Loading...
HomeMy WebLinkAboutPermit PL11-050 - TACO TIME - PARKING VARIANCETACO TIME 15037 TUKWILA INTL BLVD PLI 1-050 LII-006 PARKING VARIANCE City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director January 28, 2011 NOTICE OF DECISION TO: Howard Kimura, Applicant Chris Tonkin, Applicant Hawley Enterprises, Owner King County Assessor, Accounting Division Washington State Department of Ecology City of Seatac This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L11-004 Parking Variance Applicant: Howard Kimura on behalf of Taco Time Type of Permit Applied for: Parking Variance Project Description: Parking Variance for the construction of a new Taco Time Restaurant. Location: 15037 Tukwila International Blvd Associated Files: L10-077, Public Hearing Design Review Comprehensive Plan Regional Commercial (RC) Designation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that this application does not require a SEPA threshold determination because it is categorically exempt. Type 3 Permit Decision by Hearing Examiner (except shoreline variance) 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 Decision on Substantive Permit: The Board of Architectural Review' has determined that the application for a parking variance does comply with applicable City and state code requirements and has approved that application, subject to the conditions listed below: 1. The site is now subject to the City's CTR program. 2. One year from the date of granting of final occupancy by the City, the applicant shall submit a parking utilization survey which outlines the parking utilization created by the site. The parking utilization survey must document the average demand (customers and employees) created by the site during the lunch rush (11:30 A.M to 1:30) and dinner rush (5:00 P.M to 7:00 P.M). If impacts are identified the report must include measures to reduce parking demand, including reducing parking demand created by employees. III. YOUR APPEAL RIGHTS The Decision on this Application is a Type 3 decision pursuant to Tukwila Municipal Code § 18.104.010. Given the consolidation of the permit application with the Design Review application, the Parking Variance maybe appealed to the Hearing Examiner. 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 14 days of the issuance of this Decision, that is by February 11, 2011. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 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. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. 1 Pursuant to TMC 18.104.030 the parking variance permit application was consolidated into one public hearing with the Design Review application. Type 3 Permit Decision by Hearing Examiner (except shoreline variance) BM Page 2 of 3 01/28/2011 1:33:00 PM H:\Developments\Taco Time, TIB\NOD Type 3.doc V. APPEAL HEARINGS PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner 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, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner 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 Brandon J. Miles, who may be contacted at 206-431-3684 for further information. Property owners affected by this decision -may request a change in valuation for their property tax purposes. Contact he King o essor's Office for further information regarding property tax valuation changes. randon J. Miles, Senior Planner Depai tinent of Community Development City of Tukwila Type 3 Permit Decision by Hearing Examiner (except shoreline variance) BM Page 3 of 3 01/28/2011 1:33:00 PM H:\Developments\Taco Time, TIB\NOD Type 3.doc Cite of J ukwi&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl HEREBY DECLARE THAT: X Notice of Decision Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance 86 Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet 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/attached Notice Of Decision on this _28 day of _January in the year 2011 Project Name: Taco Time Project Number: PL10-059, 0141 '00'°4kin Valiance Mailing requested by: Brandon Miles Mailer's signature: 7)Jfl illik A_AI W:\USERS\TERETEMPLATES\AFFIDAVIT OF DISTRIBUTION.D4C City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT To the Board of Architectural Review (BAR) and Planning Commission (PC) Prepared January 20, 2011 HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: OWNER: REQUEST: LOCATION: ASSOCIATED PERMITS: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: January 27, 2011 On January 12, 2011 two public notice boards were posted on the site. Additionally, on January 13, 2011, a combined Notice of Application and Notice of Public Hearing were mailed to the property owners and tenants within 500 feet of the subject site. A Notice of Public Hearing was also published in the Seattle Times on January 13, 2011. L10-077, Public Hearing Design Review Approval and L11-004, Parking Variance Application Howard Kimura on behalf of Taco Time Hawley Enterprises Inc Taco Time has submitted applications for construction of a new 2,381 square feet restaurant along with other site improvements including parking and landscaping. Specifically, Taco Time is requesting the Board of Architectural Review for approval of the design review application. Additionally the proposal includes a request to the Planning Commission for 25% reduction in the minimum parking requirements for the proposed use. 15037 Tukwila International Blvd. Building/Mechanical/Electrical/Plumbing Permits Sign Permits Exempt Regional Commercial (RC) Regional Commercial (RC) Brandon J. Miles, Senior Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 ATTACHMENTS: A. Vicinity Map B: Construction Plans C. Applicant's Response to Design Review Narrative D. Photo Rendering of Proposed Taco Time Restaurant E: Applicant's Response to Parking Variance Criteria FINDINGS BACKGROUND Taco Time is proposing to construct a new 2,381 square foot building at 15037 Tukwila Inter ' ia1 Blvd (TIB). The applicant submitted a complete design review application on December During review of the application, staff determined that the proposed application did no City's minimum parking requirements for fast food restaurants. On January 13, 2011, the applicant submitted a Special Permission application requesting a 25 percent reduction in the minimum parking requirements for the proposed use. A request for a parking reduction in excess of 10 percent requires the approval of the Planning Commission (TMC 18.56.140). The staff report has been divided into two sections. The first section covers the Design Review application and the second covers the Special Permission Application for the parking reduction. Staff s conclusions and recommendations for the design review application and the parking reduction request follow each respective section. The staff report has been arrangedas follows: Design Review Application A. Review of TIB Design Review Criteria B. Design Review Conclusions C. Design Review Recommendations II. Special Permission Application A. Review Criteria B. Special Permission Conclusions C. Special Permission Recommendations VICINITY/SITE INFORMATION Existing Development The project site is located at 15037 TIB and is zoned regional commercial (RC). Currently the site consists of two buildings, Trudy's Tavern a 3096 square foot building located along TIB and an 8640 square foot commercial building located along Military Road S. Also located on the site is parking which is utilized by both buildings on the property. Currently the site consists of three tax parcels with a total area of 58,655 square feet. The north property will stand alone after the Taco Time construction and will have sufficient parking for the existing building square footage on the site. B. Miles Page 2 W:\Users\BRANDON\Combined Staff Report, Taco Time.doc 01/20/2011 Existing Trudey s Tavern (will be demolished) Existing Commercial Building (to remain Proposed Development The applicant is proposing to combine the three parcels into two parcels. The north parcel will retain the existing commercial building located along Military Road and sufficient parking will be provided for the existing uses on the site. Trudy's Tavern will be demolished and a new 26,512 square foot parcel will be created to the south. This new parcel will be the site for the applicant's proposed 2,381 square foot Taco Time Restaurant and is the only parcel proposed for site improvements. The proposed Taco Time will include a drive through window. A restaurant with a drive through is an outright permitted use in the RC zoning (TMC 18.24..020._(41) (a)). As part of the application, the applicant proposes to install a small plaza area along TIB; install landscaping; and construct other site improvements. A total of 28 parking stalls will be located on the Taco Time Parcel. Frontage improvements along Military will be constructed per the City's development standards. Surrounding Land Uses The Taco Time project site is located within the Tukwila International Boulevard Corridor (See Attachment A). The site sits between TIB to the east and Military Road South to the west. At this B. Miles Page 3 W:\Users\BRANDON\Combined Staff Report, Taco Time.doc 01/20/2011 location, Military Road is within the City of SeaTac's jurisdiction. TIB at this location is restricted to right in and right out. Military Rd South allows full access. All surrounding properties, that are within the City of Tukwila, are zoned RC. Surrounding land uses, both in Tukwila and SeaTac include commercial uses. Bank property to the South Commercial building on Westside of Military Public Comments As of January 21, 2010, the City has received no written comments. SECTION I. DESIGN REVIEW APPLICATION A. Review of TIB Design Review Criteria The property is zoned Regional Commercial (RC) and is located within the Tukwila International Blvd. study area. Design review is required for all new construction activities located within the Tukwila International Blvd study area (TMC 18.24.070). B. Miles Page 4 01/20/2011 W;\Users\BRANDON\Combined Staff Report, Taco Time.doc TMC 18.060.050 (D) requires that all projects located in the Tukwila International Blvd Corridor be reviewed using the Tukwila International Boulevard Design Manual (TIBDM). Below are all of the sections in the TIBDM followed by a discussion of the project. For the applicant's response to the criteria, see Attachment C. The manual is organized into four sections; covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject areas, there are one or more Design Criteria, which are general in nature. The Design Criteria explains requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criteria, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. i. Site Design a. Site Design Concept The TIBDM notes that the site design should provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. The applicant has chosen to locate the building as close to TIB while at the same time maintaining the existing driveway. TIB at this location is angled and extends NW to SW. The angle of TIB provides an opportunity for the building, while not located directly along the street, to be somewhat prominent to motorists (See Attachment A and Attachment B, Sheet 1). The ability to move cars on the site is the driving force in the design of the site. However, the site also makes provisions for pedestrian circulation. Like all restaurants of this type, a drive through window will be part of the use. The applicant is proposing to utilize existing curb cuts from both TIB and Military which impacts the layout of the building. The access from TIB is not a typical right angle, due to the alignment of TIB to the property. This design they enter the parking lot (Attachment B, Sheet 1).element will assist in ensuring that drivers slow as Access to the drive through window is located on the western portion of the property. The plan indicates that a total of ten cars can be stacked in the drive throughlane. mot proposed site orist has completed picking up their order in the drive through window they have the option exiting onto TIB that is restricted to right turn only or turning around to access Military Road. Exiting onto Military will allow motorists to utilize the intersection at TIB and S. 152nd Street which would allow them to have left turns onto TIB (Attachment A and Attachment B, Sheet 1). The applicant has provided three raised walkways within the parking area as a means to slow traffic down within the parking area. Another raised walkway is provided through the drive through lane. A total of 28 parking stalls are provided for the building. These parking stalls are primarily located along the north property line with a few parking stalls being located to the west of the building (Attachment B, Sheet 1). Three pedestrian connections are provided on the property. One leads from Military Road South to a building entrance on the west wall and there are two pedestrian connections from TIB (Attachment B, Sheets 1, 2, 3, and 4). B. Miles 5 W:\Users\BRANDON\Combined Staff Report, Ta oage Time.doc 01/20/2011 A small plaza area which is separated from the main building is provided property. One of the pedestrian connections from TIB leads to this plaza is located outside of the building's west wall. The pedestrian connection outdoor seating area (Attachment B, Sheet 1). b. Relationship to Street Front The TIBDM notes that the site design should create a distinct street edge, and minimize parking between structures and the street. One of the primary purposes of the TIBDM is to create a pedestrian friendly environment and to ensure that private development reinforces and augments the public street improvements for pedestrians. As noted, the property is bordered by both TIB and Military Road South. The TIBDM specifically notes that TIB will be considered the major public street and other surrounding streets will be secondary. The applicant's building design pushes the building as close to TIB as possible while still maintaining maneuverability for the drive through lane. No parking is located between the building and TIB. A small plaza area is also located along TIB. Existing frontage improvements are in place along TIB and no additional improvements are needed (Attachment B, Sheet 1). The TIBDM calls for one building Ern ing corner of the building along TIB (Attachment B,r Sheets 1 ovision s 2,be met by locating two doors attN3 and the 4). The applicant will construct improvements along Military as required by the City's development standards. These improvements will need to be coordinated with the City of SeaTac. on the northeast corner of the area. An outdoor seating area from Military runs along this c. Street Corners Not applicable. d. Continuity of Site with Adjacent Sites The TIBDM seeks to have projects maintain a visual and functional continuity between the proposed development and adjacent and neighboring properties. This can be done through the use of setbacks, building massing, circulation, and landscaping. The design of this site is consistent with the design of the KFC fast food restaurant located at 15036 Tukwila International Blvd and the McDonalds restaurant locate directly across the street. In 2003, the existing Burger King was demolished and replaced by a KFC restaurant which was subject to design review approval (L03-011). The KFC site, like the proposed Taco Time site utilized a plaza area along TIB. Additionally, in 2008 McDonalds touilt a the front setbackarea lhatly adjacent to is proposed for th e Taco T. The ime restaurant. estaus for rhe ant. KFC and McDonalds are near identical B. Miles Page 6 WAUsers\BRANDON\Combined Staff Report, Taco Time.doc 01/20/2011 McDonald's Plaza Area The TIBDM encourages joint access driveways and pedestrian connections to adjacent properties. At this time there are no opportunities to incorporate shared access driveways into the design of the site. When the City completed the TIB improvements it provided existing curb cuts to all the surroundin commercial properties and no changes are proposed as part of this proposal. g Pedestrian connections between adjacent properties are provided by using adjacent public sidewalks (Attachment B, Sheet 1). e. Shared Facilities The TIBDM encourages applicants to utilize shared facilities such as common building walls, shared driveways, landscaping or other shared facilities. The proposal is for a stand alone fast food restaurant with a drive through window, therefore there is no opportunity to incorporate any shared facilities. f Site Design for Safety As noted, there will be four pedestrian walkways located on the property. Three of the pedestrian connections lead from a public street (two from TIB and one from Military). There is one pedestrian connection which connects the northern parking stalls to the restaurant. All the pedestrian connections will extend through drive lanes. In order to define the pedestrian space, the applicant has proposed to have the four walkways be raised and have a design which distinguishes the walkways from the surrounding drive lane (Attachment B, Sheet 1). Directional signs are used throughout the site design to assists motorists in navigating the sign1. The proposed building faces the outdoor parking area which will allow patrons to have an unobstructed view of the parking area and the small plaza area (Attachment B, Sheets 1, 2, 3, and 4). Outdoor lighting fixtures are provided throughout the site. Lighting fixtures are also provided at key 1 Encouraged by TIBDM.F.1 B. Miles W:\Users\BRANDON\Combined Staff Report, Ta oage 7 Time.doc 01/20/2011 locations of the building, such as at the drive through window and building entrances. Attachment B, Sheet 10 is an outdoor light plan for the project. g. Siting and Screening of Service Areas The only proposed service area on the site will be the dumpster enclosure located on the northwest corner of the property. As shown in Attachment B, Sheet 1, the applicant is proposing a CMU block enclosure with a stucco finish to match the building. A metal door will be used to provide access to the CMU enclosure. The enclosure is also surrounding by a significant amount of landscaping, including three trees (See Attachment B, Sheet 6). h. Natural Features and Sensitive Areas This criteria is not applicable for the proposed project. This is a redevelopment of an existing site. The existing site is about 99 percent covered with impervious surfaces (buildings, parking lot, and drive lanes) and there are no existing trees on the site. i. Stormwater Detention Facilities The applicant will utilize a below grade stormwater facility for the project (Attachment B, Sheet 9). j. Pedestrian Circulation As noted, pedestrian walkways will be provided on the site. Two of the pedestrian connections will provide access from TIB. One of the access points from TIB will go through the small plaza area located along the NE corner of the property. A third walkway is located from Military Road South. This walkway will extend through a small outdoor seating area before terminating at the building's west entrance. A forth pedestrian connection extends from the parking stalls located along the north property line to the proposed building. As is encouraged by the TIBDM, the walkways will be constructed from a material which will be distinct from the surrounding drive aisles (Attachment B, Sheet 1). k. Pedestrian Amenities The site will feature a small plaza area located in the NE corner of the property, directly along TIB (Attachment B, Sheet 1). Three outdoor tables will be provided within this area. A specific design of the tables has not bee provided. The Tukwila Police Department reviewed the application and requested that the landscaping be toned down in the area in order to increase visibility of people within the plaza area and that a low fence be installed around the plaza area to denote private ownership of the plaza area. Both of these recommendations have been incorporated into the site design (See Attachment B, Sheet 1). A six foot, black chainlink fence will be utilized along the north edge of the pedestrian plaza. This chainlink fence will intersect with an existing brick wall located within the City's right of way. A small outdoor seating area has been provided between Military Road South and the building. Two outdoor seating tables have been provided. A specific design of the tables has not bee provided (Attachment B, Sheet 1). 1. Vehicular Circulation The main vehicular access to the site is via an access point from TIB and one from Military Road South. B. Miles Page 8 W:\Users\BRANDON\Combined Staff Report, Taco Time.doc 01/20/2011 These two access points create a drive lane that directly connects Military to T1B. To slow motorists who enter the site from TIB the drive aisle has been curved. Parking is located along the northerty line and between Military Road and the building (Attachment B, Sheet 1). p p The applicant is proposing a restaurant with a drive through window. The drive though lane starts at the west property line from Military road south and then extends the length of the property along the south property line. The drive through lane can accommodate a total of ten vehicles. Vehicles exiting the drive through window can exit onto TM or turn around the building and exit onto Military Road South (Attachment B, Sheet 1). m. Parking Per the City parking regulations the proposed use is required to be parked at one stall for every 50 square of usable floor area. Usable floor area is defined as "[T]hat part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as sales area, display area, walkway or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non -retail establishments, restrooms, elevator shafts and stairwells at each floor, mecha equipment rooms or attic spaces and exterior covered loading docks (TMC 18.060.863)". nical Using the above definition it was determined that the proposed use had a usable floor area of 1,919 square feet. Thus the site is required to have 38 stalls. The site plan provided as Attachment B, Sheet 1 shows a total of 28 stalls, ten less than required by code. The applicant has requested that the Planning Commission approve parking variance of 25 percent for the proposed use. A discussion on the applicant's parking variance request is discussed later in this staff report. A majority of the parking stalls have been located along the north property line. Five parking stalls, including the two ADA stalls, have been located west of the building. As required by the TMC, bicycle parking will be located along the NW corner of the building. Building Desinn a. Architectural Concepts The TIBDM notes that the, "...architectural design of a proposed project must demonstr unifying concept, clear organization and a consistent architectural character orstyle2"ate a strong Th proposed an architectural character that is consistent with a southwestern themed structure. Ficthe has rst colors selected by the applicant are earth tone and include browns and greens. A stone base is used around all four sides of the building. The same stone is also used to create the column elements at the main entrance on the north elevation of the building. The main entrance also includes a tower element which highlights the main entrance. The north and south elevations incorporate slight building modulation. Additional articulation is also provided by the colors and materials used for the building. Essentially, the applicant has created a base, middle, and cap feature for the building. Cement plaster and metal coping is used to create a distinct roof edge (Attachment B, Sheets,2, 3, 4 and Attachment D). 2 p. 45 B. Miles 9 W:\Users\BRANDON\Combined Staff Report, Ta oage Time.doc 01/20/2011 No other buildings will be located on the site. The only other structure on the site will be the trash enclosure. The plans note that the trash enclosure will be CMU with a stucco finish to match the restaurant building (Attachment B, Sheet 1). b. Architectural Relationships The TIBDM encourages, "...continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an appropriate level of architectural quality". The applicant correctly notes that the surrounding structures are not appropriate to emulate given their size (bank to the south) and overall quality of construction. The applicant notes that the proposed Taco Time is consistent in design with other restaurants in the area. This is the fourth fast food site within the TIB corridor to undergo a major renovation in the last seven years years. In 2003 KFC redeveloped the old Burger King site at 15036 TIB and Jack in the Box made major improvements at the old KFC site at the NW corner of S. 144th St and TIB. A new McDonalds was constructed across the street from the project site in 2008. The Taco Time project includes several elements which were also present with those other three projects. These elements include tower elements which provide prominence to the sites and the use of awnings to highlight entrances and to provide visual interest to the buildings. Rebuilt McDonalds on TIB c. Building Elements, Details, and Materials Given the angle of TIB at the project site, the north elevation will be prominent to drivers along the street. The north elevation is essentially the "front" of the building. The design of the building utilizes .... ....... several awnings along the north elevation. These awnings assist in reducing the mass of •the building and provide horizontal modulation. A tower element. is also used along the north elevation at the main entrance of the building. The applicant has also proposed to install a corner entrance feature along the NE corner of the building which is encouraged in the TIBDM. This entrance will be prominent to drivers traveling south on TIB. Windows are provided along all building facades. These windows allow patrons within the building to view the parking area, TIB and Military Road S. Exterior building lighting is located on all facades (Attachment B, Sheets 2, 3 and 4). The driving force for the choice of materials for the site is durability. The applicant has chosen to use stone, cement plaster, metal awnings, and metal coping (Attachment B, Sheets 2, 3, 4 and Attachment D). 13Miles Page 10 W:\Users\BRANDON\Combined Staff Report, Taco Time.doc 01/20/2011 Dark bronze light fixtures will be located throughout the parking lot (Attachment B, Sheet 10) d. Pedestrian Oriented Features The TIBDM defines a pedestrian -friendly facade as those that feature one or more of the following elements: a. Transparent window area or window displays along at least half the length of the ground floor facade. b. Sculptural, mosaic, or base -relief art work along at least half the length of the ground floor facade. c. At least 500 SF of pedestrian oriented space located along or adjacent to the public or private sidewalks(s), for every 100 linear feet of ground facade that face the public street(s). d. Other measures that meet the intent of the criteria, as approved in conjunction with the overall design review approval. Over half the length of the north elevation includes windows. These windows will allow patrons within the restaurant to view the parking area, TIB, and Military Road S. The applicant has also located three doors to provide access to the restaurant. All three doors can be accessible from the walkways that extend from the Military Road South or TIB. The applicant has also proposed one plaza area along TIB and another outdoor seating area on the site (Attachment B, Sheets 1, 2, 3, and 4). e. Mechanical Equipment Rooftop mechanical equipment will be placed below the parapet of the building. iii Landscape Design a Landscape Design There is currently no landscaping located on the project site. The perimeter landscaping requirements in the Regional Commercial zone are as follows: Front and Second Front ----Ten feet of Type I landscaping Side Five feet of Type II landscaping The purpose of Type I landscaping is "to enhance Tukwila's streetscapes, provide a light visual separation between uses and zoning districts, screen parking areas, and allow views to building entryways and signage (TMC 18.52.030 (A) (1))". The TMC notes the purpose of Type II landscaping is to "...enhance Tukwila's streetscape, provide a moderate visual separation between uses and zoning districts, screen blank walls and parking areas, and allow views to building entryways and signage (TMC 18.52.030 (B)(1))". Type I landscaping is proposed on both TIB and Military Road South. Ash trees are used as the main tree within these landscaped areas. A variety of shrubs and ground cover is also proposed to be planted (Attachment B, Sheet 6). B. Miles Page 11 W:\Users\BRANDOIV\Combined Staff Report, Taco Time.doc 01/20/2011 Type II landscaping will be installed along the north and south property lines. The landscaping on the south property line will assist in screening the drive through lane and the south facade which lacks the architectural features of the other walls. A six-foot black vinyl coated chainlink fence will be installed along the north and south property lines. (Attachment B, Sheet 1) Landscaping is also proposed around the plaza area along TIB and around the outdoor seating area on the project site. A four foot black chanlink fence is proposed around the plaza area. The fence will connect to an existing brick wall located within the City's ROW. b. Planting Design The applicant has selected tree and shrub species that are native to the Pacific Northwest and that are drought tolerant. The site currently contains no trees. As designed, the landscaping will provide some visual buffering, but will also allow viewing of some key areas such as the parking area and TIB plaza area (Attachment B, Sheet 6). iv. Suns The proposed Taco Time is the first new building to be constructed under the City's new sign code. The applicant has proposed a total of four wall signs on the building. These signs are permitted under the new sign code3. The project site is also permitted to have one monument sign which the applicant is proposing to install along TIB. The applicant has not provided details on the design of the monument sign. Smaller directional signs are also proposed within the development. These smaller signs will assist with way finding for motorists. B. DESIGN REVIEW CONCLUSION i. Site Design a. The proposed site design is appropriate for the functional needs of the proposed use. The site design will allow cars and pedestrians to utilize the site in an orderly manner. There should be no impacts to adjacent City streets or adjacent properties. b. The proposed site design promotes ease of use, comfort, and safety for employees and visitors to the site. c. The project will provide a "distinct" edge along Tukwila International Blvd. This edge is similar to the KFC site and McDonald's site along TIB. d. The proposed location of the dumpster enclosure allows it to be adequately screened from TIB. e. The proposed use will enhance pedestrian circulation to and from the site. The applicant is proposed three public pedestrian pathways along the site. f The site will have no shared circulation areas or parking with neighboring commercial properties. However, there are practical considerations for why shared facilities can not be accommodated with the proposed project. Adjacent sidewalks are available to access the site. g. The proposed parking is the minimum necessary to serve the proposed use (See Parking Variance Discussion in section 2 of this staff report). Additionally, the applicant has designed the site layout to break up the appearance of large paved areas. 3 A separate sign permit is required for the installation of these signs. The signs shown on the plans are for reference only, the exact size will be determined at the time of sign permit issuance. B. Miles Page 12 01/20/2011 W:\Users\BRANDON\Combined Staff Report, Taco Time.doc h. The applicant has not provided detailed design of pedestrian amenities such as benches for the plaza area. A detailed design of the pedestrian amenities shall be provided as part of the building permit review process. ii. Building Design a. The proposed building design is consistent with other similar redevelopment proposals along TIB. The building takes advantage of its prominent location by incorporating unique and distinctive architectural features. The project will also add visual interest and identifiable elements to the streetscape. b. The building utilizes durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. c. The applicant has adequately screened from view all roof top mechanical equipment. iii. Landscape Design a. The plant material selected for the site will be harmonious with the choice of colors for the buildings on the site. b. The added landscaping will significantly improve the urban environment along this portion of Tukwila International Blvd. c. No pruning of trees shall be allowed. iv. Signage a. The proposed signage is compatible with the proposed building design. The applicant has taken advantage of the opportunities provided by the new sign code. However, the design of the monument sign and the internal information signs shall be consistent with the overall design theme on the property. C. RECOMMENDATIONS Staff recommends approval of the Design Review application with the following conditions: 1. Prior to the issuance of a sign permit for the monument sign on the property, the applicant shall submit plans that demonstrate that the monument signs will have a design and use materials that are consistent with the finishes of the building. 2. The Director shall approve the final design of the internal informational signs on the property. The signs must have a design and utilize color(s) which are consistent with the building's design and color scheme. 3. The Director shall approve the design of the individual tables within the outdoor plaza area and outdoor seating areas prior to the issuance of the building permit. 4. All trees on the site shall be permitted to achieve their maximum height. Pruning of trees shall be limited to the removal of hazardous or dead branches or if the pruning is done with the purpose of allowing the trees to fully mature. Topping the trees in order to provide better visibility for the building or signage shall not be permitted. B. Miles Page 13 W:\Users\BRANDON\Combined Staff Report, Taco Tinie.doc 01/20/2011 SECTION II. SPECIAL PERMISSION APPLICATION FOR 25% PARKING REDUCTION Request The City's zoning code requires that fast food restaurants have one parking stalls per 50 square feet of usable floor area. A traditional sit-down restaurant is required to have one stall for every 100 square feet of usable floor area. A fast food restaurant is distinguished from a sit down restaurant typically by how the food served. Restaurants that use disposable containers are considered fast food'. The City only requires parking for "usable floor" area and not for the gross building square footage. Usable floor area is defined as "[T]hat part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as sales area, display area, walkway or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non -retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks (TMC 18.060.863)". The proposed Taco Time has a gross area of 2,381 square feet (Attachment B, Sheet 1). Using the definition of usable floor area listed above, the usable floor area for the proposed Taco Time would be 1,919 square feet. Taco Time is a hybrid between the fast food and sit-down restaurant definition. The applicant's site plan shows a total of 28 parking stalls (Attachment B, Sheet 1). Using the fast food parking calculation, the applicant is required to have a total of 38 parking stalls. The applicant is requesting a reduction of 25 percent from what is required in the TMC. A. Review Criteria TMC 18.56.140 (B) states the criteria that will be used to evaluate variance from parking standards. The applicant's response is provided as Attachment E of this staff report. A. All shared parking strategies are explored. As was noted earlier in this staff report, the Taco Time will be locating at an existing commercial site. All existing commercial properties are built out and unable to provide excess parking to the proposed Taco Time. B. On site park and ride opportunities are fully explored. Not applicable for the proposed use. C. The site is in compliance with the City's commute trip reduction ordinance, or if not and affected employer as defined by the City's ordinance, agrees to become affected. The project is not subject to the requirements of the City's CTR program as it does not have more than 100 employees. However, granting this parking variance will require that the site participate in the City's CTR program. Given the proposed use, there are limited opportunities to develop a CTR program on the site. The greatest demand for parking will not be from the employees, but will be from customers using the site. However, if a CTR program is implemented for the employees it would reduce the parking 4 TMC 18.06.687 and TMC 18.06.668 B. Miles Page 14 W:\Users\BRANDON\Combined Staff Report, Taco Time.doc 01/20/2011 demand on the site. The applicant's narrative (Attachment E) incorrectly assumes that participation in the CTR program is about reducing traffic during peak hours; however the intention of participation in such a program is to reduce parking demand thus allowing for a lower parking count on the site. For example, Taco Time could provide employees with transit passes in order to reduce employee parking on the site. Thus, participation in the CTR program is critical to reducing parking demand on the site. D. The site is at least 300 feet away from a single-family residential zone There is no single-family residential zone within 300-feet of the subject property. E. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects The applicant's narrative (Attachment E) notes that the City's parking requirement is the highest required of all the Taco Time locations in Washington and Oregon. The followingtable shows the gross square footage for Taco Time restaurants in Washington and Oregon and the total number of parking stalls available: On average, the existing corporate Taco Time restaurants in Washington and Oregon have 18 stalls per store, with 68.2 percent of all stores falling into a range between 11.5 and 24.5 parking stalls. The median number of parking stalls for all stores is 17. The proposed Taco Time will have 28 stalls, which is one stall less than the highest parking count listed above (East Marginal Way). The applicant has also notes that 60 percent of the business will be patrons using the drive through window which would reduce the demand for on site parking. As noted, a total of 10 parking spots have been provided to stack cars that are using the drive through window. The site is also located near transit. A Metro bus stop is located within .1 miles of the restaurant and the site can be easily accessed from Light Rail. Access to transit could be used as a way to reduce parking demand created by employees of the new Taco Time; however the availability of transit will likely not B. Miles Page 15 W:>Users\BRANDON\Combined Staff Report, Taco Time.doc 01/20/2011 reduce parking demand created by customers. B. Conclusion The applicant has shown that the proposed Taco Time will have a parking count that is one of the highest of all their stores. The City's parking ratio of one stall for every 50 square feet of usable floor area is a catch all for all fast food restaurants, such as Burger King, Jack in the Box, and McDonalds. One thing that the applicant did not mention, but which advances the applicant's case for a parking reduction, is that Taco Time does not fit easily into the "fast food" definition nor does it fit nicely into the "restaurant" definition. The City distinguishes between a fast food and sit down restaurants by how the food is served (disposable containers vs. non -disposable containers). Food prepared for dine in customers at Taco Time is served in both disposable and non -disposable containers. For example a soft taco is served in a wrapper and thus would be considered fast food, but a taco salad is served on plate and thus would not be considered fast food. Taco Time is essentially a hybrid between a fast food and sit clown restaurant. If we were to apply a parking ratio that splits the difference between the fast food parking ratio (1 per 50 square feet) and sit down restaurant ratio (1 per 100 square feet) we would require one stall for every 75 square feet of usable floor area. Using this number the proposed Taco Time would be required to have a total of 25 parking stalls (total proposed is 28). Unlike an office or destination use, (the Mosque or Light Rail Station), the proposed Taco Time restaurant is not a destination. Users will choose to go there and if they are unable to find parking, would likely use the drive through window or would choose to go elsewhere for food. Thus, the impact of not providing enough parking in this case would be loss of business to the applicant AND not impacts to adjacent properties. The site is also designed in a manner that encourages pedestrian connectivity. Motorists who live or work in the area may choose to walk to the site instead of driving. The pedestrian accessibility would assist in reducing parking demand on the site. Finally, the site has good access to transit which could help reduce parking demand created by employees. Reducing the number of required parking stalls for the restaurant is also consistent with the goals of redeveloping TIB. The TIBDM encourages that parking, where possible, be limited. Goal M.1 states, "Minimize the amount of space devoted to parking by taking advantage of shared parking and/or methods for reducing parking demand...". As further noted, the intent of this goal is to: • To minimize the visual impact of large paved areas; • To increase site utilization by reducing the amount of land area devoted to automobile parking; and • To increase the attractiveness of TIB for pedestrians. Based upon the information presented to the City, the reduction of parking on the site by 25 percent is warranted. The applicant has provided parking information, which demonstrates that sufficient parking will be available on the site. However, monitoring should be used to ensure that there are no off -site parking issues created by the reduction in the total number of parking stalls. B. Miles Page 16 W:\Users\BRANDON\Combined Staff Report, Taco Time.doc 01 /20/2011 C. Staffs Recommendation The parking variance should be granted subject to the following conditions: 1. The site is now subject to the City's CTR program. 2. One year from the date of granting of final occupancy by the City, the applicant shall submit a parking utilization survey which outlines the parking utilization created by the site. The parking utilization survey must document the average demand (customers and employees) created by the site during the lunch rush (11:30 A.M to 1:30) and dinner rush (5:00 P.M to 7:00 P.M). If impacts are identified the report must include measures to reduce parking demand, including reducing parking demand created by employees. B. Miles W:\Users\BRANDON\Combined Staff age 17 Report, Taco Time.doc 01/20/2011 , —.4 r" ' .1 ' s 1:' } 1 1 L.- / . :A.1 ., : p- :7i1,_1• l'N-?1, , -' t„1 'o•-•-' , t. .il I.: - Li• FrojectSite --, -)".. '"' '' `.i,r1 - - ' • - 7 ..'' ..,, k ',v'i.; ;t t-- r, 1 . ,* r,- -).'.1- f-f 1 i ..,.',.''. -' ---‘1:7_._q ,,-,,..-.-Lt_,..,,_4' 1t, _as...".-la."i.-s,- s, A,:7-i-,.7-.._p.,o..-...-,-.,.•',.t-L1.i.,-.." ,,%,,.;i ,._,, )-_4,,,-.1'tIWlE1i„',.I.-,•'- ,'i L,,,", -;:,i;l1,-1,:-. —6'. 141-(.1'.. 1—a-. -:c-14111-4- 5d4i:47,;'."-.-.i,.- .:•-7;.,; ",„L,,.,r—.7-)--1'-:,, ..1.-.--i •—,IfI: .-.--,-=-' ,' . 7„„?-T711.r/ „— Ar;- ' •' e1,...-.l .t1i(t- ii-t-_--.t•1 i '71. ',''?'" '"---J J •_,....j;...,, Tzr:-.....- i , - ,,....v I - '''';.5./. • '`-i, 141`-t:4 P , , , . .., .... 1,,,..,,,m, . , 1 ,„. I ,.:... .. .. a ‘.t VI , ,. . f, ' r, ':i.'" - ._ - i. _44_ t, •'-•1 11.1' t, _,Iik, ,...1_;. I. .9 , f .. , 41,1 I,,,' !: : j"--;..,; ..1 -.-..', l•-•.". a : S.1,1 ,21 " ti / ' - N, ' - - L. 1;"•-• .--‘r I-41 4. 1 ' . ^ , g :' ,4 ,,. .--44:-.001,. t-,, FittN ,t4.0 P : I -^' 4 , —..., CC ---1 ee."—PC't,' '''''''' '''''"'•' :3 —1--- • e — • i 71.,., el ' y Intematicirial tly4 t . / ,I. i '..-__..2 =, ' ''':',,' '. '-,10 iL ' ,.:1::_' :•"'''.- i ' ....4 • a 4,. "' - -i - 1'I '' • ' , '. '1.4:77-., iiu- r.':_.-*`,-- --(•,-,x---•Le1=.rr,,- .,.-------, 3',.. ..- 5.t. efzts„T,'!„,- - .=- I us a. - •• ..;., ..,.,2'tft."...6.1.„-i. ,T,,,#_a. . 5v; •,, ./111.0.-51; E8 . .'— . '. ".6 ...' . _ , --•- _ —_ — —---... -4.--- -. --- t ---4,---..""-2.". „.....:,.... 1.'' ' --'-- ....... --......-..,.... ---- --- - '---.:.". . . . ,.......... - .- ... _ ....._ .......,----.Zi woo Taco Time Site t Vicinty Map CityGIS 515 ft Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property ofthe contributor supplied under license and may not be approved except as licensed by Digital Map Products. Attachment A MO.RT I VICINITY MAP \ 0 \ of (rl u1 LA 31$.19 aa��IK- _ X X V Y 203.31' N 88" 09'19" W SITE PLAN e- SCALE: 1" = 20'-0" 10.44' 0' 5' 10' 20' 40' -7 Attachment B so' CODE INFORMATION: SITE NOTES: 1-1B-2011 12-21-10 REVISE PER AGENCY COMMENTS SUBMIT DESIGN REVIEW EXISTING USE: ZONE: TYPE OF CONSTRUCTION: OCCUPANCY GROUP: ALLOWABLE AREA: ACTUAL BLDG. AREA: OVERALL SITE AREA BLDG SETBACKS: FLOOR AREA RATIO: TRUDYS TAVERN REGIONAL COMMERCIAL (RC) vs A-2 QUICK -SERVE RESTAURANT VATH DRIVE THRU WINDOW 6.000 SF (A-2, VB CORSI.) 2,381 SF +/- 26,456 SF FRONT : 20': 2ND FRONT: 10': SIDE YARD: 10' 2,381 5F / 26,458 SF - 976 PARKING REQUIRED: PARKI NO PROVIDED: BLDG a BUILDING 1,919 SF USABLE AREA / 100 =38 STALLS 28 STALLS OCCUPANCY FLOOR AREA TOTAL AREA: 1ST FLOOR A2 TOTAL CONDITIONED AREA: 2.381 SF 2,381 SF 2,381 SF 6' BLACK CHAINLITK FENCE 22' HT UGHT POST WT1H 250W METAL HAUOE LAMPS 6' HIGH CONCRETE CURBING BIKE RACK 4' CONCRETE WALK RAISED TEXTURED ASPHALT CONCRETE SURFACE NEW CATCH BASIN, REFER TO GRAWHG/ORAWAGE PLAIN 24' X 24' 1E0TURED CONCRETE PLAZA CONCRETE TABLES WITH BUILT -RI BENCHES METAL CANOPY OVERHANG PRIMARY ENTRY ASPHALT CONCRETE PAVEMENT 011 019 024 UNDERGROUND GREASE INTERCEPTOR INTERNALLY ILLUMINATED PREVIEW MENU BOARD SPEAKER BOX MENU BOARD 4' STEEL BOLLARD W11H PAINT FINISH REMOVE MST. CURBING PAINTED DIRECTIONAL ARROWS EXIST 1RUDY5 BAR TO 6E DEMOLISHED DRIVE THRU 'ENTRY SIGN '00 NOT ENTER' SIGN 6' HT CONC. BLOCK TRASH ENCLOSURE 441H CMU WALLS AND STEEL DOORS, PAINTED TO MATCH BUILDING. STEEL HEIGHT DETECTOR OAR CONCRETE SLAB AT TRASH ENCLOSURE 4' 4DE PAINT LINE EXIST. APPROACH TO REMAIN DEBARKS NUMBER OF STACKING IN DRIVE THRU LAME EXIST. CONCRETE CURBING TO REMAIN OFFEITE EXIST. CONCRETE CURBING TO REMAIN OFFSITE EXIST. WATER METER TO BE RELOCATED PROPOSED TACO MME BUILDING 4' HT BLACK CHAJNLEIK FENCE DATE REVISIONS Taco Time Restaurant 15037 Tukwila International Blvd. Tukwila, WA \r; H.G. Kimura Aniaset, PLLC E0MAII HBMmv.Ooemdd' 18012 W.6 Own OR. SE RMM WA 880611 DATE:12-21-10 JOB N0.10-2042 A1,7 NOTE: VERIFY IDENTIFICATION SIGN LOCATIONS WITH OWNER PRIOR TO INSTALLATION o ILLUMINATED TACO TIME CACTUS JgNT UFJES SIGN, PROVIDE J-BOX BEHIND SIGN h VERIFY EXACT LOC. W/ OWNER. 20.-2 3/0 PREFABRICATED WING UNIT BY 17-91/4'� 9 1 411 ®��2 AWIPJG MANUFACTURER 17'-0" t�e77 • cDNr4. •♦ s AI= 14.-0 I /0 =-DJ./-Z _ AIr "5./T/EMP / NORTH ELEVATION NOTE: VERIFY IDENTIFICATION SIGN LOCA110HS MATH OWNER PRIOR TO INSTALLATION EQUAL ALUMINUM STOREFRONT SYSTEM MATH INSULATED GLASS U=.40 INSTALL CEMENT PLASTER ON BACK AND SIDES OF ENTRY TOWER EQUAL aco lime WEST ELEVATION 1/4"=1._O" 3-0' 0 ' // 3-0" 'i amaT BRONZE ALUMINUM STOREFRONT SYSTEM WTH I' INSULATED GLASS U=.40 WITH TEMP. GLASS PER WINDOW SCHEDULE. \ \ \\ \N \\ \ \ \k \k \\ 0 TEMP CONCEKE0 OS NOTE LAMP STEM TO MATCH CREEK AWNING. LAMP SHADE SHALL BE STAINLESS STEEL STEEL CHANNEL OVER - \_HANG WALL SCONCE, EACH SIDE PREFlNISHED METAL COVEREO TRIM // \WALL SCONCE LIGHT EACH SIDE OF ENTRY DOOR, PRUDE FLUSH ELEC. BOX BEHIND. EAST ELEVATION NOTE: VERIFY IDENTIFICATION SIGN r LOCATIONS WITH 0R R PRIORI TO INSTALLATION !1 1,J PAINTED STEEL CHANNEL ENTRY STRUCTURE REFER TO STRUCTURAL OWLS r 7/8' 3-COAT CEMENT PLASTER SYSTEM OVER 2 LAYERS GRADE '0' BUILDING PAPER OVER /2' PLYWOOD SHEATHING FINAL COAT OVER CEMENT PLASTER' SHALL 8E AH ELASTOMERIC "DRYVIY FINISH COAT // // // BRONZE ALUMINUM FRAMED WINDOWS VATH INSULATED GLASS U= .40 REFER 10 WINDOW SCHEDULE FOR WINDOWS REM) TO BE TEMPERED A TH DIVIDED BY ALIGN VERT. J01N15 WITH AWNING AND PROVIDE CENTER JOINT AS SHOWN. CEMENT PLASTER VERT. JT. UIJES AWNING MANUFACTURER TO PROVIDE FLASHING FOR AWNING SYSTEM. r f/ AEI EFTIJISHED METAL FLA9AIJG AT TOP TOP OF STONE CAP 2 I/2' X 2 1/2" Y 18' STONE GAP, COTCR *TO BE SELECTED BY OWNER wiww�cc CULTURED STONJOINTS OVER SCOTMORTAR VATH .!. MORTAR Jq 0L OMER MORTAR BEO OVER GALS. METAL LATH PVER 2-LAYERS GRADE 'BLDG " '0 PAPER OVER PLYWOOD SHEATHING. CONTRACTOR SHALL FOLLOW MMIUt. INSIALL RLLUMM. rtY ACTUAL MANUF. CHOSEN BY OWIJER. ABOVE SPECS ARE FOR A CULIERED STONE SYSTEM PROVIDED BY OWENS CORNING. NOTE. CULTURED STONE CHOSEN BY OWMJER MAY NOT HAVE MORTAR MKS. co dame EMP TEMP i / TEMP //✓ TEMP r/ 20'-2 3/0 17.-9 1 /44�„ 17'-0 v� 14'-0 1 /7 3'-0" 0 EXTERIOR FINISH SCHEDULE mark description monulroc Curer color number remarks supplied Y installed by. 01 ORYVIT: SANDBLAST FINISH BENJAMIN MOORE MESA VERDE TAN AC-33 510EWALL5 GC GC D2 DRYNT; SANDBLAST FINISH BENJAMIN MO0RE TAWNY ROSE 2173-20 ENTRY SIDEWALL k BANDING GC GC <Di ORYMT; SANDBLAST FINISH BENJAMIN MOORE TARRYTOWN GREEN NC-134 ACCENT BANDING CC GC 0 ORYNT; SANDBLAST FINISH BENJAMIN MOORE TERRAPIN GPM/ 2145-20 ACCENT BANDING CC CC 51 STONE FACADE ELDORADOR STONE NANNCKET STACKED STONE COLUMIJS & CAPS GC GC MOi METAL ROOFING NU -RAY METAL HARTFORD GREEN - AWNINGS CAP k TRW GC GC O SOUTH ELEVATION 1/4"=1'-0" RECISTL,R .%9L.124-14 '-0" 2.� 1-14-10 RESPONSE TO D.R. COMMENTS 12-21-10 DESIGN REVIEW SUBMITTAL DATE REVISIONS Taco Time Restaurant 15037 Tukwila International Blvd. Tukwila, WA H.G. Kimura J1r M.c8, PLLC PAIL: WWW.O ma*rwl TY 425.1l*.S000 Fox GS.V1.23I MU W. lab DIIMonim CA. SE Ronow WA DATE:12-21-10 J08 1J0.10-2042 A3 Taco Time Restaurant 15037 Tukwila International Blvd Tukwila, WA 5outk Elevation ast Elevation I/4" = i ,-0" I-,..� ACt�POIIMMICI COMMITS MOM MOM WM Taco Time Restaurant 15037 Tukwila International Blvd Tukwila, WA H.G. Kimura •2a nuc 'Air; 12-14-2011) JOB M0.07-204. A3.2 38'-6' HAT. GAS ELEC. CA8. I I n i yl I r R-- JAN. INSTANTANEOUS rfs �� p \ \ _�LJ HOT WATER I / / . F HEATER, VERIFY EXACT LOC. 1 I I 1 i rWO 1 I I HALL DINING DIIiii I . P1 WTwillWN OWNER. : L \ \ - 1 j �M�Ef 1T1T�Y O O r 68 SEATS -, + - _ PHONES O BOARD ELECT."N�3- Pl /'-'� \; 446 DRY STORAGE PANELS ,., — MP -1- — — — - - - - B P 1 -_J 1 i W1 wl A LOw HEIGHT WALL 0 FOOD PREP. 1 4-42" A.F.F. (Tm) Pl NI W1A Vv - COULER a O Ic/N1 W7A ! W3 O I I - J --, HIGH CHixIRS L_� f 1 I STAINLESS SO WALL COVERNIG 111 0 RI'+34" ___-_ III111I11 A.F.F. J K )4 ❑ ; AT TRAY SURFACE Q (73 ® OVER LWB SURFACE PER 1MC 50].3 RaiBEHI ID 'PPE 1 HOOD Rai TOP GI BASE TO BON. OF HOCO 1 ��' eISTALL rGWB TYPE 'IC OVER r Mh 5iU05 AT 2a' OC n A,► I, 10 I-y ICYI MENU WALL Q OKR r GWB rem .E on EKIERICR STUD SYSTEM, FULL 10 ABOVE HT TO DOT. OF ROOF DECK -HR WALL PER GA FILE NO. I 6X6 KITCHEN POST - IRV ENTRY MY — -J TA-1 1 F%. I O J 1 1 1 J SERVICE +34' ® DRIVE—THRU SERVCE ( 0 o 1 1 I]' -___ L- J I I 1 OFFICE I I __I fT651 4FLOC NORTH PLAN sub , REG1STFT;E0 F1; IITtCT IRGti/1<IM!IRA S GIN 12-21-10 SUBMIT DESIGN REVIEW DATE REVISIONS Taco Time Restaurant 15037 Tukwila International Blvd. Tukwila, WA 98188 H.G. Kimura Architect, PLLC (•.MANS: r innOmn:gq..W ±M.26.200.5000 fa 42391328] 0012 W. LO.8In 12226E peen, WA 626+e DATE 12-21-10 JOB N0.10-2042 A2.1 O 61 F44 ,)=I4 \i„ t\t)\ / -- - / / / — _II dsc J•�' �e _ —I• !C'� y-�Q�����LS►�Y��R��0.� -� - �- t;"�1F..y� ae f `' ! Y. \f7.1t�IQrdmegtSiG'.s_ \—/ --.t..- O0\ iffitocuititetc-i)ACrQI '0171 Z 17ClO � 1 f_ •vr!� '�� ��Ii:rOi;j ri A`�� `�I� ,� -� � � � ':O"'"poi"�a'� Y,Dill1�1��©i '10©JI� \ w 'rn4j0%ro:;rr�\a ��.. ��_! ,;d C Oa h'. \ di k ti'yj: ,>ew ,© 111113;101C C'up�fllhd� ei E� 6-4V8 °ova20oa%c�©�ooc9l°ro���aac��,-_.��'iS�oi��►►w:Q•Q�co0�� with sight -obscuring fence •.44 el a9 .> l � PRELIMINARY LANDSCAPE PLANTING PLAN SCALE: 1" = 20'-0" ALIGNED WITH SURVEY NORTH Coo .A PLANT LIST symbol botanical/common name TREES quont. size/root/spacing/remarks Acer polmatum 'Songo Kaku'/Coral-bark 1 Japanese Maple Acer rubrum 'Bowholl'/8owholl Red Maple 19 Fraxinus pennsylvonico 'Cimmzam'/ 7 / Cimmaron Ash Pyrus calleryiona 'Glenn's Form"/ 6 Chanticleer flowering Pear SHRUBS A Abelia grandifloro 'Edward Goucher'/ Edward Goucher Abelio 52 Au Arbutus unedo 'Compacta'/Compact Strowberry-tree 5 B Berberis verruculosa/Worty Barberry 37 C Choysia ternata/Mexicon-orange 5 D Escallonio Newport Dwarf' 31 E Euonymus alatus 'Compacta C Winged E.9 o Festucga glouce 'Elijah Blue'/E.B. Fescue 34 61 Hebe Autumn Glory 30 M Mahonia aquifolium Compacto'/Compact Oregon -grope 47 N Nandina domestico 'Compacta'/Compact Heavenly -bamboo 25 © ® Nassella tenuissima/Mexican Feather Gross37 0 Osmanthus delavoyi/Delovay 0smanthus 29 P Prunus lourocerasus Mount Vernon '/ Mount Vernon Laurel 12 GROUNDCOVER - plant in triangular pattern \:Arctostaphylos uva-ursi/Kinnikinnick 1,500 1 gal. can, 24" o.c. ❖.oF: Rubus rolfei aka R. P ent alobo )/ Creeping Rubus 560 4" pots, 18' o.c. 1\" col. min., 8&B, specimen form 2" cal. min., B&B, 20' o.c., clear trunk to 6' ht., full 2" cal. min., B&B. 30' c.c., clear trunk to 6' ht., full 2" cal. min., B&8, space os shown, clear trunk to 6' ht., full 18" ht. min, 4' a.c., ful 18" ht. min, 4' o.c., ful 18" ht. min, 4' o.c., ful 18" ht. min, 4' o.c.. ful 15" ht. min, 3' o.c., ful 18" ht. min, 4' o.c., ful 1 gal. can min, 2' o.c., full 15 sp. min, 2 o.c., ful 15" ht. min, 3' o.c., full 15" ht. min, 3' o.c., full 1 gal. con min, 2' o.c., full 18 ht. min, 4' o.c., full 15" spt. min, 3' o.c., full NOTES 1. Meet all the requirements of the City of Tukwila. 2. It is the landscape contractors responsibilty to determine quontities. If discrepancy occurs between the plant list and the plan, the greater number shall be used. 3. An automatic irrigation system shall be designed ondinstolled with 100% coverage. Overwatering shall be avoided. Place the deduct water adjocent to the domestic water meter. The system shall include on automatic rain shut-off device. 4. In all plonting areas, remove 18" of existing soil under the demolished asphalt and replace with topsoil or 3-way mix in 6" lifts and compacted to 85%. Soil or soil mix to contain mycorrhizoe strains. STAKING PLAN TREE STAKES TIES TREE HIRE OR TIES TREES TYPICAL ALL PLANTS • PLANTING PIT TWO TIMES SIZE OF ROOT BALL • PRUNE ALL DISEASED AND BROKEN BRANCHES • PLANTING SOIL MIX TO BE 2/3 TOPSOIL, 1/3 ORGANIC MATTER • ESTABLISH 3' DIAMETER TREE AND SHRUB BASINS IN BEDS FOR ALL TREES 1/2T BLACK HOSE W/ 2 STRAND 12GA PMSTED WIRE OR CHAINLOCK TREE DES 3-2-X2'X8.-0" STAKES SECURELY DRIVEN INTO GROUND 2" MULCH IN BASINS & BEDS I11=IIII�1 r�'e I rill COMPACTED PLANTING SOIL MIX 9' TAMPED PLANTING SOIL MIX UNGLAZED PLANT PIT SURFACE SHRUBS TYPICAL PLANTING DETAILS NOT TO SCALE UM o ...SCOPE HERMINA EHRLICH EFRII36SE NO. EXPIRES 03/31/12 HERMINA EHRLICH DESIGNS landscape architecture & site planning 713 north 73 street Battle, wa 98103 Ph, 206-784-8604 F. 206-789-6855 C: 206-999-1537 Email: hedesigns6msn.com 1-13-11 DATE delete Militory Rd. sign odd plant list symbols, bike rock & south fence REVISIONS Taco Time Restaurant NNWC 1S2nd & Tukwila International Blvd. Tukwila, WA H.G. Kimura Arcluted, PLLC E9WL 7.048f0287pnanIM 141425 003000 Fa 425.271.2383 10212 W LW pay. a0. SE e8.11m1 WA 88060 DATE: 12-21-10 JOB N0.10-2042 L1.1 SCALE: 1" = 50' 3s 50 100 SHEET INDEX 7 2 3 CV-O 1 EC-D 1 PU-O 1 COVER SHEET EXISTING CONDITIONS PLAN PRELIMINARY UTILITY PLAN LEGEND PROPOSED FEATURES -- BOUNDARY IIIRIGHT-OF-WAY ASPHALT FA V'EMENT LOT LINE la SIOEIVALK - LOW X CURB • CENTER LINE 5A5G/T -EEASEMENT • RIP DING "00/20INT - BUILDING OVERHANG BUILDING ROL1UNE - -BUILDING SETBACK. (BSBL) PROPOSED UTILITIES 57091. DRAIN PIPE • CATCH BASIN, TYPE 1 - ---- SURFACE FLOW 1 PIPE LOW 5EV1`R SEROCE CULVERT END PIPE /20W • STOW.? CLEANOUT • .54411R 7EAN0UT Q YARD DRAIN ER- WATER METER EXISTING FEATURES ADJACENT PLAT/PARCEL LINE :J. FIRE HYDRANT ADJACENT RIGH7-OF-WA Y/1.075 Ls- WA TER METER CENTERLINE EAR' MENI W GATE VAL VE -- - SURFACE FEATURES RI WATER MANHOL 10' CONTOURS -O- POWER POLE 2' 605IOURS ._ - - - -SO - STORM DRAIN PIPE � �,1 GUY ANCHOR - - - -SS - a-YF_R MAIN! �-� V STREET LIGHT /01/ W-WA TERMA/N 1-P1 POKER VAULT -- ---OHS- 47//5,/ P0"2EP LINE _..-P- 3J.RIEO POWER LINE El TRANSFORMER -CAS MAIN - - - - BURIED FIBER OPTIC CABLE .4'POWER METER -V/LPE FENCE © GAS METER O-CHAIM/NI( FENCE T GAS VAL VE ❑-BOARD FENCE 1-7T7 •Lt. R/7471N- e SIGN O CATCH BASIN, TYPE I L ASPHALT IQI CATCH BASIN, TYPE 11 ,-_ I.% SO PIFE LOW fi CONCRETE 38 YARD DRAIN STORNI CLEANOUT ("1 SE1£R MANHOLE Si GEP. CL£ANDUT L:' 55 PIPE FLOW TWO TACK IN L,CAD 3 X.1' GONE 1AON ON On' I,5 C A, (a/200D) =011 '4 IN 3' BRASS 0/SC IN COVC 7A0.§', ON. 0.8' IN CASE (1/2009) SW 7/4, NW ; ,/4, SEC 22, TWP 23IVF ROE 4E, W, N.L T rICWILA TACO TIME FOUND Y' MARK IN 2' BRASS DISC ON J' SC. CONCRETE MONUMENT IN CASE, DOWN 0.8' (H20 FOR POINT OF TANG£NCT OF GEN FERUNE) TO/27 2010 753S!' S 144TH ST FOUND RERAN AND CAP _ r'CRC:'NES 29537' / 0.1'NORD/AND 1.2'WEST PROPERTY CORNER l: r EX 1-STORY CONCRE Y7E 7RUCTL::Rc NEW PARSE 332,143 SF NEW PARSE!. I 222.6/1 SF 1954s' S 152ND ST FOUND REBAR AND CAP B.3' ROPE NOR 29A.77' 0. AND 7' VYST !CF PROPER ARTY CORNIER may. FOUND ROAR k CAP 010 / 'CRONES 29537' .._ 0.2'NOR R! AND 0.6' KEST OF PARCEL CORNER _ND PUNO+W 1/_I"BRA1/2 TIN A''5 44' CONC MON, DN 0.55' 1N CAST; (8/2009) PC4LCULA7 PEERR 7/E0 RI \ 1 77 405 VICINITY MAP NO770 SCALE PRDL.IECT TEAM OWNER FRO.1 CI:CMEER ARCHITECT H.G. KIMURA ARCHITECT, PLLC 18012 W LAKE DESIRE DR 5E RENTON, WA.. 56056 (425) 7611-5000 SITE DATA CIVIL ENGINEER 042 ELUEUX£ GROUP 25 CENTRAL WAY. SUITE 400 KL11111/ D, IRA 98533 (425) 2i5-4D51 ..225 CONTACR2 G£OFF E. TAMBL£, PE SURVEYOR AXIS SU`4VE' AND M7,FPLNG /3005 NE 126R1 PL KIRKLAaND, IAA 95034 (425) 823--5700 CONTACT: ALLEN V/ GRISSOM, PIS 517E ADDRESS' NN /C T,21/0 t8 TUKW`LA IN TERRA TOTAL SITE AREA: 55,555 SF NEW PARCEL I AREA REPLACED IMPERVIOUS: LOT 7MPZJiv70U5 COVERAGE: NEW PARCEL 2 AREA) REPLACED IMPERVIOUS EXIST/NC, 11APERNDUS' TOTAL a/REM/701JB LOT IMPERVIOUS COVCSACE. 28,512 5F 20.620 EF 77.7Y 32,743 07 1,697 27 7a7 5F 29,4E_ S' 91. 7R ONAT ST VD LEGAL DESCRIPTION PARCEL A: THE NORTH 90 FEET OF LOT 2. BLOCK 4, FIRS: AD0ITIOK TO ADAM'S HOME TRACTS ACCORDING TO THE PEAT THE?=0 ,RECORDED 1/1 WLUME 12 OE PLATS PACE 50, RECORDS OF MC MANY,, VASHINGT 11 SITUATE IN THE COUNTY OF KING, STATE OF WASHING:TON. PARCEL E: LOTS 2 ANO 3, BLOCK 4, FIRST ADDIT,'ON TO ADAM S HOME TRACTS, ACCORDING 10 IDE PLAT THEREOF RECORDED 1N VOLUME 12 OF PLATS, PAGE 50, RECORDS Or KING COUNTY VVASHINGTON, EXCEPT THE NOR'D( 90 FELT OF SAID LOT 2: AND EXCEPT THE SOUTH 140 FEET (MEASURED AT RIGHT ANGLES TO SOUTH 152N0 STREET) OF SAID COT 3; AND EXCEPT THAT PORTION CONVE±T_L TO THE STATE OF WASHINGTON FOR HIGHWAY BY DEED RECORDED UNDER RECOROWG N0. 2014223. SITUATE IN THE COUNTY OF KING. STATE OF WASH'INGRLV PARCEL C: THAT PORNO, OF LOT 29, BLOCK 4. FIRST ADDITION 10 ADA.M'S HOME TRACTS, ACCORDING TO 7HE PLAT ?HEREOF RECORDED IN VOLUME 12 OF PLATS. PAGE 50, RECORDS OF KING COUNTY, WANHINGTON, LNNG W(STR.Y OF PACIFIC HIGHWAY 50U771. S1UA7E IN THE COUNTY OF KIND STALE OF' WASHI,NGTON. BASIS OF SEARING BASS OF BEARING N00'507E' ALONG THE 7/25T LINE (1F THE NW WARIER OF SECDOV 22. Tt . 23N. RGE 4E., WM. DATUM VERTICAL DATUM: NA VO 88 HCWIZON TAT. DATUM: NAO DJ/91 $BENCH MARK 78M A' SET MAG NAIL /V ASPHALT' AT NE CORNER KEY BANN PARKING LOT, (SE CORNER OF SITE) 12' SW OE GREEN LIGHT STANDARD AND 7' SOUTH OF FACE OF EXTRUDED CURB INTERSECTION 517N BACK OF WALK L2EMARDN: 187.90. 173M 0,' SET AUG NAIL AND WASHER 'AXIS CONTROL' 1N ASPHALT A7 NE CORNER OF SITE E5EVADON: 337.62' APPROXIMATE CUT/FILL CUT.' J00 CY FILL: 0 CY. UNDERGROUND UTILITY NOTE UNDERGROUND UTILITIES ARE SHOWN /N THE APPROXIMATE LOCA 770N. THERE IS NO GUARANTEE THAT ALL UTILITY LINES ARE SHOWN, OR THAT 740E LOCATION, SIZE AND MATERIAL IS ACCURA7E. 77-IE CONTRACTOR SHALL UNCOVER ALL INDICATED PIPING WHERE CROSSING, 1N7ERFERENCES, 0R CONNECTIONS OCCUR PR/OR TO TRENCHING OR EXCA VA 770N FOR ANY PIPE OR STRUCTURES, TO DETERMINE ACTUAL LOCATIONS SIZE AND MATERIAL. THE CONTRACTOR SHALL MAKE THE APPROPRIATE PROVISION FOR PROTECTION OF SAID FACILITIES THE CONTRACTOR SHALL NOTIFY ONE CALL AT 1-800-424-5555 AND ARRANGE FOR FIELD LOCATION OF EXISTING FACILITIES HEFORE CONSTRUCTION. BLUELENE r` AS NOTED PROJECT :ILA. AGER; GEO'T E TAMBLE, PE PROJECT E /VC,,,iEER: GENE TAMBLE P£ DESIGN1R: DOM/NOUE CABALDON /SS1E DATE: _ 7/79/2071 x o -REQUREV RE ,a(s I O I N 2 0 i Q � 0 V- ' I j COVER SHEET ��� ,.a. TUKWILA TACO TIME rzs RETALIRANT BUILDING W F \ NNWC 152ND & TUKWILA INTERNATIONAL BLVD CITY OF TUKWILA WASHINGTON 5? m6.OF; 1e" c.;a rE• D 1`i0 FO2NO k• Ara9✓ IN 2' 1/345 ! isrDt:.3' SO. BRASS E - 0 - :.. 00 C.1$, 0. O.e (nab' Pawr .4.-.GEN,/0r CEM1ERr.-;.-) SSW, 47,6 R: 5749 (L NIER CHA'.'f1Et) 2011 4>qi 774v NW 1/'a•* 5E13 .2 2, TWF-' 23151, i�1".; ET •4E; .44.144.. II f1 1. IIII 1 1 1...—,� r�,.+o...... 1,�.. �.,..�,;;: TJ / ,NBg,•0�7 •yy_ f z3 • IV F "0t L5 3Jz3 fl.e (:t1TY L1'L,11A1ER / V., "ER ,ER '2' CO "G0". G G � -/ •'" CUNT 0'if 150.2 '(E.'.Y.) C21I)E?.'CHAN.."EL.2 CB .6 :27 TOP .335.44 CONC 1E 35 I2' CONC U71cr', 1.16 :'POLE .F'4i.: ,'U:1154 TOBL"RELOCR/F5 (SPEED LIE;;: 35)- TO BE RELOCATED EX 510- 10 aE RE^,AJNIE Ex 7-s(ar,, • G • if 350.6 (S) TO EL' PE440/ED _• L• __ V.PH 9b 5887003..9' .. zQp; 'il. 1 l C•O NG' "'.J30 {) TL s2 7L00IXD V G T0P 33a3G COHC Jr 530..0 (N) ._ "C'ONG ;E 529.9 (5) Ca ,... 3 na 3;.9G e' C(ir:C h_ .5 29.9 (NI 2 l' � UJP f / :ES% aER!!* caR_T,s `TO BE On' Nei TF .0 rr tv BE REMCt£O AND/OR REPLACED ;OP 331.99 OOT:C If :129.: (E) '41 Rl HE RE440YE0 10's;FE. POST r0 BE RE90/E0 TO; .(.: it- 3 e'" ADS lF 52,0 (:+'7 10 B( R_HO�fo • 2-5/0117 t:000 5'.FUC1L-s4 sesros6,1 E% RFC ' H2ORA/,T (NI -N M1 /�(ff UNDERGROUND UTILITY NOTE UNDERGROUND UTILITIES ARE SHOWN IN THE APPROXIMA7E LOCATION. THERE IS NO GUARANTEE THAT ALL UTILITY LINES ARE SHOWN, OR THAT 7NE LOCA710N, SIZE AND MATERIAL IS ACCURATE. THE CON7RACTOR SHALL UNCOVER ALL INDICATED PIPING WHERE CROSSING, INTERFERENCES OR CONNECTIONS OCCUR PRIOR TO TRENCHING 0R EXCAVA770N FOR ANY PIPE OR STRUCTURES, TO DETERMINE ACTUAL LOCA77ONS, 5/ZE AND MATERIAL, THE CONTRACTOR SHALL MAKE THE APPROPRIATE PROVISION FOR PROTECT7ON OF SAID FACILI77E5. THE CONTRACTOR SHALL NOTIFY ONE CAL✓. AT 7-800-424-5555 AND ARRANGE FOR FIELD LOCA770N OF EXISITNG FACILITIES BEFORE CONSTRUCTION. BLUELUNE A, SC A5 N01ED PR/7„EC'T MANAC'R: GEOFF E TAMBLE. PE PROJET r ENGINEER' GEOFF E TAMBLE, PE 0,•G%IFR DOM/NOVE CABALDON 7/79/2011 0 0 0 .. ti . I Q z� EXISTING CONDITIONS PLAN TUKWILA TACO TIME RETAURANT BUILDING NNWC 152ND & TUKWILA INTERNATIONAL BLVD CITY OF TUKWILA WASHINGTON i 0 sr£5gc`� JOB NUMBER: 1 D-0B0 SHEET NAME: EC-0 1 BHT 2 OF 3 s^tc4 006 1e" 69.1r' :L 3.1% (Si e 7(e "� c 'AU L tr OGNO) :IPPROAW,If£ Or0J )h H!r.R,r:I `O✓f.'D Y'2APh iN o' (PASS 0:SC ON 3" 50. CONCRETE A+O.'1fiA,£'i:T Ili CAS. 00t47: OS' (HELD FOP paw T OF TANGENCY O,F CENTE,4UtE) 10.3.')50:0 5.Jn 6 4A E 0. (I, (CFfl. `N CHANNEL) 5 PAL 529, (E) (C T4 rH st4,1 ® 20" THE BLU£LtN£ 0001,:' W 714, NW I/•4. SE C 22, TWP 23N, F<r�E. 4E., :V..+vd. v 4.6 5Y' 0' E 33 (It:) 1,177, ra_ 29195 1 SO8,Y CONCRET :4 'RUC5:_ 12 CO C/ :J, (M PROPOSED': i 0" CONC if'3 I3( ) EAS M5-NT \ KB I , 1 s 2 GOr L J3 73c C'L�t• rvdAJ EL7 /J842541114 ... z35 5b=::'= _ . e \'r r ED rCENLE5rrc ,CH96) rTEO L1 of it � `F`"!� llI 1 �i( O 4 i A.o9 .., k ! I' i/..✓ 0.4I,'4 D 9.5! n- 1I if • D COR E )'PI1 :rn 1. J III II i:-.1/..-.: ...-:::::-.11ti...liti sr..f.leilk.E II 1(o . 1n :• U 047127 DIR£LI70N a' 333 PRGFO 45 — l>Y�J .i:O l = ,2' CCMiC rG .13aS 1 1 SICE SEWER �-- GREASE — - ORiYE )HRU NTERC£PTOP F t''' ' r'E85555 SGN > >'�—ilr Y STORNFIS IER �` Ce TOP 33E.3B 2' CON1%E i. 72- LYM,C r, 3. O TYPE S1/ CONTROL NUCIURE PROPOBE0 TACO TIME SCOLDING BLACK N,TTR COiJN_CTION r.,REY fiA Tfl C17A'N£COOfN 1 PROPERTYLIN£ :•I; ... ::5 .>RA R. T RP 4,•COS.0 4. 330. (HT:: (5, SD CB ,r 136 TOP 33:35 6' CONE IE 3299 (1/) E' 00/10 1E 329.0 ('1 N NO E45£!:'t:••; + R£P(W909Rt.-_5c5 EY .,?RE .• ' HYDRaN; CB x^,366 TO' 354.55 CO 4,235' TOp 32.5.29 8' PLt; 532..5 405 rE 332.E (E) *OP i_' DI!c 332.1 (N) A, ?' 0• !_ 332.0 (5) V) B".AOS /E Si2.3 /11) 44 4- 47 .7. It � 0 Is 'r 4' \ J h :27LE REPrAr FOR Nr 0 4`4 J Q 141 1r, \ LN 0:=45 IDP 332 %'• /.• 72' O/ IE 529.. E' ADE E 339.' R^? is, acwz UNDERGROUND UTILITY NOTE UNDERGROUND UTILITIES ARE SHOWN /N THE APPROXIMATE LOCATION THERE /S NO GUARANTEE THAT ALL UTILITY LINES ARE SHOWN, OR 77-IAT THE LOCATION, SIZE AND MATERIAL IS ACCURATE. THE CONTRACTOR SHALL UNCOVER ALL INDICATED PIPING WHERE CROSSING INTERFERENCES, OR CONNECTIONS OCCUR PRIOR TO TRENCHING 0R EXCAVATION FOR ANY PIPE OR STRUCTURES, 70 DETERMINE ACTUAL LOCATIONS SIZE AND MATERIAL. THE CONTRACTOR SHALL MAKE THE APPROPR/ATE PROVISION FOR PROTECTION OF SAID FACILITIES.. THE CONTRACTOR SHALL NOTIFY ONE CALL AT 1-800-424-5555 AND ARRANGE FOR FIELD LOCATION OF EXISTING FACILITIES BEFORE CONSTRUCTION. x ; t e - BLUELINE SCALE: AS NOTED PROJECT .4; 41:4.557: GEOFF E WADE, PE PR0„c'CT i G L EFP: GEOFF E TAIBLE. PE DESIGNER 00101NOU£ CABALOO,N 1SSv P. a 7E: I/f9/20I1 8 Q 1 TIT ei 18 G f H 0 Z PRELIMINARY UTILITY PLAN TUKWILA TACO TIME RETAURANT BUILDING NNWC I52ND & TUKWILA INTERNATIONAL BLVD CITY OF TUKWILA WASHINGTON E. % - :� O///9/20// JOB NUMBER: 1 0-080 SHEET NAME: PU-0 1 sox 3 so 3 PHOTOMETRIC SITE PLAN Th T LUMINAIRE SCHEDULE Symbol Label Qty Catalog Number Description lamp Flw Lumens LLF Watts [] o P1 3 AVA-F-250MH AVALUME MS250W11176/PS AVAF25M.1ee 22000 0.75 296 O O P2 1 AVA-F-250MH AVALUME MS250WM7SIPS AVAF25M.9e 22000 0.75 600 o 0.0 P3 2 AVA.1250PSMH AVALUME MS250WM761PS AVA325M.ks 22000 0.76 S65 SCALE: 1" = 20'-0" 0' 5' 10' 20' 40' II II II" STATISTICS Description Symbol Avg Max Min MmfMlin Avg/Min Cale Z212121,1 4.2 fc 12.2 fc 0.41c 30.5:1 10.6:1 NOTES 1. Light loss factors applied. tNtl& values vial be higher. 2. Luminaire mounting height b 291 above grotto. 3. Iso-footcarWb curve values ere 0btc, 1.0fc & 5.0fc M I III'I Omt¢E¢1mGC.EIEC RICALsmucTaur.rEcnox AVE. TTeA 92004) 4aF-0001 12-21-10 SUBMIT DESIGN REVIEW DATE REVISIONS Taco Time Restaurant 15037 Tukwila International Blvd. Tukwila, WA fret, H.G. Kimura Arc ier{ PLLC MAIL Igtln..pa,ea,r t«.a,a.a010 r...m171xn1 e la W. Ulm 0*0R SE Iben. WA IOW DATE:12-21-10 JOB NO.10-2042 El A ARCHITECT. I' IIC: Howard G. Kimura, Principal December 20, 2010 City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 COM 1UNi True DEVELOPMENT RE: Written Discussion of Project Consistency with Decision Criteria Proposed Taco Time Restaurant 15037 Tukwila International Blvd Tukwila, WA 98188 CRITERIAL FOR B.A.R. REVIEW OF DEVELOPMENTS IN T.LB. CORRIDOR ( TMC 18.60.030 and 18.60.060c) SITE DESIGN: a. Site Design Concept: The site has been organized so that visibility of the Taco Time is very prominent along Tukwila International Blvd, the prime arterial. The existing approach is being reused due to the location of adjacent driveways of already developed sites. As one drives southbound on T.I.B., the driver will inevitably need to slow down in order to negotiate a right turn into the site, then tum right to drive along the north side of the building. Then, there will be two raised walks to slow vehicular traffic down for pedestrian crossings. The drive thru lane, which is essentially 65% of the business sales, has been located as far from T.I.B. as possible in order to avoid any lines from conflicting with traffic. The drive thru lane has a 10-stall capacity when the norm may be around 7-8 stalls. The driveways from T.I.B. and Military Road have been offset purposely in order to minimize thoroughfare traffic. Landscaping will be used to surround the perimeter of the site per the TMC. The above will ensure upgrading the overall visual appearance of the T.I.B. corridor and will increase the ease of site use by building placement and design of the vehicle path. b. Relationship to the Street Front: The building has been placed as close to T.I.B. as possible. The front of the building and primary entrance face T.I.B and assists in maintaining the "street edge" of buildings. An 8' pedestrian walkway services the front of the building from the sidewalk on T.I.B. We have also added a pedestrian seating area along the NE corner of the building per Planning Department request and this area connects the public sidewalk with the seating plaza and then connects to the building entrance via a raised walkway when crossing the vehicular path. The building placement ensures consistency to the street "edge" and creates a safe pedestrian environment by having one access point from each of the public ways to the building. The pedestrians entering from the street will have one choice from each street to avoid crossing the major two-way traffic lanes. However, they will need to cross the drive thru lane which is more controlled. Attachment C 18012 W. Lake Desire Dr. SE ■ Renton, WA 98058 is 425.766.5000 • Fax: 425.271.2383 ■ email: hgkimura@comcast.net Proposed Taw Time December 2010 Page 4 2. BUILDING DESIGN: a. Architectural Concepts: The architectural design concept of the building allow for a nice stone base wainscot and accent stone entry columns creating a desirable building facade and noticeable entry. Warmer colors of cement plaster fmish will surround the building and an accent sloped canopy in dark green will create more modulation to minimize the vertical walls of the one- story building. The building bumps out to conform to drive thru window needs and windows will wrap the building in the dining room area. The trash enclosure is the only other structure on this site and will be similarly designed to go along with the development. b. Architectural Relationships The subject building is the only new building between the north and south neighboring sites and it is our desire to make this structure a nice desirable place to dine. Since the structures to the north are from the 1950's to 1960's era, it is not desirable to follow any design features from these buildings since, as your review criteria states, "they do not demonstrate an appropriate level of architectural quality." The bank to the south is a classic design and still looks decent but the scale of this building is very tall for a one-story structure to follow. Across the street, there are other quick -serve restaurants that have similar finishes as ours, but ours will have more muted colors and will not be as loud, which we believe would be a positive element in the character of T.I.B. c. Building Elements, Details and Materials: The subject one-story building is elevated to a nice scale and the overhanging awnings contribute to pedestrian friendly amenities. The building proposed will have a base defined with the stone wainscot, a mid -section with cement plaster and an entablature or top defined by two accent bands. The building will have very durable materials for the Northwest climate including stone wainscoting, cement plaster, metal awnings and metal coping at the top of the building. The entry will have a distinctive architectural entry feature with the full height stone columns, easily identified by customers as the primary "entry." Entrys will also have wall sconces to provide additional lighting at these key areas. d. Pedestrian -Oriented Features: The building will have pedestrian -oriented features facing T.I.B., Military Road and the parking lot areas. These areas will have windows with awnings above and a nice stone wainscot. In addition, there will be low height shrubs in the sidewalks fronting the doors to create a greater buffer from the sidewalk to the parking access aisle. These awnings will provide a form of weather protection as one enters and exits the building. The full height stone columns in the primary entry will aesthetically be a distinctive architectural feature. All of these pedestrian features will contribute to the experience of our customers in walking to, within and among businesses along T.I.B. 18012 W. Lake Desire Dr. SE • Renton, WA 98058 s 425.766.5000 • Fax: 425.271.2383 • email: hgldmura@comcast.net Written Disc on Proposed Tac me December 20, 2010 Page 5 ee Mechanical Equipment: The rooftop mechanical equipment will be screened with the top parapet of the building. It is has extra height (approx. 4-5') to screen items such as rooftop HVAC units, cooling condensers and kitchen exhaust fans. The gas meters and electrical service has been placed in the rear of the building along the west side within the landscaped areas. We also wish to reduce the negative impact of mechanical equipment. 3. LANDSCAPE DESIGN: a. Landscape Design: The subject landscape design demonstrates a clear and appropriate aesthetic statement and conforms directly with the Tukwila Municipal Code section 18.52 as close as we can apply these standards to the site. Screening from major arterials has been placed between the streets and the site and the drive thru lane has been screened with lower height shrubs to conceal the headlights of cars that may be lined up at night. Small landscape planters were created to provide a small landscape buffer between the entry doors and the vehicular drive aisles as another buffer between pedestrians and cars. Additionally, there are raised concrete curbs that separate these areas. The frontage buffers along both T.I.B. and Military Road will enhance both public streetscapes as specified in the TMC. b. Planting Design: The landscape architect chose species of plants and trees to allow screening to buffer streets to site development, however, to allow see thru capabilities so the site amenities can be seen and enjoyed. Screening to buffer, yet allowing the building "edge" lines to be apparent are important aspects of design. Plant species have been chosen based upon how it needs to buffer various spaces, the orientation, site location and planter size. Species that are hardy and allow for minimal maintenance have also been selected by our landscape architect so they remain alive and can survive our various seasons. No significant plantings were existing to remain. 4. SIGNS: a. Signage Concept: A monument sign along T.I.B. has been placed so that it can be integrated with the proposed landscaping and as the trees in the front buffer mature, that they will not block the signage. Higher canopy trees will be used and will be pruned to maintain sight lines to the signage so that new comers can read our identification signs effectively. A freestanding cactus pole sign is proposed for Military Road since these will not be covered with the buffering trees. The main entry sign above the door will be different than the other wall signs and will have the Taco Time's signature cactus. The other three wall signs along the East, West and South walls will be a wall sign that spells out "Taco Time." These are strictly informational for new passerby traffic. Small directional signs will be used to show "Drive Thru Entry" and "Do Not Enter." Menu board signs will be used along the drive thru lane to show the restaurant menu and prices. 18012 W. Lake Desire Dr. SE m Renton, WA 98058 ■ 425.766.5000 ■ Fax: 425.271.2383 a email: hgkimura@comcast.net Proposed Tad,., Time December ; ;010 Page 6 b. Sign Placement: Identification monument signs and freestanding signs along T.I.B. and Military Road, respectively, will be placed so that they are visible to the motoring public from a vantage point of approximately 4'-6' above street grade. Directional signage on -site will be used primarily to direct vehicular traffic to and from the drive thru lane. Freestanding signs and monuments signs will both be integrated within the landscaping areas and the planting adjacent to these signs will be appropriate and will enhance the signs. c. Sign Design: Forethought for both day and night time viewing has been considered in the design and placement of the sign. Signs will be internally illuminated for night time viewing. Color selection will be appropriate and readable for daytime viewing as well. All signs will be constructed from durable metal frames and plastic inserts that will be durable from the elements and will be constructed by sign professionals that are deeply anchored in the sign making industry thereby looking professional in appearance. These professional signs will help improve the visual appearance of T.I.B. corridor and will allow easy readable signs for patrons to enter the site. 5. Consistency with Adopted Plans and Regulations (TMC 18.100.030) The subject development is zoned Regional Commercial (RC) and currently has an eating establishment (Trudy's Tavern) on it. The subject Taco Time is a quick -serve restaurant with drive thru and is an "allowed outright" use in the TMC. The comprehensive plan for the T.I.B. corridor is for Regional Commercial uses which typically include those with heavier vehicular travel uses. Yet, with vehicular traffic safety in mind, we can implement measures to employ safety for the pedestrians moving on and offsite with the vehicular traffic. At least, we wish to mitigate the dangers as much as possible. The building has been sited conforming to the building setbacks of the TMC of 20' front yards, 10' 2 d front yards and 10' side yard setbacks. The parking requirements are 1 stall for every 50 sf of usable building area. This calculates out to 38 stalls. The subject development has 28 stalls and is short however, we were told that if we can achieve an enhanced pedestrian access path from both street fronts to the building, the Design Review Board may grant us a decision to allow less than the code may required. Also, the T.I.B. guidelines require that the applicant minimize the use of expansive parking areas for more usable pedestrian areas. We have done this with a pedestrian plaza seating area along the NE corner and west of the building. The NE Corner pedestrian plaza required two stalls to be removed in order to accommodate. 18012 W. Lake Desire Dr. SE • Renton, WA 98058 • 425.766.5000 . Fax: 425.271.2383 • email: hgkimura®comcast.net Written Discu n Proposed Tac me December 20, 2,010 Page 7 The landscaping conforms to a 10' landscape screen along T.I.B. and 10'landscape screen along Military Road and 5' landscape screens along each of the side yards. All designs have been completed by a registered landscape architect licensed to practice in the state of Washington. END OF CRITERIA FOR B.A.R. REVIEW OF DEVELOPMENTS IN T.I.B. CORRIDOR 18012 W. Lake Desire Dr. SE ■ Renton, WA 98058 ■ 425.766.5000 ■ Fax: 425.271.2383 ■ email: hgkimura@comcast.net 1&, H.G.KIMURA ARCII ITFCT, Pi IC January 14, 2011 Mr. Brandon Miles, Senior Planner City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 RE: Parking Variance to Reduce Total Stalls Required Proposed Taco Time Restaurant 15037 Tukwila International Blvd Tukwila, WA 98188 Analysis of Development Standard Requirements: Property Zone: Existing Use: Proposed Use: Building Area: Site Area: Parking Required: Parking Provided: Proposed Deviation: Regional Commercial (RC) Trudy's Tavern Taco Time Restaurant with Drive-Thru 2,381 sf 26,458 sf or .61 Acres 1 stall per 50 sf of "Usable area" 1,919 sf Usable Area / 50 = 38 stalls required 28 stalls provided Howard G. Kimura, Principal The subject proposal intends to utilize 28 parking stalls, 10 short of what the current Tukwila Municipal Code requires. Note, two stalls were removed from the layout in order to provide an outdoor pedestrian plaza area at Planning Department's request. The next section will discuss the proposed deviation's consistency with the decision criteria. Criteria is bolded and responses are italicized for clarity. 18.56.140 Variance Criteria from Parking Standards B. Criteria: 1. All Requests for reductions in parking shall be reviewed under the criteria established in this section. See below for review criteria and responses. 2. A reduction may be allowed, pursuant to either a variance reviewed and heard by the Planning Commission if greater than 10 stall reduction, after: a. All shared parking strategies are explored: No shared parking is available to the north, south or west as these are already fully developed sites that support their own uses and do not have extra to dedicate. To the East, is Tukwila International Blvd. Shared parking strategies create unwanted encumbrances on adjacent sites and create less flexibility for future uses, unless the future use is compatible with the Taco Time Use. 18012 W. Lake Desire Dr. SE • Renton, WA 98058 IN 425.766.5000 • Fax: 425.271.2383 • email: hg Attachment E Variance Request January 14, 2011 Page 2 b. On -site park and ride opportunities are fully explored: Again, no opportunities for park and ride since hours vary due to demand times for lunch/dinner crowds. Individual employees not only vary in when they start, but can vary how long they work that day. Refer to item 2c below. c. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. Taco Time does not have more than 100 employees in the City of Tukwila as outlined in your "Commute Trip Reduction Program" nor are they scheduled to begin work between 6am to 9am. There are few key managers that come in around 9am to prepare food and since the restaurant does not open until 10 or 11 am, the employees come in 10 minutes prior to their shift. Since the food business varies around meal times, the number of employees varies based upon the demand. Therefore, by nature of the business, many employees do need to come in on their own to make the work schedule based upon demand. d. The site is at least 300' away from a single family residential zone It appears that the subject site is greater than 300' from a residential zone. Primary sites surrounding the sites appear to be commercial in nature. e. A report is submitted providing the basis for less parking and mitigation necessary to offset any negative effects. Refer to attached parking study for 15 Taco Times in three different Counties and refer to item Cl below for the basis for justifying less parking. C. Process: 1. An applicant shall submit evidence that decreased parking will not have a negative impact on surrounding properties or potential future uses. Since the subject development is >10% reduction in parking spaces, Planning Commission approval is required. Attached, we have a study of 15 freestanding Taco Time restaurants in King, Pierce and Snohomish Counties. It shows the following: • City • Lot Area • Building Area • Seating Capacity • Description of stalls; compact, standard, handicap • Total Parking Count • Drive Thru Window In showing the 15 comparable sites in three different counties, please note that the total parking "average" on all sites is 22 total parking stalls. The lowest parking count on a site is 12 and the highest is 30. There are no apparent problems at any of the 15 sites with deficiency in the number of stalls to accommodate the business. We believe this would illustrate that the parking demand for Taco Time is fully accommodated with 28 stalls or less on a typical freestanding Taco Time Restaurant. The parking ratio of 1 stall per 50 sf of usable area is the highest ratio that we have seen in the states of Washington and Oregon. However, there are restaurant types that attract more sit-down customers and are much busier than the proposed Taco Time and may require this stringent parking requirement. Our experience with the above 15 sites do not require the amount of parking required by the Tukwila Municipal Code. 18012 W. Lake Desire Dr. SE ■ Renton, WA 98058 • 425.766.5000 • Fax: 425.271.2383 • email: hgkimura@comcast.net Variance Request January 14, 2011 Page 3 We have many visitors that actually use the drive-thru window more so than using the restaurant as a dine -in facility. It is important to note that 60% of the business transactions occur at the drive-thru window and that is one reason the parking lot is not fully utilized. Typically, there are 7-8 queuing spaces in the drive thru stacking area however; the subject site has a 10-car stacking lane. This should provide more than ample parking and queuing for this location. If one were to add the total parking provide plus the number of queuing spaces in the drive-thru lane, we would be able to accommodate 38 cars at the maximum. We don't anticipate this however. We believe due to the evidence presented above with the history of Taco Time parking, decreased parking will not have a negative impact on the surrounding properties of potential future users. 2. Site Characteristics: a. Site accessibility for transit: The site fronts Tukwila International Blvd and Military Road. There is a transit stop .10 mile away at 152"d & Military Road.. The site is open to pedestrian access from both street fronts and offers an 8' wide sidewalk to access the site. b. Site Proximity to Transit: .10 mile from nearest transit stop at 152"d & Military Rd/Tukwila International Blvd. c. Shared use of on -site parking: We don't anticipate sharing parking with others on our site at this time. d. Shared use of off -site parking: Since majority of surrounding businesses to the south, west and north are occupied and fully developed; there is very little chance for shared parking at this point. e. Combined on -site Parking: We don't anticipate any combined on -site parking f. Employee Density: We anticipate 2 employees at minimum and 8 employees at maximum lunch or dinner rush hour. g. Adjacent Land uses: To the north, there is a large retail store with a sit-down restaurant inside. To the west, there are retail businesses and to the south there is a bank East across TIB, there are other fast food and retail establishments. D. Since the subject request is greater than 10% deviation, we request Planning Commission approval for the parking deviation. We intend to have this variance reviewed and heard by the Planning Commission via a Type 4 decision pursuant to TMC 18.108.040. This concludes our justification for a parking reduction variance. 18012 W. Lake Desire Dr. SE ■ Renton, WA 98058 • 425.766.5000 • Fax: 425.271.2383 • email: hgkimura@comcast.net Corporate Restaurant Aurora Bellevue Des Moines East Marginal Frontier Village Guide Meridian Maple Valley Rainier Ave. Redmond Rucker Samish Way Sammamish Plateau Shilshole South Hill Tukwilla Lot Sq. Building Seating Parking Footage Sq. Footage Capacity Regular CPT H/C Parking 10,809 1,796 48 13 0 1 14 Yes 18,733 3,485 116 20 5 2 27 No 26,918 1,920 54 20 0 1 21 Yes 20,890 2,361 84 29 0 1 30 Yes 19,275 2457 up 270 down 76 24 0 1 25 Yes 23,900 2,176 54 17 8 2 27 Yes 12,379 2,256 60 15 0 1 16 Yes 14,000 1,834 36 6 12 1 19 Yes 23,510 3,246 104 21 0 1 22 Yes 16,553 1,850 48 12 5 1 18 Yes 20,662 2,465 88 24 0 2 26 Yes 13,200 2,256 60 11 11 1 23 Yes 6,966 1700 up 584 down 66 11 0 1 12 Yes 25,102 2,484 82 27 0 2 29 Yes 22,712. 2,295 66 17 0 2 19 Yes Proposed Tukwila/Seatac 26,458 Total Drive-Thru 2,381 68 17 9 2 28 Yes y City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://www.ci.tukwila.wa.us RECEIPT Parcel No.: 0041000493 Permit Number: L11-006 Address: 15037 TUKWILA INTERNATIONAL BL TUKW Status: PENDING Suite No: Applied Date: 01/14/2011 Applicant: HOWARD G KIMURA Issue Date: Receipt No.: R11-00092 Initials: MD User ID: 1685 Payment Amount: $846.00 Payment Date: 01/14/2011 01:31 PM Balance: $0.00 Payee: TACO TIME TRANSACTION LIST: Type Method Descriptio Amount Payment Check 601410 846.00 Authorization No. ACCOUNT ITEM LIST: Description Account Code Current Pmts ZONING/SUBDIVISION 000.345.810 846.00 Total: $846.00 doc: Receiot-06 Printed: 01-14-2011 ��rl�a w City of Tukwila 0y 190a Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://www.ci.tukwila.wa.us RECEIPT Parcel No.: 0041000493 Permit Number: PL10-059 Address: 15037 TUKWILA INTERNATIONAL BL TUKW Status: RECEIVED Suite No: Applied Date: Applicant: TACO TIME Issue Date: Receipt No.: R11-00090 Initials: User ID: TLS 1670 Payment Amount: $220.00 Payment Date: 01/14/2011 01:12 PM Balance: $0.00 Payee: TACO TIME TRANSACTION LIST: Type Method Descriptio Amount Payment Check 601411 220.00 Authorization No. ACCOUNT ITEM LIST: Description Account Code Current Pmts MAPS/PUBLIC/MAILING 000.341.500 220.00 Total: $220.00 (1,4L>e,/A/4-/Ii'' 1/4/ doc: Receiot-06 Printed: 01-14-2011 H.G. KIMURA ARCHITECT, January 14, 2011 Attn. Mr. Brandon Miles, Sr. Planner City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 RE: Parking Reduction Variance Taco Time Building 15037 Tukwila International Blvd Tukwila, WA 98188 Dear Mr. Miles: Please find attached the following: .r'E1VED lAN 19 2011 • %MUNIT\' OEVELOPMEHT Howard G. Kimura, Principal • Check for $846.00 (Parking Variance Fee) • Variance Application Form (Special Permission Public Hearing) • Application Checklist • Analysis of Development Standards, Deviation and Decision Criteria • 1 set 1 lx17 plans • Notorized Affidavit of Ownership and Hold Harmless Permission to Enter Site • Site Plan • Landscape Plan Please call with any questions or if further clarification is necessary. Thank you in advance for your assistance. Sincerely, HG Kimura Architect, PLLC oward Q(Kimura, AIA Principal 18012 W. Lake Desire Dr. SE • Renton, WA 98058 • 425.766.5000 • Fax: 425.271.2383 • email: hgkimura@comcast.net CITY OF TUKWILA �� Department of Community Deyel '` 6300 Southcenter Boulevard, Tukwila, WA 9814 9� Telephone: (206) 431-3670 FAX (206) 4.30651. E-mail: tukplan@ci.tukwila.wa.us ��o N SPECIAL PERMISSION PUBLIC HEARING APPLICATION FOR STAFF USE ONLY Sierra Type: P-SP Planner: File Number: /. (' C)67 Application Complete (Date: ) Project File Number: 1 (7— D m Application Incomplete (Date: ) Other File Numbers: L Ll ©-Z 7 / NAME OF PROJECT/DEVELOPMENT: GV /73/ aQ/v¢ -77faQ LOCATION OF PROJECT/DEVELOPMENT: Give street address -or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. /S'D 37 7-7/Kl v/ 1A JAI7 ,2N,t--77e7 ✓lfiZ 6 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). dP1//00-0413 , oo'flve - 0494, oo$/oe - eG ” 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: wAae,0 t . k /" t ' A / jA Address: Phone: E-mail: Signature: pv 8v)c S'4-1 , rr/J, w1t- 1AoS8 271- /17S FAX: t2-S' 271- 23 e3 hi k e G ?/ (4St; /9e7L Date: /- //-J// W:\Forms\2010 Applications\Special Permission PublicHearing-Ju12010.doc July 1, 2010 COMPLE i'E APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). �hiiliTiti is t mitted "' •c: t: z# ,.- . Y am , trr'.mation= ° equi�red eiwaive, < wit uai 0 es i 'ap i oval f hot p li`� `"�� • � Ff � ublzc Wor�s„� mg APPLICATION MATERIALS: l/ 1. Application Checklist (1 copy) indicating items submitted with application. ti✓ 2. Completed Application Form and drawings (4 copies). ✓ 3. One set of all plans reduced to 8 1/2" by 11" or 11" by 17". ✓ 4. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 5. Application Fee: See Land Use Fee Schedule PUB IC NOTICE MATERIALS: Duplicate notice materials are n ' quired for projects with multiple applications if they will 1 • • a single, combined hearing 6. ent of a $365 notice board fee . astSigns Tukwila or Provi e ' x 4' public notic- .oard on site within 14 days of the Department determining that a complete applica i s • • -n received (see Public Notice Sign Specifications Handout). 7. Provide two (2) se : • f ma • ; labels for all property owners and tenants (residents or businesses) with' ' 00 feet of the subje ,. • . erty. Note: Each unit in multiple -family buildings-- e.g. apartm-. , condos, trailer parks --must be inc .: - • see Public Notice Mailing Label Handout). Or yo ay pay the City to generate the mailing labels. See . - * Use Fee Schedule under `Public ce Mailing labels" for the fee amount. 8. If providing own labels King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. PROJECT DESCRIPTION AND ANALYSIS: t,-- 9. Analysis of the development standard requirements, the proposed deviation, and a discussion of the proposed deviation's consistency with the decision criteria (see the TMC citation). ✓ 10. Site Plan ✓ (a) Include a graphic scale, north arrow and project name. Maximum size 24" x 36". ✓' (b) Existing and proposed building footprints. ✓ (c) Landscape areas (d) Parking lots, driveways and access roads V (e) Loading and service areas. (f) Fences, rockeries and retaining walls ivit (g) Location of any sensitive areas (wetlands, watercourses and slopes over 15%) and their buffers. W:\Forms\2010 Applications \Special Permission PublicHearing-Ju12010.doc July 1, 2010 Check items < submitted ,,,.with it application Information Required Mayobewwaived in unusual cases, upon''approval of both'Public Works , and Planning o- (h) Vicinity M. • with site location. LANDSCAPE PLAN (if • i nesting a landscape deviation): 11. (. Landscape planting plan that include • he items listed at TMC 18.52.05 ►.. One set of all 1)1s and analyses shall have an original . shington State registered Land • . pe Architect stamp nd signature. Plans must include the ty • , quantity, spacing and locatio • of all plantings. Maximum size 24" x 36". (b) Show all existing trees to b= retained and any tree protecti• measures required (for example fencing at drip line). A r ee permit will be required for . -moval of any significant trees within a sensitive area or its buffer. (c) Call out area where deviation from code standards is proposed. PARKING ANALYSIS (if requesting a reduced parking requirement): ✓ 12. Response to decision criteria listed at TMC 18.56.140. 13. Parking demand study. SIGN INFORMATION (if requesting a sign deviation): ✓ 14. Unique signs require a complete sign permit application and application fee. " 15. Show all existing and proposed signage with sign designs and locations. W:\Forms\2010 Applications \Special Permission PublicHearing-Ju12010.doc July 1, 2010 CITY OF TUKWILA Department of Community Develapment 6300 Soulhcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 Email: tukplan{a]ci.tttkwilu,tvtt,us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OP WASIIINGTON COUNTY OP KING The undersigned being duly worn and upon oath states as follows: I. I am the centre owner of the property which is the subject of this application, 2. AS statements contained in the applications have been prepared by me or my agents and arts true and coned to the best of my knowkdgc 3. The application is being submitted with my knowledge and consent. 4. Urns gnats the City, its tropic ea, eats, en titers, cootradas or other represeruativa the right to enter upon Owner's real property, located at �ri b . / i-/i al?fY� M�f�ath _-V /� . 7o /(, �-- wA-'? /e for the purpose of appIration review, for the limited time neaxwy to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring oo the private property during the Ciy's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shell, at Its discretion , cand the application wtthatit refund or fat, if the applicant does not respond so spciftc requests for items on the"Cuotptete Application (laecklist" within ninety (90) days. p,XEctrrEUeI / a/ �`Y�... 1 V / (sate), en / I CIv 20 i 0 74473.&me Sf 1432- �r . L.cYV w° 1P2zdren)n,n fZS i 2 yr3 ne Number) (SignaWre) On this day pasooally appeared before me �Fa K/— i fGfJ Mrk to be the individual who eeocukd the foregoing instrument Ind acknowledged that hfllho signed the same as tlIster voluntary ear and dad for the uses and mimosa mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON TILLS I 1 DAY OP i7r 201 11) V�aooaaaaat ,0 GO p .t: e- NOTAR`7 PUBLI nd for State of Wahl/tip residing al A'L / %�1 1 rCt W f My Commission expires on / i r /Z C7 30' VICINITY MAP 19 METAL CAP OVER POST 2X CLAWED O1£R Y STEEL POST 2X CP AND BOTTOM RAILS 4 GALVANIZED N,1DEO WIRE FABRIC PANELS Transparent Fence at North and South I. SCALE: 1/4" = 1'-0" MONUMENT D SIGN EXIST. RETAIL STORE WITH RESTAURANT 203.31N 88" 09'19" W SITE PLAN HC HC 10.44' MONTI SCALE: 1" = 20'-0" 0' 5' 10' 20 40' EXIST. STORE RECEIVED COMMUNITY CODE INFORMATION: SiTE NOTES: 12-21-10 SUBMIT DESIGN REVIEW EXISTING USE: TRUDYS TAVERN ZONE: REGIONAL COMMERCIAL (RC) TYPE OF CONSTRUCTION: VH OCCUPANCY GROUP: A-2 ALLOWABLE AREA: ACTUAL BLDG. AREA: OVERALL SITE AREA BLDG SETBACKS: FLOOR AREA RATIO: OUICK-SERVE RESTAURANT WITH DRIVE THRU WINDOW 6,000 SF (A-2, VB CONST.) 2,381 SF +/- 26.458 SF FRONT: 20', 2ND FRONT: 10'; SIDE YARD: 10' 2.381 SF / 26,458 SF = 9% PARKING REOUIREO: PARKING PROVIDED: BLDG # BUILDING 1,919 SF USABLE AREA / 100 =38 STALLS 28 STALLS OCCUPANCY FLOOR AREA TOTAL AREA: 1ST FLOOR A2 TOTAL CONDITIONED AREA: 2,381 SF 2,381 SF 2,381 SF ODA CD CD O07 MT 6' HT WOOD FENCE NM 4K4 MELDED ORE MESH 22' HT LIGHT POST NTH 250E METAL MAUDE LAMPS 6' HIGH CCNREIE C RAN0 BKE RACK 4' CONCRETE NARK RASED 11D0URED A8HALT CONCETE SURFACE NEW CATCH BASH, REFER 10 GRACNG/OR9NAGE PLAN 24 X 24' TEXTURED CONCRETE PLAZA 0:NC4E1E TABLES NTH BI11LT-N BENCHES METAL CANOPY OVERHANG PRIMARY ENTRY ASPHALT CONCRETE PAVEMENT ® ENDERQt01RE GREASE INTERCEPTOR ® INTERNALLY LWMNAIED PREYEN MENU BONA ® SPEAKER BOX 016 MENU BOARD 017 4' STEEL %LIAM NTH PAINT RICH ® REM EXIST. CURBING M9 PANTED DRECDONAL AWANS ® INST. TRUDY'S BAR TO BE MOUSED ® DRIVE 1HRU'ENTRY SDI ® IRO NOT ENTER' SCR ® 6' HT CONC. BLOCK TRASH ENCL06URE VEM SAUCO FLASH TO MATCH BJIIDNG. 024 51EF1 HETGHT [ERECTER BAR CONCRETE SEAR AT TRASH ENCLOSURE 4' ME PAINT UNE E10ST. APPROACH TO REMAN MARKS NUMBER OF SIAM% N DRIVE 1HRU LANE EAST. CONCRETE CURBING 111 ROAM OFFSITE EXIST. CONCRETE CURBING 1O REMAN OFT0TE EXIST. WATER METER 10 BE RELOCATED PROPOSED TACO 111E BUDDING 4' HT 0000 FENCE NTH 4K4 OF1DED IRE MESH DATE REVISIONS Taco Time Restaurant 15037 Tukwila International Blvd. Tukwila, WA H.G. Kimura Nchltect. PLLC DATE:12-21-10 JOB NO.10-2042 A1.1 31.19 NONU 9 20 EXIST. STORE 1 0 )0 ' .,° . 000 jC) O,)C1C%JC)0'. )O yb�o�0 ',O.O t�h>;O> C�t�:C10:l0�2G►0:3Oe�C10�I 4,/ �•I W 1 t0 411111k Aft Aft AM& Aft T IPIde la bu - &with sight -obscuring fence 1.44' ii PRELIMINARY LANDSCAPE PLANTING PLAN SCALE: I" = 2O'-0" ALIGNED WITH SURVEY NORTH ki tCf PLANT LIST symbol botanical/common nare TREES • ® Acer palmatum '5ango Kaku'/Coral-bark Japanese Maple Acer rubrum 'Bowhall'Bowhall Red Maple 19 p Fraxinus pennsylvanica 'Cimmzam'/ 1 Cimmaron Ash yrus callerylana'Glenn's Form'/ 6 Chanticleer Flowering Pear SHRUBS A Abelia grandiflora 'Edward Goucher'/ Edward toucher Abella Au Arbutus unedo 'Compacta'/Compact Strawberry -tree 5 B Berberls verruculosa/Warty Barberry 31 C Choysla ternata/Mexican-orange 5 D Escallonla 'Newport Dwarf' 31 E Euonymus alatus 'Compacta'/C. Winged E. 9 oe Festuga glauce 'Elijah Blue'/E.B. 34 O Hebe 'Autumn Glory' 30 M Mahonla aqutfollum 'Compacta'/Compact Oregon -grape N Nandlna domestica 'Compacta'/Compact Heavenly -bamboo 25 A m Nassella tenuisstma/Mexlcan Feather Grass 31 O Osmanth.s delavayi/Delavay Osmanthus 29 P Prunus laurocerasus 'Mount Vernon'/ Mount Vernon Laurel 12 GROUNDCOVER - plant in triangular pattern • N\ Arctosta phylos uva-ursl/Ktnnikinnlck 1,500 Rubus rolfei lake R pentaloba)/ Creeping Rubus quart. size/root/epecIng/rWarke 52 41 II/2" ca1. min., BAB, specimen form 2" cal. min., BAB, 2!)' o.c., clear trunk to 6' ht., kill 2" cal. min., BAB, 30' o.c., clear trunk to 6' ht, NII 2" cal. min., B413, space as shown, clear trunk to 6' ht., full 8" ht. min, 4' o.c, N B" ht. min, 4' o.c, Ful 8" ht. min, 4' o.c, NI 8" ht. min, 4' o.c., Ful 5" ht. min, 3' o.c., NI 8" ht. min, 4' o.c., ful gal. can min, 2' oc., full 5 sp. min, 2' o_c., full 5" ht. min, 3' o.c., NII 5" ht. min, 3' c.c., full gal. can min, 2' oc., full 8 ht. min, 4' o.c., NII 5" spt. min, 3' o.z., full gaI. can, 24" o.c. 360 4" pots, 18' o.c. NOTES 1. Meet all the requirements of the City or Tukwila. 2. It is the landscape contractor's responsibilty to determine quantities. If discrepancy occurs between the plant list and the plan, the greater number shall- be used. 3. An automatic irrigation system shall be designed andinstalled with 100% coverage. Overwatering shall be avoided. Place the deduct water adjacent to the domestic water meter. The system shall Include an automatic rain shut-off device. 4. In all planting areas, remove 18" of existing soil under the demolished asphalt and replace with topsoil or 3-way mix in 6' lifts and compacted to 85 a. Soil or soil mix to contain mycorrhizae strains. ot�J's \ STAKING PLAN TREE STAKES TIES TREE WIRE OR TIES TYPICAL ALL PLAITS • PLAITING PIT TWO TIMES SIZE OF ROOT BALL • PRUNE ALL DISEASED AND BROKEN BRANCHES • PLANTING SOIL MIX TO BE 2/3 TOPSOIL, 1/3 ORGANIC MATTER • ESTABLISH 3' DIAMETER TREE AND SHRUB BASINS IN BEDS FOR ALL TREES 1/2• BLACK t10SE W/ 2 STRAND 12GA TWISTED WIRE OR CHAINLOCK TREE TIES 3-2"x2"X3'-0" STAKES SECURELY DRIVEN INTO GROUND K� 1-11-11 =1L J hu=n. >> n=i ►i. it 11=11 nMl� , ;��I` MI •!NAL#n: II • ..- .II.— 1' COMPACTED PLANTING SOIL MIX 9• TAMPED PLANTING SOIL MIX UNGLAZED PLANT PIT SURFACE TREES SHRUBS TYPICAL PLANTING DETAILS NOT TO SCALE RECEIVED `JAN'1920111 COMMUNITY DIVILOT WAM wswarm moMM t/PORLF£ uua[c FEfM A E FUDI 55501< rn 335 msmAtAins HERMNA EHRLCH DESIGNS Icrsisozpe crchlechre & site pang 713 oath 73 street wattle. wo 98103 Rs 206-784-8604 Ps 206-789-6855 0 206-999-1537 En6i hedeggbOirrsncctin A 1-13-11 DATE odd plant Ilst symbols, bike rack & south fence REVISIONS Taco Time Restaurant NNWC 152nd & Tukwila International Blvd. Tukwila/ WA H.G. Kimura Architect, PLLC DATE: 12-21-10 JOB NO.10-2042 L1.1