPS) 6 347V (Canada Only) (70 -100W HPS) i'er mune a.•ananny oulanM ina U5 and Canada, sec Euhettn TO -9 m =met your Ruud Lighting astigthea bderrahwnal Oi meutut ELECTRICAL Fixture includes clear, medium -base Tamp and porcelain enclosed, 4kv-rated screw -shell -type Iamphotder with spring-loaded center contact. Lamp ignitor included where required. All ballast assemblies are normal power factor and use the following circuit types: Reactor (120V only) 35 - 100W HPS Reactor/Transformer (208, 240, 277V) 35 -100W HPS HX — High Reactance 50 - 70W MH; 70 - 100W I -IPS (347V) ANSI lamp wattage label supplied, visible during retamping. UL Listed In the US and Canada for wet locations and enclosure classified 1P54 per IEC 529 and IEC 598. 9201 Washington Avenue Racine, Wisconsin 53406-3772 USA Ruud Lightrog Inc. Prmtad in USA PHONE (262) 886-1900 wwn. ru udlighting.c oda (b) OPTIONS (factory -installed) BS Bronze Color Shroud GS Gold Color Shroud (n/a on 100W HPS) H High Power Factor Ballast 1 Tamperproof Lens Fasteners -(a)P Photocell V Polycarbonate Lens Specify la) Single Voltage— See Vahage sijIti Key FINISH Exclusive DeltaGuarde finish features an E -coat epoxy primer with medium bronze acrylic powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion. The finish is covered by our seven- year limited warranty. ACCESSORIES;- ES8-7 Surface Mounting Box PAS -7 Pole Mounting Bracket TPS -1 Tamperproof Screwdriver FAX (262) 884-3309 12'11103 RUUD LIGHTING 1 9 .1.N3WH�d11d SIDE 16'- 3 7/8" OVERALL HEIGHT FRONT, SCALE: 1a• =1- o• sin AREA CALCULATOR: `PARK WEST' PANEL - 1'- 7118' x 8'- 4' = 13.3 SQ. FT. 'PLAZA' PANEL • 9.5116' x 6'- 10' = 5.3 SQ. FT TENANT SECTION:- 5'-9' x 7'-1' = 40.7 SQ FT. TOTAL AREA = 593 SQ. FT. PER SIDE SEGBACK23`FROM 'STREET Trade Mme Sip &Display Catporatian 3614 Sixth Avenue. South Seattle WA 98134 206.623.7676 g , 206.623.5007 PARK WEST PLAZA ,ah No. Project Manager. Ban Haynes Drawn 8y: NAS Date: 12-05416 Revmmu: Revisions: Approved Htr. Date: This is an original ung dlished drawing created by Trade -Man Sign & Display Corp. bis submitted for yam personal use in smarten with a proposed project being planned for yen by Trade Marx. It is not to be reproduced, copied photographed, eilutited w used in any fastdw without the expressed written approval of Trade -Marx Sign and Display Corp. PYLON SIGN Pap 1,141 Ii Naos Pyhrr RECEIVED DEC 11 2006 COMMUNITY DEVELOPIVENT • • Site Accessories: Timberform #2170-5-C CycLoops Bike Rack, 5 -bike, powder coat, surface mount Timberform #2806-6 Bench with Arm Rests, 6' surface mount Timberform #2817 -FT -P Renaissance Litter Container, flat top, pedestal (fixed surface) mount RECEIVED DEC 11 2006 MTY QEVEMLOPMENNT ATTACHMENT H Page 1 of 1 RECEIVED DEC 1 1 2006 COMMUNDY DEVELOPMENT http://www.timberform.com/images/UserImages/sitefurniture/renaissance/BIG/2806-6%20&%20... 12/7/2006 Page 1 of 1 RECEIVED DEC 11 2006 COMMUNITY DEVELOPMENT http://www.timberform.com/images/UserImages/cycloops bicyclemanagementBlG/2170-11-P-C... 12/7/2006 City of Tukwila Steven M. Mullet, Mayor Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: ci. tukwila. wa. us R REVISION SUBMITTAL r', Steve Lancaster, Director Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: 716 -11 -0th Plan ChecWPermit Number: PWO7-049 ❑ Response to Incomplete Letter # ® Response to Correction Letter # 1 to Revision #2 ❑ Revision # after Permit is Issued ❑ Revision requested by a City Building Inspector or Plans Examiner Project Name: Park West Plaza RECEIVED SEP 0 8 2008 TUKWILA PUBLIC WORKS Project Address: 150 Andover Park W Contact Person: 14e'J W s Phone Number: 7,0 lc.r --1131 Summary of Revision: 2 = G2lCrld... � 2b �Sra....1 .`7-a /AJC si0cc.l,GLc,k.- u u'�� 0), "Pt -Ars -171c /L. iv {4 t -c-0 Z 'Ti�'c-C S Fit - Fr re -e-; E—_G2'-1 1 p v✓lcyh-t 1' �- (-NJ d--- FDe-- Uf5aka raft, To LOS. iZ-cs-i✓2-,L ri o�•l. Sheet Number(s): L 1 • C: — 1 o l=1 "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: Z.-- Entered in Permits Plus on D/a/a \applications\fonns-applications on line\revision submittal Created: 8-13-2004 Revised: 0, b1 U uneteo LANDSCAPE SCHEDULE SYR BOTANICAL NAME / COMMON NAME SIZE / CONDITION ON DECIDUOUS CANOPY TREES n ,' ACER RUBR1'1 'A1UIPN BLAZE' / AUTUMN BLAZE RED MAPLE 2' CAL STRONG CENTRAL LEADER MATCHED, FULL, B+B --- n 0=0 I= _ 5 5 30 SGHT DISTANCE LME ANDOVER PARK WEST __ . 70�_. SD___ _ �r SD__ " T. Z f FRAXR4115 P9 0TLVMIICA MARSHALL' /MARSHALL ASNE13 ° II ____+,_—sor te �g--� FEATFER NEW L44N P1T0 EXISTING. REPAIR ALL LAUN 45' ° �II !NIP 1041; g B: DISTANCE LNE DEDICATED ROW. DAMAGED BY CONSTRUCTION. Y�� PRUNUS 5. MT. RUT' / MT FUJI FLOUERRG CFERRY Q . *+►�II'dI1,iVTI/" _ -.— p o I C - 1 ... ��,t—, f �,Wfai lirCUERCUS RUBRA / RED OAK m AkP.. y ...--.1==. - E ==AMA_ i�q'7� al i Brarifik ® c\ ifffallik, Alb, • ii _ .. — _ DECIDUOUS ACCENT TREES RIA.I•+IM►wplW' Lill A'° �x .i m aigY� •_•_• •;• .....:.., "+ '' < ..: ..raw 1 /A •• - - O ACER CIRCNATUM / ARE MAPLE (3)3/4' CA1•E5, MATCHED, RLL, Bt8 �/i ��wuuNua�IF 14\II \/`,.• ., P' 101 --uy- Mal" MI, _ °. ;- i n r AMIN=.u••••� 5,� BY- foo1 iFc`� x'_ u' - � I EVERGREEN TREES %�� PINUS a11VES1R15 /SCOTCH � U I"49.1.- #�_��+'_=====ti`s o 1 PINE 6' HT, MATCHED, RJU. 84844Y 10 SASE, Be 4-0111 I LM DSC•APE - 2 ii �� ' 1 1 'r • • __ PSEUDOTSUGA MENZIESII / DOUG FIR 6' HT, MA1C4ED, RILL t WSW TO BASE, Be TREES REMOVED 1 __ • A • s ' I /, � ' `' I n EXISTING TREES AND SHRUBS TO HEMAIH �i, x'i' -- 9v - :) c I • m • �i p�: Cn5 am_ I CALIFORNIA PIZZA � � (Al!' ' t, - u. SCREENING 1 PERIMETER SHRUBS I 'r KITC EN PAD AND 1,1 \ ' , ^. 0 vIBUR•u'1 rlNus SPRING BOUG1uEr) VIBURaP1 V-21' Nr. ( wLL FOLIAGE. BIB OR CONT.. 1 LIMITS of WORK '^ 0 PRUNUS LAUROCER45U5 'ono LUYKB4' /ono LUTKEN LAUREL S LANDSCAPE i EX LANDSCAPE T 0 M RAGUCO 1•#160' / ttIGHO PINE ■ UNDER SEPARATE REMAIN- TYP. 0 PRUNUS LUSITANICA / PORTUGAL LAUREL L_ ,N`` 7 PERMIT 'l ;, �vr Na•�� � . 11111 Na•S!� w.'�l 1 �� I! � PARKING LOT /ACCENT SHRUBS '4 p`�' a 'COMPACTA' 5!0?': .p0; ' © EUONTM US ALATA 8 -21' HE 4 SPR, FULL FOLIAGE, Be OR COM. I + ^q hlt �' p, r � 0 ESGALLONIA NEWrY)RT DWARF' / ESCALLOWA T ' � �'� � + te ® clsTus x NTBRIDUS / WHITE ROQCR05E n� 4 o SPIRAEA artrLDA 'ANTHONY WA, ti�K / SIRR4EA lit_LIMITS 0 THUUA OCCIDENTALIS EMERALD' / AMERICAN ARBOR/ITAE b' M, FULL + BUSHY TO BASE, B+8 OR CONT. , 11.0FX _In GROUNDCOVER i •_ � s'@ `.� c I I c c c c!c �i.. lilt lily � -ARCTOSTAPHYLOS UVA-URSI / KPNRGR4'41CK 4' POTS s 24.OL, FULL FOLIAGE NJ � G�f� ye1C y.�FY • I'.;� t-4 S,4 ^. It • �4 fir[ � >c/< ¢�o•o�oo;o 4 "-.•;.O-"-c'-'-SCI �• t s {i�C o o:l. ?.-,..— i Z R118US CALYCINOIDES / BRAMBLE 11 1 / ,Fd:.i wR ^ L.L 30' SK.NT � a c c I C nn' ° ""CE c SEEDED LAWN �, Q ifB�� Pr ., �oI . igjit °r c c - �t-MULCH AND WEED BARRIER AS APPROVED C ,,BROADLEAF �1111INM TREE (l 1.11 k ' •0 ISMER.) -4,W. NOSE f DIA BLACK RIDBER g f, ° „ .- U GA WIRE A of �,ry_`! I LA FITNESS PAD UNDER ® y _ . _ _ j \�• ?:-'� ,IITI y� g� , 2X 181-FIR STAN DRIVEN TO , sav5A- SECURE TO TREE WITH (2J L ■� SEPARATE -11T • ,, (3) 2x2 NEM-FIR STAKES NTO STRANDS N R1'- MANS TAPE PONT CID ,C PERI roR ( v /� #DE „� a .... __ TOP Or STAKE TOWARD PFEVAILMG TIM t ^`^^=`01viiiiiiiii—i Rt 1 w SPECIFIED MULCH 41„ WIND 4.(5'g _ FWISN ti 14,iii I GRADE . �i �.�i IAjY SPECIFIED MCH II m PULL BURLAP OFF' TOP 13 OF �'3N# j J ' ROOTBALL ; BASH GRADE 67 _ 7�� '..,IlIli PIPORT TOPSOIL (SEE SPECS) ):•• 'u -" _-' I , IMPORT TOPSOIL (SEE SPECS) , -• INSTALL UEED BARRIER A5 APPROVED, ALONG EAST SIDE' OF BALDING__------- - __ -- - .. !r' ,." �*/,. ,"I l!/ti: NATIVE SOL OR OFF TOP I/3 OF . -- ---,_ III�tI�'•i/I�III�II . , COMPTEDPLANT BACKFILLi�.�ji1-111-11'�1\iii%1- .IT, I.IIII: -s EMULCH MICHPATH '- €o ITR I: n n. n— It11=1 1 II=11 IR I b �„ I. I U STATE cc IIAIf,'''Ot� • "" \� 11 II ,Idf L-R ✓-- i�sL y II - 11.I7 Ir TI n _ PLANTURBED wags rw a.%5,- ,:II. syr � pail o L"711F11— II 11- I -1 BREAK UP SIDES AND BOTTOM OF=11=11=11=-11=6=11V1=11=11 NATIVE �- -- IND15Tt1RBED NATIVE 508 N PIT -- s• � ..�,. %;..2/�%' Q0L'. i�' o ,rL ; COMPACTED PLANTING ILL zy,,.wi MIN. r��� MIN. TWICE .SCE , �. _ _t.. ��f �;.:i':.: � - " + ; � a: - dam _ �,_' ®EN :.� c• '-''c, W.e L ROOTBA L DIA. ROOIBALL DIA re �e ..Ft!!�I _''• ) _ _ _ , -,.... BREAK UP SIDES AND BJTTC11 OF PIT. •:, ET..DR. DECIDUOUS TREE PLANTING EVERGREEN TREE PLANTING QRLM5ION 81• TB.F,3 LA)O5GAPE - &REVISION BY Toms_ LAl1D5cAPe - • NTS NTS O O Scale. As NOTED AGGOUNriN6 POR SIDEWALK INSTALLATION AGGOUNi1N6 POR INADErJ/AT2 PLANT GOVEl2A PE T9193.. REVISIONS Date• 7.31.07 PLANTING NOTES NOTES: •.4. e. sDe - - .m.... { • PLANT 5NRI65 AT SAME GRADE .c.i eP .m,.,:. WU 1 ALL GRO1NDCOvER TO BE PLANTED AT . SPACING 'r,i•t'.%, e... e :oDe • .r.... owe ewe-„.,.,,,,.9, Drawn By. AE/JA11-I L ALL NEW LANDSCAPE AREAS ARE TO BE WATERED WI114 AN AUTOMATIC WATER CONSERVN's IRRIGATION SYSTEM •� ce y.-., A5 NURSERY (TRIANGULAR) PER OG. SPACING ON PLANS !•tel •�� 'y - l ' �'S3r,� YL'•: • j se. s :DOE Ln tare t Nba ,,.4b.mo., . ti'- d •:°; tiS% �1 Al Al A► Al”► CORRECTION f� / eept :Doe �u.. ..,. •,. ,... Checked B M:1K y 2. ALL NEW 5HR18 AND CINDCOVER AREAS ARE TO BE M11LG4ED WITH A I+J ; :�� FOLD BACK OR R73'10VE BURLAP �'� �� fl► r►• �G• LTR#� _ .' '�]!> \ ' � _ � _ ,. =Doe MNR91.1 r DEPTH+ OF SPECIFIED MULU1 w /y rz ? -'.�•'' ="•• 1 • FRIISH Revisions. tee':. GRADE i 1�y1/;�. � 1Lt., . Al Al Al Al Ata 'Rd� µ� :T -*/),� DESIGN 12EV EW 22206 3. 11.1-ERE GRCJ4DCOVER IS PROVIDED, IT SHALL 5E PLANTED AT Tiff "+-•• SPECFIED MULCH �'�� �j� f/�� /�� BAR. 330.07 SPECIFIED SPACING TI4RCWHOUT 11-E BED, NCLUDING AREAS UNDERNEATH I� IMPORT TOPSOIL (SEE SPECS) • D� PRESENTATION 4'207 TREES AND SHRUBS, START FIRST ROW t2' FROM EDGE OF BED, SECURE �.:::,:,:::.: �.:�..., GROINDCOVER M GIZMO, 441H METAL STAKES, TO PREVENT BIRDS FROM '''' ''.f�•S�T� ��-.. , : ^'�?r � �1� �. A/ Al 0' 15' 30' 80' 90' �d _ PERMIT SET SLOT , UPROOTM6 ITEM, -11i . - RANTING BACKFILL 4 yuraWN _ =R-1R T1� �►i� VI- wtr c►i,� II�IIIIIIIV1111111111111111111111111111 T SET 4107 %ui • - i1A-II=.11-11=11=;1: 1=n�Iifr- • T* 84B OR CONTAINER A5 �.,-11 SPECIFIED d EQ OWNER SET 73107 1114'. DCOVER OF 10 FEET FROM UNDERGRAND 1- - - - LNDISTURBED NATIVE SOIL OR rap. OS) 4. TRES SHALL BE PLANTED A MGE IIII IIIIII IIIIIIIII IIII I IIIIIIIII PI �N WATER EWER AND STORM DRAMAG_ PIPES. MIN.T�ce COMPACTED PLAMMG o ;0A BACKFILL NORTH SCALE V= 30'-0' j;\�� �ORGTG OF BED-Lite ? -��s 5. INFER TO SPECIFICATIONS FOR ADDITIONAL REGII�FITS. �T� D� OR BED LME v� SHRUB PLANTING LANDSCAPE PLAN L1f 1 Sheet- 1 Of 1 SIE`- O GROUND COVER SPACING NTS NTS RECEIVED v ^— O . drin_AA2_NJ a 0, b1 U uneteo -LANDSCAPE SCHEDULE SYN QTY BOTANICAL NAME / COMMON NAME SIZE / CONDMON /� DECIDUOUS CANOPY TREES ® 35 ACER T. GINNALA FLAME' / FLAME AtUR MAPLE 2 MAGNOLIA KOBUS / KOBUS MAGNOLIA X10 8 i8 12 FRAXNJS PEMISTLVANICA'MARSHALL' / MARSHALL ASN PM3AIJS S. MT. RLI' / MT FUJI FLatERNG CHERRY PIER= I.JBRA / RED OAK 2" CAL STRONG CENTRAL LEADER, MATC4ED, FULL, 648 DECIDUOUS ACCENT TREES OI ACER CIRCNATIJI / vE E MAPLE (3) 3/4' CANES, MATCHED, RLL. 846 0 20 021-1 0 60 e 46 EVERGREEN TREES PNJS SYLVESTRIS / SCOTCH P54E PSEUDOT5UCA MENZIESII / DOUG FIR EXISTING TREES TO REMAIN SCREENING / PERIMETER SHRUB$ VIBURNUM TNLS 'SPRING BOUQUET' / VIBURHIM FRMS LAUROGERASUS 'OTTO LU T1(EN' / OTTO WYKB4 LAUREL PINUS MUGO11.160' / hLG1-10 PINE FRINUS LUSITANICA / PORTUGAL LAUREL 6' HT, MATCHED. PIAL 4 BUSHY TO BASE, B48 6' HT, MATCHED, FULL 4 BUSHY' TO BASE, 646 18'-21" HT, FULL FOLIAGE, 845 OR CONT. PARKING LOT 1 ACCENT SHRUBS ® 120 EUONYMUS ALATA COMPACTA' 8'-21' 14T. SPR, FULL FOLIAGE, 848 OR CONT. o 120 NAHONIA ACUIFOLIUM 'COMPACTA' OR 'ORANGE FLAME' / OREGCN GRAPE 0 82 CISTUS X HYBRIDUS / UNITE ROCCROSE 0 51 SPIRAEA 8LLMALDA 'ANTHONY WATERER / SPIRAEA O 6 THUJA OCCIDENTALIS 'EMERALD' / AMERICAN ARBORVITAE 6' HT. FULL 4 BUSHY TO BASE, Be OR CONT. A F T[ai-n: II,�II„II 7 GROUNDCOVEN ARCTOSTAPHYLOS UvA-URSI / KN40CN4ICC 4' POTS a 24' OL, RILL FOLIAGE RUBIS CALTCNOIDES / BRAMBLE SEEDED LAWN MULCH AND WEED BARRIER AS APPROVED TREE RETENTION FENCE SITE FURNITURE (2) BIKE RACKS- TI'®ERFORM CTCLOOPS- 5 BICE RACK MODEL 4R0 -5-C, EMBED MOUNT, POURER -COATED BLACK, new. BY COL1118IA CASCADE (800,541/940 (2) BEt4C.E5 WITH ARMRESTS- TIMBERFORM RBLAISSANCE MODEL 4806-6, SURFACE MAIM PER MAMF. SPECS. POWDER -COATED BLACK, MAME. BY COLUMBIA CASCADE (800841)940 (2) LJTTER CCNTANER- TI'IDERFOR'I RENAISSANCE MODEL 4811 -FT -P INCLUDDG MATCHDG 32 GALLON LINER PEDESTAL MOINT PER MALE. SPECS. POWDER -COATED BLACK MAMF. BY COLUMBIA CASCADE (5008411940 DRIPLNE4t9TkA- , 111 LI e BARRICADE FENCING (ORANGE CONSTRUCTION FENCE) MINIMUM 4' NT. SURROUND TREE OR GROUP CP TFtEE5 AT DRPLNE. POST - "TREE PROTECTION ZONE -KEEP OUT” - ON FENCE N CONSPICOIIS LOCATION. TREE PROTECTION FENCE METAL SUPPORT POST 6'-8' ON CENTER MN 4' M. POST BURIAL DEFTN NTS LANDSCAPE CALCULATIONS PERIMETER LANDSCAPE 4 REQUIRED STREET TREES 38 (I TREE / 30 LF) $ PROVIDED STREET TREES 32 REQUIRED 5HRBS: B9 I SHRUB / 1 LF) PROVIDED 5142188 281 INTERIOR PARKING LOT LANDSCAPE REQUI ED PARKING LOT LANDSCAPE: 6,945 SF (5 SF / STALL) PROVIDED PARKING LOT LANDSCAPE: 14,118 SF 4 PROVIDED NUMBER CF STREET TREES ARE LESS THAN THE REQUIRED NUMBER NEW STREET TREES, ALONG ANDOVER PARC FEST, HAVE BEEN DESIGNED TO MATCH THE SPACING OF THE EXISTING TREES AT AFPROXP1ATELY 40' O.C. PLANTING NOTES L ALL NEW LANDSCAPE AREAS ARE TO BE WATERED SUN AN AUTOMATIC WATER CONSERVING IRRIGATION SYSTEM. 2. ALL NEW SHRUB AND CROLL'DCOVER AREAS ARE TO BE MULCHED 114114 A noir 2' DEPTH CF SPECIFIED MACH. 3. WHERE GROWDCOVER 15 PROVIDED, R SHALL BE PLANTED AT THE SPECIFIED SPACING THROUGHOUT THE BED, NCLUDNG AREAS UNDERNEATH TREES AND SHRUBS, START FIRST ROW 12' FROM EDGE OF BED. 4. TREES SMALL BE PLANTED A MINIUM CF 10 FEET FROM UNDERGROUND WATER, SEILER AND STORM DRAINAGE PIPES. 5. REFER TO SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS. ODECIDUOUS TREE PLANTING NTS BROADLEAF TREE 1/2" DIA BLACK RUBBER 140SE 12 GA. WIRE (3)2X2 HEM -FIR STAKES 1TO SUBGRADE SPECIFIED MUCH FINISH GRADE PIAL BURLAP CFF TOP 1/3 OF ROOTBALL IMPORT TOPSOIL (SEE SPECS) UNDISTURBED NATIVE SOIL OR COMPACTED PLANTING BACKFILL BREAK UP SIDES AND BOTTCMI CF PIT NOTES I. ALL GROWDCOVER TO BE PLANTED AT . SPACING (TRIANGULAR) PER OG SPACING ON PLANS ♦\► *Ar. A\. A\► r�1 A,. A• r(►7 '1►7 A\. '#,G */117 GROl1NDCOVER ° TTP. AN 1► A GROUND COVER SPACING N TS BACK OF CURB OR BED LINE OSHRUB PLANTING N TS PLANT 5HR185 AT SAME GRADE AS NURSERY FOLD BACK OR REMOVE BURLAP FNISH GRACE SPECIFIED MULCH IMPORT TOPSOIL (SEE SPECS) PLANTING BACKFILL B48 OR CONTAINER A5 SPECIFIED UNDISTURBED NATIVE SOIL OR COMPACTED RANTING BACKFILL OEVERGREEN TREE PLANTING NTS ri r p�EO u 2X2 HEM -FIR STAKE DRIVEN TO REFUSAL SECURE TO TREE UATH (2) STRANDS NURSERY- MANS TAPE PONT TOP OF STAKE TOWARD PREVAILING 151(40 SPECIFIED MULCH FN1514 GRADE IMPORT TOPSOIL (SEE SPECS) PULL BURLAP OFF TOP 1/3 OF ROOTBALL PLANTING BACKFILL UNDISTURBED NATIVE 501L OR COMPACTED RANTING BACKFILL BREAK UP SIDES AND BOTTCM CF PIT. LANDSCAPE SCHEDULE, NOTES, & DETAILS 4,.041771.41.3 Scale. AS NOTED Date. 6.20.05 Drawn By. ANAL Checked By M.JK Revisions. PB IT SiBAATTAL 31505 P6lMR SL941TTAL 42505 PBdAR ITE-SIBETALA.20.05 L1.1 Sheet. 2 of 4 (07/18/2008) Stacy MacGregor - Re: FW: LA Fitness - Tukwila Page 1 From: Stacy MacGregor To: johnh@lamgmt.com; Kuemper, Rob Date: 07/18/2008 1:50 PM Subject: Re: FW: LA Fitness - Tukwila CC: Wynecoop, Jason Rob, I am including John Hunt in this email. John is the PM for the Park West Plaza and overseeing the PW permit that is open and needs to be coordinated with the LA Fitness permit. I have a couple of questions for you. Was this plan ever approved by the City? I can't find an approved planting plan attached to any open permits. If you have a stamped set with a file number, please let me know. I need an irrigation plan and the plumbing permit number for the irrigation. From what I can tell, a plumbing permit was never obtained and plans were never reviewed for the irrigation. This will need to be done for final sign -off and CofO. LA Fitness's building plans don't include the islands outside the attached sidewalk but these plans do and are linked to their irrigation. Please verify what permit is attached to the planting islands on the immediate perimeter of the LA Fitness sidewalk. The active PW permit for the site (PW07-049) shows foundation plantings on the east side of LA Fitness. This plan and the site show a sidewalk. The approved building permit shows a sidewalk on the south half of the east side of the building. Provide corrected plans for the site. The LA Fitness development permit (D07-288) shows the eastern property line as the limit of the LA Fitness site. This line extends approximately 6' beyond the east sidewalk. It is my understanding that Teufel is coming in to landscape this area. I need a plan to approve for landscaping and irrigation of this area. The PW permit that has landscaping on the east side of the building does not have the sidewalk. Ultimately, I am going to need a corrected site plan set (including landscaping and irrigation) that shows what is actually on the ground. I left John Williams a message. Stacy MacGregor Assistant Planner SMacGregor@ci.Tu kwila. WA. US 206-433-7166 ext 1166 07-09-2008 5:18 am A/P/D Information Activity Const Type Applicant Contact Owner Contractor Inspection Request Reporting Page 3 Tukwila, WA - City Of Requested Inspect Date: Wednesday, July 09, 2008 Site Address: 350 BAKER BL TUKW D07-288 Type: DEVPERM Occupancy: 6 L A FITNESS JOSEPH STRELKA OPEN FRAME LLC S D DEACON CORP OF WASHINGTON Engineer: VLMK - KEVIN KAPLAN Architect: WPH ARCHITECTURE INC - JOSEPH STRELKA Sub Type: Use: Phone: Phone: Phone: Phone: NRET III -B 503-827-0505 (425)284-4000 503-222-4453 503-827-0505 Status: ISSUED Insp Area: Description: NEW SINGLE STORY LOAD BEARING MASONRY COMMERCIAL BUILDING AND 1 TENANT Requested inspection(s) Item Requestor Comments Assigned To Action 1200 LANDSCAPE 9999 206-769-7674 023786-01* Request for insp.# 1200 Time Exp: L_OL, (AS REPT131 Requested Time: 08:00 AM Phone: Entered By: DatEx-Voice IV S„,eL --0 n S e 'er �J�� aA s 04(r— \vk t9J\ ---- 0\9( `,C, Run Id: 1313 \)\Q ‘10, 434 02-07-2008 6:46 am A/P/D Information Activity Const Type Applicant Contact Owner Engineer Confractor Architect: Description: Inspection Request Reporting Page 3 Tukwila, WA - City Of Requested Inspect Date: Thursday February 07 2008 Site Address: 150 ANDOVER PK W TUKW D07-164 Type: Occupancy: CALIFORNIA PIZZA KITCHEN GEET CHAND/NINA RAEY GIBSON PROPERTIES LLC OKAMOTO & ASSOCIATES SHAWMUT DESIGN & CONSTRUCTION DEVPERM 4 Sub Type: NRST Status: ISSUED Use: VB Insp Area: Phone: 714 258-1808 Phone: 714 444-2422 STDR ARCHITECTS Phone: 714 444-1960 CONSTRUCTION OF A NEW GROUND UP SINGLE -STORY 6136 SF RESTAURANT. INSTALLATION OF NEW FIRE HYDRANT & P.I.V. Requested Inspection(s) Item Requestor Comments Assigned To Action Comment REVISION #2 - 1500 FINAL - PLANNING Requested Time: 08:00 AM 9999 Phone: 617-593-0102 016301-01$ Request for insp.# 1500 Time Exp: GUKKEC 1 IUNS/#1 1) IRRIGATION HEADS MISSING, INSUFFICIENT OR PIPE WITHOUT HEAD - MUST BE BROUGHT TO PLAN SPECS. 2) SAGE NOT PLANTED - MUST BE BROUGHT TO PLAN SPECS. 3) GROUND COVER INSUFFICIENT - 12" ON CENTER. NEEDS TO BE PLANTED IN SOIL - NOT BARK. 5 PNLWCTORINNOI-L,1 NBOOTXMWUOLOD/BASRFOICIENT ASID ESE CORNERS. WEST SIDE BY FRONG ENTRANCE - BOXWOOD (1) TOO SMALL, (2) STEPPED ON - REPLACE. Entered By: DatEx-Voice IV 7Ocy-‘)11r\O REPT131 U1 L Run Id: 1156 2d,° -L 31-3loS Mrs - cs\ c` c__Co(03 LANDSCAPING DECLARATION I e (31 LAA-,4scGp•P 206-375-3ZS 1,v lit (ot71 , declare as follows: 1. I am the a) owner or authorized agent of the owner of the property, or (circle one) b) landscape architect who prepared the approved landscape plan, or andscape contractor hired to install the approved plantings, responsible forecuting the approved landscape plan for the property located at ���OJPC 1tidk we%,i- ,Tukwila, Washington. 2. The permits obtained for this project include: Building Permit D D7 - t(D y Land Altering Permit MI - Design Review Permit Lao - Other Permit 3. I certify that the landscaping and irrigation devices shown on the approved landscaping plans for this property have been installed in conformance with those plans as documented in the Landscape Checklist. 4. I understand that changes to any of the following aspects of the approved landscape plan require a revision to the plans and approval by the City of Tukwila. a) Minimum number of trees, shrubs and ground cover; b) Location of required plantings or planting areas; c) Substitution of species required by permit conditions to mitigate environmental impacts; d) Compliance with the Tree Ordinance for sensitive areas. NOTE: If any of these items have been changed do not sign this Declaration until a revised landscape plan has been approved by the Tukwila Department of Community Development. I declare under penalty of perjury under the laws of the State of Washington that the preceding is true and correct. Dated FRV.>, 74 205 e at k4 (I.LAD \c , Washington. ature LANDSCAPING CHECKLIST Checklist to accompany Landscaping Declaration: Number of Plants Tree Species Number of trees required t't Number of trees installed Lk Number of existing trees to be preserved Number of existing trees left Shrub Species Number of shrubs required J 5 0 Number of shrubs installed j 50 Groundcover Species Number of ground cover plants required Number of ground cover plants installed 3 a Yes No ❑ Size of installed plants is per approved plan. O Spacing of installed plants is per approved plan. O Approximate location of trees, shrubs and ground cover is per the approved plan. Note: if the size of the nursery pots of ground cover are increased and therefore fewer pots have been installed attach a description showing how the proposed changes meet Landscape Code standards. Substitutions The following species have been substituted after approval by the Department of Community Development. Number of Plants v•-( Approved Species Installed Species Size 2c LOS ARBOLES MANAGEMENT lac February 5, 2008 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Attn: Lynn Miranda, AICP Senior Planner Lynn, Per our discussion, this letter will confirm that Open Frame LLC ("Landlord") will improve the pedestrian plaza on the southwest corner of Park West Plaza (at the corner of Baker and Andover Park West) as described below. These undertakings are being made with the understanding that our commitment to improve the plaza as outlined below will complete the plaza improvements required by the Board of Architectural Review and is the sole remaining condition on the Landlord to the grant of a certificate of occupancy for California Pizza Kitchen. However, we understand that Fire, Public Works and Building may have additional requirements that need to be satisfied prior to granting a Certificate of Occupancy for California Pizza Kitchen. By March 31, 2008, we will install two "L-shaped" fixed concrete planters (generally as depicted on Exhibit A) containing appropriate soil and vegetation (described below) and will move the existing benches to an orientation acceptable by the City. A detail of the estimated costs associated with the work described is as follows: Installation of concrete planters $4,573.80 Soil $500.00 Irrigation/Plants/Construction Contingency $926.20 Total $6,000.00 To ensure the completion of this work by March 31, 2008, Los Arboles Management will, on behalf of the owner, provide a check payable to the City of Tukwila for one and a half times the total amount or $9,000.00 (Nine Thousand and no/100) as guaranty of performance (in lieu of a performance bond) on or before Monday February 11, 2008. Once the improvement work is complete, the check will be returned to Open Frame. The design of the fixed concrete planters shall be determined to be acceptable to the City of Tukwila prior to their construction. Design elements that will be evaluated include: a. Planter dimensions - sized to provide a sense of enclosure to the space and an appropriate amount of plantings b. Providing a "cap" on the wall sufficient for seating c. Consideration of color and texture on the planter "face" d. Sufficient irrigation P.O. Box 88198 • Tukwila, WA 98138-2198 LOS ARBOLES MANAGEMENT Luc The landscaping plan shall be determined to be acceptable to the City of Tukwila prior to installation. The landscape design shall: a. use appropriate plant materials and provide visual interest b. provide 90% live ground coverage in the planters in three years c. have a tree, shrubs and ground cover component d. reinforce the pedestrian orientation of the site and its role as a gathering place Please sign below as acceptance of our proposal and confirming that our performance of the undertakings described above is the last outstanding Landlord condition (it being understood that there may be conditions imposed upon California Pizza Kitchen) required by Planning to meet the BAR conditions for the plaza, prior to the issuance of the Certificate of Occupancy for California Pizza Kitchen. Thank you, j1 John Hunt Lynn Miranda, Senior Planner [See Exhibit A attached] P.O. Box 88198 • Tukwila, WA 98138-2198 FEB -05-2008 13:45 From:ASTROF FORM RENTALS 3606686839 Proposal BILL TO: SHIP TO: To:12066318663 P.2'2 PROPOSAL # B030610 DATE 2/5/2008 Los Arboles Management, LLC PO Box 88198 Tukwila, WA 98138 0:(425) 647-3496 F:(425) 631-8663 Andover Park W and Baker Blvd Tukwila WA Permit # Lot # Plan # Price Includes: Building and supplying forms, bending and installing steel, braces, columns, pouring concrete, stripping walls, all necessary material used in forming concrete walls and labor. (As Per Plan) Price Includes:, Concrete, pump truck (Flatwork to be Truck Poured). labor. hardware, steel and steel installation. Bid excludes: Exterior pier pads, site survey, permits, sack finish, sono -tube, breaking snap ties and concrete flat work. Special Notes: Site check is needed to complete this job. Wall Heights not too exceed two feet six inches in height. OFF SITE CLEAN UP charge is $200 per occurrence if necessary. (If there is not a sufficient Total: Foundation Walls Thanks for -the opportunity to bid you work. Jimmy Johnson "JJ" Tom Astrof Construction Incorporated visit us at httpi/www.formrentals.com Proposal Good For 60 Days Printed. 2/5/2008 $4,200.001 $4,200.00+ Subtotal $4,200.00 $373.80 TotaL $4,573.80 18701 Snohomish Ave • Snohomish, WA 98296 Office: 425-787-9611 • Toll Free: 1-866-787-9611 • Pau: 360-668-6839 Lc'" 64r 2�� EA0,1"\--- e r ANDOVER PARK WEST POT '3. SEE ENLARGEMENT 'C' FOR PLANTING POT M. SLE ENLARGEMENT FOR PLANTING POT '2. SEE ENLARG?'ENT 'B' POT '1 5S ENLARGEFENT'A' • SPACE POTS I' APART (..uKra, ANL) SU.Jtl3ALF. TO REMAIN LAYOUT PLAN SITE AMENITIES LEGEND STMBQI. QTY ITEM C7111ENT '2 6 LAYOUT NOTES 1 DO NOT SCALE DRAWINGS 2 EXISTING BENCH ROTATE AND RELOCATE A5 51-1AlN ON PLANS 2. VERIFY LOCATION CF ALL OVERHEAD AND UNDERGROUND UTILITIES BEFORE BEGINNING WORK 2 POT 4 POT °I 4 POT "3 4 POT i4 SITE AMENITIES NOTES SIZE: 72")21'X21', PROVIDED 87 OWER 5125: 36')36'X30', FRONDED BT OUFER 512E: 21')21'X21°, FRONDED BY OU24ER SITE: 18'XIS'XU3", PROVIDED BY OUAER L MAIN TO PLATFOFC1 AS FRONDED AND DIRECTED BY GOER 2. MOIXT BENCFES A5 RECOMMENDED BY MAtFACTUiER 3. RIM CF POTS TO BE MOUNTED LEVEL 4. VERFT DRAINAGE HOLES IN EACH PLANTER 3. NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES FOND IN FLANS OR DEVIATIONS FROM DOCUMENTED OJ -SITE CONDITIONS. PLANTING NOTES L ALL NEW POTS ARE TO BE WATERED BY HAND. 2. PLANTING MEDIUM: ALL NEW POTS SHALL RECEIVE POTTING SOIL, TOP OF SOIL TO BE HELD 1' BELOW TOP O= POT. 3. SUBSTITUTIONS ARE DISCOURAGED. NO SUBSTITUTIONS SHALL BE MADE WITHOUT THE WRITTEN APPROVAL PF THE LANDSCAPE ARCHITECT. REQUESTS FOR SUBSTITUTIONS MUST BE MADE AT THE TME THAT DOCUMENTATION OF ORDERED PLANT MATERIAL 15 PROVIDED. BENCH .11..11 .►l..1i..11 wow wisommol .4-"ftri 1111 101�`\\� 1A `� t!/l�\� ISI r/1` /1 /1 /1 /1.�r OPOT #1 PLANTING ENLARGEMENT SUMMER FALL WINTER SPRING (I) CUPRE55U5 SEMPERVIRENS MONSHEL', 4'-5' HT. (6) PETUNIA X HYBRIDA 'PINK' 4" POTS (2) CANNA 'PINK SUNBURST' 5 GAL. CONT. (8) COLEUS TROPICAL PUNCH' I GAL. CONT. (2) MISCANTHUS 5. 'VARIEGATU5' 2 GAL. CONT. (10) LOBELIA RECARDII (PURPLE TRAILING), 1 GAL. CONT. (6) PETUNIA FALL BLOOMING, 4' POTS (2) SALVIA HOLIDAY! 5 GAL. CONT. (12) MARIGOLD 4° POTS (6) KALE 4' POTS (2) SALVIA HOLWAYI 5 GAL. CONT. (12) VIOLA 4° POTS (6) PETUNIA SPRING BLOOMING, 4° POTS (2) SALVIA 5P. 5 GAL. CONT. (8) COLEUS SP. I GAL. CONT. (10) LOBELIA FALL BLOOMING, 1 GAL. CONT. (10) PRIMULA I GAL. CONT. ► (10) CANDYTUFT 1 GAL. CONT. BENCH OPOT #2 PLANTING ENLARGEMENT ro.-o' (2) BERGENIA CORDIFOLIA 1 GAL. CONT. (I) CORMS KOUSA 'ROSEA' I" CAL. (I) SPIRAEA X BUMALDA 'GOLDFLAME, '12"-15' HT. (5) SALVIA URICA 4' POTS (10) COLEUS TRAILING BLEEDING HEART' 1 GAL. CONT. ► (5) PANSY FALL BLOOMING, 4" POTS (15) ALYSSUM 4" POTS (5) PANSY WINTER BLOOMING, 4" POTS (15) CYCLAMEN 4" POTS (5) CELOSIA 4' POTS (10) PETUNIA TRALING SP. 1 GAL. CONT. BENCH OPOT #3 PLANTING ENLARGEMENT r -r -O' (5) IPOMOEA BATATAS MARGARITA', 4° POTS (5) HEUCHERA DOLCE LICORICE I GAL. CONT. (8) PELARGONIUM PELTATUM 4° POTS (1) PENNISETUM SETACEUM 2 GAL. CONT. (3) VERBENA X HYBRIDA 4" POTS (5) NASTURTIUM 4" POTS (5) KALE 4° POTS (5) ALYSSUM 4° POTS (8) SNAPDRAGON 4° POTS (8) SNAPDRAGON 4" POTS (8) DUSTY MILLER 4" POTS (3) ENGLISH DAISY 4° POTS (3) DIANTHUS SP. 4" POTS (3) AGERATUM 4' POTS BENCH OPOT #4 PLANTING ENLARGEMENT ro.-o' (6) PETUNIA X HYBRIDA 'PURPLE' 4° POTS (6) COLEUS WIZARD SUNSET' I GAL. CONT. (U YUCCA F. 'GOLDEN SWORD' 5 GAL. CONT. (10) CREEPING JENNY 4" POTS (6) PRIMULA SP. 4" POTS (6) DIANTHUS SP. I GAL. POTS (6) PRIMULA SP. 4" POTS (6)DIANTHUS SP. 1 GAL. POTS (6) PETUNIA 5P. 4' POTS (6) COLEUS SP. 1 GAL. CONT. SITE SITE AMENITIES LAYOUT AND PLANTING PLAN Tukwila, Washington STATE CF WASH TCN Scale. Date. 5.28.08 Drawn By. JTNIM W Checked By. MJC Revisions. OMER UMW 51608 CRT CO AIENTS 517.08 cc STRIcTWN SET 52508 L1.0 Sheet. 1 of 1 CITY OF TUKWILA NOTICE OF PUBLIC HEAFINO PROJECT INFORMATION Open Frame LLC has filed applications to construct a 30,000 sf fitness center and 6,000 sf restaurant at 150 Andover Park West, adjacent to the Acme Bowling development. Frontal improvements will be constructed along both Andover Park West and Baker Boulevard. Permits applied for include: L06-085 Design Review E06-021 SEPA Review Other known required permits include: Building Permits Demolition Permits Sign Permits Studies required with the applications include: Technical Information Report Transportation Impact Analysis Geotechnical Analysis A SEPA Mitigated Determination of Non -Significance has been made for the project. 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. OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for 7:00 p.m. on April 26, 2007 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Nora Gierloff at the Department of Community Development at (206) 431-3670. For further information on this proposal, contact Nora Gierloff at (206) 431-3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Q: \ ParkWest \ HearNotice.DOC co 0 ANDOVER PARK WEST — 3W 517,NT __8A� C915TANCE LINE 45' DEDICATED ROLA CO P' ====r v Y�111111. rrN.... _ MMMMM. Nur 1,11111:111,11111:1113_ rNc e uuu1Mu+a I 1111111111111114,v5., rtINIMIIrr 30' SIGHT DISTANCE LNE ❑ SD: - I FEATHER NEW LAIN INTO I EXISTING. REPAIR ALL LAIN 1 DAMAGED BT CON5IRUCTION. 5 Q -SD: BN; CALIFORNIA PIZZA KITCHEN .I17G�C41 LIMITS OF WORK MUM owe LU1tt5 t 3m• DIST Luff co1111111111111 1111111111111111111111111111 1111411 Inelraimswit W PURE FITNESS —INSTALL WEED BARRIER A5 Al•rRDVED, 1 _ ALONG EAST SIDE OF BUILDING,--_-------_Y- MULCH 30' SIGHT DISTANCE LINE C)CD ?.p �1,�;d=i,_,I 'al �l %�n�_i_S-'n-'i� �l %�,i-n=e �1►rl-"vi'n�T�n�Ti� �l %�cn-it='"i=1i? �1,� �1= ii %�� ��'O'J �fll►_...Ilq��-1i=��1►-11-1=1111=��1►-11-11=��1►=11��1►11��.11..i�:.11=i��l►�llall=ll, 11 ��1►; 11�11�•�/.�.. 1 0' 15' 30' 60' 1111111111111 1111111111111111111111111111 90' NORTH SCALE 1'a 30'-0' LANDSCAPE PLAN PLANTING NOTES I. ALL NEW LANDSCAPE AREAS ARE TO BE WATERED WITH AN AUTOMATIC WATER CONSERVING IRRIGATION SYSTEM. 2. ALL NEW SHRUB AND GROUNDCOVER AREAS ARE TO BE MULCHED WITH A MINIMUM 2' DEPTH CF SPECIFIED MULCH. 3. UNERE GR17.NDCOVER L4 FRONDED. IT SHALL BE PLANTED AT THE SPECIFIED SPACING THROUGHOUT THE BED, INCLUDING AREAS UNDERNEATH TREES AND SHRUBS, START FIRST ROU R' FROM EDGE OF BED. SECURE GROINDCOVER N GROND, WITH METAL STAKES, TO PREVENT BIRDS FROM UPROOTING THEM. 4. TREES SHALL BE PLANTED A MNU911 OF 10 FEET FROM UNDERGROUND WATER SEUER AND STORM DRANAGE PIPES. 5. REFER TO SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS, V N a�-J 0 /� ( / 0) W ^, ea S2 co i t0 CL i-- CF STATE As cTO4 Scale. AS NOTED Date• 3.30.07 MML/ Drawn By. AE/JM- Checked By. MJK Revisions. DESIGN FEVIEW 22206 BAR. 33007 L1.0 Sheet. 1 Of 1 Dept. Of Community Development . City of Tukwila AFFIDAVIT OF DISTRIBUTION 1, likoill V,,a) HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Project Name: �pJj. Notice of Public Meeting Project Number:LJ)( .,- Mitigated Determination of Non - Significance Mailer's Signature: Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice 11(14,_ eftef��� �.(1 Board of Appeals Agenda Pkt 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 6.,,day of in the year 200-1 P:\ADMINISTRATIVEFORMSIFORMS AFFIDAVITOFDIStffiBUTION Project Name: �pJj. F Project Number:LJ)( .,- j -) t 04 -Da I Mailer's Signature: '° OW Person requesting mailing: 11(14,_ eftef��� �.(1 P:\ADMINISTRATIVEFORMSIFORMS AFFIDAVITOFDIStffiBUTION TENANT &OWE'S HIW INC DANK OF AMERICA 100 ANDOVER PARK W 101 ANDOVER PARK E 200 101 N TRYON ST -03-81 TUKWILA, WA 98188 TUKWILA, WA 98188 CHARLOTTE, NC 28255 BUTY FRANK C WESTFIELD CORPORATION INC TENANT 1150 ALKI AVE SW 4 11601 WILSHIRE BLVD 11TH 131 ANDOVER PARK E SEATTLE, WA 98116 LOS ANGELES, CA 90025 TUKWILA, WA 98188 TENANT BAKER SQUARE LLC TENANT 150 ANDOVER PARK W 1501 N 200TH ST 151 ANDOVER PARK E TUKWILA, WA 98188 SHORELINE, WA 98133 TUKWILA, WA 98188 BETA HOLDINGS LTD TENANT TENANT 18827 BOTHELL WAY NE 223 ANDOVER PARK E 225 TUKWILA PKWY BOTHELL, WA 98011 TUKWILA, WA 98188 TUKWILA, WA 98188 RAINBOW ASSOCIATES LTD 22820 148TH AVE SE KENT, WA 98042 DAVIDSON TIMOTHY 2317 FEDERAL AVE E SEATTLE, WA 98102 OPEN FRAME LLC 2635 CARILLON PT KIRKLAND, WA 98033 U S BANK CORPORATE PROPS TENANT TENANT 2800 E LAKE ST KE0012 301 TUKWILA PKWY 400 BAKER BLVD MINNEAPOLIS, MN 55406 TUKWILA, WA 98188 TUKWILA, WA 98188 TENANT TENANT PEARL ALVIN S & CAROLE R 401 BAKER BLVD 402 BAKER BLVD 405 BAKER BLVD TUKWILA, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 VILLAGE PARTNERS SOUTHCENTER L 406 BAKER BLVD TUKWILA, WA 98188 CIGNA LIFE INSURANCE CO 8 CAMPUS DR PARSIPPANY, NJ 7054 CIRCUIT CITY STORES 3336 PO BOX 42304 RICHMOND, VA 23242 TENANT PEARL ALVIN S & CAROLE R 415 BAKER BLVD 4304 HUNTS POINT RD TUKWILA, WA 98188 HUNTS POINT, WA 98004 OB FIFE PROPERTY II L L C PO BOX 726 BELLEVUE, WA 98009 SEAFIRST BANK REIS PO BOX 34029 SEATTLE, WA 98124 a ori ec 1916 BONAIR DRIV'W. SEATTLE, WASHIN N 98116 (206) 433-8997 FAX: (206) 246-8369 dkehle@dkehlearch.com m (QTY �L911,k, WE ARE SENDING YOU ' Attached ❑ Under separate cover via ❑ Shop drawings ❑ Copy of letter gPrints ❑ Change order DATE 04-110104 JOB NO.�/'///�/�JJ ATTENTION \^�' 1 //JJSs IT, ( ` tO to tQ RE 'Lk, I' , VeZ W EST- 2 Fix i "l Vepttan0 1N3i 0 w/0a mi.,/„1)14V Alli . 6 ❑ Plans 0 0 Samples the following items: 0 Specifications COPIES DATEDATE DESCRIPTION IT, ( ` tO to tQ �NNO. / r -I 'Lk, 2 Fix i "l Vepttan0 THESE ARE TRANSMITTED as checked below: O For review ❑ For your use OE As requested O For review and comment REMARKS O Reviewed as submitted O Reviewed as noted O Returned for corrections ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints I� FiBIDS ��E 1 � Q� ❑ PRINTS RETURNED AFTER LOAN TO US i W'' T -P r COPY TO �ottt4 , •Ao}tN r% uX 11 V Ib 116,L.. U 1 \lea SIGNED - If enclosures are not as noted, kindly notify us at once. . . .,.d,.a...• . ;.1..,..., SCHE R TANAKA DENNEHY RILEY ARCHITECTS 31 UPORT LOOP DRIVE COST MESA, CA 92626 PHONE (714) 444-1960 FAX (714) 444.3160 To: City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, •WA 98188 RECEF J D COMMUNITY DEVELOPMENT Date: Attn: Nora Gierloff Job: CPK Southcenter, Seattle Re: Additional colored elevations, signage pages We are sending you Via UPS Next Day Separate Cover Via:. Transmittal Phone: Fax No: 9 April 2007 (206) 431-3670 (206) 431 -3665 Job No: 06298 R® Copies Date Description, 10 sets 2-21=07 30 x 42 Full-size bond cad Exterior Elevations (2 sheets= 10 copies each) 10 sets 2-21-07 11.x 17 Colored Elevations (10 copies o1 each elevation) 10 sets 4-09-07 11 x 17 Color copy of Signage drawings (pages 4 and S) • . THIS FAX OfjeU f ENTS FILES SENT TO YOU UNDER SEPARATE COVER. PLEASE $!GN AND FAX • BACK UPON RECEIPT, 1F YOU 00 NOT RECEIVE` THESE FILES PLEASE CONTACT OUR OFFICE.. IMMEDI TELY AT.714.444.1969 , i� Requested By:NAME: As Re1la't: 1l"af 4yourself STDR AX 0.; 714 444.3160 Purpose: : For your review, distribution to the appropriate parties, and files. Nora, Please feel free to call if you need any additional information. Robe[t Action Please contact STDR should you have questions, or require additional . Requested: information. Thank you. Copy to: File Signed:. Robert Vranich I'd 091E-bb17 (bTLI 837567 APR 9, 2007 ACT UT 5.6 LOS 44PK 1 SERVICE 1DA BILL UT 8.0 LBS TRACKING4 128375670151145113 ALL CURRENCY USD REF 1:CPK SOUTHCENTER REF 2:06298 HANDLING CHARGE 0.00 SHIPMENT PUB RATE CHARGES DV 0.00 COD DC 0.00 DG AH 0.00 PR TOT PUB CNC 55.14 FRT: SHP SVC 55.14 USD 0.00 RS 0.00 0.00 SD 0.00 0.00 SP 0.00 PUB+HANDLING 55.14 -Dui 's40a.t40u1=1 2iais WdLb:C L002 60 udii Pm • david April 4, 2007 City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Attn: Ms. Nora Gierloff Re: Park West Plaza L06-085 E06-021 Dear Nora, t1, :; U: CObvH, Vnl, Y DEVELOPflpEW Thank you for your letter of March 16th outlining what needs to be resubmitted for BAR. As we discussed today, Pure Fitness will now be an L.A. Fitness facility and they have been working directly with you on their proposed changes to the elevations. Therefore, the elevations that we have previously submitted will not be in this resubmittal. L.A. Fitness will endeavor to have them to you on Monday. The follow responds to each item in your letter: 1. The new photometrics plan reflect the latest site revision (moving sidewalk along Andover Park West) which adjusted the parking and CPK pad to the east and soffit lighting on the Fitness building, wall sconces on CPK and bollard lighting at the plaza. 2. The new landscape plan incorporates foundation landscaping at CPK, tree grates with trees along Baker and trees along Andover. 3. As we discussed the free standing sign is proposed (re -attached here) but depending on CPK and L.A. Fitness on their signage, it may not be used. 4. Street lights on Baker should be on the civil package. The site plan reflects the tree grates and spacing. 5. The site plan reflects the 6' sidewalk along Andover set 4.5' from the existing curb. We now have 15' of landscape from the balance. We also have added 2' to the depth for parking overhang. 6. The color boards will now be by L.A. Fitness as you already have the CPK boards. 1916 Bonair Drive S.W. Seattle, WA 98116 (206) 433-8997 fax (206) 246-8369 email: dkehle@dkehlearch.com Ms. Nora Gierloff City of Tukwila Re: Park West Plaza April 4, 2007 Page 2 • 7. Since the elevations are now changing by L.A. Fitness, our elevations are no longer being submitted. I had left word with you regarding them "why" on our elevations, but is mute now. 8. We did receive the memo from Cyndy. There did not appear that any existing trips were counted against our new trips. Mr. Christopher Brown has done an analysis for the project in response (see attached). In addition, you had sent an e-mail regarding ADA stall access as commented on by Bob Benedicto. I had a conversation with Bob and outlined the various reasons the site plan is as it is, previous improvements already in place, the improvements along streets, etc. He was satisfied that with the constrictions, the access across the driveway will be acceptable. Enclosed are the 10 full sized sets and 8-1/2 x 11 set. If you have any other concerns or comments, please call. David Kehle DK/mt Enclosure: 10 sets 1 reduced set 1 Chris Brown; 1 free standing sign Cc: Ms. Bonnie Hanson Mr. John Hunt Mr. John Stokke 0621 /citylet4-4-07 • • FAX/MEMORANDUM To: David Kehle, Esq. At: The Kehle Architecture Firm Tel: 206/433-8997 Fax: 206/246-8369 From: Chris Brown Date: March 21, 200 Re: Park West Plaza Trip Generation I Fitness Center — Prior Use (Light Manufacturing) II Acme Bowl — Current (True) Trip Generation Page 1 RECEIVED COMMUNITY DEVELOPMENT In accordance with our discussion of the 19th instant the following data has been derived. I. The 22 ksf facility proposed for a "Fitness Club" with the expected trip generation shown in the Knighton memorandum to Morrow dated March 14th indicates a p.m. peak hour trip generation of 89 vehicles per hour. For your reference this data was derived from the 7th edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) for Land Use Code 492 — Health/Fitness Club. However, since there was an immediate prior use (light industrial) it is necessary to subtract the trips from that use so that mitigation fees are assessed on the net increase in new p.m. peak hour travel. The previous tenant, Fatigue Technology Inc., would fall under ITE Land Use Code 110, Light Manufacturing) of the above referenced Trip Generation Manual. Based on the gross square footage of the facility (rather than "employees") it had an estimated ADT of 153, an A.M. peak hour demand of 20 vph and a p.m. peak hour demand of 22 vph, based on the published ITE average trip rates. Accordingly, the 89 vehicles per hour noted in the Knighton memorandum of March 14th needs to be revised to (89 — 22) 67 net new peak hour trips. In turn, this suggests the mitigation fees published on page 2 of that memorandum, based on 177 new Phase 2 trips, be reduced to (177 — 22) 155 net new Phase 2 trips. The revised mitigation thus becomes $232,823.43. This is a reduction of $33,045.91. II. The trip generation summary of the March 14th memorandum shows the "Bowling Alley", with its 40 lanes, producing 69 new p.m. peak hour trips. This trip estimate is Christopher Brown Cn Associates 9688 Rainier Ave. S. &cattle, WA 98118-5981 (206) 722-1910 Fax (206) 722-1909 • • FAX/MEMORANDUM To: David Kehle, Esq. Date: March 21, 2007 Page 2 based similarly on the 7th edition of the Trip Generation Manual published by the Institute of Transportation Engineers for Land Use Code 437 — Bowling Alley. Importantly, it should be noted that the ITE trip data for bowling alleys is based on only a single observation. With but one facility studied for trip generation purposes it is more than appropriate to confirm its validity. We studied the Acme Bowl in the Park West Plaza on both a Monday (March 19th) and Tuesday (March 20th) to obtain the true p.m. peak hour trip generation of this 40 -lane facility. Of importance please understand the Acme Bowl also includes a video arcade and a "sports bar", too. Additionally, Monday and Wednesday are heavily used for bowling "league" nights that typically begin at about 7:00 p.m. The Monday and Tuesday p.m. peak hour observations at the Acme Bowl are shown below. Table I Acme Bowl P.M. Peak Hour Traffic Volumes Time In Out Total In Out Total Average Monday Tuesday 2 -days 4:00 - 4:15 8 3 11) 6 2 8) 10) 4:15 - 4:30 5 3 8) 5 1 6) 7) 4:30 - 4:45 3 3 6) 8 6 14) 10) 4:45 — 5:00 3 2 5) 7 7 14) 10 5:00 - 5:15 2 3 5 NA NA NA 5:15 — 5:30 3 1 4 NA NA NA Mean 37 vph Note: The) symbol is used to show the peak hour based on the four consecutive peak 15 - minute intervals. In the above table both the Monday and Tuesday p.m. peak hour was from 4:00 to 5:00 p.m. Christopher brown CS Associates 9688 Rainier Ave. S. \\ Seattle, WA 98118-5981 (206) 722-1910 Fax (206) 722-1909} • FAX/MEMORANDUM To: David Kehle, Esq. Date: March 21, 2007 Page 3 RECEIVED 0 / DEVELOPMENTCOMMUNITY The Monday peak hour, at 30 vph, and Tuesday peak hour at 42 vph indicates the average weekday p.m. peak hour volume is 37 vehicles per hour. The inbound/outbound p.m. peak hour split is 0.63 on Monday and 0.62 on Tuesday. These are essentially identical. The estimated p.m. peak hour volume from the March 14th Knighton memorandum, on page 1, Trip Generation Summary, shows the Net New Trips at 69 vph. The average weekday observed volume is 42 vph including the Monday evening that is a "league" night at the bowl. This difference between theoretical and true data is (69 — 42) 27 vph. Comparing the actual volume against the theoretical volume described in the Knighton memorandum it is apparent that there was an over-estimate of (42/69 X 100) 61 percent. From the Knighton memorandum, Trip Generation Summary, the total "TIA trips is shown at 201 vehicles per hour. From current actual observations, this should be revised to (201 — 27) 174 p.m. peak hour trips. From the 2nd page of the Knighton memorandum, Traffic Impact Fee Summary, the fee of $222,710 should be revised to (174/201 X $222,710) $192,793.73 to reflect the use of true or "real" data rather than the theoretical data derived from the single ITE source. In view of the above, the total reduction in traffic mitigation fees, to take into account previous p.m. peak hour traffic generated from the original Fatigue industrial site usage, at $33,045.91, and for the use of true data rather than the theoretical data based on a single ITE observation of a bowling alley, at $29,916.27, mandates a total reduction of traffic mitigation fees in the order of $62,962.18. If you have any questions, please feel free to call. Christopher brown (n Associates 9688 12ainier Ave. (S. (Seattle, WA 98118-5981 (206) 722-1910 Fax (206) 722-1909__) • Lh david kehle March 19, 2007 City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Attn: Ms. Nora Gierloff Re: Park West Plaza L06-085 E06-021 Dear Nora, Avso Thank you for your final comment letter on our project. I will be sending out the final site plan to all of my consultants (civil, landscape and lighting) to address the site changes and your comments. If you will recall regarding the free standing sign, we had showed this in the 8-1/2 x 11 materials given to you at the initial outset of the project submittals. I will be discussing with CPK and Pure Fitness if they want the free standing sign or more wall signage. You had a question regarding why I turned the tower on the Baker side. It was to differentiate this element (vertical facade break up) versus the only and main entry on the west. I have it projecting out from the main wall by 5' and had the canopy stop on both sides. I don't have strong feelings for the orientation since most members will know that this is not the main entry. Call me to discuss. As for the transportation fees, we will follow up directly with Cindy. We are having the current pm trips counted to the existing uses at ACME to see how the projected traffic matches existing. In addition, we will discuss with Cindy any credits from when Fatigue was the owner/user and any credits on street improvements. Thank you again for providing all your written comments that I can respond directly to. Following our submittal of this information, I can see no reason why the SEPA notice cannot be published for comment period and be finalized. In addition, I will be submitting for permits even though the permits will not be issued until. both SEPA and BAR are approved (TMC 18.6040). CPK's building plans are ready now, and I can have the building plans ready shortly for the Fitness Center shell as well. I' would hope that the reviews could take place while waiting and it would be our risk if BAR changed something. • 1916 Bonair Drive S.W. Seattle, WA 98116 (206) 433-8997 fax (206) 246-8369 email: dkehle@dkehlearch.com Ms. Nora Gierloff City of Tukwila Re: Park West Plaza March 19, 2007 Page 2 I anticipate getting the package back to you by mid -next week. Sincerely, David Kehle DK/mt Cc: Ms. Bonnie Hanson Mr. John Stokke Mr. John Hunt Mr. Nigel Starr 0621 /citylet3-19-07 ANDOVER PARK WEST 90• TYP. POT '3. SEE ENLARGEMENT FOR PLANTING POT '4. SEE ENLARGEMENT 'D' FOR PLANTING POT 2. SEE ENLARGEMENT 'a' rop PL WING POT M. SE ENLARGEMENT 'A' EXISTING • CHES. IE TO F • INWARD L3 rn EXISTING PAVNG, u)Na35, Art, 5vt TO REMAIN LAYOUT PLAN SITE AMENITIES LEGEND 51?IBOL QTY ITEM COMMENT 1 2 LAYOUT NOTES 1 DO NOT SCALE DRAWINGS 2 EXISTING BENCH ROTATE AND RELOGATE AS SHOWN ON PLANS 2. vERIFY LOCATION OF ALL OVERHEAD AND UNDERGROUND UTILITIES BEFORE BEGINNING WOR. 2 POT .1 4 POT 2 4 POT '3 4 POT '4 SITE AMENITIES NOTES SIZE: 12"X21"X21', PROVIDED BY OWNER SiZE: 36'X36°X30°, PROVIDED BY OWNER 51E: 21'X21'X21", PROVIDED BY OWNER SIZE: 18'XI8'XI8', PROVIDED BY MINER 1 MOAT TO PLATFORM AS PROVIDED AND DIRECTED BY OI VIER 2. MOUNT BENCHES A5 RECOMMENDED BY MAIJFACTUrER 3. RIM OF POTS TO BE MOUNTED LEVEL 4. VERIFY DRAINAGE HOLES IN EACH PLANTER 3. NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES FOUND IN PLANS OR DEVIATIONS FROM DOCUMENTED ON-SITE CONDITIONS. PLANTING NOTES 1 ALL NEW POT5 ARE TO BE WATERED BY HAND. 2. PLANTING MEDIUM: ALL NEW POTS SHALL RECEIvE POTTING SOIL, TOP OF 501L TO BE HELD I" BELOW TOP OF POT. 3. SUBSTITUTIONS ARE DISCOURAGED. NO 5UB5TITUTIONS SHALL BE MADE WITHOUT THE WRITTEN APPROVAL OF THE LANDSCAPE ARCHITECT. REQUESTS FOR SUBSTITUTIONS MUST BE MADE AT THE TIME THAT DOCUMENTATION OF ORDERED PLANT MATERAL 15 PROVIDED. BENCH SUMMER FALL WINTER .11..11, .1.4. .14. .14,. IP/rte \I/:�.y! 0 4VILZIVP•Ic� .„„____tiff ` ��1114��I wi111�_ 4_ /II�_�� illi l! =i _:•: G_i ori 1 .I,.. ," ,Fr. ,,,..F, - OPOT #1 PLANTING ENLARGEMENT r=v-0• (I) CUPRESSUS SEMPERVIRENS MONSHEL', 4'-5' HT. (6) PETUNIA X HYBRIDA 'PINK 4" POTS (2) CANNA 'PINK SUNBURST' 5 GAL. CONT. (8) COLEUS TROPICAL PUNCH' I GAL. CONT. (2) MISCANTHUS 5. 'vARIEGATUS' 2 GAL. CONT. (10) LOBELIA RECARDII (PURPLE TRAILING), I GAL. CONT. (6) PETUNIA FALL BLOOMING, 4' POTS (2) SALVIA NOWAY! 5 GAL. CONT. (12) MARIGOLD 4" POTS (6) KALE 4" POTS (2) SALVIA HOLWAYI 5 GAL. CONT. (12) VIOLA 4" POTS (6) PETUNIA SPRING BLOOMING, 4" POTS (2) SALVIA SP. 5 GAL. CONT. (8) COLEUS 5P. I GAL. CONT. (10) LOBELIA FALL BLOOMING, I GAL. CONT. (10) PRIMULA I GAL. CONT. ► (10) CANDYTUFT I GAL. CONT. BENCH OPOT #2 PLANTING ENLARGEMENT 1.1_0 (2) BERGENIA CORDIFOLIA 1 GAL. CONT. (I) CORNUS KOUSA 'ROSEA' 1" CAL. (I) SPIRAEA X BUMALDA 'GOLDFLAME, '12"-15" HT. (5) SALVIA URICA 4" POTS (10) COLEUS 'TRAILING BLEEDING HEART' I GAL. CONT. (5) PANSY FALL BLOOMING, 4" POTS (15) ALYSSUM 4" POTS (5) PANSY WINTER BLOOMING, 4" POTS (15) CYCLAMEN 4" POTS (5) CELOSIA 4" POTS (10) PETUNIA TRALING SP. 1 GAL. CONT. BENCH OPOT #3 PLANTING ENLARGEMENT 1•-1'-O• (5)IPOMOEA BATATAS 'MARGARITA', 4" POTS (5) HEUCHERA DOLCE LICORICE I GAL. CONT. (8) PELARGONIUM PELTATUM 4" POTS (I) PENNISETUM SETACEUM 2 GAL. CONT. (3) VERBENA X HYBRIDA 4" POTS (5) NASTURTIUM 4" POTS (5) KALE 4" POTS (5) ALYSSUM 4" POTS (8) SNAPDRAGON 4" POTS ► (8) SNAPDRAGON (5) DUSTY MILLER 4" POTS 4" POTS (3) ENGLISH DAISY 4" POTS (3) DIANTHUS SP. 4" POTS (3) AGERATUM 4" POTS BENCH OPOT #4 PLANTING ENLARGEMENT (6) PETUNIA X HYBRIDA 'PURPLE' 4" POTS (6) COLEUS WIZARD SUNSET' I GAL. CONT. (I) YUCCA F. 'GOLDEN SWORD' 5 GAL. CONT. (10) CREEPING JENNY 4" POTS (6) PRIMULA SP. 4" POTS (6) DIANTHUS SP. I GAL. POTS (6) PRIMULA SP. 4" POTS (6) DIANTHUS SP. I GAL. POTS (6) PETUNIA SP. 4" POTS (6) COLEUS SP. I GAL. CONT. Ow - SITE AMENITIES LAYOUT AND PLANTING PLAN gg 280.1 W STATE CF WA9 NGTCN Scale. .1 111331 nwo Date• 5.28.08 Drawn By: JTN/MLW Checked By. MJK Revisions: OVME2It`VIEW 5.1608 CITY COVM5ITS 522.08 OONS1RUCTION SET 528.08 Li.0 Sheet. 1 of 1 • Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director March 16, 2007 David Kehle 1916 Bonair Drive SW Seattle, WA 98116 RE: Park West Plaza L06-085 E06-021 Dear David: The City Departments have completed review of your February 27, 2007 submittal for design review and SEPA approval for restaurant and health club buildings to be located at 150 Andover Park West. Our comments are as follows: 1. Submit a lighting level plan that includes the light output from building mounted light fixtures. 2. Submit a complete landscape plan for the site that includes foundation landscaping around the California Pizza Kitchen. There appears to be an electrical transformer at the southeast corner of the California Pizza Kitchen that was not reflected on the last landscape plan. This should be screened to the degree possible. 3. I did not see any information about the freestanding sign that is called out in the corner plaza, please provide a design. California Pizza Kitchen is showing sign locations far in excess of what will be allowed by code. If they are listed on the freestanding sign they will be limited to a single wall sign, otherwise they may have two wall signs. 4. Street lights along Baker Blvd. are required, and shall be installed per City of Tukwila standards. 4'x6'tree wells should be provided at the back of curb of the widened sidewalk at approximately 40' on center. As shown on your site plan the remaining width between the widened sidewalk and a line 15' back from the property line must be landscaped. This will fulfill the TUC front yard landscape requirement of 15'. NG 03/16/2007 - 1 - Q:\ParkWest\Comments3-15.DOC 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 • 5. The sidewalk along Andover Park West, shall be a minimum of six (6) feet in width and shall be built to City of Tukwila standards. Future street widening will move the existing curb/gutter approximately 4 '/2 feet to the East and so the sidewalk shall be constructed at the back of the new curb. The 15 feet of front yard landscaping shall be provided from the back of the new sidewalk. The ability to count pedestrian amenities such as sidewalks toward landscape requirements is discretionary per TMC 18.52.020 A and is not appropriate in this case due to the narrowness of the sidewalk, speed of traffic along APW and lack of on -street parking to provide a pedestrian buffer. If you wish to pursue this further you must apply for a Special Permission Landscape Requirement Deviation. 6. Submit a materials board and an elevation that is keyed to those materials. It is difficult to determine what is clear and what is spandrel glass on the submitted color elevations. It appears that the only transparency on the west and south elevations are at the entry towers, unless it is the entry towers that are opaque. Are you proposing tinted or reflective glass? 7. Is there a reason for the differing treatment of the two entry towers? The roof of the one on the west elevation is angled sideways to the viewer and the one on the south elevation is angled upwards. The awning should be continued across the entry tower on the south elevation. 8. See attached memo by Cyndy Knighton, Senior Transportation Engineer, dated March 14, 2007, regarding Traffic Impact Fee and Concurrency Test Fee calculations for this development. The fees for the concurrency determination and the traffic impacts will be assessed at the time of building permit application. I would be happy to meet with you again to discuss these comments. I will need the materials listed above and ten full sized sets and one reduced set of your resubmitted drawings no later than April 5th in order to place you on the April 26th BAR agenda. If you have any questions feel free to call me at (206) 433-7141 or email at ngierloff(a,ci.tukwila.wa.us. Sincerely, Nora Gierloff Planning Supervisor Enclosure: Traffic Impact Fee Memo cc: David McPherson, Public Works Cyndy Knighton, Public Works Jack Pace, DCD NG 03/16/2007 - 2 - Q:\Pazk West\Comments3-15.DOC • Public Works Department, Engineering Memorandum TO: Jim Morrow FROM: Cyndy Knighton DATE: March 14, 2007 RE: Park West Plaza Jim, as requested, I have reviewed the past traffic analysis submitted in late 2004 for the Acme Bowling site. At the time of submittal, the applicant was proposing a 40 lane bowling alley, a 22,000sf fitness center, and 16,900 general retail. Impact fees were collected in 2005 for the above configuration. However, what was built did not include all of the proposed: only the bowling alley, 4,937 of general retail, 2,242 of fast food restaurant, 2,911 sf of sit down restaurant, and none of the fitness center. The two restaurant uses were substituted for general retail. The new application today for Phase 2 shows a 30,000sf fitness center and a 6,000sf restaurant. The restaurant and 8,000sf of the fitness center were not covered under the previously submitted Traffic Impact Analysis (TIA). Trips associated with the new restaurant and the additional fitness center size should be studied for concurrency and the test fee required to issue a concurrency determination and certificate is $5,400 (14,000sf of "retail uses"). The fee is based on the recently adopted amendment to the Concurrency Ordinance. As you have directed, I have identified the trip generation associated with three scenarios: the TIA, which is what was presented to the city in 2004; the Permitted, which is what was actually permitted and built in Phase 1; and Phase 2, which is what is currently submitted for consideration by Open Frame LLC. Trip Generation Summa Type TIA Permitted Phase 2 Size Net New Trips Size Net New Trips Size Net New Trips Bowling Alley 40 lanes 69 40 lanes 69 0 0 General Retail 16,900sf 43 10,090sf 26 0 0 Fitness Club 22,000sf 89 Osf 0 30,000sf 122 Fast Food Rest. Osf 0 2242sf 29 0 0 Restaurant Osf 0 2911sf 27 6,000sf 55 Total New Trips 201 138 177 I Trip generation was calculated using the rates in the December 2004 TIA for the bowling alley, retail, and fitness club uses. Pass -by rates used are in accordance with the TIA. A 32% pass -by rate was applied to the retail. The restaurant trips were generated using the High -Turnover Sit -Down Restaurant (ITE LU 932) rate of 10.86/I000gfa with a pass -by rate of 15% and Fast Food without Drive through rate of 26.15/1000gfa with a pass -by rate of 50%. Fitness Club trips used the Health Club rate of 4.05/1000gfa with no reduction for pass -by. c:\docume-1\nora-1.sie\Iocals-1\temp\xpgrpwise\park west plaza tia-impact fee review 3-14-07.doc If what is proposed for Phase 2 is built in its entirety, the overall' net new p.m. peak hour trips associated with this development will be 315, which is 114 more p.m. peak hour trips than was originally proposed. The TIA identified 201 net new p.m. peak hour trips associated with the proposed development, and included a calculated impact fee of $222,710 which was collected in 2005. What was built in Phase 1 was less than that projected in the TIA. Fewer new trips are generated with the reduced site plan; therefore, the impact fee paid in 2005 was in excess of that required. Since $222,710 was collected in 2005 and no building permit application was submitted in time to preserve the impact fee rate previously used, the city owes a credit of $71,070 to the property owner. The excess payment is available to apply against impact fees due for Phase 2. Phase 2 is subject to the current codes, including the recently updated Traffic Impact Fee Schedule (TIF) for 2007. The TIF has been designed to be easy to use and impact fees are based on standard land use types defined in the ITE Trip Generation Manual. The city's TIF does not include a line item for the type of restaurant proposed in Phase 2 (High -Turnover Sit Down vs. the Quality Restaurant on the TIF Schedule) and the trip generation rate is higher for this type of restaurant. The impact fee associated with the restaurant was calculated manually using the 15% pass -by rate and a trip length adjustment factor of 0.92. The fitness center impact fee was also adjusted manually because the TIF schedule includes a generic 25% reduction due to pass -by and other trip reducing characteristics. Since the TIA submitted in 2004 established that no trip reduction is associated with this fitness center, the impact fee amount was calculated manually. A trip length adjustment factor of 0.84 was applied, consistent with the TIF Schedule. Traffic Impact Fee Summa Phase 2 generates 177 new trips above those associated with Phase 1. Applying the 2007 Traffic Impact Fee Schedule, as modified per the above paragraph, an impact fee in the amount of $265,869.34 is required of this development. Applying the credit of $71,070 yields a new due amount of $194,799.34. The remaining impact fee must be paid prior to issuance of any building permits for Phase 2. c:\docume-11sora-1.sie\locals-1 templxpgrpwise\park west plaza tia-impact fee review 3-14-07.doc TIA Permitted Phase 2 Project ImpactFee Trips Cost Trips Cost Trips Cost Southcenter Parkway/S 168t $190 6 $1,140 4 $760 n/a n/a W Valley/Strander: NB dual left turn lanes $280 18 $5,040 12 $3,360 n/a n/a Interurban Bridge: widen for dual lefts $240 14 $3,360 10 $2,400 n/a n/a Andover Pk W (T Pkwy - Strander): widen to 5 lanes $550 201 $110,550 138 $75,900 n/a n/a Southcenter Blvd (51 S — TIB): widen to 3 lanes $2,300 12 $27,600 8 $18,400 n/a n/a Tukwila Urban Access Improvement Project $2,420 31 $75,020 21 $80,820 n/a n/a Zone 1 $1,736.80 n/a n/a n/a n/a 177 $265,869.34 Total $222,710 $151,640 $265,869.34 Phase 2 generates 177 new trips above those associated with Phase 1. Applying the 2007 Traffic Impact Fee Schedule, as modified per the above paragraph, an impact fee in the amount of $265,869.34 is required of this development. Applying the credit of $71,070 yields a new due amount of $194,799.34. The remaining impact fee must be paid prior to issuance of any building permits for Phase 2. c:\docume-11sora-1.sie\locals-1 templxpgrpwise\park west plaza tia-impact fee review 3-14-07.doc WILLIAMSON LAW OFIPICE 2te,46/5- COLUMBIA CENTER TOWER 701 5th Avenue - Suite 5500 P.O. Box 99821 Seattle, Washington 98199 Office: (206) 292-0411/Fax: 206.292.0313 williamsonb@msn.com — www. land-useattorney.com RECEIVED 44AR 0 9 2001 DEQNITY OP{MENT March 8, 2007 Delivered by Legal Messenger Steve Lancaster, Director Department of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188-2544 Re: Open Frame — Park West Plaza — L06 -085/E06-021 Dear Mr. Lancaster: This letter constitutes a formal demand that your Department schedule the site plan filed with the City for review by the City's Board of Architectural Review ("BAR") for hearing on the proposed leasehold development pads for the California Pizza Kitchen and Pure Fitness buildings located on the southern portion of Park West Plaza. As you may be aware, my client Open Frame's architect, David Kehle, AIA, filed an application for site plan review by the City's Design Review Board referred to as the Board of Architectural Review on December 11, 2007 for the southern portion of Park West Plaza. Att. A. This site plan implements an earlier integrated site plan approved by the City's BAR on March 24, 2005 referred to as the Acme Bowling Site, which shows build out profiles for three building pads on the north and south parcels (0223000010/0020). Att. A. As part of the 2005 approval process, Open Frame's architects and engineers submitted an environmental checklist leading to issuance of a declaration of non -significance by the City. My review of client files shows that the City's SEPA review already reviewed and addressed the impacts of the full development of the entire parcel, including the southern parcel Park West Plaza as a "second phase" of the Acme Bowling currently before the BAR. Att. B. [Note: The City's official notice shows that the "...adjacent southern parcel will be redeveloped in a second phase with up to 33,000 square feet of retail space." For example, The City required that "pedestrian paths" be provided "between the buildings and from the buildings to the sidewalks on all three public streets."] 1 Since the DNS has already been ` Project Name: Acme Bowling Location: 100 Andover Park West Description: Demand Letter — Open Frame Park West Plaza - Site Plan Page - 1 3/8/2007 • made for the entire site, there is no need for any second environmental review for the second phase of this project which is undergoing BAR review. The City is authorized to adopt the earlier DNS or issue and addendum to the earlier DNS without any further SEPA review.2 Following the March 24, 2005 BAR approval of this integrated plan a demolition and temporary erosion control plan, storm drainage system improvements, and boundary line adjustment applications were received and approved by the City to implement this site plan approval in the Fall of 2005. As part of this process for the integrated site plan, Open Frame relying upon the BAR's approval, also dedicated approximately 4.5 feet of right-of-way on West Andover Parkway. This is discussed in Open Frame's letter to the Tukwila City Council on February 28, 2007. Att. C. Open Frame's representative, John Stokke, makes clear that your Department is now delaying processing of the revisions to the earlier site plan before the BAR as leverage to obtain an additional 32.50 feet of property for reasons unrelated to the project or its impact, notably to accommodate the City's proposed Transit Center. Not only is this not permitted under Policy 13.4.8 of the City's Comprehensive Plan, this development exaction is not permitted under the City's own regulations at TMC 11.12.050 as the Transit Center is not "needed to serve the proposed development." Additionally, no transportation studies have been conducted by the City as required by RCW 82.02.020 demonstrating that the dedication for right-of-way is "reasonably necessary as a direct result of the proposed development." See Isla Verde v. Camas, 146 Wash.2d 740, 761 (2000); Burton v. Clark County, 91 Wash. App. 505 (1998); and Benchmark v. City of Battleground, 94 Wash.App. 537, 544, 972 P.2d 944 (1999).3 Acme Bowling is a 40 lane bowling center with associated restaurant and lounge. Also included are approximately 9,700 square feet of retail and associated revisions to parking and landscaping across the site. The adjacent southern parcel will be redeveloped in a second phase with up to 33,000 square feet of retail space. The Bowling Alley is open. (Emphasis added). 2 See WAC 197-11-708 Adoption. "Adoption" means an agency's use of all or part of an existing environmental document to meet all or part of the agency's responsibilities under SEPA to prepare an EIS or other environmental document. WAC 197-11-706 Addendum. "Addendum" means an environmental document used to provide additional information or analysis that does not substantially change the analysis of significant impacts and alternatives in the existing environmental document. The term does not include supplemental EISs. An addendum may be used at any time during the SEPA process. (Emphasis added). 3 Where government issues a land use permit on condition that the applicant dedicate land to public use, the government must show an " essential nexus" between a "legitimate state interest," and the condition imposed. Nollan v. California Coastal Comm'n, 483 U.S. 825, 837, 107 S.Ct. 3141, 97 L.Ed.2d 677 (1987). Further, to satisfy the Fifth Amendment, the government must establish that its proposed condition is roughly proportional to the impact the proposed development will have on the public problem. Dolan v. City of Tigard, 512 U.S. 374, 391, 114 S.Ct. 2309, 129 L.Ed.2d 304 (1994). And this requires "some sort of individualized determination that the required dedication is related both in nature and extent to the impact of the proposed development." Dolan, 512 U.S. at 391, 114 S.Ct. 2309. We have identified four factors in these concepts: (1) a public problem; (2) a development that impacts the public problem; (3) governmental approval of the development based on a condition that tends to solve the problem and (4) rough proportionality between the proposed solution and the development's impact on the problem. See Burton v. Clark County, 91 Wn. App. 505 (1998). At issue here are whether the development impacts Demand Letter — Open Frame Park West Plaza - Site Plan Page - 2 3/8/2007 • Open Frame has willingly made changes to the design of the project to meet all of the changes requested by the City, including changes to accommodate unrelated Baker Boulevard pedestrian walkway improvements on the south side of the Open Frame property intended to allow the public to walk from the new train station to the Westfield Mall. These are entirely unrelated to the proposed development of the site, which will consist of two buildings, one a stand-alone restaurant and the other a fitness club. Leases have been executed with California Pizza Kitchen and Pure Fitness for these buildings, and construction is stalled (to the consternation of both the owner and the tenants) pending approval of the site design, a design which is consistent with the "up to 33,000 square feet of retail space" previously approved by the BAR. On top of the delay caused by these changes, Open Frame's architect, David Kehle, has now documented an orchestrated slow down by the City intended to allow the City time to adopt changes to its comprehensive plan to locate a Transit Center north of Baker Boulevard. Following a pre -application meeting with the City, Open Frame filed its application for design review with the BAR, including a SEPA Checklist on Dec. 11, 2006. Open Frame paid processing fees to the City, and provided all substantive materials listed under TMC 18.104.0601.a through s. I understand that the City has posted notice of the application through notice boards and we assume that the City is now receiving comments from the public. On January 5, 2007, the City issued its Notice of Completeness its January 5, 2007 letter from Nora Gierloff, Planning Supervisor. Att. D. This letter commences the 120 day period in which the City must complete processing of the application. However, this letter indicates that additional time will be needed to complete the review process and that the "precise amount of additional review time which may be needed will be the number of days between the date of this letter and the submission of the additional information." I understand from Mr. Kehle that he responded with the information on February 27, 2007, and that the 120 day clock for final processing of the BAR application is now running. If this is not the case, this letter demands that the City immediately complete its processing of the second BAR review of the site plan revisions sought by Open Frame and that hearings be scheduled before the City's Board of Architectural Review. For purposes of your review of the revisions and clarifications provided by Mr. Kehle, I am providing your office a copy of the decision in Anderson v. City of Issaquah, 70 Wash.App. 64, 851 P.2d 744 (1993). This decision struck down the City of Issaquah's design regulations as unconstitutionally vague where they required new development projects to be "harmonious" and "compatible" with existing buildings, and "interesting" rather than "monotonous." It was not surprising that these undefined regulations left the applicants, as well as the City's Design Review Board, to guess their meaning, relying solely on each Board member's own, subjective opinions in determining whether the designs complied with the regulations. a public problem and, if so, whether the proposed solution, the half -street improvement, is roughly proportional to the impact. (Emphasis added). Demand Letter — Open Frame Park West Plaza - Site Plan Page - 3 3/8/2007 • In reviewing the comments appearing at ¶lthrough ¶9 of Ms. Gierloff's letter, I see the same use of subjective terms that were prohibited void by the Court in Anderson v. Issaquah. Here, virtually identical statements are made that the "south, west and north walls [of] the fitness center building does [sic] not display an acceptable level of design quality for a newly constructed building." (Emphasis added). No citation of any adopted code standard appears in this comment. No information, criteria or standards are attached to the letter as to what is or is not "acceptable" and what constitutes "design quality." In speaking with Open Frame Architect, Mr. Kehle, we understand that the City has not legislatively adopted design review policies, standards, guidelines or codes. Accordingly, this informational request violates Anderson v. Issaquah and should be removed. In this same paragraph, Ms. Gierloff, a representative of your department also states that "the design guidelines call for buildings to be harmonious with adjacent developments while avoiding monotony of design." (Emphasis added). I can find no citation of any adopted City code or guidelines of how the proposed buildings for California Pizza Kitchen or Pure Fitness are to be "harmonious with adjacent developments" or "avoiding monotony of designs." Presumably, a harmonious design where the buildings replicate others as Ms. Gierloff has requested, could also be considered "monotonous." No information, criteria or standards are attached to the letter as to what is or is not "harmonious with adjacent developments." This informational request also violates Anderson v. Issaquah, is not based upon adopted design standards, and should be removed. I can find no cited code in ¶4 that defines the term "awkward" or requiring parking plans to require "more graceful corner treatment." The loss of two parking spaces near the intersection of Baker Boulevard and West Andover Parkway at ¶4 appears to be a function of supporting a future Transit Center for the City rather than any adopted municipal code requirement for parking plans for these parcels. This "requirement"adds to 22 existing parking stalls which the City is attempting to displace on Tax Parcel No. 0223000010, making this development nonconforming for purposes of TMC Chapter 18.70. This informational request for the two additional parking stall removal also violates Anderson v. Issaquah, is not based upon adopted design standards, and should be removed. Please contact my office in writing no later than Close of Business March 13, 2007 your response to these requests confirming a scheduled hearing date before the City's BAR for March 2007. Sincerely, Bill H. Williamson enclosures cc: John Stokke/Open Frame John Hunt/Open Frame Nora Gierloff, Planner Demand. Letter. Lancaster.030707. doc Demand Letter — Open Frame Park West Plaza - Site Plan Page - 4 3/8/2007 • • Attachment A •1t ANXNER PARK 1E,gT TAX m' 01735.000 :moor i•,••rr. u•••uou•✓ u•••uuM• j o IX PETAL Pewsex. �'�reeeeTPaw -1 W.ecma4 TOTAL MEA WY U. ACE OMNI 5004 !P. 310 LMP20) RTAL. 1017e0 OP. L== PWDEOIR/N LEN 15X010.511 25 VALIO •21 OTALL6 PLAN PARK UJEST PLAZA WALE: l'•40' 486 TOTAL CARS NOTE: NEW LANDSCAPE ISLANDS TO 8E bAW CUT. REPAIR Ab REG, PROVIDE SEALED EDGER WERE ! Q. P•_ w• • L0 -MM , S1.111. :001,e sm.a.Yrla a0 DUMPSTER PLAN ELEVATION IMO W. SOW W. ELEVATION .C.b lr. 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PI MON TIPP COCCI COU R In POW liel r RTaP POMP DOLOR PA n CIAM NO IlaroMt YIIORI COO — -MIMI 0, IRMO l AV UM ANDOVL PARK WEST IMI --)C }G,R W RK 1 LMO}C4'E NW MKS DEM t N TO RG1lk REPAIR M MD p)toCE LN LDS • ..• wr ...., Dei.1110 Lsa . .�iae ', ... .l. • rs +.►' awes • - immil - obi. ,-.1 dams " )� [O -WADER S, II WED LRS, WWI, It a.gR W IELCL:• LAD,001WW*DJ Pei RRRA9 MOM, IDSIAD 10.,/,,06se NOS 11,,,, L'r.*-. : };at Elels4td1 tO RAM 1CfSiV WIDOW Detaw.t 0,0,0,4(E I1! antra IPA IS AISWAISIIIIIIIIroll=11111% AO. OOT Coe• 11* LAI _ff,_ s 4► 1 '1,11 ._ ? :fie eel 1<<�'. s+ Ia. , I- lel zial 1.1 11 (x%1?A a ■• J"L a 49 _ ti•lo\ \o, ewe-•�i(�1 No�lhl � 9 qtr I► IDOST101 TWIN ID R UD( RR 111001 RRDPGCtt I 1 nem Femmes ,ptp, J -- CCM Mk RETAIL' SHC 4'S— POSED FUTURE 171,600-5 ' 1- TAIL ADDITION — - — —!'r- 13,200 F..F. 6111-- PROPOSED RETAIL CENTER �'— 22,000 S.F. _1 bane TOPIN` s • 8H MARCH 2, 2005 FULLER -SEARS 060' 120' ARCHITECTS N I I CONC. KEYSTONE WALL \\ LANDSCAPE PLAN ACME BOWLING Tukwila, Washington RECEIVED MAR 022111:151 cc ILRY OtVeLUp,UNENT c)1•.: ion R"R WEISMAN DESIGN GROUP LANDSCAPE ARCHITECTURE 03073 • • Attachment B MEMORANDUM TO: Steve Lancaster, SEPA Responsible Official FROM: Nora Gierloff, Planning Supervisor RE: ACME Bowling Redevelopment DATE: March 7, 2005 Project File: E04-022 Associated. File: L04-081 Design Review Applicant: Chris Miller for Mt. Adams LLC Project Location: 100 Andover Park W Parcels #022300-0020, 022310-0020 Studies submitted with the applications include: Transportation Impact Analysis by Transpo revised January 2005 Preliminary Technical Information Report by Barghausen Engineers revised January 17, 2005 Attachments: A. Comment Letter B. Building, Landscape and Site Plans Project Description: Mt. Adams Holdings has filed applications to remodel a warehouse to construct Acme Bowling, a 40 lane bowling center with associated restaurant and lounge, to be located at 100 Andover Park West, the former Fatigue Technology site. Also included will be approximately 9,700 square feet of retail, demolition of an existing 19,000. square foot office building and associated revisions to parking and landscaping across the site. The adjacent southern parcel will be redeveloped in a second phase with up, to 33,000 square feet of retail space. Agencies With Jurisdiction: Washington State Department of Ecology Puget Sound Clean Air Agency Comments to SEPA Checklist: A comment letter was submitted by a property owner directly east of the site, see Attachment A. The owner's concerns dealt with the planned driveway connection to Evans Black Drive from the Acme site. The site currently does not have vehicular access to that frontage and the concern was that passenger cars would travel through an area used for truck maneuvering. The current design shows that the driveway will be through a currently unpaved area until the point it reaches the right- of-way, limiting conflicts. Summary of Primary Impacts: 1. Earth - During construction the office building will be demolished, its foundations will be removed and the site will be filled to bring it up to the floor level of the warehouse. Minor soil erosion during construction is a possibility, but the site is nearly flat and this should be easily controlled. No negative earth impacts are expected to result from the project. 2. Air - There will be exhaust emissions from construction equipment and trucks carrying the fill soil and construction materials during the project. The project's air emissions when complete will consist of automotive traffic to and from the site. A trip generation report and traffic study were submitted as part of the environmental review. 3. Water — The storm drainage system will provide onsite, underground detention and treatment. 4. Plants - The majority of the existing trees and shrubs on site will be removed and replaced. Some existing street trees will be kept along Andover Park West and Baker Boulevard. New landscaping will be installed along edges of the site, around .the buildings and throughout the parking areas, see Attachment B. 5. Animals —The site does not contain significant animal habitat. 6. Energy and Natural Resources - The project will require energy for construction equipment, vehicles coming to the site and building operation after completion. The project will be required to meet current energy codes. 7. Environmental Health — Construction activities would create short-term noise impacts. 8. Land and Shoreline Use - The proposed project will not affect the shoreline. The Green/Duwamish River is approximately 'A mile east of the site. 9. Housing - The proposal will not result in a change to the housing supply. 10. Aesthetics - The project is subject to the design review process including a hearing before the Board of Architectural Review. The building permit drawings must agree with the BAR approved design. 11. Light and Glare - Additional site lighting will be provided by new light standards and building lighting. The Tukwila Police Department reviewed the lighting plan and required revisions to meet IESNA guidelines for enhanced security in parking areas. The project is located in a commercial zone and the additional lighting will enhance safety without causing glare or spillover onto adjacent properties. 12. Recreation - The proposal will not affect recreational facilities. 13. Historical and Cultural Preservation - The site is not known to have any historical or cultural significance. 14. Transportation - A trip generation study by Transpo Engineers was submitted along with the checklist and shows a concurrency fee of $222,710. Four and a half feet of additional right-of-way will be dedicated along Andover Park West in preparation for a City of Tukwila street widening project. Pedestrian paths will be provided between the buildings and from the buildings to the sidewalks on all three public streets. Three driveways are planned, two onto Andover Park West and one onto Evans. Black Drive. 15. Public Services. - Theproject will increase demand on public services due to the more intense use of the site for recreation and retail instead of warehousing and office. 16. Utilities — There is adequate utility capacity to serve the site. Recommended Threshold Determination: Determination of non -significance. February 17, 2005 City of Tukwila Department of Community Development (DCD) 6300 Southcenter Blvd., Ste 100 Tukwila, WA 98188 Attn: Nora Gierloff, Project Planner Ref: Proposed Mt. Adams Holdings development at 100 Andover Park West/Tukwila Dear Ms. Gierloff, 1 represent Rainbow Associates, LLC, who are the part of the eastern adjoining properties to this proposed development (our parcel #022310-0033). It's in my capacity as the Managing General Partner that I would like to submit some items for discussion that need to be addressed during the review of this proposed project. They are as follows: Proposed Driveway access from Evans Black Dr. 1.) This area in cross section is heavily used by both our tenant and Lowes for truck loading/unloading. A great deal of turning and maneuvering is required to approach the docks. The cul de sac was originally created for trucks loading and unloading from the public railroad dock that was torn out around 1987, when we acquired our property. 2.) If a full driveway were installed, the areas on ours and Lowes parcels would possibly be subjected to overflow or indiscriminate parking by the customers of Acme et al. 3.) There is a storm sewer adjacent to the proposed drive that if the drive were widened to enable a two way access/egress, drainage patterns may be affected because of extensive fill requirements. 4.) If the proposal for the drive has been requested by the Tukwila Firedept, it could be marked and gated for fire dept use only and made a single width. 5.) With open access, at night, the areas around ours and Lowes parking could become hang out areas or a racing strip to the end of EB Drive. 6.) We have not been contacted by anyone for discussion of a permanent easement to our property. It would appear on new parcel (022310-0020) maps that The City has granted Mt. Adams ownership or a right of way on Evans Black between ours and Lowes truck docks. The effect is to cut us off from our own access via the public roadway, Evans Black Drive, this cannot prevail. See attached sketch. 7.) We cannot look favorably on the driveway concept. It would appear that there are very good traffic circulation routes existing around Andover West and Baker Blvd for the project utilization, which do not need to include the EB Drive route. Page 1 of 2 Attachment A City of Tukwila, Acme Bowling Project, February 17, 2005 North-South landscaping on Mt. Adams eastern property line. 8.) For years because of the railroad right of way, this area has been in severe disuse. We have maintained the cutbacks on the western areas of our parcel but the eastem edge of the former Fatigue parcel has been neglected. Several dump spots exist and transient camps have had to be removed. 9.) It would appear that a landscape plan has been drawn up but is not detailed in the draft plans, in the review package. It does not presently show how the whole area will be worked out to preserve the drainage and to properly develop the plant growth while retarding the native blackberry and brush growth. 10.) A 3 foot elevation loss (as in drop off) exists from west to east between both our property and the southern bordering property. We have no problem with the use of an "ecoblock" concept and maintaining the elevation differences. It would probably make sense to extend our asphalt to the base of that wall. In summary, we recognize that this area west of The Mall has been undergoing a slow steady change for years, from an industrial base to a retail base. However, it cannot be ignored that even these industrial buildings are investments as well and that their values must bemaintained during these transitions. We have been associated with the Tukwila business area for over 25years and have always been willing to maintain a spirit of cooperation wherever possible. Please relate your questions to me and maintain this address for notice of the appropriate Public Hearings. Ve Tnty Yours, den Managing General Partner Rainbow Associates, LLC 22820148t Ave SE Kent, WA 98042 253/631-4931 dicklanden@aol.com page 2 of 2 attach: Evans Black Sketch • M l O 4eST S i b 4 Suct£ K PR1ar svfloty Co l'POt PAICC EL. ;4-oZZ3fO - 0o33 1 ovEC-Ay PQnw.a6 ArrROV CD OT : O6JJl6P.s / ' fAht/B0GJ ASfOC 7l5S y o t DRAWN vv.. REVtKD Ev *45 t3 f a..,. Da.. Tu iGwt �a l L DRAWING MUMINER • • Attachment C • OPEN FRAME, LLC PO Box 88198 Tukwila, WA 98138 February 28, 2007 Honorable Mayor Steve Mullet City Council Members City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188-2544 Re: Annual Comprehensive Plan Amendments for 2007 — March 5, 2007 City Council Meeting (File No. L-06-093) - Open Frame Integrated Site Plan Honorable Mayor & Council Members: 1 write to you on behalf of Open Frame, LLC, the ownership group of the commercial development immediately East of the Westfield Mall known as "Parkwest Plaza " You may know Andover Park West as the location of Acme Bowl center and multiple retail tenants. This letter requests that the City Council decline any attempt to modify the City's current Comprehensive Plan and Transit Plan, modification of which could allow for additional Transit Sites beyond those authorized under Policy 13.4.8 which restricts Transit Centers to the area south of Baker Boulevard attached Policy). This Policy followed years of intense study and analysis by City Staff, King County Metro and the public, and appropriately took into account the optimal location of the proposed Transit Center and its impact on the surrounding areas. Open Frame has invested over two years and millions of dollars in the acquisition and design of an "integrated" site plan for our property following approval by the City's Board of Architectural Review (B.A.R.) on March 24, 2005 see attached "Acme Bowling" Plan). Acme Bowl has been constructed and is an anchor tenant for the remainder of the site which March 5, 2007 Council Meeting File No. L06-093 (Modify Wording of Transit Center) Open Frame Property Page - 1 we are currently seeking to develop. For the last several months we have been actively seeking approval of the City's Review Board, as well as the Departments of Community Development and Public Works. We at Open Frame, our Architect, Project Managers, Engineers, Contractors and Tenants have all relied on the B.A.R approved plans for build out of the remainder of the site. In reliance on this approval, we have executed leases with two well regarded and valuable Tenants: Pure Fitness and California Pizza Kitchen Restaurant. This reliance was based on the City's previously adopted Transit Plan, which did not include a Transit Center located north of Baker Boulevard or any further right of way dedication. We acknowledge that our center is not as large as Westfield, and doesn't have the same big, national tenants as "the mall," but we believe we are still a good neighbor and a valuable part of the Tukwila community. Our tenants live, work and shop in the community and provide both services and good paying jobs to their employees. Our ongoing development of the site is intended to do more of the same and to strengthen the mix and character of the shops and services available in the Southcenter area. A drive by of the southern portion of our property would appear to yield a vacant, unused site appearing somehow "available" for the siting of a Transit Center. However, this is simply not the case and could not be further from the truth. Well before the request to modify the longstanding Transit Plan was submitted to you, OpenFrame entered into leases for over 35,000 square feet of retail development and submitted a final site plan for the full development of the southern portion of our property. When the development of our site was first approved in 2005, we dedicated 4.5' feet ofright- of-way to the City to address the impacts of our full development. Moreover, we paid some $300,000.00 in impact fees to the City based upon build -out of this plan. We then proceeded to complete our engineered design and installed on-site storm water improvements, along with utility connections as they appear in the approved plan. You will see that as part of this process, back in 2004 the City specifically asked for the dedication of an additional 30' feet of our property for additional right-of-way to support the placement of a Transit Center on Andover Park West. Instead it was ultimately agreed that we would dedicate 4.5 feet to the City and we did so. Since that time we have proceeded based on the straightforward language in the City's existing Transit Plan and the existing dedication that was required by our approved plan. Based upon our site plan, we then sought and obtained first class commercial tenants to build well designed and attractive commercial buildings. This completes our integrated site plan March 5, 2007 Council Meeting File No. L06-093 (Modify Wording of Transit Center) Open Frame Property Page - 2 • • and links all buildings on these parcels to interdependent businesses (family -based restaurants, fitness, and recreation all tied together). This has taken over two years, hundreds of thousands of dollars and countless hours of hard work to achieve. The site plan, buildings, parking, landscaping, and driveways to Baker Boulevard and West Andover Parkway, as well as our leases with Pure Fitness and California Pizza Kitchen are all predicated on the prior 4.50' foot dedication to the City. Since the fall of 2006, Open Frame's architect, David Kehle, AIA, has met with the City on numerous occasions about the design approval process and timeline for our site plan, including the two new tenant buildings (California Pizza Kitchen and Pure Fitness). To the entire design and development team's shock and dismay, approximately 45 days ago Mr. Kehle was confronted by the City staff with a demand, described as an express condition to design approval, that Open Frame dedicate an additional 32 feet of right-of-way on West Andover Parkway. In this and subsequent meetings the City has acknowledged to Mr. Kehle that the right-of-way is not intended to mitigate the impact of the project and, instead, has provided vague and inconsistent answers, all based on some sort of undefined "transit plan." Mr. Kehle's requests for drawings reflecting the City's proposed use of the property have not been responded to, and his requests for a written explanation of the grounds for the dedication have been similarly ignored. My personal calls to the City to discuss this matter have not been returned. As of today, City Staff has not agreed to calendar our SEPA and DRB approval, nor has it provided an explanation for its attempts to condition consideration of our plans on the 32' dedication. Mr. Kehle has sought information in the form of reports about the Council's reconsideration of Transit Center policies provided to the City Council on February 12, 2007 regarding the Transit Center and proposed amendments to the Comprehensive Plan. To date, City staff has only provided Mr. Kehle with portions of what he has requested, and has been similarly unresponsive to requests by other persons acting on behalf of the property owner to provide this public information. The only information we have about what the City is doing is in the form of a February 6, Memorandum from Steve Lancaster to the City Council (see attachment). As stated above, Open Frame is now actively being injured by the City's delay in processing our Design Review Board Application in what appears to be an attempt to re -impose a Transit Center on our property, the same one the City sought and abandoned in 2004. In the mean time, the City's delay in processing our site plan design is pushing approval of our applications and commencement of construction into, at best, the fourth quarter of 2007. March 5, 2007 Council Meeting File No. L06-093 (Modify Wording of Transit Center) Open Frame Property Page - 3 • • I can only infer that by conditioning our site plan's consideration on Open Frame's dedication of 32' to the City, the City is attempting to circumvent both the existing Comprehensive Plan and Transit Plan. Worse, as this delay takes place, we learn that the City is seeking to modify its Transit Plan to expand the potential location of the future Transit Center to the property we are currently seeking to develop. If our lawful and good faith efforts to build on our property are inappropriately restricted by the City, we will be forced to hold the City responsible for all delay damages, contractor claims, loss of tenant income, and other damages caused by this action. To be very clear, the consequence of a 32' dedication will prevent us from honoring our signed, binding leases with both California Pizza Kitchen and Pure Fitness, both of which were based on the site plan (and dedication) previously approved by the City. These leases were negotiated and executed based on the current site plan and the existing five foot dedication. Moreover, the City Staff's refusal to consider our bona fide plan are costing us lost rents of over $75,000 per months (as rents do not commence until the buildings are completed). Frustratingly, this is the same Staff who is presenting the Comprehensive Plan Amendment to the Mayor and Council for their review and later approval. It is apparent from an earlier memo of October 22, 2004 that this same staff is consciously delaying our application to force Open Frame to dedicate this area to make it "easier" for the City's Transit Plan, even though our property's frontage is not the best site. These lost rents are over and above the reduction of fair market value that will result due to the loss of some 22 parking stalls, the need for smaller buildings, lost access, and the probable creation of non -conforming uses to buildings and setbacks if the dedication is pursued. It is simply too late for the City to now attempt to require that our project plans be modified to accommodate a Transit Center or otherwise surrender 32' of our property as a condition to approval of our site plan. We have relied upon the City's written policy to locate and build a Transit Center south of Baker Boulevard and we are baffled why our design is conditioned on a dedication of some 32' which even the City staff admits has nothing to do with our impact on the site or the surrounding area. We believed that we concluded this issue with the City in November of 2004, when the City withdrew any further request for the larger dedication.. We have invested millions of dollars to make this project work for the City and our tenants, and we are now in no financial position to accommodate a Transit Center and lose our tenants. Even if the City staff could condition our site plan on a future amendment of the Transit Plan, we also respectfully submit that entertaining the possible relocation of the Transit Center outside the location provided in the current Transit Plan is simply not necessary or March 5, 2007 Council Meeting File No. L06-093 (Modify Wording of Transit Center) Open Frame Property Page - 4 appropriate. The existing Transit Plan accounted for the optimal location of the transit center south of Baker Boulevard, accounting for pedestrian and vehicle access and safety, vehicle impacts and integration with the region as a whole. The Transit Plan was not silent on the location of the transit center, but instead expressly specified that it be SOUTH of Baker Boulevard. This was well founded, and locating the Transit Center north of Baker Boulevard is not safe, practical or efficient. I would be glad to provide support for this statement, and I have commissioned reports from transportation engineer Chris Brown, PE, our architect, David Kehle, AIA, Site Civil Engineer, Dan Balmelli, PE, and Project Manager Bonnie Hanson explaining the consequences of a Transit Center north of Baker Boulevard on our Andover Park West frontage, all of which I would be happy to provide to you. We therefore request that you direct City Staff and the B.A.R. to immediately complete the processing of our permit applications so that we can complete construction of our buildings for our tenants. We also request that you do not throw out what took the City some four years to create in the present Transit Plan and instead honor this decision and locate the Transit Center south of Baker Boulevard as mandated by the current Transit Plan. I appreciate your time, and hope that you will permit us to continue to develop our property as intended, bringing more jobs, vibrancy and well considered design to Tukwila. Sincerely, John P. Stokke Enclosures March 5, 2007 Council Meeting File No. L06-093 (Modify Wording of Transit Center) Open Frame Property Page - 5 • • Attachment D FROM : DAVID KEHLE,ARCH! TECT • FAX NO. : 206 246 8369 City of Tukwila • 07 2007 04:37PM P1 Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director January 5, 2007 David Kehle 1916 Bonair Drive SW Seattle, WA 98116 RE: Park West Plaza L06-085 E06-021 Dear David: NOTICE OF COMPLETE APPLICATION Post -it° Fax Note 7671 To 111 UJt 1110.1 Son OoJDePI. J1II1rNI /k..) Oater51- 01 1Pa9as� From -DU hL d co. - Phone L -Ll W Of -flu, Fax 1 Phone a Foxe Your application for design review and SEPA approval for a restaurant and health club building located at 150 Andover Park West has been found to be complete on January 5, 2007 for the purposes of meeting state mandated time requirements. The next step is to provide public notice of the application. If you have not already made arrangements with FastSigns for installation of a notice board please do that now. This notice of complete application applies only to the permits identified above. 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. The City finds that additional review time will be necessary to process your permit application because the additional information requested by this letter is needed to complete the review process. The precise amount of additional review time which may be needed will be the number of days between the date of this letter and the submission of the additional information. I would like to give you some preliminary review comments, though since the other departments have not completed their reviews additional comments will be forthcoming. 1. While I appreciate the amount of transparency that you have incorporated into the south, west and north walls the fitness center building does not display an acceptable level of design quality for a newly constructed building. Though it is similar to the approved Acme Bowl building that was a remodel of an existing warehouse and NG 01/05/2007 - 1 - Q:\ParkWest\COMPApp.DOC 6300 Southcenter Boulevard, Suite 0100 • Tukwila, Washington 98188 • Phone: 206.431-3670 • Pax: 206-431.3665 FROM : DRVID KEHLE,RRCHITECT . FAX NO. : 206 246 8369 Sar. 07 2007 04:38PM P2 therefore the design options were limited. Even that building provided a greater range of materials, textures and colors along the most visible westem facade. The California Pizza Kitchen is so different in color and design from the Acme Bowl building that I'm not sure it makes sense to model the fitness center on either one unless there is some flexibility on the restaurant design. Either way one building will look like it doesn't belong. The design guidelines call for buildings to be harmonious with adjacent developments while avoiding monotony of design. 2. The elevations of the California Pizza Kitchen show foundation landscaping that is not reflected on the site landscape plans. Please provide that information in your next submittal. 3. There appears to be an electrical transformer at the southeast corner of the California Pizza Kitchen that is not reflected on the landscape plan. This should be screened to the degree possible. 4. The California Pizza Kitchen will be visible from all sides. The service yard enclosure along the north side would be improved by continuing the detailing from the other walls such as the stone facing and perhaps installing downlights. 5. The two parking spaces on either side of the plaza at the intersection of Baker and Andover are awkward. Since they are not needed to meet parking requirements expanding the plaza and landscape areas would make for a more graceful corner treatment. 6. I did not see any information about the freestanding sign that is called out in the corner plaza, please provide a design. California Pizza Kitchen is showing sign locations far in excess of what will be allowed by code. If they are listed on the freestanding sign they will be limited to a single wall sign, otherwise they may have two wall signs. 7. I have asked the Fire Department to review the location of the Baker driveway for compliance with fire engine turning requirements. It may need to be moved to line up with the aisle directly west of the fitness center. 8. Moving the pedestrian connection between the fitness center and the Acme Bowl retail one stall to the east would create a straighter, more convenient path through to the street. The paths should be concrete, rather than striped asphalt as on the Acme site. 9. While the lighting levels through most of the parking lot are reasonable, there is little lighting adjacent to the buildings. Has the building mounted lighting been taken into account on the lighting plan? If so than some additional lighting is warranted. NG 0)/05/2007 2 . Q:1P$I1 WcsftCOMPApp.DOC FROM : DAVID KEHLE,ARCH ITECT • FAX N0. : 206 246 8369 07 2007 04:39PM P3 If you have any questions feel free to call me at (206) 433-7141 or email at ngierloff@u,ci.tukwila.wa.us. I would be happy to meet with you to discuss these comments. Sincerely, Nora Gierloff Planning Supervisor cc: Joanna Spencer, Public Works Don Tomas*, Fire Department NO 01/05/2007 -3- QAParkWest\COMPApp.DOC Wfftaw. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) Anderson v. City of IssaquahWash.App. Div. 1,1993. Court of Appeals of Washington,Division 1. M. Bruce ANDERSON; Gary D. LaChance; and M. Bruce Anderson, Inc., a Washington corporation, Appellants, v. CITY OF ISSAQUAH, a Washington municipal corporation, Respondent. No. 29148-3-I. May 24, 1993. Applicant for land use certification brought action challenging denial of application, and city interposed affirmative defenses. The Superior Court, King County, Norman Quinn, J., struck affirmative defenses and dismissed complaint. On cross appeals, the Court of Appeals, Kennedy, J., held that: (1) applicant's failure to promptly serve Attorney General was not fatal to claim in light of Attorney General's pretrial waiver of statutory opportunity to intervene, and (2) building design provisions of municipal code were unconstitutionally vague both on their face and as applied. Reversed and ordered accordingly. West Headnotes J11 Zoning and Planning 414 X586 414 Zoning and Planning 414X Judicial Review or Relief 414X(B) Proceedings 414k584 Time for Proceedings 414k586 k. Commencement of Limitation Period. Most Cited Cases City waived right to argue that date of "decision" denying application for land use certification for timely appeal purposes was date on which city council verbally adopted its action, rather than date on which final findings and conclusions were signed, by sending applicant notice stating that applicant had 14 days from date of that notice to file appeal. 21 Zoning and Planning 414 X582.1 414 Zoning and Planning 414X Judicial Review or Relief 414X(B) Proceedings 414k582 Parties 414k582.1 k. In General. Most Cited Page 1 Cases City's claim that corporation should have been named as party plaintiff in action challenging denial of application for land use certification at time before corporation purchased property at issue was wholly frivolous; corporation did not become indispensable party until it purchased property, by which time it had been joined. CR 15(c). j3� Zoning and Planning 414 0582.1 414 Zoning and Planning 414X Judicial Review or Relief 414X(B) Proceedings 414k582 Parties 414k582.1 k. In General. Most Cited Cases Property owner in action challenging denial of application for land use certification is necessary and indispensable party. CR 15(c). 141 Zoning and Planning 414 C=.588 414 Zoning and Planning 414X Judicial Review or Relief 414X(B) Proceedings 414k588 k. Process or Notice and Appearance. Most Cited Cases Land use certification applicant's failure to promptly serve Attorney General in action challenging denial of application on ground that building design requirements in city municipal code were unconstitutionally vague was not fatal to claim in light of Attorney General's pretrial waiver of statutory opportunity to intervene. West's RCWA 7.24.110. L1 Statutes 361 X47 361 Statutes 361I Enactment, Requisites, and Validity in General 361k45 Validity and Sufficiency of Provisions 361k47 k. Certainty and Definiteness. Most Cited Cases In field of regulatory statutes governing business activities, statutes which employ technical words which are commonly understood within industry, or which employ words with well-settled common-law meaning, generally will be sustained against charge of unconstitutional vagueness. © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) j61 Statutes 361 0:'47 361 Statutes 361I Enactment, Requisites, and Validity in General 361k45 Validity and Sufficiency of Provisions 361k47 k. Certainty and Definiteness. Most Cited Cases Test for vagueness does not require statute to meet impossible standards of specificity. i1 Zoning and Planning 414 X28 414 Zoning and Planning 41411 Validity of Zoning Regulations 414II(A) In General 414k28 k. Certainty and Definiteness. Most Cited Cases In area of land use, court looks not only at face of ordinance challenged as unconstitutionally vague but also at its application to person who has sought to comply with ordinance and/or who has alleged to have failed to comply. U.S.C.A. Const.Amend. 14. LE Statutes 361 €47 361 Statutes 3611 Enactment, Requisites, and Validity in General 361k45 Validity and Sufficiency of Provisions 361k47 k. Certainty and Definiteness. Most Cited Cases Purpose of void for vagueness doctrine is to limit arbitrary and discretionary enforcements of law. 191 Zoning and Planning 414 X28 414 Zoning and Planning 414II Validity of Zoning Regulations 414II(A) In General 414k28 k. Certainty and Definiteness. Most Cited Cases Building design sections of city's municipal code did not give effective or meaningful guidance to land use certification applicants, design professionals or public officials responsible for enforcing code, and were unconstitutionally vague on their face; there was nothing in code from which applicant could determine whether project would be seen as "interesting" versus "monotonous" and as "harmonious" with valley and mountains, nor was it clear what else project was supposed to be harmonious with, though "[h]armony in texture, Page 2 lines, and masses" was encouraged. U.S.C.A. Const.Amend. 14. jlol Zoning and Planning 414 €28 414 Zoning and Planning 414II Validity of Zoning Regulations 414II(A) In General 414k28 k. Certainty and Definiteness. Most Cited Cases Building design sections of city municipal code were unconstitutionally vague as applied to applicant for land use certification; commissioners of city's development commission, having no objective guidelines to follow, necessarily had to rely on their own subjective "feelings" as to "statement" city was trying to make on its "signature street," and commissioners' individual concepts were as vague and undefined as those written in code. U.S.C.A. Const.Amend. 14. j111 Zoning and Planning 414 €28 414 Zoning and Planning 414II Validity of Zoning Regulations 414II(A) In General 414k28 k. Certainty and Definiteness. Most Cited Cases City's comprehensive plan and its subarea amendment were insufficient to fill in constitutional gap in unconstitutionally vague building design sections of municipal ordinance; comprehensive plan contained only very general statements of policy, criteria and goals. U.S.C.A. Const.Amend. 14. jai Zoning and Planning 414 €28 414 Zoning and Planning 414I1 Validity of Zoning Regulations 414II(A) In General 414k28 k. Certainty and Definiteness. Most Cited Cases Procedural safeguards contained in city municipal code providing for appeal from denial of land use certification to city council and to courts did not cure constitutional defects of vague building design sections; code provided no ascertainable criteria by which court could review decision at issue, regardless of whether arbitrary and capricious or clearly erroneous standard was applicable. U.S.C.A. Const.Amend. 14. 1131 Zoning and Planning 414 X28 © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) 414 Zoning and Planning 414II Validity of Zoning Regulations 414II(A) In General 414k28 k. Certainty and Defmiteness. Most Cited Cases Building design review ordinance must contain workable guidelines in order to satisfy constitutional vagueness concerns; discretion which is too broad permits determinations based upon whim, caprice or subjective considerations. U.S.C.A. Const.Amend. 14. J141 Zoning and Planning 414 X36 414 Zoning and Planning 414II Validity of Zoning Regulations 414II(A) In General 414k36 k. Aesthetic Considerations. Most Cited Cases Regardless of whether community can exert control over building design issues based solely on accepted community aesthetic values, aesthetic standards are at least appropriate component of land use governance. 1151 Zoning and Planning 414 0-128 414 Zoning and Planning 414II Validity of Zoning Regulations 41411(A) In General 414k28 k. Certainty and Defmiteness. Most Cited Cases Zoning and Planning 414 €36 414 Zoning and Planning 414II Validity of Zoning Regulations 414II(A) In General 414k36 k. Aesthetic Considerations. Most Cited Cases Whenever community adopts aesthetic standards as component of land use governance, they can and must be drafted to give clear guidance to all parties concerned; land use certification applicants must have understandable statement of what is expected from new construction, and design professionals need to known in advance what standards will be acceptable in given community. U.S.C.A. Const.Amend. 14. **746 *65 Rebekah Ross and Dennis D. Reynolds, Williams, Kastner & Gibbs, Seattle, for appellants. Wayne D. Tanaka, Ogden Murphy Wallace, Seattle, for respondent. Page 3 Linda M. Youngs, on behalf of American Institute of Architects, amicus curiae. KENNEDY, Judge. Appellants M. Bruce Anderson, Gary D. LaChance, and M. Bruce Anderson, Inc. (hereinafter referred to as "Anderson"), challenge the denial of their application for a land use certification, arguing, inter alia, that the building *66 design requirements contained in Issaquah Municipal Code (IMC) 16.16.060 are unconstitutionally vague. The superior court rejected this constitutional challenge. We reverse and direct that Anderson's land use certification be issued .m FN1. Anderson raises additional issues which we need not address in view of our determination that the land use certification was denied based on an unconstitutionally vague ordinance which was applied in an ad hoc manner. The City of Issaquah cross-appeals, contending the trial court erroneously granted summary dismissal of its affirmative defenses. Anderson contends the cross appeal is wholly frivolous and seeks an award of reasonable attorney fees incurred in responding thereto. We affirm the trial court's summary dismissal of the affirmative defenses. We resolve our considerable doubts with respect to sanctions in favor of the City of Issaquah and deny Anderson's request for attorney fees. FACTS Anderson owns property located at 145 N.W. Gilman Boulevard in the City of Issaquah (City). In 1988, Anderson applied to the City for a land use certification to develop the property. The property is zoned for general commercial use. Anderson desired to build a 6800 square foot commercial building for several retail tenants. After obtaining architectural plans, Anderson submitted the project to various City departments for the necessary approvals. The process went smoothly until the approval of the Issaquah Development Commission (Development Commission) was sought. This commission was created to administer and enforce the City's land use regulations. It has the authority to approve or deny applications for land use certification. Chapter 16.16.060 of the IMC enumerates various © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) building design objectives which the Development Commission is required to administer and enforce. Insofar as is relevant to this appeal, the Development Commission is to be guided by the following criteria: *67 IMC 16.16.060(B). Relationship of Building and Site to Adjoining Area. 1. Buildings and structures shall be made compatible with adjacent buildings of conflicting architectural styles by such means as screens and site breaks, or other suitable methods and materials. 2. Harmony in texture, lines, and masses shall be encouraged. IMC 16.16.060(D). Building Design. 1. Evaluation of a project shall be based on quality of its design and relationship to the natural setting of the valley and surrounding mountains. 2. Building components, such as windows, doors, eaves and parapets, shall have appropriate proportions and relationship to each other, expressing themselves as a part of the overall design. 3. Colors shall be harmonious, with bright or brilliant colors used only for minimal accent. 4. Design attention shall be given to screening from public view all mechanical equipment, including refuse enclosures, electrical transformer pads and vaults, communication equipment, and other utility hardware on roofs, grounds or buildings. **747 5. Exterior lighting shall be part of the architectural concept. Fixtures, standards and all exposed accessories shall be harmonious with the building design. 6. Monotony of design in single or multiple building projects shall be avoided. Efforts should be made to create an interesting project by use of complimentary details, functional orientation of buildings, parking and access provisions and relating the development to the site. In multiple building projects, variable siting of individual buildings, heights of buildings, or other methods shall be used to prevent a monotonous design. As initially designed, Anderson's proposed structure was to be faced with off-white stucco and was to have a blue metal roof. It was designed in a "modern" style with an unbroken "warehouse" appearance in the rear, and large retail style windows in the front. The City moved a Victorian era residence, the "Alexander House," onto the neighboring property to serve as a visitors' center. Across the street from the Anderson site is a gasoline station that looks like a gasoline station. Located Page 4 nearby and within view from the proposed building site are two more gasoline stations, the First Mutual Bank Building built in the "Issaquah territorial style," an *68 Elk's hall which is described in the record by the Mayor of Issaquah as a "box building", an auto repair shop, and a veterinary clinic with a cyclone fenced dog run. The area is described in the record as "a natural transition area between old downtown Issaquah and the new village style construction of Gilman [Boulevard]." The Development Commission reviewed Anderson's application for the first time at a public hearing on December 21, 1988. Commissioner Nash commented that "the facade did not fit with the concept of the surrounding area." Commissioner McGinnis agreed. Commissioner Nash expressed concem about the building color and stated that he did not think the building was compatible with the image of Issaquah. Commissioner Larson said that he would like to see more depth to the building facade. Commissioner Nash said there should be some interest created along the blank back wall. Commissioner Garrison suggested that the rear facade needed to be redesigned.M FN2. The minutes of this and the other commission hearings for this project reflect that parking, signs, building security, and landscaping were also discussed. We include here only those comments contained in the various minutes which relate to building design. At the conclusion of the meeting, the Development Commission voted to continue the hearing to give Anderson an opportunity to modify the building design. On January 18, 1989, Anderson came back before the Development Commission with modified plans which included changing the roofing from metal to tile, changing the color of the structure from off- white to "Cape Cod" gray with "Tahoe" blue trim, and adding brick to the front facade. During the ensuing discussion among the commissioners, Commissioner Larson stated that the revisions to the front facade had not satisfied his concerns from the last meeting. In response to Anderson's request for more specific design guidelines, Commissioner McGinnis stated that the Development Commission had "been giving direction; it is the applicant's responsibility to take the direction/suggestions and incorporate them into a revised plan that reflects the © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) changes." Commissioner Larson then suggested*69 that "[t]he facade can be broken up with sculptures, benches, fountains, etc." Commissioner Nash suggested that Anderson "drive up and down Gilman and look at both good and bad examples of what has been done with flat facades." As the discussion continued, Commissioner Larson stated that Anderson "should present a [plan] that achieves what the Commission is trying to achieve through its comments/suggestions at these meetings" and stated that "architectural screens, fountains, paving of brick, wood or other similar method[s] of screening in lieu of vegetative landscaping are examples of design suggestions that can be used to break up the front facade." Commissioner Davis objected to the front facade, stating that he **748 could not see putting an expanse of glass facing Gilman Boulevard. "The building is not compatible with Gilman." Commissioner O'Shea agreed. Commissioner Nash stated that "the application needs major changes to be acceptable." Commissioner O'Shea agreed. Commissioner Nash stated that "this facade does not create the same feeling as the building/environment around this site." Commissioner Nash continued, stating that he "personally like[d] the introduction of brick and the use of tiles rather than metal on the roof." Commissioner Larson stated that he would like to see a review of the blue to be used: "Tahoe blue may be too dark." Commissioner Steinwachs agreed. Commissioner Larson noted that "the front of the building could be modulated [to] have other design techniques employed to make the front facade more interesting." With this, the Development Commission voted to continue the discussion to a future hearing. On February 15, 1989, Anderson came back before the Development Commission. In the meantime, Anderson's architects had added a 5 -foot overhang and a 7 -foot accent overhang to the plans for the front of the building. More brick had been added to the front of the building. Wood trim and accent colors had been added to the back of the building and trees were added to the landscaping to further break up the rear facade. *70 Anderson explained the plans still called for large, floor to ceiling windows as this was to be a retail premises: "[A] glass front is necessary to rent the space ..." Commissioner Steinwachs stated that he had driven Gilman Boulevard and taken notes. Page 5 The following verbatim statements by Steinwachs was placed into the minutes: "My General Observation From Driving Up and Down Gilman Boulevard". I see certain design elements and techniques used m various combinations in various locations to achieve a visual effect that is sensitive to the unique character of our Signature Street. I see heavy use of brick, wood, and tile. I see minimal use of stucco. I see colors that are mostly earthtones, avoiding extreme contrasts. I see various methods used to provide modulation in both horizontal and vertical lines, such as gables, bay windows, recesses in front faces, porches, rails, many vertical columns, and breaks in roof lines. I see long, sloping, conspicuous roofs with large overhangs. I see windows with panels above and below windows. I see no windows that extend down to floor level. This is the impression I have of Gilman Boulevard as it relates to building design. Commissioner Nash agreed stating, "[T]here is a certain feeling you get when you drive along Gilman Boulevard, and this building does not give this same feeling." Commissioner Steinwachs wondered if the applicant had any option but to start "from scratch". Anderson responded that he would be willing to change from stucco to wood facing but that, after working on the project for 9 months and experiencing total frustration, he was not willing to make additional design changes. At that point, the Development Commission denied Anderson's application, giving four reasons: 1. After four [sic] lengthy review meetings of the Development Commission, the applicant has not been sufficiently responsive to concerns expressed by the Commission to warrant approval or an additional continuance of the review. 2. The primary concerns expressed relate to the building architecture as it relates to Gilman Boulevard in general, and the immediate neighborhood in particular. 3. The Development Commission is charged with protecting, preserving and enhancing the aesthetic values that have *71 established the desirable quality and unique character of Issaquah, reference IMC 16.16.OIOC. (EN33 FN3. IMC 16.16.010(C) provides that one of the purposes of the code is "[t]o protect, preserve and enhance the social, cultural, © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) economic, environmental and aesthetic values that have established the desirable quality and unique character of Issaquah[.]" **749 4. We see certain design elements and techniques used in various combinations in various locations to achieve a visual effect that is sensitive to the unique character of our Signature Street. On Gilman Boulevard we see heavy use of brick, wood and tile. We see minimal use of stucco. We see various methods used to provide both horizontal and vertical modulation, including gables, breaks in rooflines, bay windows, recesses and protrusions in front face. We see long, sloping, conspicuous roofs with large overhangs. We see no windows that extend to ground level. We see brick and wood panels at intervals between windows. We see earthtone colors avoiding extreme contrast. Anderson, who by this time had an estimated $250,000 into the project, timely appealed the adverse ruling to the Issaquah City Council (City Council). After a lengthy hearing and much debate, the City Council decided to affirm the Development Commission's decision by a vote of 4 to 3. The City Council considered formal written findings and conclusions on April 3, 1989. The City Council verbally adopted its action on that date but required that certain changes be made to the proposed findings and conclusions. Those changes were made and the final findings and conclusions were signed on April 5, 1989 (backdated to April 3). On April 5, a notice of action was issued to Anderson, stating that he had 14 days from the date of that notice in which to file any appeal. Thirteen days later, on April 18, 1989, Anderson filed a complaint in King County Superior Court. The lawsuit was initially brought in the names of M. Bruce Anderson and Gary D. LaChance. At this time, LaChance still owned the property. On June 19, 1989, LaChance sold the property to M. Bruce Anderson, Inc. The complaint was amended by stipulation to add the corporation as a party plaintiff, without*72 prejudice to the City's right to argue that the corporation had been an indispensable party before the sale closed. The Washington State Attorney General was not named as a defendant. On August 28, 1990, prior to trial, the attorney general was served.FN4 The attorney general declined the opportunity to participate in the action and waived notice of any further proceedings. Page 6 FN4. Anderson was/is challenging the constitutionality of an Issaquah city ordinance. RCW 7.24.110 provides that when declaratory relief is sought that a municipal ordinance is unconstitutional, the attorney general shall be served and shall be entitled to be heard. The statute does not require that the attorney general be named as a party. In responding to the action, the City interposed affirmative defenses, alleging that the complaint had been filed 1 day past the 14 -day deadline established by IMC 1.32.040; and that Anderson had failed to name an indispensable party, the attorney general. Later, the City argued that M. Bruce Anderson, Inc., should have been joined initially. Prior to trial, these affirmative defenses were stricken, following the grant of Anderson's request for summary judgment thereon. Following trial, the court dismissed Anderson's complaint, rejecting the same claims now raised in this appeal. DISCUSSION 1. Cross Appeal. We first address the issues raised in the cross appeal, as a ruling in favor of the City on those issues would obviate Anderson's appeal. W By bringing the cross appeal the City has come within a hair's breadth of incurring sanctions under RAP 18.9 (frivolous appeal). We exercise our discretion and deny Anderson's request for sanctions primarily because the City is technically correct that, under Birch Bay Trailer Sales. Inc, v. Whatcom Cy., 65 Wash.App. 739. 829 P.2d 1109, review denied, 119 Wash.2d 1023, 838 P.2d 690 (1992) and DiGiovanni v. Tukwila. 54 Wash.App. 627, 774 P.2d 1244 (1989), review denied, 114 Wash.2d 1001, 788 P.2d 1077 (1990), the **750 date of the City's "decision" was April 3, 1989, rather than April 5, 1989, when the formal *73 written findings and conclusions were actually signed.FNS But see North St. Ass'n v. Olympia, 96 Wash.2d 359, 361, 369-70, 635 P.2d 721 (1981), disapproved on other grounds in Sidis v. Brodie/Dohrmann. Inc.. 117 Wash.2d 325, 815 P.2d 781 (1991) (30 -day period in which to file a petition for writ of review did not commence to run from date of oral decision but rather from date of © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) • official notice of decision). FN5. IMC 1.32.040 requires that any appeal to the superior court be filed within 14 days of the City Council's "decision". Although the issue here raised is not in and of itself frivolous, we hold that the City waived the right to argue this issue when, on April 5, 1989, it sent Anderson a notice stating that Anderson had 14 days from the date of that notice to file an appeal.m Therefore, we need not decide the issue and decline to do so. FN6. The existence of this notice was not revealed to this court by the City. Anderson pointed it out in the reply brief responding to the cross appeal. [2]f31 The City's claim that M. Bruce Anderson, Inc. should have been named as a party plaintiff at a time before the corporation purchased the property here in issue is wholly frivolous. A property owner in an action such as this is a necessary and indispensable party, Veradale Valley Citizens' Planning Comm. v. Board of Cy. Comm'rs of Spokane Cy.. 22 Wash.App. 229. 232-33. 588 P.2d 750 (1978), but the Anderson corporation did not become the owner of this property until June 1989.m We hold that the corporation did not become an indispensable party until it purchased the property, by which time M. Bruce Anderson, Inc. had been joined as a party. See CR 15(c). FN7. The City also failed to point out this relevant fact to this court. Anderson pointed it out in the reply brief. This court is not favorably impressed by the City's lack of candor. In Finally, the City argues that Anderson's failure to promptly serve the attorney general is fatal to the claim. RCW 7.24.110 does require that the attorney general be served, although no time limit is stated. In *74Kendall v. Douglas. Grant. Lincoln & Okanogan Counties Pub. Hosp. Dist. 6. 118 Wash.2d 1, 11-12, 820 P.2d 497 (1991), our Supreme Court affirmed the dismissal of a claim which challenged the facial constitutionality of a state statute because the attorney general had never been served. In Leonard v. Seattle. 81 Wash.2d 479, 503 P.2d 741 (1972), an assistant attorney general, Page 7 although that office had never been served, appeared specially at trial and testified that the attorney general's office was (at that time) being served with more than 250 such cases a year and that, had the attorney general's office been served in that case, it would have waived any right to participate in the litigation. Leonard. 81 Wash.2d at 482-83. 503 P.2d 741. The Leonard court held that, although service upon the attorney general is jurisdictional in a general sense, such service is subject to waiver by the attomey general and had been waived in that case. Leonard. 81 Wash.2d at 482.503 P.2d 741. In Zimmer v. Seattle. 19 Wash.App. 864.869-70.578 P.2d 548 (1978), the attorney general was served, although it is not clear from the decision just when this was done. The attorney general's office waived the opportunity to participate. This court noted that "the attorney general is not obliged to appear" and he or she may waive the requirement of service. Zimmer. 19 Wash.App. at 869-70. 578 P.2d 548 (citing Leonard. 81 Wash.2d at 482, 503 P.2d 741). We hold that the attorney general's pretrial waiver of the statutory opportunity to intervene is dispositive of this issue. Leonard clearly controls. If the attorney general may waive the total failure to serve, he or she most certainly can waive "late" service els FN8. We do not hold that the service here was "late". The statute does not require that the attorney general be named as a party and no deadline for service is contained in RCW 7.24.110. **751 Because " 'all doubts as to whether [an] appeal is frivolous should be resolved in favor of the appellant' ", Millers Cas. Ins. Co. v. Briggs. 100 Wash.2d 9. 15. 665 P.2d 887 (1983) (quoting Streater v. White. 26 Wash.App. 430. 435. 613 P.2d 187 (1980)), we resolve the close issue of whether the cross appeal is wholly frivolous in *75 favor of the City. Accordingly, we deny Anderson's request for sanctions for a frivolous cross appeal. 2. Constitutionality of IMC 16.16.060 (Building Design Provisions). [5]f61 [A] statute which either forbids or requires the doing of an act in terms so vague that men [and women] of common intelligence must necessarily guess at its meaning and differ as to its application, violates the first essential of due process of law. © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. 851 P.2d 744 70 Wash.App. 64, 851 P.2d 744 (Cite as: 70 Wash.App. 64, 851 P.2d 744) Connally v. General Constr. Co.. 269 U.S. 385. 391, 46 S.Ct. 126, 127, 70 L.Ed. 322 (1926). See also State v. Reader's Digest Ass'n, Inc.. 81 Wash.2d 259, 273 501 P.2d 290 (1972) and Burien Bark Supply v. King Cy.. 106 Wash.2d 868, 871, 725 P.2d 994 (1986). In the field of regulatory statutes governing business activities, statutes which employ technical words which are commonly understood within an industry, or which employ words with a well-settled common law meaning generally will be sustained against a charge of vagueness. Reader's Digest Ass'n. 81 Wash.2d at 273-74, 501 P.2d 290. The vagueness test does not require a statute to meet impossible standards of specificity. Chicago, M, St. P. & P. R.R. v. Washington State Human Rights Comm'n. 87 Wash.2d 802, 805, 557 P.2d 307 (1976). 171(81 In the area of land use, a court looks not only at the face of the ordinance but also at its application to the person who has sought to comply with the ordinance and/or who is alleged to have failed to comply. Burien Bark Supply. 106 Wash.2d at 871, 725 P.2d 994; Grant Cy. v. Bohne, 89 Wash.2d 953, 955, 577 P.2d 138 (1978). The purpose of the void for vagueness doctrine is to limit arbitrary and discretionary enforcements of the law. Burien Bark Supply. 106 Wash.2d at 871, 725 P.2d 994. 191 Looking first at the face of the building design sections of IMC 16.16.060, we note that an ordinary citizen reading these sections would learn only that a given building project should bear a good relationship with the Issaquah Valley and surrounding mountains; its windows, doors, eaves and parapets should be of "appropriate proportions", its colors should be "harmonious" and seldom "bright" or "brilliant"; *76 its mechanical equipment should be screened from public view; its exterior lighting should be "harmonious" with the building design and "monotony should be avoided." The project should also be "interesting". IMC 16.16.060(D)(1)-(6). If the building is not "compatible" with adjacent buildings, it should be "made compatible" by the use of screens and site breaks "or other suitable methods and materials." "Harmony in texture, lines, and masses [is] encouraged." The landscaping should provide an "attractive ... transition" to adjoining properties. IMC 16.16.060(B)(1)-(3). As is stated in the brief of amici curiae,FN9 we conclude that these code sections "do not give effective or meaningful guidance" to applicants, to design professionals, or to the public officials of Issaquah who are responsible for enforcing the code. Page 8 Brief of Amici Curiae, at 1. Although it is clear from the code sections here at issue that mechanical equipment must be screened from public view and that, probably, earth tones or pastels located within the cool and muted ranges of the color wheel are going to be preferred, there is nothing in the code from which an applicant can determine whether his or her project is going to be seen by the Development Commission as "interesting" versus "monotonous" and as "harmonious" with the valley and the mountains. Neither is it clear from the code just what else, besides the valley and **752 the mountains, a particular project is supposed to be harmonious with, although "[h]armony in texture, lines, and masses" is certainly encouraged. IMC 16.16.060(B) (2 ). FN I Q FN9. The amici curiae are the Seattle Chapter of the American Institute of Architects, the Washington Council of the American Institute of Architects, and the Washington Chapter of the American Society of Landscape Architects. FN10. Apparently a particular building need not be particularly compatible with the design of an adjacent building in that it can be "made compatible" by the use of "screens and site breaks". IMC 16.16.060(B)(1). In attempting to interpret and apply this code, the commissioners charged with that task were left with only their own individual, subjective "feelings" about the "image of Issaquah" and as to whether this project was "compatible" or *77 "interesting". The commissioners stated that the City was "making a statement" on its "signature street" and invited Anderson to take a drive up and down Gilman Boulevard and "look at good and bad examples of what has been done with flat facades." One commissioner drove up and down Gilman, taking notes, in a no doubt sincere effort to define that which is left undefined in the code. FN 11. The term "signature street" is not defined in the ordinance here at issue. FN12. Although Commissioner Steinwachs stated that he saw heavy use of brick, wood and tile, minimal use of stucco, many gables, bay windows, and long, sloping vertical roofs, it is clear from the record that also to be seen on Gilman Boulevard are a © 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works. • City of Tukwila Department of Community Development File Number Lo -c-D =5 LAND USE PERMIT ROUTING FORM • TO: ❑ Building ❑ Planning tA.Riblic Works IK Fire Dept. ❑ Police Dept. ❑ Parks/Rec Project: Address: Date transmitted: 0119- v 10-7 Response requested by: ,__/'7 /D Staff coordinator: . o r-‘ 1l c, Date response received: ) '?, l,9 7 /D7 COMMENTS 6EPA io,.1 31 is fi r- .StowrN C.vro-e. $e , •ke-% C1 A.:c' zn. k V % J 4 Cod' .nA.c' C.6%) l Ss v -A- At S"r 1 L 1- +b - �G, - Iv, 1`� oo�r�4 "C4 L� SS `�L 'oiv 4. i aW1 c:+.. • ❑- DRC- review requested • ❑ Plan submittal requested'-. •rte ..-- ., Plan- approved Plan check date: 31.2 Comment prepared b 43/14/Q4 City of Tukwila RECEIVED Department of Community Developme> 8 2 8 2007 TUKWILA LAND LASE PERMIT R 5 lc UTI RG FORM .Public Works [ Fire Dept. File Number D Police Dept. D Parks/Rec Project: Address: Date transmitted: A �c7 Response requested by: 1 q' /D4— Staff ° coordinator: A30 r -c:, Date response received: COMMENTS �rs5 S ' PA 1), 3/ ISc.- 1)651G,J /2,Evt E. the rr Pt,guc 4ctoRxs gtQuuQEpiiiirrsc 5E4 A'tt AcitE.D mem* -) D DRC review requested D Plan submittal requested D Plan approved Plan check date: Comments prepared by: City of Tukwila Department of Community Development LAND USE PERMIT ROUTING FORM TO: Building a Planning Public Works `. Fire Dept. Police Dept. L ` Parks/Rec Project: Comments Update date: \ Address: 'PO 4-• ck ?qtr Date transmitted: I / '-1 / 0.7 Response requested by: j /:6 / D 7 Staff/� coordinator: 3 r'c. L', 2A -,-.t- Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) RECEIVED (1) SEPA yrtei--rS Pvt&L c Uva eks Reek tijgf_y,EArrS. iUKwILA 6.546 14ngc%AEI) Magog* S) PUBLIC WORKS JOIN 0 4 2007 Plan check date: Comments Update date: prepared by: • . MEMORANDUM TO: PLANNING DEPT. — Nora Gierloff, Planning Supervisor l:ialhoy FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: March 14, 2007 SUBJECT: Parkway West Plaza (a.k.a. ACME Phase 2) 150 Andover Park West SEPA and Design Review SEPA — E06-021 • Storm drainage detention and water quality meet Public Works requirements. ACME phase 1 construction provided detention and water quality for this phase 2 development. • Street lights along Baker Blvd. are required, and shall be installed per City of Tukwila standards. • Sidewalk along Andover Park West, shall be a minimum of six (6) feet in width and shall be built to City of Tukwila standards. Future street widening will move the existing curb/gutter approximately 4 1/2 feet to the East. • See attached memo by Cyndy Knighton, Senior Transportation Engineer, dated March 14, 2007, regarding Traffic Impact Fee and Concurrency Test Fee calculations, for this development. The environmental checklist should be revised as follows: 14. Transportation d. Street lights along Baker Blvd. are required, and shall be installed per City of Tukwila standards. Sidewalk along Andover Park West, shall be a minimum of six (6) feet in width and shall be built to City of Tukwila standards. Future street widening will move the existing curb/gutter approximately 4 1/2 feet to the East. Design Review — L06-085 Design Review meets Public Works requirements. • Public Works Department, Engineering Memorandum TO: Jim Morrow FROM: Cyndy Knighton DATE: March 14, 2007 RE: Park West Plaza Jim, as requested, I have reviewed the past traffic analysis submitted in late 2004 for the Acme Bowling site. At the time of submittal, the applicant was proposing a 40 lane bowling alley, a 22,000sf fitness center, and 16,900 general retail. Impact fees were collected in 2005 for the above configuration. However, what was built did not include all of the proposed: only the bowling alley, 10,090sf of general retail, and none of the fitness center. The new application today for Phase 2 shows a 30,000sf fitness center and a 6,000sf restaurant. The restaurant and 8,000sf of the fitness center were not covered under the previously submitted Traffic Impact Analysis (TIA). Trips associated with the new restaurant and the additional fitness center size should be studied for concurrency and the test fee required to issue a concurrency determination and certificate is $5,400 (14,000sf of "retail uses"). The fee is based on the recently adopted amendment to the Concurrency Ordinance. As you have directed, I have identified the trip generation associated with three scenarios: the TIA, which is what was presented to the city in 2004; the Permitted, which is what was actually permitted and built in Phase 1; and Phase 2, which is what is currently submitted for consideration by Open Frame LLC. Tri n Generation SummarvI Type TIA Permitted Phase 2 Size Net New Trips Size Net New Trips Size Net New Trips Bowling Alley 40 lanes 69 40 lanes 69 0 0 General Retail 16,900sf 43 10,090sf 26 0 0 Fitness Club 22,000sf 89 Osf 0 30,000sf 122 Restaurant Osf 0 0 0 6,000sf 55 Total New Trips 201 95 177 If what is proposed for Phase 2 is built in its entirety, the overall net new p.m. peak hour trips associated with this development will be 272, which is 71 more p.m. peak hour trips than was originally proposed. Trip generation was calculated using the rates in the December 2004 TIA for the bowling alley, retail, and fitness club uses. Pass -by rates used are in accordance with the TIA. A 32% pass -by rate was applied to the retail. The restaurant trips were generated using the High -Turnover Sit -Down Restaurant (ITE LU 932) rate of 10.86/1000gfa with a pass -by rate of 15%. Fitness Club trips used the Health Club rate of 4.05/1000gfa with no reduction for pass -by. c:\documents and settings\david\my documents\dave\parkwaywestplaza030607\park west plaza tia-impact fee review 3-14-07.doc • The TIA identified 201 net new p.m. peak hour trips associated with the proposed development, and included a calculated impact fee of $222,710 which was collected in 2005. What was built in Phase 1 was less than that projected in the TIA. Fewer new trips are generated with the reduced site plan; therefore the impact fee paid in 2005 was in excess of that required. Since $222,710 was collected in 2005 and no building permit application was submitted in time to preserve the impact fee rate previously used, the city owes a credit of $115,590 to the property owner. The excess payment is available to apply against impact fees due for Phase 2. Phase 2 is subject to the current codes, including the recently updated Traffic Impact Fee Schedule (TIF) for 2007. The TIF has been designed to be easy to use and impact fees are based on standard land use types defined in the ITE Trip Generation Manual. The city's TIF does not include a line item for the type of restaurant proposed in Phase 2 (High -Turnover Sit Down vs. the Quality Restaurant on the TIF Schedule) and the trip generation rate is higher for this type of restaurant. The impact fee associated with the restaurant was calculated manually using the 15% pass -by rate and a trip length adjustment factor of 0.92. The fitness center impact fee was also adjusted manually because the TIF schedule includes a generic 25% reduction due to pass -by and other trip reducing characteristics. Since the TIA submitted in 2004 established that no trip reduction is associated with this fitness center, the impact fee amount was calculated manually. A trip length adjustment factor of 0.84 was applied, consistent with the TIF Schedule. Traffic Impact Fee Summar Phase 2 generates 177 new trips above those associated with Phase 1. Applying the 2007 Traffic Impact Fee Schedule, as modified per the above paragraph, an impact fee in the amount of $265,869.34 is required of this development. Applying the credit of $115,590 yields a new due amount of $150,279.34. The remaining impact fee must be paid prior to issuance of any building permits for Phase 2. c:\documents and settings\david\my documents\dave\parkwaywestplaza030607\park west plaza tia-impact fee review 3-14-07.doc TIA Permitted Phase 2 Project ImpactFee Trips Cost Trips Cost Trips Cost Southcenter Parkway/S 168th $190 6 $1,140 3 $570 n/a n/a W Valley/Strander: NB dual left turn lanes $280 18 $5,040 9 $2,520 n/a n/a Interurban Bridge: widen for dual lefts $240 14 $3,360 7 $1,680 n/a n/a Andover Pk W (T Pkwy - Strander): widen to 5 lanes $550 201 $110,550 95 $52,250 n/a n/a Southcenter Blvd (51 S — TIB): widen to 3 lanes $2,300 12 $27,600 6 $13,800 n/a n/a Tukwila Urban Access Improvement Project $2,420 31 $75,020 15 $36,300 n/a n/a Zone 1 $1,736.80 n/a n/a n/a n/a 177 $265,869.34 Total $222,710 $107,120 $265,869.34 Phase 2 generates 177 new trips above those associated with Phase 1. Applying the 2007 Traffic Impact Fee Schedule, as modified per the above paragraph, an impact fee in the amount of $265,869.34 is required of this development. Applying the credit of $115,590 yields a new due amount of $150,279.34. The remaining impact fee must be paid prior to issuance of any building permits for Phase 2. c:\documents and settings\david\my documents\dave\parkwaywestplaza030607\park west plaza tia-impact fee review 3-14-07.doc PI" david kehle El_ — February 27, 2007 • City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Attn: Ms. Nora Gierloff Re: Park West Plaza L06-085 Dear Nora, The attached revised drawings reflect the comments in your letter. I have included California Pizza Kitchen revisions which were in response to your letter. I have included a revised exterior design for the Pure Fitness building incorporating some elements at the ACME project and a new entry element at the Pure Fitness main entry and a secondary element on the Baker side. Since the building is a single user building, the facade break-up is more flexible than a strip shops. Colors will match ACME with a darker accent color for the scored panels. I trust this revision will meet with your approval. The site has been modified to reflect the Site Design meeting which looked at a drive curb cut off Baker with alignment at Pure Fitness and a future common driveway at the southeast comer. I have also incorporated the 15' sidewalk. Once the site and elevations are accepted, I will then modify the landscape plans and site lighting. The street condemnation has not been incorporated. This has been discussed but not formally requested in writing stating that it is a condition of going to DRB. I have still never received any cross-sections or plans of the street improvements so I presume they do not exist. Please review the exterior elevations for approval to proceed and accept the CPK package as their responses. I would like to meet with you soon. David Kehle Enclosure: Re -submittal Package – 5 copies Cc: Ms. Bonnie Hanson 0631/citylet2-27-07 1916 Bonair Drive S.W. Seattle, WA 98116 tTVRECE1 V �' •• CITY OF T FEB 2 7 2001 (206) 433-8997 fax (206) 246-8369 email: dkehle@dkehlearch.com la chit Cts 1916 BONAIR DRIVE SEATTLE, WASHINGT 98116 (206) 433-8997 FAX: (206) 246-8369 dkehle@dkehlearch.com TO CA orlirWillipt. WE ARE SENDING YOU Attached ❑ Under separate cover via ❑ Shop drawings ❑ Copy of letter ❑ Prints ❑ Change order LETTEOCV III2ZARSRIOTML DATE l ATTENf10N 1 , JOB NO. R. germveit ❑ Plans ❑ Samples the following items: ❑ Specifications COPIES DATE NO. DESCRIPTION Mit 1141•1 I 8i ft7R - elet. I - r�Ixlrj' Diol. I 4`Irfot.. I l THESE ARE TRANSMITTED as checked below: ❑ For review ❑ For your use ❑ As requested REMARKS ❑ Reviewed as submitted ❑ Reviewed as noted ❑ Returned for corrections ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints ❑ For review and comment ❑ a51F200:1 BIDS DUE 20 ❑ PRINTS RETURNED AFTER LOAN TO US { 6Ffige, Ven pa?, ptZEyIouS i» 1211164 CoMMErt . Fr Valeut Owe !gyp lit *4 I * birice or= Gee. RPC -.... _. CITY of COPY TO SIGNED - FEB 2 7 20111 PE!~:,,... _. It enclosures are not as noted, kindly notify us at once. • City of Tukwila Steven ,Ll. Mullet, Mayor Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98133 Phone: 206-431-3670 Fax: 206-431-3663 Web site: ci. tukNila. wa. us Steve Lancaster, Director REVISION SUBMITTAL Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: 07 AZ% I Ot Plan Check/Permit Number: 61,1 1-049085 ❑ Response to Incomplete Letter it Response to Correction Letter r 1 ❑ Revision # after Permit is Issued ❑ Revision requested by a City Building Inspector or Plans Examiner Project Name: Ritelt Project Address: �- �. �W,,,."(a Contact Person: 1O 1t Phone Number: 433414a' Summary of Revision: 1. Yens& t ase. 2. o • Vemw avg. itni4 klthol Masi Air nEcE1v r CITY OFTtlu,... FEB 2 7 2007 Sheet Number (s): ): i-1 L• F6 EteibfkXki i trI h "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center bv: ❑ Entered in Permits Plus on \applicaaons\torms-applications on line'vevision submittal Created: 8-13-2004 Park West Site Issues Baker BI. Frontage II01-7/0-7 Location of Baker Blvd Driveway (one in front of Pure Fitness but the dead end parking area vs. right in and right out). 4--4 e�_ Sidewalk Cross section — 15' sidewalk with 4'x?' tree wells ?' on center at back of curb, 5' landscape strip Dedicate sidewalk or keep on partial easement? - Andover Pk W Frontage Cross section of Andover for the new right-of-way vc�. ' (NM GL Can we give on landscaping to reduce dedication? lc What and who does improvements on Andover and what will transition be like to ACME and intersection of Baker, and Who relocates all the street lights, signals, etc.? Stormwater -24. Are there changes to stormwater regs that affect detention and/or water quality? fLL Where is the cut off of new water quality since part of this site is tied to ACME existing water quality, From David's ownership meeting yesterday, they would like answers to a couple of questions relative to the new right-of-way: 1. Is the right of way request a direct result of our project and use? Remember that the overall site must have had some review during the ACME Bowl review since the City already took 4.5' from this site. 2. Will this be a SEPA Condition? Ties to one above. 3. Is this a condition of DRB approval? Don't see how, but is it? \ vv. pi�l-e Nora Gierloff - Re: Park West Plaza • Page 1 From: Nora Gierloff To: David Kehle Date: 01/26/2007 3:31:03 pm Subject: Re: Park West Plaza CC: Bob Giberson; Cyndy Knighton; David McPherson... Hi David, I have answers to some but not all of your questions. Could you come in for a meeting at 3:30 next Tuesday to talk in more detail? Baker BI. I found out that the Baker sidewalk design calls for a 15' sidewalk with 4x4 tree wells at back of curb. I need to confirm the spacing. The remainder of your landscape requirement would be a planting strip back of sidewalk (because part of the 15' sidewalk would be in R -O -W). This should not affect your layout since you had already shown the front yard landscape setback. The sidewalk can remain on an easement rather than being dedicated if you prefer. We would like you to move the main driveway west to line up with the front of the fitness center building. We will allow a narrow right in -right -out driveway at the east property line with a reciprocal easement for the adjacent property owner to use and enlarge when they redevelop. Andover Park West The City will construct the frontal improvements along this street. Because we plan to put sidewalk and landscaping in the new R -0-W we may have some flexibility on the front yard 15' landscape requirement. Stormwater Ryan Larson, the surface water engineer, has been out but we should have information about this by Tuesday. Let me know if Tuesday works for you, »> David Kehle <dkehledkehlearch.com> 01/26/2007 8:54 am »> Dear Nora, I was expecting to hear back from you on a couple of issues following the meeting with Public Works and site plan approval. One was your meeting with Fire and Traffic regarding the change to Baker Blvd. access (one in front of Pure Fitness but the dead end parking area vs. right in and right out). The others related to the meeting, ie., 1) cross section of Andover for the new right-of-way, 2) no detention required for this, just new water quality, 3) where is the cut off of new water quality since part of this site is tied to ACME existing water quality, 4) what and who does improvements on Andover and what will transition be like to ACME and intersection of Baker, and 5) who relocates all the street lights, signals, etc.? From my ownership meeting yesterday, they would like answers to a couple of questions relative to the new right-of-way: 1. Is the right of way request a direct result of our project and use? Remember that the overall site must have had some review during the ACME Bowl review since the City already took 4.5' from this site. 2. Will this be a SEPA Condition? Ties to one above. 3. Is this a condition of DRB approval? Don't see how, but is it? My overall question is, how does this affect the DRB and my trying to get elevations approved through you by February 5th to stay on track for February 22nd? Goes along with question 3. Nora Gierloff - Re: Park West Plaza Please advise ASAP. Sincerely, David Kehle Nora Gierloff Planning Supervisor City of Tukwila DCD (206) 433-7141 • Page 2 • T)-7)._)to . 0,\2-,- 122 r-dt ) cM - CD( 4-(-- \ Fa,r-AL - 1, 117 P4/./LA}44 pct- Nora Gierloff - Park West Issues From: To: Date: Subject: CC: Hi Dave, Nora Gierloff Bob Giberson; David McPherson 01/19/2007 2:58:27 pm Park West Issues Cyndy Knighton; Jack Pace; Lynn Miranda I wanted to let you know what we discussed at our meeting today. I will set up a meeting next week to go over these comments with the applicant. - They have just resubmitted the TIR from the Acme project and intend to use the detention pipe that was sized under the old regulations. From what I understand that is not sufficient because the new rules do not give credit for existing impervious surface. - We would like them to continue the frontage approach from the Baker BI (CuIlin Bindery) site with 12' of sidewalk from face of existing curb. This would mean constructing an additional 7' of sidewalk (wiping out the existing street trees) backed by an 8' landscape strip. The draft TUC plan calls for tree pits back of curb which doesn't work if they can reuse the existing sidewalk. Should we allow tree cutouts at the back of sidewalk contiguous with the planting strip? It would provide less ped amenity but the trees might be happier. - They are proposing to dedicate 4.5' of R -O -W on APW which is approximately face of existing sidewalk and then back of sidewalk as it jogs. We could ask for 10' of dedication to straighten the property line and 15' of landscape beyond that. Alternately we could broach the subject of 32' (from back of existing curb?) for ultimate R -O -W buildout. What would we want for sidewalks here? - There was agreement to ask them to relocate the Baker BI. driveway to either line up with the drive aisle in front of the fitness center or move to the east property line and ultimately be shared with the adjacent property. We would not allow for a second curb cut on Baker. - They have calculated their parking at 4/1000 sf for both buildings. It should actually be 10/1000 sf for the restaurant and we need to determine a requirement for the health club. I found a parking study that Pure Fitness had done in California that proposed 4.8/1000 sf. Using those numbers they need about 200 spaces and the current plan includes 215. Please let me know if you have any questions, Nora TO: • City of Tukwila Department of Community Development • File Number 067 L -o( LAND USE PERMIT ROUTING FORM Building Planning X Public Works ;Fire Dept. Police Dept. Parks/Rec Project: t / A \ Address: date: DateResponse transmitted: 1 / 1( / 0'7 requested by: j /: G i D % Staff/� coordinator:,) rc. L`, i �A." Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) S\e. Com, ,..tsc1ki--kfva L* Plan check date: 1 )‘-50.-1— CommentUpdate date: prepared bb • City of Tukwila Department of Community Development • File Number L__.0 LAND USE PERMIT ROUTING FORM TO: Building .r Planning X Public Works Ri.Fire Dept. Police Dept. ice' Parks/Rec Project: Commentsd prepared by: / n c._iv,e_ Zpi..,)t -P-ic.---x__,g) Address: mate date: DateResponse transmitted: 1( / f(/ L)-7 requested by: j / 6/ D 7 StaffDate coordinator: )9\1.) re. L—) i e_ --i.-, response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) 0?0,0600,14v/v/i.er xtee: Plan check date: q �� fr �it___), / Commentsd prepared by: mate date: CITY OF TUKWILA NOTICE OF APPL.ICATIQN PROJECT INFORMATION Applications have been filed to construct a 30,000 sf fitness center and 6,000 sf restaurant at 150 Andover Park West, adjacent to the Acme Bowling development. Permits applied for include: L06-085 Design Review Other known required permits include: Building Permits Sign Permits Studies required with the applications include: Technical Information Report Transportation Impact Analysis Geotechnical Analysis A SEPA checklist has been submitted with the studies identified above. 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: L06-085 Design Review E06-021 SEPA Review OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., January 30, 2007. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for March 22, 2007. To confirm this date call the project planner Nora Gierloff at (206) 431-3670. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. _ UR I CIF CRY CP VOILA MOW 1.111 ADARIPer101.41111. MOM 1101011111210111 IV. 11/10111/1/0MM.1111X1010 Od COM, 0611110:11. tat 1:01102104.1 :M.1411 ••••1I• Toffill .1111••••••1 ...vassr-rn/11.1, 011atne•INNO.• issaisrintamas 11••••111, Ser1•111•I 112r Of PLAt Maanilain TOM Ma Mai OP. 1St MGM WM V. MOWN NUL WOW V. SITE PLAN PARK WEST FI.A1A seas P. 4156 TOTAL UM NOM MU LIMOS KANN TO OE SAN WT.REPA/R A6 REa, movice SEALED EDGES SERE R62. WPM a.. ago. in+. IIIP15 I! RAIL II ITAI.1.11 PL4* Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I. S00 HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Project Name: 04k IL -I -20-1-1k, L, -,C__ Notice of Public Meeting Mailer's Signature:L� Mitigated Determination of Non - Significance Person requesting mailing: Board of Adjustment Agenda Pkt eA.iblls* Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda otice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __FAX __Mail: To Seattle Times Classifieds Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this "day o f Jekii, in the year 200"7 P:MDMINISTRATIVEFORMS\FORMS\AFFIDAVITOFDISTRIBUTION Project Name: 04k IL -I -20-1-1k, L, -,C__ Project Number: L OL -- Mailer's Signature:L� a I;/DC Person requesting mailing: %v (r .& C- eA.iblls* P:MDMINISTRATIVEFORMS\FORMS\AFFIDAVITOFDISTRIBUTION ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE FEDERAL AGENCIES () U.S. ENVIRO ENTAL PROTECTION AGENCY () U.S. DEPT OF H.U.D. 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ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT () TUKWILA LIBRARY () RENTON LIBRARY () KENT LIBRARY () CITY OF SEATTLE LIBRARY () OWEST () SEATTLE CITY LIGHT () PUGET SOUND ENERGY () HIGHLINE WATER DISTRICT () SEATTLE WATER DEPARTMENT ( ) AT&T CABLE SERVICES SCHOOLS/LIBRARIES UTILITIES CITY AGENCIES ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE () POLICE () FINANCE () PLANNING () BUILDING () PARKS & REC. () MAYOR () CITY CLERK ( ) HEALTH DEPT () PORT OF SEATTLE () KC. DEV & ENV!R SERVICES-SEPA INFO CNTR ( ) KC. TRANSIT DIVISION - SEPA OFFICIAL () KC. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC UBRARY ( )HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL-VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR-LAKERIDGE SEWERNVATER DISTRICT () RENTON PLANNING DEPT () CITY OF SEA TAC () CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS () CITY OF SEATTLE - SEPA INFO CENTER - DCLU () STRATEGIC PLANNING OFFICE' • NOTICE OF ALL SEATTLE RELATED PWG PROJ. OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM ( ) FISHERIES PROGRAM ( ) WILDLIFE PROGRAM MEDIA () SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P: W DM iN ISTRATIV E\FORMSICHKLIST. DOC () DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CLEAN AGENCY () SOUND TRANSIT () DUWAMISH RIVER CLEAN-UP COALITION 'SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.VWWV `DGL,; of �� le� , tr..1/\ 913 I (v PlpIC NOTICE MAILINGS FOR PIIMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section 'Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record • send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attomey General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). • Any parties of record • send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) . Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross-sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:1ADM INtSTRATIVEIFORMS\CHKLIST.DOC • • TENANT LOWE'S HIW INC BANK OF AMERICA 100 ANDOVER PARK W 101 ANDOVER PARK E 200 101 N TRYON ST -03-81 TUKWILA, WA 98188 TUKWILA, WA 98188 CHARLOTTE, NC 28255 BUTY FRANK C WESTFIELD CORPORATION INC TENANT 1150 ALKI AVE SW 4 11601 WILSHIRE BLVD 11TH 131 ANDOVER PARK E SEATTLE, WA 98116 LOS ANGELES, CA 90025 TUKWILA, WA 98188 TENANT BAKER SQUARE LLC TENANT 150 ANDOVER PARK W 1501 N 200TH ST 151 ANDOVER PARK E TUKWILA, WA 98188 SHORELINE, WA 98133 TUKWILA, WA 98188 BETA HOLDINGS LTD TENANT TENANT 18827 BOTHELL WAY NE 223 ANDOVER PARK E 225 TUKWILA PKWY BOTHELL, WA 98011 TUKWILA, WA 98188 TUKWILA, WA 98188 RAINBOW ASSOCIATES LTD 22820 148TH AVE SE KENT, WA 98042 DAVIDSON TIMOTHY 2317 FEDERAL AVE E SEATTLE, WA 98102 OPEN FRAME LLC 2635 CARILLON PT KIRKLAND, WA 98033 U S BANK CORPORATE PROPS TENANT TENANT 2800 E LAKE ST KE0012 301 TUKWILA PKWY 400 BAKER BLVD MINNEAPOLIS, MN 55406 TUKWILA, WA 98188 TUKWILA, WA 98188 TENANT TENANT PEARL ALVIN S & CAROLE R 401 BAKER BLVD 402 BAKER BLVD 405 BAKER BLVD TUKWILA, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 VILLAGE PARTNERS SOUTHCENTER L 406 BAKER BLVD TUKWILA, WA 98188 CIGNA LIFE INSURANCE CO 8 CAMPUS DR PARSIPPANY, NJ 7054 CIRCUIT CITY STORES 3336 PO BOX 42304 RICHMOND, VA 23242 TENANT PEARL ALVIN S & CAROLE R 415 BAKER BLVD 4304 HUNTS POINT RD TUKWILA, WA 98188 HUNTS POINT, WA 98004 OB FIFE PROPERTY II L L C PO BOX 726 BELLEVUE, WA 98009 SEAFIRST BANK REIS PO BOX 34029 SEATTLE, WA 98124 Susan Brock- Mailing Labels • Page 1 From: Nora Gierloff To: Susan Brock Date: 01/09/2007 8:40 am Subject: Mailing Labels Park West is now complete so I would like to get the notice process started. I'm aiming to get the board up on the 16th, I'll give you the notice of application today so you can put together the mailing. At your leisure, the Park West Plaza application (L06-085) has paid us to create the mailing labels for the notice. I don't expect to declare it complete until early January. • • Page 1 of 1 600ft CityGIS 6.0 Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. http://maps.digitalmapcentral.com/production/CoreGIS/ver1_76f/index.html 01/09/2007 OWNER_NAME OWNER_ADDRESS OWNER CITY OWNER _STATE OWNER ZIP TENANT 100 ANDOVER PARK W TUKWILA WA 98188 LOWE'S HIW INC 101 ANDOVER PARK E 200 TUKWILA WA 98188 BANK OF AMERICA 101 N TRYON ST -03-81 CHARLOTTE NC 28255 BUTY FRANK C 1150 ALKI AVE SW 4 SEATTLE WA 98116 WESTFIELD CORPORATION INC 11601 WILSHIRE BLVD 11TH LOS ANGELES CA 90025 TENANT 131 ANDOVER PARK E TUKWILA WA 98188 TENANT 150 ANDOVER PARK W TUKWILA WA 98188 BAKER SQUARE LLC 1501 N 200TH ST SHORELINE WA 98133 TENANT 151 ANDOVER PARK E TUKWILA WA 98188 BETA HOLDINGS LTD 18827 BOTHELL WAY NE BOTHELL WA 98011 TENANT 223 ANDOVER PARK E TUKWILA WA 98188 TENANT 225 TUKWILA PKWY TUKWILA WA 98188 RAINBOW ASSOCIATES LTD 22820 148TH AVE SE KENT WA 98042 DAVIDSON TIMOTHY 2317 FEDERAL AVE E SEATTLE WA 98102 OPEN FRAME LLC 2635 CARILLON PT KIRKLAND WA 98033 U S BANK CORPORATE PROPS 2800 E LAKE ST KE0012 MINNEAPOLIS MN 55406 TENANT 301 TUKWILA PKWY TUKWILA WA 98188 TENANT 400 BAKER BLVD TUKWILA WA 98188 TENANT 401 BAKER BLVD TUKWILA WA 98188 TENANT 402 BAKER BLVD TUKWILA WA 98188 PEARL ALVIN S & CAROLE R 405 BAKER BLVD TUKWILA WA 98188 VILLAGE PARTNERS SOUTHCENTER L 406 BAKER BLVD TUKWILA WA 98188 TENANT 415 BAKER BLVD TUKWILA WA 98188 PEARL ALVIN S & CAROLE R 4304 HUNTS POINT RD HUNTS POINT WA 98004 CIGNA LIFE INSURANCE CO 8 CAMPUS DR PARSIPPANY NJ 7054 OB FIFE PROPERTY II L L C PO BOX 726 BELLEVUE WA 98009 SEAFIRST BANK REIS PO BOX 34029 SEATTLE WA 98124 CIRCUIT CITY STORES 3336 PO BOX 42304 RICHMOND VA 23242 • Cizy of Tukwila • Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION January 5, 2007 David Kehle 1916 Bonair Drive SW Seattle, WA 98116 RE: Park West Plaza L06-085 E06-021 Dear David: Your application for design review and SEPA approval for a restaurant and health club building located at 150 Andover Park West has been found to be complete on January 5, 2007 for the purposes of meeting state mandated time requirements. The next step is to provide public notice of the application. If you have not already made arrangements with FastSigns for installation of a notice board please do that now. This notice of complete application applies only to the permits identified above. 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. The City finds that additional review time will be necessary to process your permit application because the additional information requested by this letter is needed to complete the review process. The precise amount of additional review time which may be needed will be the number of days between the date of this letter and the submission of the additional information. I would like to give you some preliminary review comments, though since the other departments have not completed their reviews additional comments will be forthcoming. 1. While I appreciate the amount of transparency that you have incorporated into the south, west and north walls the fitness center building does not display an acceptable level of design quality for a newly constructed building. Though it is similar to the approved Acme Bowl building that was a remodel of an existing warehouse and NG 01/05/2007 -1- Q:\ParkWest\COMPApp. DOC 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 • • therefore the design options were limited. Even that building provided a greater range of materials, textures and colors along the most visible western facade. The California Pizza Kitchen is so different in color and design from the Acme Bowl building that I'm not sure it makes sense to model the fitness center on either one unless there is some flexibility on the restaurant design. Either way one building will look like it doesn't belong. The design guidelines call for buildings to be harmonious with adjacent developments while avoiding monotony of design. 2. The elevations of the California Pizza Kitchen show foundation landscaping that is not reflected on the site landscape plans. Please provide that information in your next submittal. 3. There appears to be an electrical transformer at the southeast corner of the California Pizza Kitchen that is not reflected on the landscape plan. This should be screened to the degree possible. 4. The California Pizza Kitchen will be visible from all sides. The service yard enclosure along the north side would be improved by continuing the detailing from the other walls such as the stone facing and perhaps installing downlights. 5. The two parking spaces on either side of the plaza at the intersection of Baker and Andover are awkward. Since they are not needed to meet parking requirements expanding the plaza and landscape areas would make for a more graceful corner treatment. 6. I did not see any information about the freestanding sign that is called out in the corner plaza, please provide a design. California Pizza Kitchen is showing sign locations far in excess of what will be allowed by code. If they are listed on the freestanding sign they will be limited to a single wall sign, otherwise they may have two wall signs. 7. I have asked the Fire Department to review the location of the Baker driveway for compliance with fire engine turning requirements. It may need to be moved to line up with the aisle directly west of the fitness center. 8. Moving the pedestrian connection between the fitness center and the Acme Bowl retail one stall to the east would create a straighter, more convenient path through to the street. The paths should be concrete, rather than striped asphalt as on the Acme site. 9. While the lighting levels through most of the parking lot are reasonable, there is little lighting adjacent to the buildings. Has the building mounted lighting been taken into account on the lighting plan? If so than some additional lighting is warranted. NG 01/05/2007 - 2 - Q:\ParkWest\COMPApp.DOC • • If you have any questions feel free to call me at (206) 433-7141 or email at ngierloff@ci.tukwila.wa.us. I would be happy to meet with you to discuss these comments. Sincerely, a t. Nora Gierloff Planning Supervisor cc: Joanna Spencer, Public Works Don Tomaso, Fire Department NG 01/05/2007 - 3 - Q:\ParkWest\COMPApp.DOC 12/07/2006 17:58 2062460974 • CITY OF TUKWILA Department of Conantatiip Development 6300 &WarderBoulevard Tukwila WA 98188 Telephone: (206) 431-3670 FAX (206) 031-36(53 ,E a t } 1.11tlsa&i _e+1 4104±Yaun UPS STORE AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASrf» TQN MINTY OP KING • The undersigned bei duIy sworn end apon oath tams as follows: gent~ r 1. r ourront owner of the properly which is tbe sell** anis application 2. M statements contained in the applications have been prepomed by mo 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 employee% aged, enngineer% contractors or other. representatives the .right to enter upon Owner's nal property, located at 150 Apt b v veAr for the purpose ofappiieation review, for the limited time necessary to complete that purpose, 1. Owner agrees to hold the City harmless for any Inst or damage to prions or property occurring on the private pmpersy during the City's entry upon dre property, unless the loss or damage is the result of the sok negligence of the City. 6. Non -re ponsivenesa to a Qty intimation request for emery (9D) or more clays shall be cause to cancel the application(s) without rcflrodoffees, mat v. vki�o. (V), +obitc),arr .2o 04. nano 7714.(1-61c-"' �i�lwA t. Numb X41 2.5. Print Name On this day personally appeared before me to ate irnown to be the individual who e*ecuted the foregoing ' acknowledged that he/she signed the s ae as,_Azar voluntary act and decd for the trans end proposes mentioned therein. S1rRSCRIBED AND SWORN TO BEFORE ME 2004 t a�$14° SKY4,004t S • rr 914N , a nr ff43 .Y • ..r ! zs au9 hiy� OirripA�t��a� %vptwlrill u/e1J,,, ON'mis D_,_ DAY OF .c'( POkonroRrroM.v maer.m po-rum wva.aa.oenVaoaa PAGE 02 RECEIVED DEC 11 2006 commw DEVELOPMENT • • RECEIVED PUBLIC CITY OF TUKWILA DEC 11 2006 Department of Community DevelopmentOp�y��Na HEARING 6300 Southcenter Boulevard, Tukwila, WA 981M ELOPmEAIT DE SIGN REVIEW Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us APPLICATION NAME OF PROJECT/DEVEL MENT: R9 -16-U 21 R,11c- Clige LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. NENum. or Fd¢z. uros-r svo eta2 1300) 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: L410 NitAk; kn.{ Address: lei I(teva6iri. Phone: -Gk LI- FAX: hl ' •' E-mail: Ke A rG h . 49kri Signatur Date: "1,100^ ! b% 1 210 P.\Planning Forms\Applications \BAR_App - June 2006.doc June 19, 2006 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: File Number: Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVEL MENT: R9 -16-U 21 R,11c- Clige LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. NENum. or Fd¢z. uros-r svo eta2 1300) 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: L410 NitAk; kn.{ Address: lei I(teva6iri. Phone: -Gk LI- FAX: hl ' •' E-mail: Ke A rG h . 49kri Signatur Date: "1,100^ ! b% 1 210 P.\Planning Forms\Applications \BAR_App - June 2006.doc June 19, 2006 1'-50' 0 25 50 100 DELTA -89'30'3r 6-50.00' 1-7911' CALL BEFORE YOU DIC;. 1-800-424-5555 4MEW PRISE EX. PHASE PRMONUMENT SDN OJECT 1EN1ffICAT10N ASr HOOVER PAW(W NT COVER SHEET OF PARK WEST PLAZA A PORTION OF THE SE 1/4 SE 1/4 OF SECTION 23 AND NE 1/4 NE 1/4 OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 4 EAST WM., CITY OF TUKWILA, KING COUNTY, WASHINGTON .1 01ros'08• w 300.00' 1994'_ NEW PHASE COOK PHASE ) — S 01'02.48iW 330.00' NOTE THE STORM DRAINAGE DETENTION AND WATER DUALITY FOR THE ENTIRE PROJECT INCLUDING THE EXISTING ACME BOWUNG AND NEW FITNESS AND RETAIL FACILRIES WERE DESIGNED AND CONSTRUCTED UNDER ORIGINAL PERMIT SUBMITAL FOR PHASE 1 (ACME BOWUNG) CONSTRUCTION. UTILITY coNRICT N01E. CAUTION. T£ CONTRACTOR SHAU. BE RESPONSIBLE FOR VFRIFYNG THE IImins, DIMENSION AND DEPTH Dann ALL 6 WHETHER SHM OWN ON 6 06 401IMEN E PIANS OR NOTPo7NOLSIG THEMUTIES AND SURVEYING THE HORIZONTAL D VERnrx LOCATION PRIOR TO CONSTRUCTION. THS SHALL INCLUDE CM1NG UTILITY LOCATE 0 1-800-424-5555 AND THEN POT DUNG THENJ- OF VERIFY PHYSCALLY EXISTING OR NOT ONFUWS EXIST. LOCATORS OFUTIES AT =ATKINS OF NEW SAI UO TO SHOWN ON MESE PLANS ARE BASED UPON THE UWVERP1ED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR THE CONTRACTOR SHALL CONSULT &FOR 15EN CONSULTING ENGINEERS. NC. TO RESOLVE ALL WO PROBLEMS PRIOR TO PROCEEDING H CONSTRUCTIO VICINITY MAP ELEVATION DATUM NAVD BB - CONTROLLPIG KING COUNTY SURVEY CONTROL BY 17405-6. BASIS OF BEARINGS MONUMENTED CENTERUNE OF BAKER BOULEVARD HELD AT N 88'25'2r W PER PLAT OF ANDOVER INDUSTRIAL PARK NO. 2 AS RECORDED IN VOLUME 71 OF PLATS, PAGES 68 A! 69, RECORDS OF KING COUNTY, WASHINGTON. LEGAL DESCFIF'IION (New) LOT 1: TRACT 2, ANDOVER INDUSTRIA. PARK N0. 1, ACCORDING TO 114E PIAT THEREOF RECORDED N VOLUME 68 OF RATS, PAGE(S) 38, N KING COUNTY, WASHINGTON; EXCEPT THE WEST 10 FEET THEREOF CONVEYED TO THE CITY OF TUKWILA 8Y DEED QED UNDER RECORDING N0. 630711D471. AND DAT PORION OF TRACT 2, ANDOVER INDUSTRIAL PARK N0. 2, ACCORDING TO THE PIAT THEREOF RECOROm IN VOLUME 71 OF NAM, PAGE(S) 68 AND 69, IN NTNG COUNTY, WASHNCIDN, LUNG NORTHERLY 06 THE FOLLOWING DESCRIBED LUTE COMMENCING AT THE SOUTHEAST CORNER OF SAID TRACT 2; THENCE NORTH 01' 05' 06• EAST, 38.94 FEET ALONG THE EAST UNE OF SAID TRACT 2 TO TRUE PONT OF BEGINNING OF HEREIN DESCRIBED UNE; THENCE NORTH 88' 51' 02' WEST, 440.00 FEET 10 114E WEST UNE OF SAD TRACT 2 A5 CONVEYED TO 116: CITY OF 11.11NmA BY DEED RECORDED UNDER RECORDING N0. 8307110471, AND THE TERMINUS. LOT 2: TRACT 1, ANDOVER INDUSTRIAL PARK N0. 2, ACCORDING TO THE PUT THEREOF RECORDED N VOLUME 71 OF PUTS, PAGE(S) 68 AND 69, 04 KING COUNTY, RASH4NGTON. AND THAT PORTION OF TRACT 2, ANDOVER INNSTRML PARK N0. 2. ACCORDING TO THE PUT THEREOF RECORDED N VOLUME 71 OF PUTS, PAGE(S) 68 AND 69, N KING COUNTY, WASHINGTON, LING SOUTHERLY OF THE FOLLOWING DESCRIBED UNE: COMMENCING AT THE SOUTHEAST CORNEA OF SAID TRACT 2; THENCE NORM 06 05' MT EAST, 38.04 FEET ALONG NNE EAST UNE OF SAID TRACT 2 TO TRUE POOR OF BEGINNING OF HEREIN DESCRIBED INE: THENCE NORM 88' 51' 02' WEST. 440.00 FEET 10 THE WEST LAE OF SAID TRACT 2 AS CONVEYED TO THE COY OF TUOIDA BY DEED RECORDED UNDER RECORDING N0. 8307110471, AND THE TERMINUS INDEX OF SHEETS C1of4 C2 of 4 C3of4 C4of4 a COVER SHEET PRELIMINARY GRADING AND STORM DRAINAGE PLAN PRELIMINARY WATER AND SANITARY SEWER PLAN NOTES AND DETAILS EARTHWORK OUANTITIES CUT - 2,500 CY FILL - 2,000 CY CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR DUNNING PERMITS MOM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUMENTATON THAT MAY BE AFFECTED BY COS1RUCTON AC1M1Y, PURSUANT TO WAC 332-120. APPUTATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPUCATKNS FOR PEODTS TO REMCVE MONUMENTS MAY BE MANED FROM 114E WASHINGTON STATE DEPART 04T OF NATURAL RESO RCE5, OR BY CONTACTING THEN OFFDE BY TELEPHONE AT (206) 902-1190. WASNINCTON STATE OEPMNENT OF NATURAL RESOURCES PUBLIC UI0 SURVEY OFFICE 1111 WASHINGTON STREET SE P.O. BOLT 47060 OLYMPL. 91ASNRBTON 98504-7060 UPON COMPLETION OF COF6TRUC60), ALL MONUMENTS DISPLACED, TIMOVID. OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR AT THE COST AND AT THE DIRECTION OF THE CONTRACTOR. PURSUANT TO THESE REGULAT1ON5. THE APPROPRIATE FOR1.0 FOR REPLACEMENT OF SAID MONUMENTATM SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. RECEIVED 0 5 2I COMMUNITY DEVELOPMENT Z THESE PLANS ARE APPROVED FOR CONFORMANCE 11114 THE CITY OF TUKWILA ENGINEERING DMSION. APPROVED Br DATE APPROVED: nyneeiiny\I Lti.i I—,.DWG Dule/Timc:4/5/200 0 15 SO ;�1:I I\'�ivo'zf v.e.YWTA r-30' PRELIMINARY GRADING AND STORM DRAINAGE PLAN OF PARK WEST PLAZA A PORTION OF THE SE 1/4 SE 1/4 OF SECTION 23 AND NE 1/4 NE 1/4 OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., CRY OF TUKWILA, KING COUNTY, WASHINGTON r [ L so— NEW SCORED COLORED CONCRETE I A-52'JO'33" P-50.00 Rio L 30' NEW BACK 03 ROAM EXISTING AND INSTALL NEW 5' WIDE SIDEWALK PER COY STANDARDS at!.^,ILIA`Yr.. •-•11111111...a7:1111fix. CURB CUT ."'; Eh51iddiZ^il i dd38 r�t f r—Zi {3t:'i211' a A���SF��[IQ6\KO Al'rimuum[IAwmgem!'1 s:.ay:,Ltbra.rrtlougoamm IJ 11751r7eF40Y 11Eas +sae:mss HIV/MOM .,: Jt ANDOVER PARK WEST SD: :SD: 1 D 1 ss T 3s - 0 1 [ 1 :so: 15' 114 NEW OUB¢ PER CITY 1 9 I m ; I ft w IC T m 1 CURB �pp�yy��,��L�1 rti�.nt'. g Mmii iF i .n aWuxp I$ 10111 ° �.�.` ^.G =r:«�J ramal ,� 4 .• 1E moi' In a'... n.i 4/-..421Z,:;- y 1y I I ❑I ,--\\ 'i i. `\' r1 J1 \ ; r -. tiRENCVE Ex.PEUESTRUW :: ` r / �l \ IA.( CONK':rION i( I \ 1\ ! 1 `GE L 1 \ ii swwUEuL x er. 1 CURB 8x24' ELEC/SP. GAS METERS CALL BEFORE DIGGING (800) 424-5555 THESE PLANS ARE APPROVED FOR CONFORMANCE WITH THE COY OF TUKWILA ENGINEERING DMSION. APPROVED Sr DATE APPROVED: t N U y\126J1-0Jwy e' A12000e\I26SI\enginer 0 15 30 60 1•g3ce FABANDONED 12 S.3.. PRELIMINARY WATER AND SANITARY SEWER PLAN OF PARK WEST PLAZA A PORTION OF THE SE 1/4 SE 1/4 OF SECTION 23 AND NE 1/4 NE 1/4 OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M, CITY OF TUKWILA, KING COUNTY, WASHINGTON LE. 6.65 (+2' N) y I E. 6.56 :If 0) p N6fAL A� E%. 2 S.S. IX. B' WATER J m uu`Q /i W NLW SW j2 RIM.28.3 6E.19.550N) IE=19.45(OUT) COSTING DOCV. FDC AND PN WITHIN COMMON 6'x10' VAULT. MIN. REPLACEMENT OF VAULT x6IID WITH 2-3'OPENINGS 1-1'x4' SERVICE ill. AND WATER 1 MANHOLE LID TO REIM NG IRRGATION METER E1G511NG IRRIGATION L VALVES To FIELD LOCALE SANG SNB PIDOR TO CO TO LOCATION AND DEPTH COSTING SSMH COSTING SIDE SEWER 1 M S.S. 0 0 69 r• /1 �i215B{fetisA 0hlr3YJA,,,l. ELli 1 yrar=1:5Oevleery- FhilE MB 011 P A,� f � -a--nom MrefiRMIPISid %nQozwoesas1 a®es2116BOR® IIID7UlI S IIFINEMAIGTAV IIIAi7O`��__ Ms 1-8'x6• APPING TEE (FL) 1-8' CA VALVE (FLAW) CONC. BiDC45NG 6 . !'ST,NG IRRIGATION CONTROL VALVES i5 Zglt SD_ =SD_ :SD:---'- :SD_ APPROX. LOCATION 00 £4151. SIDE SEWER BS .... ..... i-&GF1d IriF /d:3. P s- — _ aw —�.fp NM 1� .1_ <v y / 88.70 E L W.N{g IEIL F.H. 588 \ rl �:::r;. �' Irl 1;1, \ >♦ I V IDO'/ A / IVAuT T1 BEI 0\1 o0 0. RcMO`/E ---E- _ f I CIF' INS CTOR WILL DETERMINE F EXISTING WATER METER. RPM�, AND SERVICE TO REMAIN CR BE ELOCATED. D(. F.N. CAS LINE IE 8" 9D=2 .78 =l;L 0%. LOC a OF £X151. 777"TTT 11 R: PPIOR T NU 1:0 RIFT iSIZE. DEPTH AND LOCATION: II N011FY ENGINEER D1�N F AN, C0CTS. I I I II UY. C . MODEL N0. _ICA I 7 4000 GALLON RmA-9.5 10=28.8 (IN) 1E=24 7 (OUT) LI 816-30.5 IE =24,3 .;t11't' :, `-90W 3? IF 6' PVC sscoSIDE SEWER 0209419 �'-� RIM=30.0 ,5 , 1 IE=25.1 EXISTING SPRIO8LER// ROOM. INSTAL NEW DM IN BUILDING VERIFY CONDITION GF 00I51180 FDC. DCCV 061RAND SERVICE. 315 INSPECTOR WILL DETERMINE F TREY NEED To BE REPLACED. PRIOR TD CONST910050, vERITY SIZE. TYPE. DEPTH AND LEGAT1ON 0E E%. 015011NE. NOTIFY ENGINEER GF CONFLICTS. EK F.H. giumu \\ .IRI imama NEW GREASE INTERCEPTOR U V. CO. MODEL NO 577-06 600 GALLON RIM -29 8 I0=26.8 (16) IE=26.7 (0LT) INSTALL 1-8'x6• 1-8' GATE V CONC. RECEIVED COMMUNITY DEVELOPMENT SPRIrualR'R00M WRN DOW ASSEMBLY 1 -eve I APPING TEE (FL) 1-6' VALVE (FLIAIT) 1 -FIRE A 11 PER .: , STDS. CONC. BLDC6NG 501'0506 z / I/2 06. F.IL —MO---- 29 - 1 A g LL 1 it CALL BEFORE DIGO NG (800) 424-5555 NOTE: FIELD LOCATE EXISTING IRRIGATION METERS AND RECONNECT TO NEW IRRIGATION SYSTEM. THESE PUNS ARE APPROVED FOR CONFORMANCE WITH THE CITY OF TUNWIA ENGINEERING DAMN. APPROVED BY: DATE APPROVER v IIl CRY OF TUKWILA WATER O NERAL NOTES 1. NL WORK AND MATERIALS DOLL BE IN ACCORDANCE 51111 THE "STANDARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION.' WASHINGTON STATE DEPARTMENT OF TRANSPORTATION AND AYERIC.N PUBLIC WOWS A550CNTKIN, WASHINGTON STATE CHAPTER, 1994 EDITION. TOGETHER WITH THE LATEST EDITION OF THE CITY OF TU6WIA ENGINEERING STANDARDS. 2. AN APPROVED COPY OF THESE PUNS MUST BE ON SITE WHENEVER CONSTRUCTOR 6 IN PROCESS. 3. R SHALL RE THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY 071ER RELATED PERMITS PRIOR TO ANY CONSTRUCTION ACIMIY 04 CITY RIGHT -0F -WAY. 4. PRIOR TO ANY CONSTRUCTION ACIMIY, THE CITY OF TUNICA ENGINEERING DEPARMENT (433-1850) MUST BE CONTACTED FOR A PRECONSRUCIION MEETING 5. ALL LOCATIONS OF EXISTING UTILITIES SHOWN HEREON NAVE BEEN ESTABLISHED BY FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARY COMPLETE. R IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY woo= SHOWN, AND TO FURTHER DISCOVER AND AVOID AM OTHER DIARIES NO SHOWN HO650N WWII MY BE AFFECTED BY THE IMPLEMENTATION OF THIS PLAR. THE CONTRACTOR SHALL CONTACT THE UTILITIES UNDERGROUND LOCATION SEAVICE (1-800-424-5555) P12011 TO CONSTRUCTION. THE OWNER OR HES REPRESENTATIVE SHALL BE IMMEDIATELY CONTACTED IF A UTILITY =MICE MISTS. 6. THE WATER MAIN DISTRIBUTION SYSTEM SHOJI. BE CONSTRICTED A00060110 TO THE APPROVED PLANS WHICH ARE ON HIE IN THE CITY OF TUKWILA ENGINEERING DEPARTMENT. AM DEVIATION FROM THE APPROVED PUNS WILL REQUIRE WRITIEH APPROVAL FROM THE PROPER AGENCY. 7. CONNECTIONS TO E%611NG FACERS SHALL BE SEALED OFF UNTIL CONSTRUCTION IS COMPLETED. NO CONNECTIONS WILL BE ALLOWED UNTR- UE NEW WATER MINS HAVE PASSED ALL PRESSURE AND PURITY TESTS 8. WATER MAN PIPE, BEDDING, AND TRENCH COMPACTION: A ALL WATER MAIN PIPE TO 8E CEMENT LINED, CLASS 52 DUCTILE IRON, CONFORMING TO AN.SJ SPECIFICATIONS A-21.51 (AW.WA C151-76). OR LATEST BENISON. CEMENT MORTAR UNDO AND SEAL COATING SHALL CONFORM TO ANSI. A-21.4-74 (AW.WA C104-74), OR LATEST REV6I0N. B. PIPE 4091TS TO BE PUSHED -ON, MECHANICAL OR RANGE JOINTS. C. ALL WATER AWN PIPE FITTINGS 10 BE CEMENT LINED, CLASS 250 CAST IRON, CONFORMING TO AN.SJ. A-21.10 AND A-021.11-77, OR LATEST REVISION. D. ALL WATER MAIN PIPE BEDDING TO BE AP.WA CLASS E ALL WATER MAN CEMENT CONCRETE THRUST BLOCKS 70 CONFORM 1D STANDARD DETAILS SHOVE ON THE PLANS F. ALL WATER WIN TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 922 DRY OPTIMUM DENSITY PER AST.M D-1557-70 (MODIFIED PROCTOR) PRIOR TO TESTING WATER MAINS FOR ACCEPTANCE 9. ALL WATER WIN PIPE 40' AND SMALLER TO WARM A MIN9AUM COVER AT 38 INDIES BELOW RNISNED GRADE WHERE UTILITY CONFLICTS OCCUR, WATER MAINS ARE TO BE LOWERED 70 CLEAR 10. ALL WATER MAINS SHALL BE PRESSURE TESTED AND OBNFECIED IN ACCORDANCE MTH THE SPECIFICATIONS OF THE WASHINGTON STATE HEALTH DEPARTMENT AND CITY OF TUKWILA STANDARDS. ALL INSPECTION AND PRESSURE TESTING SHALL 8E DONE IN 144E PRESENCE OF, AND UNDER THE SUPERVISOR OF, THE CRY ENGINEER AND/OR HES REPRESENTATIVE 11. CONTRACTOR TD PROVIDE PWOS AND/0R TEMPORARY BLOW -OFF ASSEMBIJES FON TESTING AND PURITY ACCEPTANCE PRIOR TO FINAL TE IN. 12. TIRE HYDRANTS: A ALL PRE HYDRANTS SHALL CONFORM TO THE CRY OF TUKWILA STANDARD PLAN NOS. W-3, W-4, 111-5, AND W-6. B. ALL FRE HYDRANT PORTS SHALL FACE PERPDIDICULAR 10 CURB AND TOWARD DRIVEWAY A5 SHOWN ON THE PUNS. 13. 0OYESII0 WATER SERVICES: A ALL OOMMTIC WATER SRVOE ONES TO BE TYPE k' COPPER, STANDARD GALVANIZED, STEEL PPE, OR PIC PIPE SERVICE CONNECTIONS OWL BE IN WOMAN= WITH CDY OF TUKWILA STANDARD PLAN N0. 202 OR N0. 203 (DOUBLE STRAPS MID CORPORATION STOPS). B. MEIER BOXES TO 9E INSTALLED BY THE CONTRACTOR. C. METERS TO BE INS1A71 m BY TIE CRY OF TUKWILA. 14. BUILDINGS SHALL NOT BE PERMITTED WHIN 10 FEET OF THE SPRING UNE C" ANY WATER MAN. 15. All. WATER AWNS NOT IN PUBLIC ROM -0F -WAY REWIRE 10 -FOOT WIDE EASEMENTS TO THE CITY OF MO1U 16. ALL FITTINGS SHALL BE CAST IRON OR DUCTILE, 81114 FLANGED OR MECHANICAL JOINT CONNECTION, AND BE THE SMILE 1HOIWE55 CUSS AS DHE PIPE USED. 17. JIVE TAPS TO BE COORDINATED WITH CITY AT LEAST 48 HOURS PRIOR TO CONSTRUCTION. 18. ALL PPE FITTINGS TO BE LISTED AND LABELED U.S. FOR FIRE SERVICE; INSTALLED, TESTED AND FLUSHED AS SPEOFED BY NEPA STANDARDS N0. 13 AND NG 24. PROPERLY COMPLETED CONTRACTOR'S MATERIAL AND TEST CERTIFICATES ARE TO BE PROVIDED TO WASHINGTON SURVEYING AND RATING BUREAU AND THE CITY OF TUKWILA CRY OF TIACWILA SANITARY SEWER GENERAL NOTES 1. ALL WOW AND MATERIALS SCOL BE IN ACCORDANCE WITH THE 'STANDARD SPEC51CATKINS FOR ROAD BRIDGE. AND MUNICIPAL CONSTRUCTION.' WASHINGTON STATE DEPARIMIXT OF TRANSPORTATION AND AMERICAN PUBLIC WORKS ASSOCIATION. WASHINGTON STATE CHAPTER, 1994 EDITION. TOGETHER 51111 THE LATEST EDITION OF THE COY OF TUKWILA ENGINEER140 STANDARDS. 2. AN APPROVED COPY OF THEE: PIANS MUST BE ON SITE WHENEVER CONSTRUCTION 6 N PROGRESS. 3. R SWI BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR 10 OMAN STREET USE AND ANY 011¢R RELATED PER11115 PRIOR TO ANY CONSTRUCTION AUNTY IN CITY RIGHT-OF-WAY. 4. PRIOR TO ANY CONSTRUCTOR ACTIVITY, THE CITY OF TUKWILA ENGINEERING DEPMIIkM (433-1850) COST B CONTACTED FOR A PIECONSTRUCTION MEETING. 5. ALL LOCATIONS OF E10SIING UTILITIES SHOWN HEREON HAVE BEEN ESTABUSHD BY REID SURVEY OR OBTAINED FROM AVAUBLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COLEPIEIE. R 6 THE SOLE RESPONSIBIUIY OF THE CONTRACTOR TO INDEP54DEALY VERIFY THE ACCURACY OF NL UTILITY L00171ONS SHOWN. AND TO RIMER DISCOVER AND AVOID ANY OTHER UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THS PLAN. THE CONTRACTOR SHALL CONTACT THE MITES UNDERGROUND LOCATION SERVICE (1-800-422-5555) PRIOR TO CONSTRUCTION. THE OWNER OR HES REPRESENTATIVE SHALL BE IWME9ATELY CONTACTED IF A UTILITY CONRICT 00018 6. THE SANITARY SEWER SYSTEM SHAM BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE CITY OF TUKWILA ENGINEERING DEPARTMENT. ANY DEVIATION FROM THE NPPRCYID PIANS WILL REQUIRE WRITTEN APPROVAL FROM THE PROPER AGENCY. 7. ALL NEW SANITARY SEWER LINES SHALL BE SEALED OF AT TIE EXISTING TRUNK 00 24ECT0N POINT UNTIL ALL UPSTREAM CONSTRUCTION 6 COMPLETED, CLEANED. TFSTD, LAMED, AND ACCEPTED BY THE 8. MANHOLES AND UDS: A ALL TYPE I - 48 -INCH MANHOLES MOLL BE CONS1R06155 PER WSDOT/APWA S1MNDARD DEUR 8-214, 51TN manic CONES. B. ALL MANHOLES SHALL HAVE A MINIMUM DROP OF 0.10 FEET BETWEEN INVERTS. C. ALL MANHOLES NOT IN PAVED AREAS SHALL HAVE LOCKING UDS. D. R 0W1 BE THE RSPONSI9ILJTY OF THE CONTRACTOR TO ADJUST ALL MANHOLE TOPS TO MATCH FINAL ASPHALT ELEVATORS AND GROUND ELEVATIONS IN LMOs6APED ARAB 9. SEWER PPE, BEDDING, MD TRENCH COMPACTION: A ALL SEWER PPE SHALL BE ONE OF THE FOLLOWING AS DESIGNATOR 1. P.4.2, CONFORMING TO AS.T.M. S-3034, SDR 35. 2. DUCTILE IRON, CUSS 50, CONFORMING TO AW.WA 0151. 3. PIPE MAY BE ANY OF 110 ABOVE PROVIDED: A) PIPE JOINTS MUST BE OF THE SAME MATERIALS, AND • B) MERE A PIPE MATERIAL 6 SPECIFICALLY SHOWN ON THE PIAN, THAT MATERIAL MUST BE USED. 4. ONIMU4 PPE COVER AT MANHOLES SHALL BE 50 FEET AND 5.0 FEET BETWEEN RU M B. PPE BEDDING SHALL BE AP.WA TYPE 'F' WHIR MATERIAL CONFORMING TO SECTION 9-30.79(2). G TRENCH BACKER/ SHALL BE COMPACTED TO MINIMUM 922 DRY OPTIMUM DENSITY PER AS.1JM 0-1557-70 (MODIFIED PROCTOR) PRIOR 10 TESTING SEWER UNES FAR ACCEPTANCE 10. SDE SEWER LITERALS: A 50E SEWERS SHALL BE 6-1401 MINIMUM DIAYEIER AT 202 MNOAAA SLOPE B. SIDE SEWERS SHALL BE ILSRU FOR LEAKAGE AT THE SAME TIME THE MANN UNE SERER 6 TESTED. IF NOT TESTED TOGETHER. PROVIDE TEST TEES AT SEWER RAIN CONNECTORS 0 40/05405 WITH GREATER THAN 10 UNIT SILL BE SERVICED BY ONE OF THE FOLLOWING 6211H0051 1. DOUBLE 6 -INCH DW@TER SERVICES CONNECTED TO TRUCK BY STANDARD TEM OR INTO MANHOLES. 2. SINGLE 8 -INCH DIAMETER SERVICE 1WT14 CLEANOUT, CONNECTED TO TRUNK INTO MANHOLES ONLY. (ALTERNATE CONNECTION METHODS ARE DEPICTED ON PLANS). D. ALL LATERAL CONNECTIONS TO SEVIER AWNS SHALL BE MADE WITH A WYE OR SWEEPING TEE 11. CONSTRICTION OF DEWATERING (GROUNDWATER) SYSTEM SHALL BE IN ACCORDANCE WITH THE AP.WA STANDARD SPECIFICATIONS, SECTION 61-3.02. 1981 EOTON. 12. WHENEVER SEWERS MET CROSS UNDER WATER MAN THE SEWER SHALL 8E L10 AT SUCH AN ELEVATION 114AT THE TOP OF THE SEWER UNE 6 AT LEAST 36 INCHES BELOW THE 8017011 ON THE WATER MAN. 13. BUILDINGS SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING UNE OF ANY SANITARY SEWER PPE 14. PRIOR TO OCCUPANCY. ME OEVE1DPEt SHALL GRANT 10' WIDE SANITARY SEWER USEIEN1S TO DIVE CRY OF 7UIMWA 15. CLE NOUNS MOLL BE PROVIDED AT THE RIGHT-OF-WAY UNE FDR LATERALS ENTERNG THE PUBLIC RIGHT -09 -WAY. NOTES AND DETAILS OF PARK WEST PLAZA A PORTION OF THE SE 1/4 SE 1/4 OF SECTION 23 AND NE 1/4 NE 1/4 OF SECTION 20, TOWNSHIP 23 NORTH RANGE 4 EAST W.M., CITY OF TUKWILA, KING COUNTY, WASHINGTON CiTY OF TUKWILA STANDARD CONSTRUCTION NOTED PRIOR TO STARTING CONSTRUCTOR CONTACT ONE -CALL (1-800-424-5555) FOR UTILITY LOCATIONS. CONTACTS PROTECT 6944149 ; 14 S1ARR/iOUSIFE h ASSOIG7ES DESIGN 0409407: 0444 8/ BA 014,8. 44 CONSULTING 0DINE3H5 OWNER: OTHER: GENERAL 1. L001TONS SHOWN FOR EXISTING UTILITIES ARE APPROXIMATE 2. AT LEAST 48 HOURS BEFORE STARTING PROJECT SITE WORK, NOTIFY THE UTILITIES INSPECTOR AT 206-433-0179. 3. MOLEST A PUBLIC WORKS UTILITY INSPECTION AT LEAST 24 HOURS IN ADVANCE BY CAVING 206-433-0179. 4. THE CONTRACTOR ASSUMES SOLE RESPONSIBILITY FOR WORKER SAFETY, AND DAYAGE TO STRUCTURES AND IMPROVEMENTS RESULTING FROM CONSTRUCTION OPERA115115. 5. THE CONTRACTOR SHALL HAVE THE PERNIT(S) AND CONDITIONS. THE APPROVED PUNS, AND A CURRENT 206f OF CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS AMIABLE AT THE JOB SITE. 6. ALL WORK SHALL CONFORM TO THESE APPROVED DRAWINGS ANY CHANGES FROM THE APPROVED PUNS REQUIRE PRE -APPROVAL FROM THE OWNER, THE ENGINEER, AND THE CITY OF TUOVIU. 7. NL MEDICOS AND MATERIALS SHALL um CRY OF 111101A DEVELOPMENT WIDEUNE5 AND DESIGN AND CONSTRUCTION STANDARDS, UNLESS OTHERWISE APPROVED BY THE PUBLIC wows DIRECTOR 8. CONTRACTOR SHALL 8ANTNN A CURRENT SET OF RECORD DRAWINGS ON-SITE 9. CONTRACTOR DEMI. PROVIDE RECORD DRAWINGS PRIOR TO PROJECT FINAL APPROVAL 10. PROVIDE TRAFFIC CONTROL AND STREET MAINTENANCE PIAN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEYING FOR PUBLIC FACILITES SHALL 8E DONE UNDER THE DIRECTOR OF A WASHINGTD44 142045E LAND SURVEYOR VERTICAL DATUM SHALL 8E NARY 1988. HORIZONTAL DATA/ SHALL BE WASHINGTON STATE (0804 COORDINATES, NORTH ZONE, USING NAD 83/91 SURVEY .W.M. AND TIED TO ANY TWO CITY OF TUKWILA HORIZONTAL CONTROL MONUMENTS. FOR PROJECTS WITHIN A FLOOD CONTROL ZONE, 114E PERDTTEE SHALL PROVIDE CONVERSION CALCULATIONS ID NGVD 1929. 12. REPLACE OR RELOCATE ALL SONS DAWGED OR REAMED DUE TO CONSTRUCTION. 13. RETAIN, REPLACE OR RESTORE MISTING VEGETATION IN RIGHTS-OF-WAY • EASEM 115, AND ACCESS TRACTS. CONSTRUCTION NOTES 1. ALL WORN PERFORMED SEWN BE PER APPROVED PUNS AND SPECIFICATIONS ONLY. ME PERAIREE 6 REWIRED TO MAINTAIN A SET OF APPROVED PLANS, SPEOFIOITONS, AND ASSOCIATED 00505 ON THE JOB SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL STATE, AND LOCAL LAWS. PERMITTEE SHALL APPLY FOR A RE111S094 FOR ANY WORK NOT ACCORDING TO THE APPROVED PUNS. 2.CONFERENCE MTH iQUR GOYSISP ) PRIOR 70 BEMIRING PREC 1 N ANY WOW(. 3. WORK IN ROMWAYS A 441 WORK 04 ROADWAYS SHALL MEET TAC 11 AND 11E FOLUNNC: B. PRIOR TO ANY ACIIVRY IN CITY RIGHT -0F -WAY, THE PERMITTEE SHALL PROVIDE THE CITY A TRAFFIC CONTROL PUN FOR REVIEW AND APPROVAL THE TRAFFIC CONTROL WAN SIWl INCLUDE THE LOCATION, ADDRESS AND DESCRIPTION OF TRAFFIC FLOW DURING THE WORT( AND SHALL MEET MUUICD REQUIREMENTS. C. AL WORK REWIRING LANE CLOSURES MUST BE BY PERMIT ONLY. FROM THE THIRD THURSDAY N NOVEMBER TO THE FOLLOWING /CHARY 2440, THE DIRECTOR DOES NOT ALLOW UNE CLOSURES N 111E TUKWILA URBAN CENTER. D. FIRE, PEDESTRIAN, AND VEHICULAR ACCESS TO BURDENGS SHALL BE MAINTAINED AT ALL TIMES, EXCEPT WHEN PERMITTEE HAS PERMISSION FROM THE OUIIDING OWNER AND THE DIRECTOR TO CLOSE AN AGCESS. E ALL R040WAY5 SHALL BE KEPT FREE OF DIRT AND DEBRIS USING STREET SWEEPERS ME OF WATER TRUCKS FOR CLEANING ROADWAYS REWIRES PRDAPPROVAL FROM THE DIRECTOR F. INSTALL STEEL PLATES OVER ANY TRENCH, AT ANY TIDE WORK 6 STOPPED AND THE TRENCH 6 LEFT OPEN. UTiLI•TY NOTES 1. ALL TRENCH EXCAVATION OPERATIONS SHALL MEET OR EXCEED ALL APPLICABLE SHORING LAWS FOR TRENCHES OVER 4 -FEET DEP. ALL TRENCH SAFETY SYSTEMS SHALL MEET MOW REQUIREMENTS. 2. POWER CABLE FIBER OPCS, AND TELEPHONE LINES SHALL BE IN A TRENCH WITH A 5' MINIMUM HORIZONTAL SEPARATION FROM 0114ER UNDERGROLND UTILITIES. 3. ADJUST ALL MANHOLES. CATCH BMWS, AND VALVES IN PUBLIC RIGHTS-OF-WAY OR moons AFTER ASPHLLT PAVING. SIVIVXMXPAINFIVIIMII moneucluarmE se r. TEL mons .r _ rr.e ny1 n Orr A..w• .r4P117 2' COMPACTED DEPTH CLASS 'B' A.C. PAVEMENT 4' COMPACTED DEPTH CRUSHED ROCK BASE COURSE OR 2-1/2' ATB 12' SUBCRADE COMPACTED TO 952 TYPICAL PAVEMENT SECTION NOT TO SCALE 1 d PROVIDE PVC DRAM AT PLANTER LOWPOINT NEER 1440*2E DRAIN ROCU( AT PIPE END ASPHALT EXTRUDED CONCRETE CURB DETAIL NOT TO SCALE RECEIVED 0• II Jj Li COMMUNITY DEVELOPMENT CALL BEFORE DIGGING (800) 424-5555 THESE PLANS ARE APPROVED FOR CONFORMANCE WITH TIE CITY OF TUKWILA ENGINEERING DIVISION. APPROVED MY: DATE APPROVED: 0 LAJ z I 13 :\12000a\72631\engineering \12631-d1.OW0 Dote/Time:4/5/2007 9:06 d DIEM ACCESS OPENPIG6 LIF litt c., CONCRETE SLOT 001, 510E5 PLANA/TEM 241 01A. L0C'G4G FRAME A COVER VENT PIPES ADJUST AR &CAS TIGHT TO GRAD 9 FICO (2 PLCs ON 572.0A) \J 4 L Iemi,•mak,; se 1 • IN 4,KA ; - '-- IN . 19INI=1I=MaiRRt11MST ,)'PfXt - mI -T ',IB IC INLET .5' E 1 - II --- i 1' iW f�•Y.Tli4a.VK..-. -J--� /1 antEr NOTES: 1. REFER TO CHAPTER 8 OF THESE STANDARDS. - . 2. CONCRETE: 28 DAY COMPRESSIVE STRENGTH fc = 4500 PSI 3. REBAR: ASTM A-615 GRADE 60. 4. MESH: ASTM A-185 GRADE 65. 4. DESIGN: ACI-318-83BUIILDINGCODE ASTM C-857 'MINIMUM STRUCTURAL DESIGN LOADING FOR MONOLITHIC 0R SECTIONAL PRECAST CONCRETE WATER AND WASTEWATER STRUCTURES'. 5. LOADS: H-20 TRUCK WHEEL WITH 3016 IMPACT PER AASH70. 6. FILL WITH CLEAN WATER PRIOR TO START UP OF SYSTEM. 7. CONTRACTOR TO SUPPLY 6 INSTALL ALL PIPING 8 SAMPLING TEES 8. ONLY GRAY WATER, EXCEPT DISHWASHERS. BLACK WATER SHALL BE CARRIED BY SEPARATE SIDE SEWER • SIZING,CHART DESIGN Number °WMeals X Waste Flow x Retention X Storage n Capacity FORMULA: Per Peak Hours Rate Time Factor U, GALLON CAPACITY 1000 1750p6 00000000A 900000A 44000A EV CO NGO671. 441250 0 )1p5000G °it'.A 5iP1'•Y °76'd' a2550000A pip p66775500A pip t'31 "71.f X19'-�9 510 5000 ^tr M W. d4•'• .141. Y11' DINT'S' -6' 1'.P' 7'-2' 6•.P r r 4'l .4p•'' 4T.40' p©p•�qq 1'.1' i11. 54' ¢6�q• CT SA'' 54' SC�' 4.4' 77 0'-Y T-2' wA1EA OEM 0R1Y' 5.101 4•-101 4.4' 0.T 0.101 4.4' SS 4 r 0.1' 1•.01 04' NOT TO SCALE 4GREASE A City of' 0 i.5521SS•14 V•s Tukwila INTERCEPTOR SINGLE VAULT WITH DOUBLE BAFFLE RS'ARGNM: 08.03 1 usr REns . 08.04 Aw10VAL, B. SHELTON 1 d PROVIDE PVC DRAM AT PLANTER LOWPOINT NEER 1440*2E DRAIN ROCU( AT PIPE END ASPHALT EXTRUDED CONCRETE CURB DETAIL NOT TO SCALE RECEIVED 0• II Jj Li COMMUNITY DEVELOPMENT CALL BEFORE DIGGING (800) 424-5555 THESE PLANS ARE APPROVED FOR CONFORMANCE WITH TIE CITY OF TUKWILA ENGINEERING DIVISION. APPROVED MY: DATE APPROVED: 0 LAJ z I 13 :\12000a\72631\engineering \12631-d1.OW0 Dote/Time:4/5/2007 9:06 d L0 U m rfx J INC PROJECT MN EX 667E11411C 1437C31RA 4 TO 6E RV/CAW BOLLARD LaF6 -L 76003' 1®16' 60666UC METALLED (LEST 60' FIAT BattErLatrwmw. TOTAL .410A 60096 6P. ACME MING 60006 6P. (AO LME6) PETAA.. 1009061. DO6T N PM60Y • 266 M =Ma) C._ .1111'11 gjaltitial. 1111:111111111 Hum PEN PEDESTRIAN LNC 03'1 COCREIE DC 011 1.51199 066: OUT TO BE 029121 (IRB QF IV CORRro BE !PUT -- - LN7- 11901 TO EAST SITE PLAN PARK WEST PLAZA SCALE: I'.40' 486 TOTAL CAUL! NOTE NEW LA'm9C4FE ISLANDS TO BE SAW CUT, REPAIR A9 REG, PRONDE SEALED EDGES SERE REO. CA P61HD 114 OR 6'• 314 140424 REVEM9 WILLS T. 6• 91a Tr I__ ma 611L 9EL GATE LEAF LRAM SCOT NTO CCM. � J L 4'-018 a T TALL 6TEE. GATE LEAF BV TALI. RUIN DOLT MO CO MTE :lectrIrRER 06 PL 446' W 6TALL6 79 STALLS P2 PS I_ DUMPSTER PLAN ELEVATION ELEVATION SCA! " 114'0 SCALE: 114'.I' 36904' DIA CONE BOOT$ ELEVATION 9P_ALF- •,r SCALE: 414.61' P2 P-3 P2 )3UILDINC3 AND SITE STATS EOLDN30006 IBC NOS 2. WHOA TUC N18IIA IFONI OFFER 1617E AREA IICM1 IV a ace 602440 %FRC10 Taco, d ECM FROM. C WES 125 REAR. Id )10101( EULDg31044?, m' (C16RSl T 30(01T OM 6 0111&56 30000 6P 1 5t4,RANT OTURRE3 6000 6P 6.000PANCT GROP.RT)046 03 ((1444 4) 1. EIADNN COW. TTP6 658 CFRIRC 82&0 & BALM AREA (RT(E66A A3 • 1300 VI 11 • 6300 8 ICE N FOR ICN.SIPARATED 03E5 FEC 30231/ • 5.500 6P FRa4(AO6 6QIM 601 EAST 16 LE52 146' (TO 11E520161/071 (n130 TO FL V • 40600. 025/33E• N0COM -D/I • 06 W 30 AA • 5600. ( 1. 9000.47843300 • 47716 6P 1NE()EFCiE.' MOM 15 OC FOR AREA 00 N244EPARATED 6606 BRAE RE3T0TIVE 8411 (TABLE 600 TIFF 61-6 CO461RICTICN - 6TRUC1LR4L FRMS, N0 RATIN • EXTERIOR BEAMS BALL 1 IA • 1411360R BEAM 06U., NO RAMM3 - 106108 NCR masa ND 842163 - ROOP CQBTRL'TILM NO RATIN FRE 1119345TTDE MRCP Della Real 6071 - DBTA)CFD GREATER 11404 30. Na RATIN • GREATER 904110, LEN THAN 5' • 436 CF 114LL CAN LSE 1 4PROTECIED Pint 104616PRMQERG 20. LANZCAFE FEUD - FRONT - 6' CAN N2.00 PEDESTRIAN (1047135 61205.0 - REAR . O - 1.410346 DOT OVER A0 6TAU.5 SF -STALL 0'44 6' ODE, MN. ICO 6) • PARW43 LOT La06CAPE 6140116 000001 rP • PAWN LOT L OC4C30E FECIRECa 206 X 6 • 3036 !P L PAR005 (19(000 ROE BOD IN 1 &]467663 TETA6X 216 RCM MOVED. FFNE64 CENTER UMW 16EABLE • 11 (440604300 RECURED. RESTARANT 1141600 IIEAiE • 60 MIMEO TOTAL PAROL MONA 704 6TALIS 6116974 II 8LLIA (24311)2 306 COMPACT 'V • CCTPALI TIDO 04 PAWN 06433. R VALID • SXR PUB 2' 068644663 AMO 24' AISLE • 66' x(T RUB 2' 06604963 00 7Y ABLE C01'PACT • 6' X W 6(10 7 0686446 AND 7Y AISLE (26 STALIN NADICM - Y X 0 RLS 7 WERL9tl 60 24' ABLE (1 NTH 7 VAN/ VICINITY MAP EcAsztomat LOT 2L 6060AR2 L!0 A0ABTPB4 Na L-06.025, RECO Ve0 6068 RE00152)46 140 242050438T00006, 12E0OR06 CR IWC OWFT, 114543RTCN TAX 17' 027320.000 61EEL GATE Acjpa,r4J 101 � Pt (2_ N ,26.10"Z ATTACHMENT B PARK WEST WASHINGTON SD -1 ELEVATION 1 SCALE: 414'.11(5 4i�1, PAW( WEST PLAZA45D•I•A-2 REVISED 04-1007X4VD 4112/2067 7:59:83 PN. Dade[ 368 RAN () 0 ANDOVER PARK WEST 30' NWT DIS LINE Oa (DISTANCE LINE CO 45' DEDICATED ROJIL SD= FEATHER NEW LAN INTO EXISTING. REPAIR ALL LAIN L I DAMAGED BY CGNSTRICTION. it .■■r■P -yin • :,...•:..:... • I�ti1Y 1'1 MMM Y1W31000 ■wwwwwSVwa1O ;• — niwu►111111s01+v Inwwwwia' v- Illwwwwlrj I •••LV i lyrwwe. IB'. CALIFORNIA PIZZA KITCHEN 30' DIST LINE 1 1 1 1 m —INSTALL WEED BARRIER AS ALONG EAST SIDE OF BALDING_ ----------- m ;11=.� _i nil=11 .-• ;���� �'�a� it � ;�-1�;��I ����11 �1►=11 �I �L=u=11 �� a� ;9. ��`I�� =.11=...1[=.14 �1►L, .. .. .. PLANTING NOTES 1 ALL NEW LANDSCAPE AREAS ARE TO BE WATERED WTI4 AN AUTOMATIC WATER CONSERVING IRRI(GATiaa &met 2. ALL NEW 514Ca113 AND GROU,JDCOVER AREAS ARE TO BE MILOED ED UMW A MINIMUM r DEPTH CF SPECIFIED I'1Lc t 3. 11 -ERE GRCXNDCOvER 15 PROVIDED, R SHALL BE FLAMED AT NE SPECIFIED SPACPG T1dd4UGHOUT NE BED, INCLLDIN's AREAS LNDER€ATH TREES AND BARBS, START FIRST ROW D' FRG 1 EDGE CF BED. SECURE GRONDCOVER IN GROUND, UN METAL STARS, TO PREVENT BIRDS FROM UFROOT34G Net 4. TREES SHALL SE FLAMED amain U1 c 10 FEET FRGf1 INDERGROIAID LEITER, SEDER AND STORM DRAINAGE PIPER. 5. REFER TO SPECPICATI04S FOR ADDITTCNA- RECUMBENTS. LANDSCAPE SCHEDULE i SYM QTY BOTANICAL NAME / COMMON NAME SIZE / CONDMON 4 16 5 DE1D000S CANOPY TREES AGER FIBRIN 'AJTUJ N SLATE' / AUTUMN ELAM RED MAPLE AGER T. G3NALA FLOE' / FLAME AMR MAPLE iRAXSAJS PERZYLvANICA TIARSHALL' / MARSHALL ASN 1 PRM* 5. TIT. FUJI' / MT RUI FLCUERW CHERRY 1 CIERCUS RUBRA / RED OAK O 05 e 110 0 50 ® n 352 0 16 ®31 o 35 G 10 ii=n=ir 11=11=11F-1 DECIDUOUS ACCENT TREES AGER GRO N ATOM / VINE MAPLE EVERGREEN TREES PHIS SYLVESTRIS / SCOTCH POE PSEUDOTSIZA MBCE51I / DOUG TAR EKISTILNG TREES AND SHRUBS TO REMAIL( BCRE8RNG / PERIMETER SHRUBS VISURAPI TILS 'SPRING 80UOIET' / NBURA1M PRNJS LAlf2DGERASU6'OTTO urrKEN. / OTTO LUTKE NILAJREL PP415 YWO 71,BCY / h1YG14O PINE PRNJS LUSRANICA / PORTLBAL LAUREL PARKING LOT 1 ACCENT SHRUBS EIIONTT'115 ALATA 'CO -'FACIA' ESCAJ-CNIA NEUPORT DWARF' / ESCALLC NIA 0.5118 X 11115RIDIE / UNITE RO :ROSE SPIRAEA BMA/DA 'ANTHONY WATERER' / SPIRAEA TRIM OCCIDENTALIS EMERALD' / AMERICAN AR8ORIAE BROWIDCOVER ARCTOSTAPH11O5 1.7,4A-UR51 / 10441104NICK RIMS CALYCNOIDES / BRAh83LE QED LAWN MULCH AND WEED BARRIER AS APPROVED r CAL 5TRRG CENTRAL LEADER MATO-ED, FULL, 518 (3) 3/4' CANES, MATCHED, ALL, 848 6' WT. MATCHED, FULL 4 BUSHY TO BASE, Bib 6' HT, MATCHED, FULL 4 BUSHY TO BASE, BB 18.-21' HT, RILL FOLIAGE, 545 OR CONT. 18'-2I' HT. SPR RLL FOLIAGE, 848 CR CONT. 6' At FILL I BUSHY TO BASE, BIB CR CONT. 4' POTS • 24' OC. RLL FOLIAGE CALIFORNIA PIZZA KITCHEN LANDSCAPE SCHEDULE SYM OTT BOTANICAL NAME / COMMON NAME SIZE / CONDITION O 2 ® 2 MA340LW GRANDFLORA'LITTLE GETT / MAGNOLIA EVERGREEN TREES O 2 CUFRES3U5 EE1 ERYIREWS / ITALIAN CYPRESS DECIDUOUS CANOPY TREES AGER T. GNNAL4 RAPE' / FLAP E AI1JR MAPLE DECIDUOUS ACCENT TREES LAURIS MOBILIS / BAT LAUREL i FOUNDATION SHRUBS • 8 BDa5 66•PERVIRDIS 14FFRJTICOSA' / TRUE DWARF BOX1r0D ® D 05TU5 X HTYBRgpus / WHITE ROO:ROSE • 28 DESCHAhPSIA CESPITOSA T3R@ILESOLEIER / WAR GRASS • 41 EUCNTMUS JAPONICAS T ICROPHrihJ5' / BOX -LEAF EUONYT115 o 18 LEK CCR4JTA RO118.4A' / DWAJF CHINESE HOLLY O 5 SARGOCOCCA NOR:ERANA 14111LI5 / SWEET BOX e 5 ROSENARD15 CR:ICNALS / R051314RY • 32 SALVIA CFRCNALI5 'RG 0RA5CET5' / C017104 SAGE • 10 SAMOLNA VlR1545 / SMJTOLINA • 3 SPIRAEA BUTALDA 'AMNO 4Y WATERER' / SPIRAEA • 20 TEUCRIIPI CHAMAEDRYS / GERMANDER o 21 TH)A OCCIDENTALS 131ERALD' / AMERICAN ARBORVITAE 45- 6ROUNDCOVE1 PACHYSANDRA TERMINALIS / JAPANESE SPURGE REDS CALYCNOIDES / BRM®LE WALDSTENIA FRAGARJOIDES / BARREN STRALLBER T 2' CAL STRONG CENTRAD. LEADER MATCHED, FULL, 8415 5'-6' HT, PRI4E 3470 STANDARD TREE FORT, FULLY HEADED, 848 r CAL STRONG CENTRAL LEADER MATCHED, ALIT HEADED, BIB 4'-6' HT, MATCHED, FULL I BUSHY TO BASE, 518 I8'-21' HT, FULL FOLIAGE, 548 OR CCM. IB' -II' HT, FILL FOLIAGE, BIB OR can.. 1 GALPOT. RCL FOLIAGE, BTB OR CCNT. 1 GAL POT., RILL FOLIAGE, CONT. 18'-21' HT. RLL FOLIAGE, 818 OR COIR. 18'-21' SPR RLL FOLIAGE, 848 OR CONT. 18'-2P HT, RILL FOLIAGE, B48 OR CONT. 1 GAL POT, FILL FCLIAGE, CCNT. 18'-21• HT, RILL FOLIAGE, B48 OR CONT. 8'-21' HT, ALL FOLIAGE, 848 OR CONT. I GAL POT, RLL FOLIAGE, CONT. 6' HT, FULL 4 BSNT TO BASE, BIB OR COM. 4' POTS • 24' OC, FULL FOLIAGE A-pQr _3412 4-1//40-2. 71-118 PLAN IS FOR CODE SUBMITTAL TO GOVERNING JURISDICTIONS AND IS NOT FOR BIDDING OR CONSTRUCTION. 0 0' 15' 30' 80' 1111111111111 1111111111111111111111111111 IIIIIIIIIIIII NORTH SCALE 1'= LANDSCAPF P1 AN 1111111111111111111111111111 0' STATE CV wA -04M M a •M b ICS Scale. AS NOTED Date. 3.30.07 Drawn By. AE/.AM Checked By. MJ( Revisions. D3:516 4 EBBW 222.05, BA2 330,071 L1.0 i Sheet. 1 of 1