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HomeMy WebLinkAboutPermit S11-034 - WIG PROPERTIES - SOUTHCENTER SQUARE MASTER SIGNSOUTHCENTER SQUARE 17100-17250 SOUTHCENTER PKWY S11-034 MASTER SIGN PERMIT City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF DECISION TO: Wig Properties, LLC, Applicant/Owner 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: S17-0003, Special Permission from the Director Applicant: Wig Properties, LLC Type of Permit Applied for: Special permission from the Director. Project Description: Special permission to install a tower element sign at the Southcenter Square shopping complex. Location: King County Parcel # 788892-00140 and 788892-0020 Associated Files: None Applicable Comprehensive :Plan Tukwila Urban Center (TUC) Designation/Zoning District: H. DECISION The Community Development Director has determined that the special permission application does comply with applicable City and state code requirements and has approved the application. Wig properties will e babel to install one tower element sign with the following conditions: 1. Sign and electrical permits are required for each individual sign approved under this Master Sign Program. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Page 2 A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's 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 January 29, 2014. 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, including any specific challenge to an MDNS. 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. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. 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. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 3 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 Jonathan Joseph, who may be contacted at 206-431-3662 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Jack Pace, Director Department of Community Development City of Tukwila Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Attachment A City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director June 24, 2011 NOTICE OF DECISION TO: Wig Properties, Applicant and Owner This letter serves as a notice of decision and is issued pursuant to TMC 19.12.090 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: S11-034 Applicant: Wig Properties Type of Permit Applied for: Master Sign Permit Proiect Description: Approval of a Master Sign Program, pursuant to TMC 19.32, to allow flexibility under the City's Sign Code. Location: 17100-17250 Southcenter Parkway Associated Files: None Comprehensive Plan Tukwila Urban Center (TUC) Desianation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Master Sign Program does comply with applicable City and state code requirements and has [approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions: 1. Monument Sign #5 cannot be installed unless the applicant obtains a variance from the Hearing Examiner. 2. Prior to the issuance of sign permit for monument signs #6 and #7, the applicant shall demonstrate that the signs are not located in the sight distance triangle or provide a report, stamped by a civil engineer addressing traffic safety and the proposed signs. Type 4 Permit (except shoreline CUP) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 3. All future projecting signs shall be located over public or private sidewalks. 4. The' What the Pho" flush mounted sign shall be brought into compliance with the area limitations found in Table 2 of TMC 19.20.050 within three years from the issuance of the City's Notice of Decision for this permit. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is issued pursuant to Tukwila Municipal Code 19.12.090. No administrative appeal of the Decision is permitted (TMC 19.32.030). A party who is not satisfied with the Hearing Examiner's decision may file an appeal in King County Superior Court. IV. PROCEDURES AND TIME FOR APPEALING Any party wishing to challenge the Hearing Examiner's Decision must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. V. 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 7:30 a.m. and 5:00 p.m. The project planner is Brandon J. Miles, Senior Planner who may be contacted by phone 206-431-3684 or via email at Brandon.Miles@Tukwilawa.gov for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Conta the King County Assessor's Office for further information regarding property tax valuaiiort Chan • s Bra don J. Miles, Senior Planner Department of Community Development City of Tukwila Master Sign Permit Notice of Decision BM Page 2 of 2 H:\Developments\MASTER SIGN PROGRAMS\WIG PROPERTIES\Notice of Decision, 2011.06.24.doc 06/2412011 10:43:00 AM Attachment B Wig Properties LLC - SS 4811 — 134th Place Southeast; Bellevue, Washington 98006 • Office: (425) 641-2044 • Fax: (425) 865-8648 February 8, 2017 TO: Minnie Dhaliwal Sent via email: Minnie.Dhaliwal@TukwilaWA.gov Planning Supervisor City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: Southcenter Square Master Sign Program File # S11-034 Dear Ms. Dhaliwal, Please accept this letter as our formal request to modify the existing, approved Master Sign Program for Southcenter Square (File # S11-034). Per Tukwila Municipal Code Section 19.32.060, we would like to add one (1) flush -mounted building sign to the property as depicted in the attached layout. For your reference I have also attached a copy of the relevant code that allows for such modification. If you, have any questions or concerns, please do not hesitate to contact me. Thank -you in advance for your prompt assistance in this matter. Sincerely, fp) Anjali Wig anjaliwig@wigproperties.com Enclosure \ \k � — A�2L a 0 gg CuV) nZ/L ¥£— a he im §Z of §N i6z a in g 1i' 4 /§k -0§ 2 °§ Acf X t•ui k /\§ 7ni & 9't &K i•u. et o- 22 2 §8 k k k® p § g § ¢§ x A. 0 = ■ 0 , 0 � I NOT TO SCALE 0 F- z F- W cc 2 b=cn g ca = Y�z w ▪ a.u. W D g3Zo0 w W Gz 0ulW CO W -I CC I- J S cr• o gWza=Z O W D= Q N O N NO ZV�WO� .., x zJa Ci giOxlaw =mo W J Q ALUMINUM RETURNS PLEX FACE '`\* LED ILLUMINATION MAIN ELECTRICAL BY OTHERS N U CO O N N N N N a) Q'Lo cm c cnu) ;T.; co O CO00 NC N cp .«r F- BUJ (n 5 c O O c 0 a ca s N U N. a) Z -13 Ave S Approx weight: 100Ibs Job Cost: 12000 Andover Par) c 3 Soumcente' P� it e v '1 ktf: (ji),,.,kk, tkaf, t '11 s,� 7 I ie AMNd 2131N33Hi lOS 0 c Cr) 0 c>3 }, G 0 J New "SCS" on top TITLE 19 — SIGN AND VISUAL COMMUNICATIONS CODE 10. Mailing labels for all property owners, tenants and businesses within 500 feet of the subject property for programs reviewed by the BAR, or the Public Notice Mailing Fee, per the City's current fee schedule, if the City is to generate the labels. 11. Payment of fee as listed in the City's current fee schedule. (Ord. 2303 §9, 2010) 19.32.060 Allowable Modifications Under a Master Sign Program A. Modifications to the following standards may be allowed under an administratively approved Master Sign Program: 1. Increase in monument sign total area of up to 25 percent. No increase in height permitted. 2. Increase in the area of a flush -mounted building sign, allowed per Section 19.20.050.A shall be allowed as follows: a. For premises up to 85 acres in size, the flush - mounted building sign can be increased to six percent of the exposed building face, up to a maximum of 250 square feet. b. For premises 85 acres and over in size, the flush -mounted building sign can be increased up to six percent of the exposed building face, up to a maximum of 500 square feet, provided that no flush -mounted building sign with an area greater than 250 square feet is located within 250 feet of a public street. 3. Aggregation of thebuilding-mounted or freestanding sign area allowed per Table 1 or Table 2 into fewer, larger signs of the same type. 4. Up to four additional directional signs. The directional signs must utilize materials, colors and details consistent with the design of the other site signage. 5. In no more than one location on a premise, the allowable sign area for an exposed building face may be split between two flush -mounted building signs located on the same exposed building face so long as there is a minimum vertical separation of 20 feet between the two flush -mounted building signs. B. In addition to the above -listed modifications, the following additional sign types may be allowed with Board of Architectural Review approval: 1. Roof signs, subject to the following standards: a. Roof signs may be allowed only within the TUC zone. roofs. b. Roof signs may only be permitted on sloping c. Roof signs may not exceed a maximum height of four feet above the eave of the roof, but in no case may any part of the sign be higher than the peak of the roof. d. Roof signs may not exceed 40 square feet in total size. e. Roof signs may only be individual channel letters supported by an architecturally -integrated structure. f. Roof signs may not project beyond the face of the building. g. One roof sign may be allowed per structure. One additional roof -top sign may be permitted if the roof -top signs are approved as part of the design review approval of the structure. 2. Grand monument signs, subject to the following standards: a. Grand monument signs may be allowed only within the TUC and TVS zones. b. Each grand monument sign would substitute for one of the monument signs the premises is eligible to install under Section 19.20.040. c. Any poles or columns supporting the sign must have an architectural treatment such as brick, stone or wood cladding that is consistent with the design of the buildings on site. d. Sign message area may be increased up to 100 square feet per side, 200 square feet total and the limitation on structure size is removed. For sites over 85 acres, the sign message area may be increased up to 500 square feet per side, 1000 square feet total. e. The sign structure must be set back from the side and rear property lines of the premise a distance equal to the height increase requested or five feet, whichever is greater. The minimum front setback is the smaller of the front yard required in the zoning district or the height increase requested. f. Total height of the sign structure may not exceed the height of the tallest building on the premises, except for sites over 85 acres, the height may exceed the tallest building but shall not exceed 115 feet. g. No more than two grand monument signs are allowed per premises. 3. Landmark business wall signs, subject to the following standards: a. Landmark businesses are allowed up to four flush -mounted building signs, one for each wall that faces a cardinal direction. b. The allowed sign area is six percent of the total exterior wall of the tenant space, up to a maximum of 500 square feet. c. Landmark businesses that have a portion of their exterior wall obscured by a structure may place their signage on the structure wall parallel to their obscured wall. (Ord. 2501 §8, 2016; Ord. 2303 §9, 2010) Produced by the City of Tukwila, City Clerk's Office Page 19-25 Attachment C rn 0 2103'916ZZI21H3M01 O3SI I m V! O 0 n rn N m V DNIONf O ID T7V� , L=„ LE/C XO21ddV 0 0 'O 4' 257 1/2" t? [� 49 3/8"rl ^,PPROX r00 O mmmm • 0A ion • O Q I- " N cnCZ1 OZ.22 sNoilv1nO1vO 51'-4 1/4" OD u 63'-0" y� Z o Om z 0- z � 0 A 0 n Tr) 0 70 70 1'-7 1 14" - INSTALL CHANNEL LETTERS MOUNTED TO FACE OF SIGN/DIBOND PANEL. t 54 3/4" {' 1'- D- 42" —^ 1 1/2" 0 03 A > Zn z mm r m Xn 33 cn= Sao G c=Q NOIiVNIwn11I a31 -a 0 30V 1 X31d SNaf11311 WfNIWfl1b Sa3HiO A811/31810313 NIVIN m-i rZ rn0 0 33 om 33O (nx c_ a3a33N St( SOV1 N 0 U.cJ zm 0o m m r me r� z m 0 0 z z m r r m m 0) 31VOS 01.10N CD r* CD doT uo ,,sos, moN 0 O — O 5- 3 ca 0 Win 0 2767- 44„, ;•+, cn 0 ij n c to 000Z I, :1s00 qor 1:3 0 CD Cs 0 ET Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT BOARD OF ARCHITECTURAL REVIEW Prepared June 8, 2011 HEARING DATE: June 23, 2011 NOTIFICATION: A combined Notice of Application and Notice of Hearing were distributed to adjacent property owners and tenants on June 10, 2011. Notice was also published in the Seattle Times on June 9, 2011. FILE NUMBER: S11-034 ASSOCIATED FILES: None APPLICANT: Wig Properties REQUEST: Approval of Master Sign Program for the Southcenter Square Complex LOCATION: King County Parcels 788892-0010 and 788892-0020 COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center (TUC) ZONING DISTRICT: Tukwila Urban Center (TUC) SEPA DETERMINATION: Exempt RECOMMENDATION: Approval with Conditions STAFF CONTACT: Brandon Mlles, Senior Planner (206) 431-3684 B fandon.Miles@Tukwilawa.00v BM Pegg 1 of 14 h:Wevelopmentslma to sign progra nrlwig prop:diesbtaff report doc 06114R011 10:58:00 AM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax 206-431-3665 EXHIBITS: 1. Site Plan of Southcenter Square 2. Details of North Grand Monument Sign 3. Details of South Grand Monument Sign 4. Details of Monument Sign #1 5. Details of Monument Sign #2 6. Details of Monument Sign #3 7. Details of Monument Sign #4 8. Details of Monument Sign #5 9. Details of Monument Sign #6 10. Details of Monument Sign #7 11. North Building Wail Elevations A. South elevation B. North elevation C. West and East elevations 12. South Building Wall Elevations A. North Elevation B. South elevation C. West and East elevations 13. East Building Elevations A. South Elevation B. North Elevation C. West Elevation D. East Elevation 14. North Building Floor Plan, Showing Potential Locations for Projecting Signs 15. South Building Floor Plan, Showing Potential Locations for Projecting Signs 16. East Budding Floor Plan, Showing Potential Locations for Projecting Signs 17. NOT USED 18. Examples of Under-Awning/Canopy Signs 19. Applicant's Narrative, Southcenter Square Master Sign Program 20. Applicant's Response to Design Review Criteria, Southcenter Square Master Sign Program 21. Table of proposed Monument Signage BM Page 2 of 14 06/14/2011 10:58:00 AM H:IDEVELOPMENTS\MASTER SIGN PROGRAMSIWIG PROPERTIESISTAFF REPORT.DOC Background In August of 2010, the City adopted a new sign code to replace a sign code that had been in place for over 25 years. In adopting the new sign code, the City Council found that large commercial complexes in the Tukwila Urban Center and the Tukwila South districts have "...unique sign needs which requires a code that provides flexibility". To provide this flexibility, the City Council created a process called a Master Sign Program. Tukwila Municipal Code (TMC) 19.32.010 states that the intent of the Master Sign Program is to "...provide a voluntary process to allow for adaptation of the standard provisions of the Sign Code to the specific needs of larger sites. The signs approved through this process must be integrated into a cohesive design and communication approach for the site, while continuing to meet the overall intent of the Sign Code...". Two categories of properties are eligible for the Master Sign Program: 1. Sites of 15 acres or more, developed with one or more buildings, totaling at least 200,000 square feet or 2. Essential Public Facilities within commercial or industrial zones. The master sign program is voluntary. The owner of a premise eligible for the master sign program can choose to be govemed under the prescribed sign code regulations found in TMC 19.20 or make application for the greater flexibility available under TMC 19.32. Wig Properties, owner of Southcenter Square, has submitted a Master Sign Permit Application for review by the City. Existing Development The Southcenter Square development is located along Southcenter Parkway within the City's Urban Center, just north of Minkler Blvd. The premise includes two parcels (King County Parcels 788892-0010 and 788892-0020) that have a total land area of 17.79 acres. The premise contains three buildings with a total building area of over 230,000 square feet. Thus, the project is eligible for the master sign program under TMC 19.32.020 (1). The site contains a mix of uses, including restaurants (both fast food and sitdown) and retail. The largest tenants on the site are Nordstrom Rack, Kohls, and Petco. Other tenants on the site include Panera Bread, In Spa, DSW and Jambe Juice. As seen in the aerial photo below, the project is bordered by four streets, Southcenter Parkway, Minkler Blvd, Wig Blvd, and Bauch Drive. All four streets provide access to the premise. While the site is bordered by four streets, most customers access the site travel from Southcenter Parkway with a smaller number using Minkler Blvd. BM Page 3 of 14 06/14/2011 10:58:00 AM H:\DEVELOPMENTS\MASTER SIGN PROGRAMS\WIG PROPERTIES\STAFF REPORT.DOC Aerial Photo of Southcenter Square Property Surrounding Land Uses The property is located in the heart of the Tukwila Urban Center. Surrounding land uses are generally retail in nature. The Macy's warehouse, a Tight industrial use, is located directly to the north of Wig Blvd. Parkway Supercenter is located to the south and various smaller retail complexes are located on the east side of Southcenter Parkway. Sion Code Regulations Title 19 of the TMC allows for two types of permanent signs', building mounted and freestanding. A building mounted sign is "...a sign permanently attached to a building and includes flush mounted signs, awning signs, projecting signs, etc (TMC 19.080.065)". As seen in the definition of building mounted signs, the City allows a wide range of building mounted sign types. This is stark contrast to our old sign code that only permitted flush mounted wall signs. A freestanding sign is "...a sign supported by one or more uprights, poles or braces installed on a permanent foundation, not attached to a building or other structure (TMC 19.02.130)". The City's standard sign code provisions only allow monument type freestanding signs. The maximum height for a monument sign is eight feet. Prescribed Code Regulations Before evaluating the applicant's master sign program it would be helpful to understand the type and number of signs that the site is eligible for without going through a master sign program. I "Permanent Sign" means any sign erected without a restriction on the time period allowed for its display... BM Page 4 of 14 06/14/2011 10:58:00 AM H:\DEVELOPMENTS\MASTER SIGN PROGRAMSIWIG PROPERTIESISTAFF REPORT.DOC Unlike the City's previous sign code, there is no cap on the number of signs an individual business can have. If the budding or site characteristics allow for a sign, it can say or list anything that the landlord desires. The previous sign code only permitted a business to be listed on two signs, either two wall signs or on one freestanding sign and one wall sign. Even if the site was permitted to have two freestanding signs, a business could only be listed on one of them. The following outlines the standard signage allowed on sites in commercial and industrial zones without going through the Master Sign Program: Building Mounted Signage • Wall and Awning Face Signs: Each business may have one flush mounted wall sign or an awning face sign per public entrance. Thus, if a business has two public entrances it would be eligible for two wall or awning face signs. The size of the wall or awning face sign is based on the total area of the wall on which it is displayed. If a wall does not have a public entrance it could still qualify for a flush mounted wall sign if the building incorporates certain design elements. This wall sign is based on the total wall area, but is reduced 50 percent compared to what would be permitted if the wall had a public entrance. • Projecting Sign: One projecting sign is permitted for each business. The maximum size of the sign is 20 square feet for one side and 40 square feet for all sides. • Comer Projecting Sign: Southcenter Square is not eligible for a comer projecting sign. • Canopy -Edge Sign. If a canopy is installed, each business could substitute a canopy edge sign for the allowed projecting sign. A canopy edge sign can be 12 inches tall and the total length is limited to two-thirds of the canopy length. • UnderAwning/Canopy Sign: Each business may also install an under canopy sign over an adjacent public or private sidewalk. No sign shall exceed three square feet in size. • Awning/Canopy Side Sign: Each awning or canopy side may have one sign located on it. The sign shall not exceed 40 percent of the awning/canopy side area. • Permanent Window Signs: Each window that provides direct line of sight into the building may have window signs that do not exceed ten percent of the total window area. • Pole Banners: Pole banners on the light poles are permitted. The following outlines the standard freestanding signage allowed on sites in commercial and industrial zones without going through the Master Sign Program: Freestanding Signage The number of freestanding signs permitted on the site is based on the total amount of frontage along public streets. The site has over 3600 linear feet of frontage along four public streets. Based on this frontage, the site is allowed to have nine total freestanding signs. BM Page S of 14 H:IDEVELOPMENTS\MASTER SIGN PROORAMSIWIG PROPERTIESISTAFF REPORT.DOC 06/14/2011 10:58:00 AM Design Standards for Freestanding Signs Allowable Sign Area Total Allowable Sign Size Maximum Height Setback 72 square feet per side/144 square feet total. 96 square per side/192 square feet total 8 feet Five Feet Existina Manage on Premise Given that that the project application is for an existing built out site, there is already signage on the property. Building Mounted Signage Flush Mounted Wall Signs Each tenant on the site has a least one flush mounted wail sign. The sizes of the signs are based on the total exposed building face where the sign is located. Existing Flush Mounted Wall Sign on the Property The 'What the Pho° flush mounted wall sign located along Minkler Blvd has become non- conforming after adoption of the new sign code. This sign is currently 38.7 square feet in area. Given that there is no door on this wall, the maximum size of the flush mounted wall sign is 21.68 square feet. All other wall signs on the site conform to the new code. BM Page 6 of t4 H:IDEVELOPMENTS\MASTER SIGN PROGRAMSIWIG PROPERTIEStSTAFF REPORT.DOC 06114R011 10:58:00 AM Many of the business on the site also utilize "blade' signs or under awning/canopy signs. These signs are two square feet in area. Under Awning/Canopy Sign also known as a "Blade Sign' Freestanding Skinacie There are two grand monument signs on the property. These signs are visible from Southcenter Parkway and are 30'-7" tall with a total area of 200 square feet (100 square feet per side). These signs are not permitted under the current code, unless approved as part of a master sign program. Existing Freestanding Sign on Property There is a smaller monument sign located along Minkler Blvd. Existing Monument Sign on Minkler Blvd. This sign will be replaced. Master Sion Prooram The applicant has proposed a comprehensive sign package for their premise. The applicant's narrative on the proposed Master Sign Program is found in Exhibit 19. TMC 19.32.060 allows a wide range of deviation from the prescribed sign requirements found in TMC 19.20; however the applicant has only requested three modifications: BM Page 7 of 14 06/14I2011 10:58:00 AM H:IDEVELOPMENTS\MASTER SIGN PROGRAMS1W10 PROPERTIES.STAFF REPORT.DOC 1. That two of their permitted monument signs be permitted to be grand monument signs. This would permit the two existing grand monument signs to be considered conforming signs. 2. Installation of three monument signs that do not comply with the standard °width" requirement of TMC 19.20.040 (4)). 3. Landmark Business Signs up to six percent of the exposed building face up to a maximum of 500 square feet. 1. That two of their permitted monument signs be_permitted to be grand onument signs. This would permit the two existing grand monument signs to be considered conforming signs. 08.08.2011 14:11 One of the existing grand monument signs on the premise. The two grand monument signs located on the property were conforming when they were originally installed. Due to the adoption of the new sign code they become non -conforming and are permitted to remain indefinitely. Copy changes can occur until August 25, 2020 without having to bring the sign into conformance. Sites within the TUC and TVS are permitted to have up two grand monument signs provided they are approved as part of the Master Sign Program. BM Page 8 of 14 H:\DEVELOPMENTS\MASTER SIGN PROGRAMSIWIG PROPERTIESLSTAFF REPORT.DOC 06/14(2011 10:58:00 AM The table below summarizes the proposed development standards for thegrand monument sign and compares them to the applicable code requirements. The proposed grand monument signs comply with all code requirements (See Exhibits 1, 2 and 3). Table 1: Development Standards for Proposed Grand Monument Signs Grand Monument Sign 1 Grand Monument Sign 2 Proposed Area 100 square feet (200 square feet for all sides). 100 square feet (200 square feet for all sides). Maximum Permitted Area (TMC 19.32.060 (d)). 100 square feet (200 square feet for all sides). 100 square feet (200 square feet for all sides). Proposed Height 30'-7" 30'-7" Maximum Height (TMC 19.32.060 (f)). 35'-4.625" (No taller than tallest building on site). 35'-4.625" (No taller than tallest building on site). Proposed Setback from nearest property line. 30'-6" 30'6" Required Setback from nearest property line (TMC19.32.060 (e)). 15' 15' Materials Proposed Brick to match buildings on site. Brick to match buildings on site. Materials Required (TMC 19.32.060 (c)) Any poles or columns supporting the sign must have an architectural treatment such as brick, stone or wood cladding that is consistent with the design of the building on site. Any poles or columns supporting the sign must have an architectural treatment such as brick, stone or wood cladding that is consistent with the design of the building on site. BM Page 9 of 14 H:\DEVELOPMENTSIMASTER SIGN PROGRAMS\WIG PROPERTIES4STAFF REPORT.DOC 06/14/2011 10:58:00 AM 2. Modification 2-Width of Monument Signs Exhibit 1 shows proposed freestanding signs on the premises. Exhibit 21 compares the proposed monument signs to the prescriptive code requirements for monument signs found in TMC 19.20. In most circumstances, the signs meet the prescriptive code requirements. The applicant has not chosen to take advantage of some of the special variations allowed under the master sign program. The only variation being requested is to allow three signs to be wider than the 15 foot limit required for all monument signs (See Exhibit 1, 4, 5, 6, 7, 8, 9, and 10). All the signs will have materials that are consistent with the design of the grand monument signs currently located on the premises. 3. Modification 3-Landmark Business Signs A "landmark business" is an entity that occupies at least 60,000 square feet of building space on a premise that contains at least five separate businesses or uses (TMC 19.08.160). The term landmark business replaced the term "anchor tenant" found in the previous sign code. The only landmark tenant on the applicant's premise Is Kohl's Department store that has a total building square footage of 97,103 square feet (See Exhibit 1). The applicant has requested that Kohl's, or any future tenant on the site that meets the definition of "landmark business" be permitted to have "landmark business signs " as found in TMC 19.32.060 (3) (See Exhibit 13 and 19). Specifically, the "landmark businesses° would be permitted: • Four flush mounted wall signs, one for each cardinal direction; and • Maximum size for flush mounted wall signs be 6% of the exposed building face or 500 square feet, whichever is Tess. Other Sionaae The applicant has also proposed other building signage for the tenants on the property. All of this additional budding mounted signage complies with all prescriptive code requirements. 1. Flush Mounted Building Signage Tenants can utilize flush mounted wall signs. Exhibits 11, 12, and 13 show the proposed location for flush mounted wall signs. The total number of signs is one per public entrance, with incentive walls signs being allowed for building design on walls that do not contain public entrances. The applicant proposes that all signs be individual letters with internal lighting. The maximum size will be based on the prescriptive code requirements. The applicant is not requesting a size deviation. 2. Projecting Signs BM Page 10 of 14 06/14/2011 10:58:00 AM H:IDEVELOPMENTS\MASTER SIGN PROGRAMSIWIG PROPERTIESISTAFF REPORT.DOC One projecting sign is permitted for each business. The maximum size of the project sign is 20 square feet for one side and 40 square feet for all sides. Projecting signs may not be more than four feet from the facade and must be at least eight feet above the adjacent sidewalk. Exhibitsl4, 15 and 16 show possible location of future projecting signs. Note: The exhibits show more projecting signs than is permitted. The applicant has shown possible locations, but the actual locations would be determined by current or future tenants. Also, some of the locations may not comply with code. Projecting signs must be located over a sidewalk, some of the locations shown are not over sidewalks. 3. Under Awning/Canopy Signs The premise already utilizes under/awning canopy signs. These signs are better known as blade signs (See Exhibit 18). The intent of these signs is to assist pedestrians who are on sidewalks in identifying businesses as they walk. TMC 19.20.050 (F) (1) allows under/awning canopy signs above public or private sidewalks. The maximum size is three square feet. The applicant is proposing to utilize the existing sign design, which is two square feet. 4. Pole Banners Properties within the TUC may utilize pole banners on Tight standards within parking lots. These are permitted outright for any property, regardless if they go through a master sign program. The purpose of this code provision is to allow color and advertising within often barren parking lots. The applicant notes that they may wish to use pole banners in the future, but that they have no specific design at this time. 5. Directional Signs The property contains several intemal directional signs. Given that these signs are not visible from the public right of way, they are not subject to the City's sign regulations. 6. Flag Poles A premise is permitted to have up to three flag poles. No sign permit is required for the installation of a flag pole. Master Sion Permit Criteria The criteria for reviewing a Master Sign Permit Application is found in TMC 19.32.040. Staff response is below, the applicant's response to this criteria is found in Exhibit 20. 1. The Master Sign Program meets the intent of the Sign Code as well or better than the signage allowed under the standard code provisions. With very few exceptions, the applicant is complying with the standard code provisions of the sign code. The applicant is only requesting three modifications under the master program, specifically to use two grand monument signs, to increase the width of three monument signs, and to be eligible to use landmark wall signs for the Kohl's store on the site. BM Page l l of 14 H:\DEVELOPMENTS\MASTER SION PROORAMS\WIO PROPERT1ESISTAFF REPORT.DOC 06/14/2011 10:58:00 AM It is interesting to note, that the applicant has chosen not to take advantage of some sign standards to which he is entitled to. Specifically, all regular monument signs are less than eight feet in height and the area of each monument sign is below what is permitted by code. The two grand monument signs area also not as tall as they are permitted. 2. The requested deviations from the code respond to the specific characteristics or use on the premises. The site contains over two dozen businesses, all of which desire signage. The use of the grand monument signs allows for smaller tenants to utilize freestanding signage. The site also has multiple entrances. Each monument sign has been placed at an entrance which will permit drivers to see the signs and make decisions about where to turn. Overall, the applicant is not requesting for many of the deviations permitted. Approving the grand monument signs will allow the two existing signs on the property to be considered conforming signs. The requested widening of three monument signs is to create a better sign design and not to get a larger sign area. Unlike other large properties in the area, the Southcenter Square property is very deep. Kohl's is set back a significant distance from Southcenter Parkway. Allowing for this tenant space to use the "Landmark Business" designation allows for their walls signs to be seen from a greater distance. 3. The program complies with the applicable standards of this Chapter. In all but one case (What the Phot Sign), signs on the property and proposed comply with the standard code provisions. Where deviations are requested, they comply with the modifications permitted under the Master Sign Program. The only sign that does not meet code is proposed monument sign #5. While City staff supports the goal of screening the signal cabinets, the master sign program does not allow for intrusions into setbacks. In order to install this sign, the applicant will have to get a variance. 4. The existing and proposed signage is integrated with an overall lighting scheme for the project site to create a safe, lively and inviting night-time environment if the site is in a commercial zone. The existing lighting for the shopping complex has been layered to create an interesting experience while also providing a safe and convenient shopping environment. All freestanding signs are lit and lights are located above and around all walkways. Store fronts are illuminated and parking lot lights have been installed. 5. No sign -related code enforcement violations on the premises for at least one year prior to submitting the Master Sign Program application. There have been no sign related code enforcement violations on this property for the last year. BM Page 12 of 14 H:\DEVELOPMENTS\MASTER SIGN PROGRAMSIWIG PROPERTIES\STAFF REPORT.DOC 06/14/2011 10:58:00 AM 6. The program must contain a schedule for the removal of all non -conforming signs on the premise within three years from the date of Master Sign Program approval. The only non -conforming signs on the premises are the two grand monument signs and the 'What the Pho" flush mounted wall sign facing Minkler Blvd. The grand monuments signs will become conforming if the master sign program is approved. The "What the Pho" sign will need to be removed within three years from the approval of this master sign program. Conclusions 1. The site is eligible for the Master Sign Program because it is over 15 acres in area and has building space in excess of 200,000 square feet. 2. With over 3600 feet of frontage on four public streets, the site is eligible for nine monument signs. 3. The premise is located in the Tukwila Urban Center and thus is eligible to have two monument signs converted into two grand monument signs. 4. The design of the two grand monument signs complies with applicable code standards. 5. The site contains one tenant space that meets the definition of "Landmark business" under TMC 19.08.160. 6. All monument signs, with the exception of monument sign #5 comply with the standard code provisions or meet the modifications permitted under the Master Sign Program. 7. Monument Sign #5 encroaches into the setback area and cannot be approved unless and until a setback variance is granted by the Hearing Examiner. 8. Monument signs 6 and 7 may impact the sight distance triangles in their respective locations. 9. It appears that all flush mounted wall signs on the property, with the exception of the "What the Pho" wall sign located on the south elevation along Minkler Blvd, complies with the City's current sign regulations. 10. TMC 19.32.070 requires that all non -conforming signs be removed or brought into compliance with three years from the approval of the Master Sign Program. 11. The location of the projecting signs may not comply with the code requirements that they rbe placed over public or private sidewalks. 12. The pmposedliiaster'Sign'Program`presents-a uniform; clear,§ and -comprehensive a)ptoachto ignage=ono4the.property:---The freestanding signs_all have a similar design to oraanother This,design-is-consistent with the finishes of the buildings on the site. The building, mounted=signage'has`been'lntegrated into the overall design of the budding — Recommendation Staff recommends approval of the Master Sign Program with the following conditions: 1. Monument Sign #5 cannot be installed unless the applicant obtains a variance from the Hearing Examiner. 2. Prior to the issuance of sign permit for monument signs #6 and #7, the applicant shall demonstrate that the signs are not located in the sight distance triangle or BM Page 13 of 14 H:\DEVELOPMENTS\MASTER SIGN PROGRAMSIWIG PROPERTIESISTAFF REPORT.DOC 06/14/2011 10:58:00 AM provide a report, stamped by a civil engineer addressing traffic safety and the proposed signs. 3. All future projecting signs shall be located over public or private sidewalks. 4. The "What the Pho" flush mounted sign shall be brought Into compliance with the area limitations found in Table 2 of TMC 19.20.050 within three years from the issuance of the City's Notice of Decision for this permit. Informational Items Sign and electrical permits may be required for each individual sign approved under this Master Sign Program. BM Page 14 of 14 06/142011 10:58:00 AM H:\DEVELOPMENTS\MASTER SIGN PROGRAMS\WIG PROPERTIES\STAFF REPORT.DOC SOUTHCENTER SQUARE MASTER SIGN PROGRAM NARRATIVE Objective: To create an effective sign program for the Southcenter Square Shopping Center which will maximize the effectiveness and exposure of tenant and shopping center signs while maintaining the projects overall attractiveness and aesthetic qualities. Proposal Description: Under the City of Tukwila Sign Code as adopted in August 2010, there are a number of signs which are allowed outright and others which are allowed with the approval of the Director of Community Development or the Board of Architectural Review (BAR). The signs proposed for this project including descriptions and discussions of each are summarized as follows: A. Monument Signs 1. Summary of Code Requirements — Monument Signs a. Number of Signs Allowed: One per 400 feet of linear street frontage (With over 3,600 linear feet of street frontage, 9 Monument Signs are allowed) b. Allowable Sign Message Area: 72 square feet per side/144 square feet total (Increases up to 90 square feet per side/180 square feet total may be permitted with Director Approval) c. Total Allowable Sign Size: 96 square feet per side/192 square feet total (Increases up to 120 square feet per side/240 square feet total may be permitted with Director Approval) d. Maximum Height: 8 feet e. Maximum Width: 15 feet 2. Summary of Code Requirements — Grand Monument Signs (Requires BAR Approval) a. Number of Signs Allowed: Two (each substituted for one or more Monument Signs) b. Allowable Sign Message Area: 172 square feet per side/344 square feet total c. Maximum Height: Height of the Tallest Building on the Premises — 60 Feet EXHIBIT 19 3. Proposed Grand Monument Signs - See Exhibits 2 and 3. The two existing "Grand Monument Signs" adjacent to the main project entry on Southcenter Parkway would be retained. Each of these signs is 27'-6" feet high and 14'-8" feet wide with an internally illuminated Sign Message Area of 100 square feet on each side (200 square feet total). 4. Proposed Monument Signs Seven Monument Signs are proposed, as follows: Monument Sign #1 — See Exhibit #4. This sign is located on the north side of the main driveway entrance from Southcenter Parkway. It is proposed to be 4'-2 1/2" feet high and 22'-0" feet wide with a Sign Message of Area 2'-11" high and 19'-0" wide for a total of 55 square feet. Note that this sign is one sided with no message on the back side. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is designed to integrate tastefully with the existing landscaping and landscape features. It is curved to match the curve of the masonry retaining wall in front and is set back approximately 1'-6" from the top of this retaining wall to permit the planting of some low plant materials between the top of this wall and the base of the sign. On each end of the sign a masonry pier has been used which matches those used on the masonry retaining walls and the sign itself has been designed with masonry, colors, and design features similar to the masonry retaining wall such that the sign integrates with the overall landscaping design. Monument Sign #2 — See Exhibit #5. This sign is located on the south side of the main driveway entrance from Southcenter Parkway and the design is similar to Monument Sign #1. Monument Sign #3 — See Exhibits #6. This sign is located at the northeast corner of Wig Boulevard and Southcenter Parkway. It is proposed to be 7'-4 1/2" high and 10'-4" wide with a Sign Message of Area 6'-5" high and 8'-0" wide on each side (51 square feet) and a Total Sign Message Area of 102 square feet. This sign is designed with masonry and decorative steel features matching the overall shopping center; and is also designed to screen the existing utility vaults as much as is possible under the constraints of the locations of these faults and utilities. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. Monument Sign #4 — See Exhibit #7. This sign is located at the southeast corner of Wig Boulevard and Southcenter Parkway. It is proposed to be 7'-4' high and 12'-0" feet wide with a Sign Message Area 6'-8" high and 7'-0" wide, and a Total Sign Message Area of 47 square feet. Note that this sign is one sided with no message on the back side. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is located adjacent to the retaining wall and below the sidewalk at the entrances to the businesses in this building. It is designed with masonry features and colors to integrate with the design of the adjacent stairs, retaining walls, handrails and the buildings. Monument Sign #5 — See Exhibit #8. This sign is located at the northeast corner of Minkler Boulevard and Southcenter Parkway. It is proposed to be 5'-3" high and 20'-5" wide with a Sign Message Area 4'-4" high and 17'-5" wide for a Total Sign Message Area of 75 square feet. Note that this sign is one sided with no message on the back side. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is designed with masonry and decorative steel features matching the overall shopping center. It is also designed to screen the existing traffic sign control cabinets as much as is possible; however this effort is limited by the existing locations of these cabinets and the fact that the sign height is limited by the needs of the traffic signal service technicians to have visibility of the traffic signals while working at the control cabinets. Monument Sign #6 — See Exhibit #9. This sign is located at the east side of the western most entry driveway from Minkler Boulevard. It is proposed to be V-shaped in Plan View, 7'-4 1/2" high with each leg 10'-4" wide. It will have a Sign Message Area 6'- 5" high and 8'-0" wide on each face (51 square feet) and a Total Sign Message Area of 102 square feet. This sign is designed with masonry piers at the apex of the V and at the end of each leg matching the features used throughout the overall shopping center. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. Monument Sign #7 — See Exhibit #10. This sign is located at the west side of the eastern most entry driveway from Minkler Boulevard and the design is similar to Monument Sign #6. 4. Summary of Monument Sign Area — Allowed vs. Proposed Sign Sign Message (S.F.) Code Allowed Proposed North Grand Monument Sign 344 200 South Grand Monument Sign 344 200 Monument Sign #1 144 55 Monument Sign #2 144 55 Monument Sign #3 144 102 Monument Sign #4 144 47 Monument Sign #5 144 75 Monument Sign #6 144 102 Monument Sign #7 144 102 Total 1,696 938 B. Flush Mounted Building Signs 1. Summary of Code Requirements a. Number of Signs Allowed: Each tenant is allowed one per exterior public entrance. b. Wall Area: Based on Formula - Wall Area 0 - 500 S.F.: EBF x 0.05 or 20 S.F. - Wall Area 501 - 1,500 S.F.: (EBF - 500) x 0.04 + 25 S.F. - Wall Area 1,501 - 3,000 S.F.: (EBF - 1,500) x 0.03 + 65 S.F. - Wall Area 3,001 - 5,000 S.F.: (EBF - 3,000) x 0.02 + 110 S.F. - Wall Area Over 5,000 S.F.: 150 S.F. Maximum c. Wall Sign Location: Must be placed within the section of Exposed Building Face that qualifies for placement of the Wall Sign d. Under certain conditions as outlined in Paragraph 19.20.050.F.4 tenants may be allowed Incentive Signs which are limited in size to 50% of the size of their Flush Mounted Building Sign. 2. Proposed Flush Mounted Building Signs Flush Mounted Building Signs shall be individual letters with internal lighting. Each tenant shall be allowed at least one Flush Mounted Building Sign and tenants with more than one exterior public entrance shall be allowed one Flush Mounted Building Sign per exterior public entrance. The maximum size of Flush Mounted Building Signs shall be as determined by the formula noted above as established by the Sign Code and signs shall be located within the wall areas noted in Exhibits 11, 12, and 13 - the Exterior Building Elevations. Incentive Signs shall be allowed within the context of code requirements. They shall be individual letters with internal lighting and shall be located within the wall areas noted in Exhibits 11, 12, and 13 - the Exterior Building Elevations. C. Wall Signs for Landmark Businesses (Requires BAR Approval) 1. Summary of Code Requirements a. A Landmark Business is an entity that occupies at least 60,000 square feet of building space on a premises that contains at least five separate businesses. b. Number of Signs Allowed: One for Each Cardinal Direction c. Allowable Sign Area: 6% of Exterior Wall of Tenant Space or 500 S.F. Maximum 2. Proposed Wall Signs for Landmark Businesses The tenant space at the north end of Building E is the only space which would qualify as a Landmark Business. Thus, we are proposing four signs — one for each building face — at the locations as shown on Exhibit 13, the Building E Exterior Building Elevations. These signs will be a maximum of 488 square feet in area on the north and south building faces limited by the maximum allowable 6% of Exterior Wall space; and a maximum of 500 square feet each in area on the west and east building faces limited by the code mandated 500 S.F. Maximum. D. Projecting Signs 1. Summary of Code Requirements a. Number of Signs Allowed: One per each Business which has a direct ground floor public entrance (in addition to Wall Signs) b. Allowable Sign Area: 20 square feet each side/40 square feet total c. Projection: No more than 4 Feet from Facade d. Height: At least 8 feet above sidewalk level 2. Proposed Projecting Signs Tenants meeting the code criteria noted above, including the requirement for a direct ground floor public entrance, will be given the opportunity to install a Projecting Sign with a maximum area of 20 square feet on each side (40 square feet total) at the Masonry Pilaster locations as noted on Exhibits 11, 12 and 13 (the Exterior Building Elevations) and Exhibits 14, 15 and 16 (the Building Floor Plans). Projecting signs may be of any sign type allowed by code. E. Canopy Edge Sign 1. Summary of Code Requirements a. Number of Signs Allowed: May substitute for a Projecting Sign - One per Business b. Location: Only permitted for Canopies located above a Public Entrance to a Business c. Message Size — Lines: Single Line of Text d. Message Size - Height: 12 Inches Maximum e. Message Size — Length: 2/3 of the Canopy Length f. Illumination: Letters may be illuminated. 2. Proposed Canopy Edge Signs Canopy Edge Signs are not proposed at this time. F. Under-Awning/Canopy Signs 1. Summary of Code Requirements a. Number of Signs Allowed: One Sign per Business per Facade b. Location: Only permitted for Canopies adjacent to Public Entrance from Public or Private Sidewalk into Business c. Allowable Sign Size: 3 square feet d. Height: At least 8 feet above sidewalk level 2. Proposed Under-Awning/Canopy Signs Tenants with a Tenant Entrance with an Awning or Steel Canopy above may elect to install an Under-Awning/Canopy Sign per the example shown in Exhibit 18. At the tenant's option, these signs may be externally illuminated. G. Pole Banners 1. Summary of Code Requirements a. Number of Signs Allowed: Not Specified b. Location: Attached to Parking Lot Light Poles. c. Allowable Sign Size: 10 square feet Each Banner d. Height: At least 12 feet above grade level 2. Proposed Pole Banners The use of Pole Banners on the Parking Lot Light Poles is not anticipated; however, the intention is to continue to use banners on the sidewalk light standards along the front of the retail stores as has been done in the past. While not advertising any particular business, these banners add color and interest to the center, and promote pedestrian circulation. H. Directional Signs 1. Summary of Code Requirements a. Number of Signs Allowed: Up to 4 Allowed Outright - Up to 4 Additional with Director's Approval b. Allowable Sign Size: 2 square feet per Face / 4 square feet Total c. Height: 3 feet Maximum 2. Proposed Directional Signs No new Directional Signs are proposed; however, the existing on -site directional signs which are not discernable from the street will be retained. I. Flag Poles 1. Summary of Code Requirements a. Number of Flag Poles Allowed: Up to 3 2. Proposed Flag Poles Sign permits are not required for Flag Poles and, while no Flag Poles are proposed at this time, we foresee that in the future they may be desired and wish to retain the rights under this Master Sign Program to install Flag Poles. SOUTHCENTER SQUARE MASTER SIGN PROGRAM CRITERIA 1. The Master Sign Program meets the intent of the Sign Code as well or better than the signage allowed under the standard code provisions. As noted in the paragraph below, this Master Sign Program includes only a few sign code deviations and those requests are intended to provide signs which work better with the existing center and which provide benefits beyond just project signage than signs which would be allowed outright under the standard code provisions. Further not all of the signs requested under this Master Sign Program would be installed at this time. Rather this program is intended to establish a comprehensive plan to guide the development of signs for the project in the future. 2. The requested deviations from the code respond to the specific characteristics or use of the premises. Monument Signs #1 & #2, located on the north and south sides of the main driveway entrance from Southcenter Parkway, deviate from the code allowed 15 foot maximum width with a proposed width of 22 feet. This has been done to create horizontal elements that are in keeping with the horizontal character of the existing entry features which in turn were purposely designed this way to draw customers into the center. Note that these signs with 55 square feet Sign Message Area are substantially less than the 72 square feet of sign message area allowed and are much more attractive than a 9 foot wide, 8 foot high sign which would be allowed outright. Monument Sign #5, located at the northeast corner of Minkler Boulevard and Southcenter Parkway, deviates from the code allowed 15 foot maximum width with a proposed width of 20 feet 5 inches; and is partially located within the 5 foot required setback. This sign is purposely located to, as much as possible, screen the large utility cabinets, which are located directly behind the sign. This is the reason for the proposed encroachment into the setback, since one of the signal cabinets is already located within the 5 foot setback; and the extra width is necessary to screen the utility cabinets. The height of the sign is limited by the requirement for a signal technician to be able to view the traffic signal from the signal control box. Thus, the sign message area at 75 square feet for this proposed multi -sided sign only slightly exceeds the 72 square feet allowed outright for a single sided sign. Exhibit 20 The proposed Wall Signs for the Landmark Business at the east end of Building E are not allowed outright by the Sign Code, but are not truly a deviation as they are allowed with Board of Architectural Review approval as requested in this Master Sign Program Application. Upon receipt of this approval, these signs will comply with all code requirements for Landmark Business signs. The existing Grand Monument Signs also are not allowed outright by the Sign Code, but are not truly a deviation as they are allowed with Board of Architectural Review approval as requested in this Master Sign Program Application. Upon receipt of this approval, these signs will comply with all code requirements. The existing signs at 27 feet 6 inches in height are in keeping with the scale of the project and substantially lower than the potential maximum of 60 feet which is the height of the tallest building. Further, the existing Sign Message Area at 100 square feet per side and 200 square feet total for each sign, is significantly less than the 172 square feet per side and 344 square feet total for each sign which could be approved. 3. The program complies with the applicable standards of this Chapter. As noted in detail in the Southcenter Square Master Sign Program Narrative, the program is designed to comply with the applicable standards of the Sign code. 4. The existing and proposed signage is integrated with an overall lighting scheme for the project site to create a safe, lively and inviting night time environment if the site is in a commercial zone. The existing lighting for this Shopping Center has been layered to create an interesting experience while also providing a safe and convenient shopping environment. The lighting in the parking areas is designed to be adequate and safe; but not overwhelming. This allows the higher light levels at the walkways and adjacent to building entrances to be inviting and create a focus on these areas. Further, this creates an atmosphere whereby the existing illuminated wall signs and monument signs can be interesting and attractive without being offensive. Signs such as the Grand Monument Signs, the Flush Mounted Building Signs, and the Under-Awning/Canopy Signs are existing; and Monument Sign #6 at the east side of the western most entry driveway from Minkler Boulevard replaces an existing sign. The other new monument signs will be similar in design to the existing signs and overall these signs are designed to complement the existing aesthetics and to create additional interest in the Shopping Center. Beyond these, signs such as the Canopy Edge Signs, the Under-Awning/Canopy Signs, and the Pole Banners are again intended to provide interest to the center as well as to direct traffic to the affected businesses. 5. There have been no sign -related code enforcement violations on the premises for at least one year prior to submitting the Master Sign Program application. There have been no recent sign -related code enforcement violations on the premises. The property owner recently received notification that the two existing "Grand Monument Signs" adjacent to the main project entry on Southcenter Parkway are non- conforming; however, in accordance with Paragraph 19.36.020 these signs were erected in conformance with a valid permit and are thus Legally Non -Conforming. 6. The program must contain a schedule for the removal of all non -conforming signs on the premises within three years from the date of the Master Sign Program approval. The only existing non -conforming signs are the two existing "Grand Monument Signs" adjacent to the main project entry on Southcenter Parkway. With approval of this Sign Program these signs will be conforming and no further action will be required. H:\DEVELOPMENTS\MASTER SIGN PROGRAMS\WIG PROPERTIES\MONUMENT SIGN.DOCX Monument Sign 4 (Exhibit #7) a1 00 O > > W C X fD S .-I-? Q' 22 04 O 7 N C X fD - s r+ Monument Sign 1 ( Exhibit #4) Monument Sign 47 (single sided) 51 (two sided, 102 for all sides) H VI d4 U1 3 .. H 5 00 fD 0 a CD a 55 (single sided sign) Proposed Sign Area (in sq ft) el. VI O Vs .0 m rDD fD r fD f�D al al C aj Prescriptive Area Standards V 4. V A UY A N t71 A fV ill Proposed Height 00 CD fD Prescriptive Height Standards N O N i IV Proposed Width /Th 1-k fD fD rr Prescriptive Width Standards tit -h fD fD Required Setback co co 1 fD fD Meets Setbacks? This sign is located at the SE corner of Wig Blvd and Southcenter Pkwy. The sign will be placed against the existing wall which is part of the outdoor plaza. Finishes for the sign include brick veneer and concrete caps. This sign will require the relocation of an existing tree planter. This sign will be placed on the NE corner of Wig Blvd and Southcenter Pkwy. The Sign complies with all prescriptive standards. No deviations are requested. The sign will help to screen several PSE cabinets from view. Finishes on the sign include brick veneer, concrete caps and 8" brick soldier course. These two signs will be placed on opposite ends of the main entrances from Southcenter Parkway. Both signs comply with all prescriptive standards except for width. Under TMC 19.32.060 (1) the applicant is eligible to increae the size of all monument signs by no more than 25 percent; however a height increase is not permitted thus the increase must accomplished by making the sign wider. In this case, the applicant has chosen to make the sign wider, but has not requested an area increase. Finishes on the signs include brick veneer, concrete caps, and 8" brick soldier course. Discussion Exhibit 21 (Wig Master Sign Program) c u �° CG •N L CO 4_ -0 a. c o �, Co N ai .. c C° m > OO vl W al u in H (CI t Z L C u a! ~ u i Y t • `J p- V (�O N C CO— .o p a c c H a) ,- L +=al Q c V N a CO To c a) s c a, +L+ cu oo > aj G- .3 O 00 = E 3 00 C c a) u CIO ,� co 'O N in p. L N to '' CU V :e H a E c m +r •� p �n L c� C •a, c a)j •N a y ,1 v E no L +r C � E a) +-. cco nco c u .a 8 G C 'C ., H w fa0 cu '- C u '- y E L E a L 7 go al - C r-1 O aJ a C .A in v aJ C cu cu +L+ U •° -c t 3 t0 CO ��? N c a c E 11, t-si+., .y al 7 O f0 U t v- d c- VOi Z CIO O d Y c O co N C L u jam G +L+ d E L N t L. O 4 V o c 13 .a o, a +a H .. vi :c_ L.O 0 k c� C U ' O au 1 Z �., H L.- L. 0 -c C 13 O +a > 4 41 cu h CO CL t C O O .01 C L. al 0 p .in ~ C E 01 O` u O Si 4 Both of these "V" shaped signs will be placed at separate access points to the property. The signs comply with all prescriptive code requirements. These signs may be located in the sight distance triangle. Finishes on the sign include brick veneer, concrete caps and 8" brick soldier course. } } r T.1")) (NI b b nn Zr) IA 1: n in 1 n a� oO C V .a ar N. Eh' •p as :0—Di 7, O ►_ 3 ,a � ; O 1 .-I Vf •p N .° — O • 3 ,o •y CoLA in LA .-1 Vl ..o = X E 2 x# N C E W l0 2 x* in .a C c W 7 N 2 in o H:\DEVELOPMENTS\MASTER SIGN PROGRAMS\WIG PROPERTIES\MONUMENT SIGN.DOCX City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director June 24, 2011 NOTICE OF DECISION TO: Wig Properties, Applicant and Owner This letter serves as a notice of decision and is issued pursuant to TMC 19.12.090 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: S11-034 Applicant: Wig Properties Type of Permit Applied for: Master Sign Permit Project Description: Approval of a Master Sign Program, pursuant to TMC 19.32, to allow flexibility under the City's Sign Code. Location: 17100-17250 Southcenter Parkway Associated Files: None Comprehensive Plan Tukwila Urban Center (TUC) Designation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Master Sign Program does comply with applicable City and state code requirements and has [approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions: 1. Monument Sign #5 cannot be installed unless the applicant obtains a variance from the Hearing Examiner. 2. Prior to the issuance of sign permit for monument signs #6 and #7, the applicant shall demonstrate that the signs are not located in the sight distance triangle or provide a report, stamped by a civil engineer addressing traffic safety and the proposed signs. Type 4 Permit (except shoreline CUP) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 3. All future projecting signs shall be located over public or private sidewalks. 4. The 'What the Pho" flush mounted sign shall be brought into compliance with the area limitations found in Table 2 of TMC 19.20.050 within three years from the issuance of the City's Notice of Decision for this permit. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is issued pursuant to Tukwila Municipal Code 19.12.090. No administrative appeal of the Decision is permitted (TMC 19.32.030). A party who is not satisfied with the Hearing Examiner's decision may file an appeal in King County Superior Court. IV. PROCEDURES AND TIME FOR APPEALING Any party wishing to challenge the Hearing Examiner's Decision must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. V. 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 7:30 a.m. and 5:00 p.m. The project planner is Brandon J. Miles, Senior Planner who may be contacted by phone 206-431-3684 or via email at Brandon.Miles@Tukwilawa.gov for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contat the King County Assessor's Office for further information regarding property tax valu chan•:s (�11 Bra don J. Miles, Senior Planner Department of Community Development City of Tukwila Master Sign Permit Notice of Decision BM Page 2 of 2 H:\Developments\MASTER SIGN PROGRAMS\WIG PROPERTIES\Notice of Decision, 2011.06.24.doc 06/24/2011 10:43:00 AM City of Tukwila +1-Z /(0, Jim Hciggerton, Mayor Department of Community Development Jack Pace, Director June 10, 2011 MON WIG Wig Properties 4811 —134 Place SE Bellevue WA 98006 RE: Master Sign Program Notice of Application, S11-034 Southcenter Square, 17100-17250 Southcenter PY Dear Mr. Wig: There is a fee due on your permit application in the amount of $211.00 to cover fees associated with mailing the attached public notice. The number of required notices sent for your application was 211 which included property owners and tenants within 500 feet of your project site as well as interested parties and agencies with jurisdiction. The cost is based on the land use fee schedule adopted by Resolution Number 1718 covering Public Notice mailings required for your application. This fee covers the attached notice only. Additional fees may be assessed for future mailings or other review tasks per the fee schedule. The payment may be paid by cash, check or credit card. The city will accept credit card payments by phone. If paying by check please send the check made out to: City of Tukwila 6300 Southcenter Blvd, Ste 100 Tukwila, WA 98188 If you have any questions, please feel free to contact me at 206 431 3670. ely, Svedahl A.l, inistrative Support Technician MD Invoicing Public Mailings.doc Page 1 of 1 06/09/2011 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 Fax: 206-431-3665 Cite of J ukwila Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: x Notice of Application Notice of Decision x Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this !Q day of June in the year 2011 Project Name: Wig Properties, Master Sign Program (Southcenter Square) Project Number: Associated File Number (s): S11-034 Mailing requested by: Brandon Miles Mailer's signature: 77 7�'l /' /-e 1 A W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC >> y cd v1 0. o � ?. > 0 3 0 J O 04 o O. 3 o en L .a >. c a ° d d a0- .,N w H C oA '' b cd 0 C V) C "d .0 0. 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I believe our customer is ready to move forward with the project if it is. Thank you for your help. Have a great day. Please feel free to contact me. Thank you. 6a 4 6M66Mcitad Lumin-Art Signs Inc. 4320 A South Adams St. Tacoma, WA 98409 design@luminartsigns.com Phone: 253-475-5252 Fax: 253-475-0272 From: Valerie Lonneman [mailto:Valerie.Lonneman@TukwilaWA.gov] Sent: Thursday, April 28, 2016 3:54 PM To: Lumin-Art Signs Design Department Cc: Minnie Dhaliwal Subject: RE: Southcenter Square Tower Signage Sunday, I am sorry for the delay in responding to your inquiry. Thank you for following up today —I was able to discuss this with my supervisor, Minnie Dhaliwal (copied here) and hope the information below helps clarify how the code amendment will be applied. 1 1' The 6% referenced in subsection 2a. refers to the exposed building face of the tower only in this case. According to the dimensions on the drawing you included, the tower is 1,890 square feet. Six percent of that is 113.4 sq. ft., which would be the maximum permitted square footage for the Carter's and Southcenter Square signs combined. If the background panel is cohesive with other site elements then the sign area may be calculated separately from the panel, as shown in your drawing. From the three color themes you show, the black panel seems to meet this criteria best; however feel free inquire regarding how the sign area would be calculated with other colors prior to submitting the application. Please refer to TMC 19.08.240 for the definition of "sign area". The proposed sign code amendment has not been adopted yet and is on the agenda for City Council public hearing on May 9`h, with potential adoption on May 16 (the earliest possible date you could apply for a permit under the amended regulation). The change will be effective 10 days after it is adopted, so if all goes through according to this schedule and is not delayed, that would be May 26. Please feel free to call or email with any follow up questions. Best, Valerie Lonneman Assistant Planner, City of Tukwila 1630o Southcenter Blvd, Tukwila WA 98188 206.433.714o I Valerie.Lonneman@TukwilaWA.gov Tukwila: The City of opportunity, the community of choice. From: Lumin-Art Signs Design Department [mailto:design@luminartsigns.com] Sent: -Thursday, April 21, 2016 2:16 PM To: Valerie Lonneman<Valerie.Lonneman@TukwilaWA.gov> Subject: FW: Southcenter Square Tower Signage Good afternoon Valerie, Here is the copy of the proposed code change for South Center Square that I spoke with you about. I also attached the most current design proposal we did for our customer. My biggest question is in regard to 2a. Does the 6% refer to the facade of the building or the facade of the tower where they want to put there sign? If you can tell me whether the proposed designs comply that would be helpful too. Thank you for your help. Please feel free to contact me. Thank you. S u4 614�W ae 2 SOUTHCENTER SQUARE MASTER SIGN PROGRAM NARRATIVE Objective: RECENFD 'APR 15 28991 DEVELOPMENT To create an effective sign program for the Southcenter Square Shopping Center which will maximize the effectiveness and exposure of tenant and shopping center signs while maintaining the projects overall attractiveness and aesthetic qualities. Proposal Description: Under the City of Tukwila Sign Code as adopted in August 2010, there are a number of signs which are allowed outright and others which are allowed with the approval of the Director of Community Development or the Board of Architectural Review (BAR). The signs proposed for this project including descriptions and discussions of each are summarized as follows: A. Monument Signs 1. Summary of Code Requirements — Monument Signs a. Number of Signs Allowed: One per 400 feet of linear street frontage (With over 3,600 linear feet of street frontage, 9 Monument Signs are allowed) b. Allowable Sign Message Area: 72 square feet per side/144 square feet total (Increases up to 90 square feet per side/180 square feet total may be permitted with Director Approval) c. Total Allowable Sign Size: 96 square feet per side/192 square feet total (Increases up to 120 square feet per side/240 square feet total may be permitted with Director Approval) d. Maximum Height: 8 feet e. Maximum Width: 15 feet 2. Summary of Code Requirements — Grand Monument Signs (Requires BAR Approval) a. Number of Signs Allowed: Two (each substituted for one or more Monument Signs) b. Allowable Sign Message Area: 172 square feet per side/344 square feet total c. Maximum Height: Height of the Tallest Building on the Premises — 60 Feet 3. Proposed Grand Monument Signs - See Exhibits 2 and 3. The two existing "Grand Monument Signs" adjacent to the main project entry on Southcenter Parkway would be retained. Each of these signs is 27'-6" feet high and 14'-8" feet wide with an internally illuminated Sign Message Area of 100 square feet on each side (200 square feet total). 4. Proposed Monument Signs Seven Monument Signs are proposed, as follows: Monument Sign #1 — See Exhibit #4. This sign is located on the north side of the main driveway entrance from Southcenter Parkway. It is proposed to be 4'-2 1/2" feet high and 22— feet wide with a Sign Message of Area 2'-11" high and 19'-0" wide for a total of 55 square feet. Note that this sign is one sided with no message on the balirsterThe Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is designed to integrate tastefully with the existing landscaping and landscape features. It is curved to match the curve of the masonry retaining wall in front and is set back approximately 1'-6" from the top of this retaining wall to permit the planting of some low plant materials between the top of this wall and the base of the sign. On each end of the sign a masonry pier has been used which matches those used on the masonry retaining walls and the sign itself has been designed with masonry, colors, and design features similar to the masonry retaining wall such that the sign integrates with the overall landscaping design. Monument Sign #2 — See Exhibit #5. This sign is located on the south side of the main driveway entrance from Southcenter Parkway and the design is similar to Monument Sign #1. Monument Sign #3 — See Exhibits #6. This sign is located at the northeast cor of Wig Boulevard and Southcenter Parkway. It is proposed to e 7'-4 1/2" high and 10'-4" wide with a Sign Message of Area 6'-5" high a a 8'-0" wide on eac stride (51 square feet) and a Total Sign Message Area of 1028 square feet. This sign is designed with masonry and decorative steel features matching the overall shopping center; and is also designed to screen the existing utility vaults as much as is possible under the constraints of the locations of these faults and utilities. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. Monument Sign #4 — See Exhibit #7. This sign is located at the southeast corner of Wig Boulevard and Southcenter Parkway. It is proposed to be 7'-4' high and 12'-0" feet wide with a Sign Message Area 6'-8" high and 7'-0" wide, and a Total Sign Message Area of 47 square feet. Note that this sign is one sided with no message on the back side. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is located adjacent to the retaining wall and below the sidewalk at the entrances to the businesses in this building. It is designed with masonry features and colors to integrate with the design of the adjacent stairs, retaining walls, handrails and the buildings. Monument Sign #5 — See Exhibit #8. This sign is located at the northeast corner of Minkler Boulevard and Southcenter Parkway. It is proposed to be 5'-3" high and 20'-5" wide with a Sign Message Area 4'-4" high and 17'-5" wide for a Total Sign Message Area of 75 square feet. Note that this sign is one sided with no message on the back side. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is designed with masonry and decorative steel features matching the overall shopping center. It is also designed to screen the existing traffic sign control cabinets as much as is possible; however this effort is limited by the existing locations of these cabinets and the fact that the sign height is limited by the needs of the traffic signal service technicians to have visibility of the traffic signals while working at the control cabinets. Monument Sign #6 — See Exhibit #9. This sign is located at the east side of the western most entry driveway from Minkler Boulevard. It is proposed to be V-shaped in Plan View, 7'-4 1/2" high with each leg 10'-4" wide. It will have a Sign Message Area 6'- 5" high and 8'-0" wide on each face (51 square feet) and a Total Sign Message Area of 102 square feet. This sign is designed with masonry piers at the apex of the V and at the end of each leg matching the features used throughout the overall shopping center. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. Monument Sign #7 — See Exhibit #10. This sign is located at the west side of the eastern most entry driveway from Minkler Boulevard and the design is similar to Monument Sign #6. 4. Summary of Monument Sign Area — Allowed vs. Proposed Sign Sign Message (S.F.) Code Allowed Proposed North Grand Monument Sign 344 200 South Grand Monument Sign 344 200 Monument Sign #1 144 55 Monument Sign #2 144 55 Monument Sign #3 144 102 Monument Sign #4 144 47 Monument Sign #5 144 75 Monument Sign #6 144 102 Monument Sign #7 144 102 Total 1,696 938 B. Flush Mounted Building Signs 1. Summary of Code Requirements a. Number of Signs Allowed: Each tenant is allowed one per exterior public entrance. b. Wall Area: Based on Formula - Wall Area 0 - 500 S.F.: EBF x 0.05 or 20 S.F. - Wall Area 501 - 1,500 S.F.: (EBF - 500) x 0.04 + 25 S.F. - Wall Area 1,501 - 3,000 S.F.: (EBF - 1,500) x 0.03 + 65 S.F. - Wall Area 3,001 - 5,000 S.F.: (EBF - 3,000) x 0.02 + 110 S.F. - Wall Area Over 5,000 S.F.: 150 S.F. Maximum c. Wall Sign Location: Must be placed within the section of Exposed Building Face that qualifies for placement of the Wall Sign d. Under certain conditions as outlined in Paragraph 19.20.050.F.4 tenants may be allowed Incentive Signs which are limited in size to 50% of the size of their Flush Mounted Building Sign. 2. Proposed Flush Mounted Building Signs Flush Mounted Building Signs shall be individual letters with internal lighting. Each tenant shall be allowed at least one Flush Mounted Building Sign and tenants with more than one exterior public entrance shall be allowed one Flush Mounted Building Sign per exterior public entrance. The maximum size of Flush Mounted Building Signs shall be as determined by the formula noted above as established by the Sign Code and signs shall be located within the wall areas noted in Exhibits 11, 12, and 13 - the Exterior Building Elevations. Incentive Signs shall be allowed within the context of code requirements. They shall be individual letters with internal lighting and shall be located within the wall areas noted in Exhibits 11, 12, and 13 - the Exterior Building Elevations. C. Wall Signs for Landmark Businesses (Requires BAR Approval) 1. Summary of Code Requirements a. A Landmark Business is an entity that occupies at least 60,000 square feet of building space on a premises that contains at least five separate businesses. b. Number of Signs Allowed: One for Each Cardinal Direction c. Allowable Sign Area: 6% of Exterior Wall of Tenant Space or 500 S.F. Maximum 2. Proposed Wall Signs for Landmark Businesses The tenant space at the north end of Building E is the only space which would qualify as a Landmark Business. Thus, we are proposing four signs — one for each building face — at the locations as shown on Exhibit 13, the Building E Exterior Building Elevations. These signs will be a maximum of 488 square feet in area on the north and south building faces limited by the maximum allowable 6% of Exterior Wall space; and a maximum of 500 square feet each in area on the west and east building faces limited by the code mandated 500 S.F. Maximum. D. Projecting Signs 1. Summary of Code Requirements a. Number of Signs Allowed: One per each Business which has a direct ground floor public entrance (in addition to Wall Signs) b. Allowable Sign Area: 20 square feet each side/40 square feet total c. Projection: No more than 4 Feet from Facade d. Height: At least 8 feet above sidewalk level 2. Proposed Projecting Signs Tenants meeting the code criteria noted above, including the requirement for a direct ground floor public entrance, will be given the opportunity to install a Projecting Sign with a maximum area of 20 square feet on each side (40 square feet total) at the Masonry Pilaster locations as noted on Exhibits 11, 12 and 13 (the Exterior Building Elevations) and Exhibits 14, 15 and 16 (the Building Floor Plans). Projecting signs may be of any sign type allowed by code. E. Canop Edge Sign 1. Su ary of Code Requirements a. Number of Signs Allowed: May substitute for a Projecting Sign - One per siness b. Lo tion: Only permitted for Canopies located above a Public Entrance to a Bu ' ess c. d. e. f. Messag Size Message ize Message Si Illumination: — Lines: Single Line of Text - Height: 12 Inches Maximum — Length: 2/3 of the Canopy Length etters may be illuminated. 2. Proposed Canopy Edge Si Tenants with a Tenant Entranc with a black painted Steel Canopy above may elect to install a Canopy Edge Sig in lieu of a Projecting Sign when applicable, with a single line of white text or graics which may be externally illuminated with small canopy mounted lights. An e . mple of such a sign is shown in Exhibit 17. F. Under-Awning/Canopy Signs 1. Summary of Code Requirements a. Number of Signs Allowed: One Sign per Business per Facade b. Location: Only permitted for Canopies adjacent to Public Entrance from Public or Private Sidewalk into Business c. Allowable Sign Size: 3 square feet d. Height: At least 8 feet above sidewalk level 2. Proposed Under-Awning/Canopy Signs Tenants with a Tenant Entrance with an Awning or Steel Canopy above may elect to install an Under-Awning/Canopy Sign per the example shown in Exhibit 18. At the tenant's option, these signs may be externally illuminated. G. Pole Ba 'ers 1. Summa Code Requirements a. b. c. d. Numb Location: Allowable Sign Height: At least 1 2. Pro • ' ed Pole Banners of Signs Allowed: Not Specified ached to Parking Lot Light Poles. e: 10 square feet Each Banner et above grade level The use of Pole : a ners on the Parking Lot Light Poles is not anticipated; however, the intention • continue to use banners on the sidewalk light standards along the front of t - -tail stores as has been done in the past. While not advertising any particular busines , .•ese banners add color and interest to the center, and promote pedestrian circulatio H. Directional Signs 1. Summary of Code Requirements a. Number of Signs Allowed: Up to 4 Allowed Outright - Up to 4 Additio with Director's Approval b. Allowable Sign Size: 2 square feet per Face / 4 square feet Total c. Height: 3 feet Maximum nal 2. Proposed Directional Signs No new Directional Signs are proposed; however, the existing on -site directional signs which are not discernable from the street will be retained. I. Flag Poles 1. Summary of Code Requirements a. Number of Flag Poles Allowed: Up to 3 2. Proposed Flag Poles Sign permits are not required for Flag Poles and, while no Flag Poles are proposed at this time, we foresee that in the future they may be desired and wish to retain the rights under this Master Sign Program to install Flag Poles. Exhibits: Exhibit 1. Site Plan Exhibit 2. Photos of Grand Monument Sign #1. Exhibit 3. Photos of Grand Monument Sign #2. Exhibit 4. Plans and Elevations for Monument Sign #1. Exhibit 5. Plans and Elevations for Monument Sign #2. Exhibit 6. Plans and Elevations for Monument Sign #3. Exhibit 7. Plans and Elevations for Monument Sign #4. Exhibit 8. Plans and Elevations for Monument Sign #5. Exhibit 9. Plans and Elevations for Monument Sign #6. Exhibit 10. Plans and Elevations for Monument Sign #7. Exhibit 11. Building N Exterior Building Elevations. Exhibit 12. Building S Exterior Building Elevations. Exhibit 13. Building E Exterior Building Elevations. Exhibit 14. Building N Floor Plan. Exhibit 15. Building S Floor Plan. Exhibit 16. Building E Floor Plan. Exhibit 17. Example Canopy Edge Sign. Exhibit 18. Example Under-Awning/Canopy Sign. ed.* of g dim& Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, JONATHAN JOSEPH , HEREBY DECLARE THAT: Notice of Application x Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 27TH day of MARCH , 2017 Project Name: TOWER ELEMENT AT SOUTHCENTER SQUARE Project Number:S17-0003 Associated File Number (s):N/A Mailing requested by: JONATHAN JOSEPH Mailer's signature: -L W:\USERS\JONATHAN\AFFIDAVIT OF DISTRIBUTION.DOC at* of Jul Department Of Community Development AFFIDAVIT OF DISTRIBUTION ti I,.ifY Vt,14C1 R d o SQ 7 V 1 , HEREBY DECLARE THAT: Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination Significance Mitigated Determination of Non - Significance of Non- Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed Ito each of the addresses listed/attached on this ' 1- day of m a fr( V 1 , q) Project Name: LU19 Pn eGh(to S (AA th Cevtii�' .Squat/c /z w er S(27/7 Project Number: S (1-^ 60 3 Associated File Number (s): Mailing requested by: 6 /latan , CAS-( a-, Mailer's signature: W:\PLANNING\DEVELOPMENT REVIEW MANUAL\2. LAND USE APPLICATIONS REVIEW PROCESS\5. PUBLIC NOTICE PROCEDURES \MAILING\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT FOR ADMINSTRATIVE MASTER SIGN PROGRAM March 24, 2016 FILE NUMBER: S 11-034 and S 17-0003 REQUEST: Approval of Administrative Amendment to Master Sign Program for Southcenter Square. LOCATION: 17200 Southcenter Parkway, Tukwila SEPA DETERMINATION: Exempt COMPREHENSIVE PLAN AND ZONING DESIGNATION: STAFF: EXHIBITS: Tukwila Urban Center - Commercial Corridor (TUC -CC) Jonathan Joseph A. Notice of Decision dated June 24, 2011, approving the BAR Master Sign Program for the site along with the staff report. B. Request dated Feb 8, 2017, to modify the existing Master Sign Program and allow the proposed sign. C. Details of the proposed sign on the tower. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov FINDINGS Background In August of 2010, the City adopted a new sign code to replace a sign code that had been in place for over 25 years. In adopting a new sign code, the city council found that large commercial complexes in the Tukwila Urban Center and the Tukwila South Districts have "...unique sign needs which requires a code that provides flexibility". To provide this flexibility, the City Council created a process called a Master Sign Program. Tukwila Municipal Code (TMC) 19.32.010 states that the intent of the Master Sign Program is to "...provide a voluntary process to allow for adaptation of the standard provisions of the Sign Code to the specific needs of larger sites. The signs provided through this process must be integrated into a cohesive design and communication approach for the site, while continuing to meet the overall intent of the Sign Code...". Two categories are eligible for the Master Sign Program: 1. Sites of 15 acres or more, developed with one or more buildings, totaling at least 200,000 square feet; or 2. Essential Public Facilities within commercial or industrial zones. The Master Sign Program is voluntary. The owner of a premise eligible for the Master Sign Program can choose to be governed under the prescribed Sign Code regulations found in TMC 19.20 or make application for the greater flexibility available under TMC 19.32. In June 2011, the property got approval from the Board of Architectural Review for the Master Sign Program for the property. See Attachment A for the Notice of Decision and Staff Report. In 2016 the allowable modifications that could be approved administratively were amended to include the following provision: TMC 19.32.060(A)(5). In no more than one location on a premise, the allowable sign area for an exposed building face may be split between two flush -mounted building signs located on the same exposed building face so long as there is a minimum vertical separation of 20 feet between the two flush - mounted building signs. The applicant has requested signage under the above listed provision. Specifically, the applicant is requesting 51.5 sq. ft. wall mounted sign on the facade that has an existing tenant sign. The total area of the facade is 1890 sq. ft. The existing signage for the tenant is 52.6 sq. ft. and the proposed sign under the Master Sign Program is 51.6 sq. ft. Existing Development The Southcenter Square development is located along Southcenter Parkway within the City's Tukwila Urban Center -Commercial Corridor (TUC -CC). The site is eligible for the Master Sign Program under TMC 19.32.020(1), as the site has 15 acres or more, and is developed with one or more buildings, totaling at least 200,000 square feet. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Aerial Photo of Southcenter Square Location of the proposed sign Sign Code Regulations Title 19 of the TMC allows for two types of permanent signs, building mounted and freestanding. A building mounted sign is "...a sign permanently attached to a building and includes flush mounted sign, awning signs, projecting signs, etc. (TMC 19.080.065)". As seen in the definition of building mounted signs, the City allows a wide range of building mounted sign types. A freestanding sign is "...a sign supported by one or more uprights, poles or braces installed on a permanent foundation, not attached to a building or other structure (TMC 19.02.130)". The City's standard sign code provisions only allow monument type freestanding signs. The maximum height for a monument sign is eight feet. Master Sign Permit Criteria The criteria for reviewing a Master Sign Permit Application is found in TMC 19.32.040. Staff response is below. 1. The Master Sign Program meets the intent of the Sign Code as well or better than the signage allowed under the standard code provisions. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov The proposed revision to include a sign on the tower element of the building is allowed under the provisions of the Master Sign Program. The applicant is requesting one modification to the existing approved Master Sign Program for the site that will allow a sign on the tower element in addition to a tenant sign on the same facade. The addition of the sign on the tower element to the building meets the intent of the Sign Code and allows for better business identification pursuant to TMC 19.04.020. 2. The requested deviations from the code respond to the specific characteristics of use on the premises. The site contains over two dozen businesses, within the single Southcenter Square complex. Additionally, Southcenter Square is one of many retail/commercial complexes that are located along Southcenter Parkway. The addition of the sign on the tower element will help define the Southcenter Square shopping complex to other adjacent retail areas in the vicinity. The Southcenter Square property is deep and there is parking in between the building and the public street. Allowing a sign on the tower element under the Sign Code will provide tenants with better visibility of the complex name from the street. 3. The program complies with the applicable standards of this Chapter. Signs comply with the modifications permitted under the Master Sign Program. 4. The existing and proposed signage is integrated with an overall lighting scheme for the project site to create a safe, lively, and inviting night-time environment if the site is in a commercial zone. The existing lighting for the shopping complex has been layered to provide a safe and convenient shopping environment. All freestanding signs are lit and lights are located above and around walkways. Store fronts are illuminated and parking lot lights have been installed. 5. No sign -related code enforcement violations on the premises for at least one year prior to submitting the Master Sign Program application. There have been no sign related code enforcement violations on this property for the last year. 6. The program must contain a schedule for the removal of all non -conforming signs on the premise within three years from the date of Master Sign Program approval. There are no non -conforming signs on the premises that will need to be removed. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Allowable Modifications that can be approved administratively are listed under TMC 19.32.060 TMC 19.32.060 Allowable Modifications Under a Master Sign Program A. Modifications to the following standards may be allowed under an administratively approved Master Sign Program: S. In no more than one location on a premise, the allowable sign area for an exposed building face may be split between two flush -mounted building signs located on the same exposed building face so long as there is a minimum vertical separation of 20 feet between the two flush -mounted building signs. The current request is to allow the sign area for an exposed building face to be split between two flush mounted building signs. The request is for just one location on the premise and there is a minimum vertical separation of 20 feet between the two flush -mounted building signs. The two signs combined meet the allowable sign area for that facade. CONCLUSION 1. The site is currently under the Master Sign Program because it is over 15 acres in area and has building space in excess of 200,000 feet. 2. With over 3000 square feet of frontage on two public streets, the site is eligible for seven monument signs. No changes are proposed to the monument signs. 3. The premise is located in the Commercial Corridor district of the Tukwila Urban Center zone. 4. The design of the sign proposed for the tower element complies with applicable code standards. 5. The proposed sign on the tower element meets the modifications permitted administratively under the Master Sign Program. 6. All flush mounted signs currently comply with the City's sign regulations and will continue to meet the requirements allowed under an increased size deviation through the Master Sign Program. 7. The proposed Master Sign Program presents a uniform, clear, and comprehensive approach to signage on the property. The freestanding signs all have a similar design to one another. This design is consistent with the finishes of the buildings on the site. The tower element signage has been integrated into the overall design of the building architecture. RECOMMENDATION Staff recommends approval of the following proposed modification under this Master Sign Program: a) The addition of one sign on the existing tower element sign at the Southcenter Square Complex. This would allow the sign area for an exposed building face to be split between two flush mounted building signs in one location on the premises. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Attachment A City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director June 24, 2011 NOTICE OF DECISION TO: Wig Properties, Applicant and Owner This letter serves as a notice of decision and is issued pursuant to TMC 19.12.090 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: S11-034 Applicant: Wig Properties Type of Permit Applied for: Master Sign Permit Project Description: Approval of a Master Sign Program, pursuant to TMC 19.32, to allow flexibility under the City's Sign Code. Location: 17100-17250 Southcenter Parkway Associated Files: None Comprehensive Plan Tukwila Urban Center (TUC) Designation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a Master Sign Program does comply with applicable City and state code requirements and has [approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions: 1. Monument Sign #5 cannot be installed unless the applicant obtains a variance from the Hearing Examiner. 2. Prior to the issuance of sign permit for monument signs #6 and #7, the applicant shall demonstrate that the signs are not located in the sight distance triangle or provide a report, stamped by a civil engineer addressing traffic safety and the proposed signs. Type 4 Permit (except shoreline CUP) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 3. All future projecting signs shall be located over public or private sidewalks. 4. The 'What the Pho" flush mounted sign shall be brought into compliance with the area limitations found in Table 2 of TMC 19.20.050 within three years from the issuance of the City's Notice of Decision for this permit. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is issued pursuant to Tukwila Municipal Code 19.12.090. No administrative appeal of the Decision is permitted (TMC 19.32.030). A party who is not satisfied with the Hearing Examiner's decision may file an appeal in King County Superior Court. IV. PROCEDURES AND TIME FOR APPEALING Any party wishing to challenge the Hearing Examiner's Decision must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. V. 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 7:30 a.m. and 5:00 p.m. The project planner is Brandon J. Miles, Senior Planner who may be contacted by phone 206-431-3684 or via email at Brandon.Miles@Tukwilawa.ciov for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contat the King County Assessor's Office for further information regarding property tax valuafarDchan • s Bra don J. Miles, Senior Planner Department of Community Development City of Tukwila Master Sign Permit Notice of Decision BM Page 2 of 2 H:\Developments\MAS 1'ER SIGN PROGRAMS\WIG PROPERTIES\Notice of Decision, 2011.06.24.doc 06/24/2011 10:43:00 AM - Attachment B Wig Properties LLC - SS 4811 — 134th Place Southeast; Bellevue, Washington 98006 • Office: (425) 641-2044 • Fax: (425) 865-8648 February 8, 2017 TO: Minnie Dhaliwal Planning Supervisor City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: Southcenter Square Master Sign Program File # S11-034 Dear Ms. Dhaliwal, Sent via email: Minnie.Dhaliwal@TukwilaWA.gov Please accept this letter as our formal request to modify the existing, approved Master Sign Program for Southcenter Square (File # S11-034). Per Tukwila Municipal Code Section 19.32.060, we would like to add one (1) flush -mounted building sign to the property as depicted in the attached layout. For your reference I have also attached a copy of the relevant code that allows for such modification. If you have any questions or concerns, please do not hesitate to contact me. Thank -you in advance for your prompt assistance in this matter. 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N N N CO .03 11 T co m N 0 SN0I.LV1n01VO 257 1/2" d 49 318"C APPROX 51'-4 1/4" 63'-0" Z n 0 Om ZJ ON Z W O pZ TO fD1 -n m g O O 0 W O N co .'O _N u D 0 N m my 113A1IS )I11V13W 1'-7 1 /4" 1>y4 3/4" C C> C 1'-11 1/2" C• 42" C N co 4� - N 0 2W DD Z0 � o v III- c mmn QNm > E v c1 0 z -D —i o 33VA X31d SNaf1138 Wf1NIWflT V 'N E mSc�-itnr1D m-1 D iDr Z� A D r.2rno-iC nD X r m pmwnz NN r mcm pmm0 z n ° m O 0� p cn rno23*m mCO 0) - �0Zr� c�nX rn O p v*n m m > cnm - z p D 0 U Ai zm co > 0 n m m >r Zr r� z m 0 0 D z z m r ✓ m m 31VOS Ol ION 0 0 CD 0) IN) CD 0 ra) (D 0 g —x O 5- 3 to do uo „sos„ MN 000Z 4so3 qor :11-16!em xalcidti CD CT aienbs Jawaotonos CD (15 a) 0 c CD r— 0 a) a) W 075• CD CD - w _ga CD cn (6 cn CD EU zf• • • TJ 0) CD , NJ co 0 oci CD N3 • • ,-cD 0 0 CITY OF TUKWILA Department of'Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us Master Sign Permit Application RECEIVED 10151841 APPLICATION FOR STAFF USE ONLY Permits Plus Type P-MS Planner: File Number: i (j - 03 L Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Southcenter Square LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest. intersection. 17100 - 17250 Southcenter Parkway, Tukwila, Washington LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 788892 - 0010 & 788892 - 0020 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: Mon Wig and/or Claudine Siedler Address: 4811 — 134th PL S.B. Bellevue, WA 98006 MW425-747-8540 or CS 425-641-2044 FAX: 425-865-8648 Phone: E-mail: monwig@wigproperties. com and/or cs iedler@wigproperr ies . r,nm C:\Documents and Settings \ freiheit\ Local Settings\Temporary Internet Files \ Content.Outlook\605HA4JH\ Master Sign Program Admin August 2010.doc Signature: )1A- p,3,y Date: Liz.' r `� I I C:\Documents and Settings\ freiheit\ Local Settings\Temporary Internet Files\Content.Outlook\605HA4JH\Master Sign Program Admin August 2010.doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: -tukplan@ci.tukwila,wa.us. AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2, All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 17100-17250 Southcenter Parkway for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund ()flees. EXECUTED at Bellevue (city), WA (state), on Aped t 6 , 201 1 �l�11111Etlttt�' Manmohan K. Wig .,a S I EQ pie (Print Name) pN EJ(p�� F� � 4811 134th Place SE, Bellevue, WA 98006 v • J' Fs'; (Address) • O �� NOlPR� ? Z ^ 425-747-8540 Vo C s Q + (Phone Number) 061210 ` (Signature) Q L L C _ Y.;ilF O F w 1 ``\� On this day personally appeared before me Manmohan K. Wig to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 15' DAY OF �P �► �CLQ NOTARY PUBLIC in and for the State of Washington residing at Bellevue, A My Commission expires on 6 / 2 7 / 2 012 Ptpr2A-L C\Documents and Settings\freiheit\Local Settings\Temporary Internet Files \Content.Outlook\605HA41H\Master Sign Program Ad min August 2010.doc September 8, 2010 ,z0I1 zr OElevation View - Pan Channel Letters 2 Scale:1/4"=1'-0" Manufacture and Install One (1) set of Pan Channel Letters Face illuminated pan channel letters mount flush to wall. (No raceways) TUBE ART GROUP Portland Office 4243-A SE International Way Milc✓aukie, OR 97222 503.653.1133 800.562.2854 Fan 533.659.9191 This original artwork is protected under Federal Copyright Laws. Make no reproduction of this design concept without permission from Tube Art Group. 4280 Customer Number 123472 Quote Number 123472 SouthCenter Square File Name Leslie Runckel Salesperson Danny Rollins Drawn By Checked By February 25,2014 Date Revisions [ ] Approved [ ] Approved With Changes Noted Customer Signature Date Landlord Signature Date SOUTHCENTER SQUARE 17000-17250 Southcenter Pkwy Tukwila, Washington 98188 This drawing is intended to provide a reasonable representation of the final manufactured article. Fasteners and seams in materials may not be represented exactly as they will be fabricated. Colors on prints may not accurately depict specific colors. 1 Elevation View - Photo Inlay Scale:1/8"=1'-0"± 1 of 2 11'-1" f Z Lfi r 1 Jr O2 Elevation View - Pan Channel Letters Scale:1/4"=1'-0" Manufacture and Install One (1) set of Pan Channel Letters Face illuminated pan channel letters mount flush to wall. (No raceways) TUBE ART GROUP Portland Office 4243-A SE International Way Milwaukee, CR 97222 503.653.1133 800.562.2854 Fax 503.659.9191 This original artwork is protected under Federal Copyright Laws. Make no reproduction of this design concept without permission from Tube Art Croup. 4280 Customer Nun:cer 123472 Quote Number 123472 SouthCenter Square File Name Leslie Runckel Salesperson Danny Rollins Drawn By xx Checked By February 25, 2014 Date Revisions [ ] Approved [ ] Approved With Changes Noted Customer Signature Date Landlord Signature Date SOUTHCENTER SQUARE 17000-17250 Southcenter Pkwy Tukwila, Washington 98188 This drawing is intended to provide a reasonable representation of the final n:armfactured article. Fasteners and seams in materials may not be represented exactly as they will be fabricated. Colors on prints may not accurately depict specific colors. O1 Elevation View - Photo Inlay Scale:1/8"=1'-0"± 2 of 2 MONUMENT SIGN #3 SEE EXHIBIT #6 MONUMENT SIGN #4 SEE EXHIBIT #-1 EXISTING NORTH GRAND MONUMENT SEE EXHIBIT #2 MONUMENT SIGN #1 SEE EXHIBIT #4 MONUMENT SIGN #2 5EE EXHIBIT #5 EXISTING SOUTH GRAND MONUMENT SEE EXHIBIT #3 MONUMENT SIGN #5 5EE EXHIBIT #8 0 SCALE: 1" = 100' SITE PLAN Ite y'.V :rrr � :�. �1167- � ��:� RIMPEI ���9■s:1�'r- N (43,844 S.F.) 1111.31:r1111EIMEI ,� yrank —Ilfu�il�'7F1 WIG BOULEVARD r uiuun(inoud ;;;;;;;;;;;;;; ////ice/ ///////////////////// 4 ��''►,",�Inunnnumm�mm�umnmninumuumwf////%/_11.nnununwlml11,-%%/////%,'"j jinni MONUMENT SIGN #6 SEE EXHIBIT *1 iY ll ii � !c. �.' 11i; 1I 1 111:! 1442 II111. 111111 III. L ��l Inn 1111111 hill"' l u.ur ' ■Ilii ::nn 11 1 It lb !I • 111111 I imu NI LEIB OE IAI ■..■ • i ME I ri; :C I8 . Atk e 1i. e Q 'llhlji. 11111111111U1111111umil111111111111111111111111���l�►%///////i��■.■ mar_ ■CC::::■■■■■ ■■■■■■: MONUMENT 5 GN #1 SEE EXHIBIT #10 KOHL'S (97,103 S.F.) runo/imici/miJi PETCO (15,202 S.F.) NORDSTROM'S RACK (35,316 S.F.) SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #1 isll uPaq reiheit&Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/5/11 L L 0 NORTH GRAND MONUMENT SIGN (EXISTING) SCALE: 1/4" SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #2 Freiheit & Ho architects 10230 NE Points Drive 1 Ste 300 1 Klrldane 1 WA 198033 COL 425 827 2100 Al 0-353 DATE: 4/5/11 L SOUTH GRAND MONUMENT SIGN (EXISTING) SCALE: 1/4" = I'-O" SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #3 RIFreiheit&Ho i architects 10230 NE Points Drive I Ste 300 I Kirkian0 I WA 198033 TEE: 428 8272100 A10-353 DATE: 4/5/11 CONCRETE GAP T.O. WALL +4'-21/2" \ T.O. BRICK Y +3'-I I" SIGN CABINET BY— SIGN MANUFACTURER T.O. SOLDIER COURSE FINISH GRADE +0'-0" EXIST. WALL FINISH GRADE nau• =1r=71 JI =r�l -, 1111=1171111.111=11=1M11I�11:II11m1 f1171-�1' =JL 71r-7f 7L _ 11=]L=J�.1— „�_7� a n—n=1r�11_n�n r�. �.I�=Tf�71n.717f.1iJ111:0.�.11.�JI.R7r CONG. FTC. $ REINF. 1_� E_E_ E 77N� " PER STRUCTURAL 7=11=11=11=I1=II=I I=11- fkrailivirrArgor =11=1111=11=P 11�L11=LIGP t,.11.11:n.,.IIJl=,J1�.11I.gIII11 L���m. i L�, 1'-O" CONCRETE GAP 11/2" TYP 8" BRIGK SOLDIER COURSE ENTRY WALL SECTION SCALE: I/2"= I'-O" diu T.O. PILASTER +4'-10" • T.O. STEEL +4'-6" 2" T.O. BRICK TYP GLAZING (3 SIDES) EXT. RATED v LIGHT FIXTURE T.O. SOLDIER - COURSE +I'-0" FINISH GRADE +0'-0" EXIST. WALL FINISH GRADE1-41:A E-t.. a r m% 1111=11=:11111111; r�� unnlru= -n=n=n-rr_ta ;.II. n_=..1L=J1.1i IWIL=_ILI1gaZgAr 111 11/2X11/2X1/4 STL. L T 8 B W/ MASONRY ANCHORS DECORATIVE STEEL GRILLE WORK (3 SIDES) STL. GRILLE BOLTED TO STL. PLATE BRIGK TIES @ 16" O.G., VERT. 4" SO. GMU, SOLID GROUT 1/2" CONDUIT vvivavv_ =11=11=11=.tl-ll= fi#A i - I-h- ]I-1-=.�.11-11= %/ z=.11=JL=JI.=J�L=J1= alle-II-II. IrallalIF -1111 1• •" a 11= . rtr JI - L• .i : L •1' ���//�II��JI�i:117711171111 Q111 'T1--71=711 T j11.-11J1.11J�11' I.1111.77I11 tI L1 1 nJl'nl1=1 11 11�11=1111 111t 11171711=7 11#11*Il11 If 8" BRICK SOLDIER COURSE GONG. FTG. & REINF. PER STRUCTURAL RY WALL SECTION SCALE: 1/2"= I'-0" T.O. WALL +4'-10" CONCRETE GAP SIGN CABINET BY SIGN MANUFACTURER (2'-11" H. X 11-0" W.) �NCRETE GAP CORATIVE STL. ILLE I .V. 7 inn. 1 . /I -- DE GR ; '' f +4'-2 1/2" B.O. GAP `r+3'-II" SOLDIER < < BR 8" GG !T.O. COURSE +I'-0" ‘\ A,FINISH GRADE +0'-O" MONUMENT SIGN #1 ELEVATION SCALE: 1/4" = I'-O" ICK VENEER. TYP. BRIGK SOLDIER URSE, TYP. CIRCUIT TO SITE LIGHTS PANEL, TYP. EXISTING WALL GONGRETE GAP l MONUMENT SIGN #1 PLAN (NORTH) EX' %ALE: 1/4" = 1'-0" ciN SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #4 IFrei heit & Ho architects 10230 NE Points Drive 1 Ste 300 1 Kirkland I WA 198033 tat: 425 827 2100 A10-353 DATE: 4/11/11 CONCRETE CAP T.O. WALL +41-2 1/2" T.O. BRICK `r+31-11" SIGN CABINET BY - SIGN MANUFACTURER r 1, I'-o" 1 11/2 CONCRETE GAP " TYP. T.O. SOLDIER j COURSE Akk FINISH GRADE +01_0" EXIST. WALL FINISH GRADE V� BRICK O E TIES 16" O.G. 5" BRICK SOLDIER COURSE GONG. FTC. 4 REINF. PER STRUCTURAL ENTRY WALL SECTION SCALE: I/2"= I'-0" T.O. PILASTER +4'-10" T.O. STEEL +4'-6" T.O. BRICK +3'-6" GLAZING (3 SIDES) EXT. RATED v LIGHT FIXTURE O T.O. SOLDIER COURSE \'I 11-/ II 2" TYP I1/2X11/2X1/4 STL.LT4BW/ MASONRY ANCHORS DECORATIVE STEEL GRILLE WORK (3 SIDES) STL. GRILLE BOLTED TO STL. PLATE BRICK TIES @ 16" O.G., VERT. 4" 50. CMU, SOLID GROUT FINISH TYP. D`I/2" W CONDUIT `, GRADE n-'u=11.—aw=u:=ul%/ 1 n %4111111.11=11=1I :11tnr �:11:�;71 1JI�;II U lt7[ +O -O O1= u= y �'�, 811 BRICK i p:'r: riibl %EXIST. 9 dll=�u7r.- SOLDIER WALL r-.D =.n-r•.:, ::.: ,::: :+.:.r, ,.:, .; ; 11=r;n-u n- 1=u- COURSE FINISH %/ if='J<g_ gi1 u1!u n11111i�=uir rur;, GRADE Q =1f-Jr= A1-11011=11=+11=11= " - %11' 11=um11=n-11=IIII=11 "it=ectil=;�r u % -- w n�rlfmr":�r1 111 y-1 110' GONG. FTC. REINF. n:=1Jr'41 n. i11.n=.ir. �` 17 --:lzn=l:irlru:=:l lr_n:11 PER STRUCTURAL 7[=J1:II:IL11: �:1i,—..—.. �' E%%.-..—..-111.IL11J111.11:11 II IE-II < <.:; ' ; , ;,. '; u_n_JI-Iv VI.=11-11=11=11=11111 ' '=11=u=1L JI. JL=�11 1111 -11-n— ENTRY WALL SECTION SCALE: I/2"= I'-O" ohu T.O. WALL +41-10" \ CONCRETE CAP SIGN CABINET BY SIGN MANUFACTURER (21-11" H. X 11-0" W.) �NGRETE GAP GORATIVE STL. ILLE At I .-,. 7 „!1 -• I 1 DE / B.O. CAP / GR +31-II" SOLDIER < < BR S" GG 9PT.O. COURSE +11-0" 4, FINISH GRADE \ +01-0 n MONUMENT SIGN #2 ELEVATION SCALE: 1/4" = I'-0" IGK VENEER. TYP. BRICK SOLDIER URSE, TYP. EXISTING WALL CIRCUIT TO SITE LIGHTS PANEL, TYP. MONUMENT SIGN #2 PLAN (SOUTH) EX. SCALE: 1/4" = I'-O" SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #5 lFreiheit & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 Tel: 425 827 2100 A10-353 DATE: 4/11/11 T.O. WALL +1'-4 1/2" T.O. BRICK SIGN CABINET BY SIGN MANUFACTURER T.O. SOLDIER k COURSE +01-8" FINISH GRADE +O'- SOLID GROUT CONCRETE GAP 8" BRICK SOLDIER COURSE W/ WEEPS 3 \ WALL SECTION GONG. FTC. 4 REINF. PER STRUCTURAL EX. #6 SCALE: I/2"= I'-O" -II....II Minn ail . . •T.O. PILASTER +8'-O" T.O. STEEL +-1'-8" T.O. BRICK +6-8" GLAZING (3 SIDES) EXT. RATED LIGHT FIXTURE U O N T.O. SOLDIER COURSE +0'-8" r 1/2" FINISH GRADE 1Yl . 2" TYP. I=J1:=11R11-114: JI 7 11= II�II=11' d1111:11011.111LJLE1JL L=�1.- . J aJIB 2 \ WALL SECTION CONCRETE GAP I I/2 X 1 1/2 X 1/4 STL. L T 4 B W/ MASONRY ANCHORS DECORATIVE STEEL GRILLE WORK (3 SIDES) STL. GRILLE BOLTED TO STL. PLATE BRICK TIES @ 16" O.G., VERT. 4" 5a. GMU, SOLID GROUT 1/2" 4) CONDUIT 8" BRICK SOLDIER COURSE IN/ WEEPS GONG. FTC. 4 REINF. PER STRUCTURAL EX. #6 SCALE: I/2"= I'-O" T.O. WALL +8'-O" T.O. WALL +7'-4 1/2" B.O. CAP \F+7'-1" CONCRETE GAP T.O. SOLDIER COURSE +0'-8" FINISH GRADE MONUMENT SIGN #3 ELEVATION r---7I CONCRETE GAP E DECORATIVE STL. GRILLE SIGN CABINET BY SIGN MANUFACTURER (6'-5" H. X 8'-0" W.) SCALE: 1/4" = I'-O" BRICK VENEER. TYP. 8" BRICK SOLDIER COURSE, TYP. • • • v ONGRETE FOOTIN ii STORM SEWER • EXISTING \ I TRAFFIC SIGNAL ■ I� 5'-O" ILI ` SETBACK N TELEPHONE MONUMENT SIGN #3 PLAN EX. SCALE: 1/4" = I'-O" 1 1 \ • • CIRCUIT TQ LIGHTS PN TYP. SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #6 �Freiheit & Ho 1 architects 10230 NE Points Orive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/5/11 T.O. WALL +3'-1" 5" GMU, SOLID GROUT SIGN CABINET BY SIGN MANUFACTURER EXISTING Aii SIDEWALK +O'—O n -3,-11 APPROX. BEVELED CEDAR BLOCKING 3/4" PLYWOOD 24 GA. GALVANIZED METAL GAP FLASHING W/ I" HIGH STANDING SEAMS BRICK TIES 16" O.G. EXISTING BRICKS TO BE REMOVED GONG. FTC. $ REINF. PER STRUCTURAL WALL SECTION SCALE: 1/2"= I'-O" T.O. WALL +41-O" S" GMU, SOLID GROUT EXISTING aL SIDEWALK +O'-O" EXISTING PIER 2'-O" 11 EII -3'-1" APPROX. CONCRETE GAP 9- 1 cn WALL SECTION BRICK TIES 16" O.G. EXISTING BRICKS TO BE REMOVED \EX. #1 SCALE: 1/2"=11-0" T.O. WALL +41-O" B.O. GAP +3'-Q" EXISTING SIDEWALK SIGN CABINET BY SIGN MANUFACTURER (6'-S" H. X 11-0" IN.) CONCRETE GAP 1111111111111111111111 EXISTING STAIRS EXISTING PIER MONUMENT SIGN #4 ELEVATION SCALE: I/4" = I'-O" BRICK VENEER. TYP. MONUMENT SIGN #4 PLAN SCALE: 1/4" = I'-O" SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #7 �Freiheit & Ho • architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/5/11 T.O. WALL +5'-3" T.O. BRICK +4'-11 1/2" SIGN CABINET BY SIGN MANUFACTURER SOLID GROUT T.O. SOLDIER COURSE \F+0'-5" � S" BRICK SOLDIER iL FINISH GRADE / 6� COURSE W/ WEEPS +0' 10" , %� g. . '1-11-11-11-11. 111-11 .11. / �-11-11-11—II-11—le—n—n-11- @11.=11=1L=1Lpef.=7LL71.-,11�////-IL=.11=11=R=](=7�1=11=111L_. GONG. FTC. 6 REINF. PER STRUCTURAL I'-O" %IW ■ Gild IN I •pi 0■ ■ ,#■ • II IN • ■ ■ ■ II •III • �G■ A / CONCRETE CAP 1 1/2" TYP. �) BRICK TIES 16" O.G. EXISTING SIDEWALK 3 WALL SECTION EX. *5 SCALE: I/2"= I'-O" T.O. PILASTER +5'-101/2" \ T.O. STEEL +5'-6 1/2" T.O. BRICK +4'-6 1/2" GLAZING (3 SIDES) EXT. RATED LIGHT FIXTURE T.O. SOLDIER COURSE +0'-5" 1/2" FINISH GRADE rip Y'+O' 10" 2" TYP. EXISTING SIDEWALK I'-6" CONCRETE GAP 11/2 X 11/2 X 1/4 STL. L T 6 B IN/ MASONRY ANCHORS DECORATIVE STEEL GRILLE WORK (3 SIDES, STL. GRILLE BOLTED TO STL. PLATE BRICK TIES @ 16" O.G., VERT. 4" SO. CMU, SOLID GROUT 1/2" 4) CONDUIT S" BRICK SOLDIER COURSE IN/ INEEPS I:1Jf=iI n11.-.n_ rr_ GONG. FTC. $ REINF. PER STRUCTURAL '=11,-11=11=11=11:=11=11=117—kly 11 1- 11.it.11.0=11.=71_�� 2 \ WALL SECTION EX. #8 SCALE: 1/2"= I'-O" T.O. WALL • +5'-10 1/2" \ 4 T.O. WALL +5'-3" 46, B.O. GAP • +4'-I I 1/2" T.O. SOLDIER • COURSE +0'-S" 4FINISH GRADE +0'-O" TRAFFIC SIGNAL CABINET BEHIND CONCRETE GAP 1 < 0 MONUMENT SIGN #5 ELEVATION SCALE: 1/4" = I'-O" CONCRETE GAP DECORATIVE STL. GRILLE SIGN CABINET BY SIGN MANUFACTURER (4'-4" H. X 17'-5" IN.) BRICK VENEER. TYP. S" BRICK SOLDIER COURSE, TYP. NEW B TYP. 1 ,/ 5'1O" a • ' TBAGK • i■ ■ EXISTING TOBE- TYP. OF ■ ■ LIMN III 1 • N r ■ MONUMENT SIGN #5 PLAN EX. #5 SCALE: 1/4" = I'-0" EXISTI .TRAFFIC SIGNAL CABINET a a a .a i a la a _- - I--.- EXISTI WALK SIGNA POLE CI GUIT TO SITE LIGHTS PANEL, A I , \7W1 I . •1 �. ��• ■ I■ as a 4:11‘ SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #8 �Freiheit & Ho • architects 10230 NE Points Drive 1 Ste 300 1 Kirkland I WA 198033 ,EL: 425 827 2100 A10-353 DATE: 6/9/11 SOLID GROUT ;n_J1.1 T.O. WALL +1'-4 1/2" 4 T.O. BRICK +1'-I" SIGN CABINET BY 516N MANUFACTURER �D,��S fi T.O. SOLDIER COURSE +O'-8" FINISH GRADE . A -1-117 Jl=11;-71 TCLi II=11-11=11=11- • i a GONG. FTC. 4 &WA=1n:' REINF. PER _� 451. �4Tril1 l'1 STRUCTURAL 3 WALL SECTION CONCRETE GAP 8" BRICK SOLDIER COURSE IN/ WEEPS EX. #1 SCALE: I/2"= I'-O" T.O. PILASTER +8'-0" I -6 T.O. STEEL +11-8" T.O. BRICK +6'-8" �p�''. y DECORATIVE STEEL GRILLE WORK (3 SIDES) CONCRETE GAP II/2XII/2X1/4STL. L T 4 B IN/ MASONRY ANCHORS GLAZING (3 SIDES) EXT. RATED LIGHT FIXTURE v O N 2" TYP. T.O. SOLDIER COURSE +0'-8" 1/2" FINISH GRADE Typ. +O'- STL. GRILLE BOLTED TO STL. PLATE BRICK TIES @ 16" O.G., VERT. 4" 50. GMU, SOLID GROUT 1/2" 4) CONDUIT 8" BRICK SOLDIER COURSE W/ WEEPS GONG. FTG. 4 REINF. PER STRUCTURAL 2 1 WALL SECTION EX. #q J SCALE: 1/2"= I'-O" T.O. WALL T.O. WALL +7'-4 1/2" B.O. GAP GONGRETE GAP r1 IPT.O. SOLDIER COURSE +0'-5" FINISH GRADE +OI_O' MONUMENT SIGN #6 ELEVATION SCALE: 1/4" = 1'-0" CONCRETE GAP DECORATIVE STL. GRILLE SIGN CABINET BY SIGN MANUFACTURER (6'-5" H. X 8'-O" W. EA. FACE) BRICK VENEER. TYP. 8" BRICK SOLDIER COURSE, TYP. • EX. #a GIRCfJIT TO SITE LIGHTS ANEL, . TYP. MONUMENT SIGN #6 PLAN SCALE: 1/4" = I'-O" SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #9 FINFreiheit & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/5/11 T.O. WALL +1-4 1/2" T.O. BRICK +1-1" SIGN CABINET BY SIGN MANUFACTURER T.O. SOLDIER 46, COURSE +O'-5" FINISH GRADE +O'-1431111:-�:�I:ILhal.Alf.- -'�I'=11 j .•• 11111E=1L=11 JL=1-Ir.=:1- A .�-11=1L L=1=I1=II �cll....11: 1L� ] =11=1= �i'..II SOLID GROUT 'al�if 01 air I'-O" i CONCRETE GAP 5" BRICK SOLDIER COURSE IN/ WEEPS WALL SECTION SCALE: I/2"=I'-0" GONG. FTG. 4 REINF. PER STRUCTURAL T.O. PILASTER T.O. STEEL T.O. BRICK GLAZING (3 SIDES) EXT. RATED LIGHT FIXTURE v O N T.O. 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MONUMENT SIGN #7 PLAN SGALE: 1/4" = 1'-0" (N.N SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #10 M•Freiheit & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 rep: 925 827 2100 A10-353 DATE: 4/5/11 POTENTI A PROJECTI G SIGN LOGATIO , TYP. 111111111111111111111111111111 POTENTI AL PROJECTING SIGN LOCATION, TYP. 1 3 muuur InllllllW dm or_ =DI 3 Lu �fl L11 Lu z POTENTIAL PROJECTING SIGN LOGATION, TYP. 11111 II II III II II III 1111111111 au n' w I111111�I 11111111111 111111111111111111111111111111 emnun"eIII anrrmmmn0im; n'' w II ■ I, 1111111111 1111 1111111111111 1111111111111111111111111111 Q 1 Lu z 1 111 Q LU 1 LU z NORTH BUILDING SOUTH ELEVATION SCALE: I/16" = 1'-0" PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #IIA FINFreiheit & Ho architects 10230 NE Points Drive 1 5te 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/4/11 U POTENTIAL PROJECTING SIGN LOCATION, TYP. 12111111111 III t Lid Nf I < ILJ �z POTENTIAL PRO ECTING SIGN LOG TION, TYP. T POTENTIAL PROJECTING SIGN LOCATION, TYP. 11111111111111 III MN 1 -r III 11111111111111 nmm I% 1 POTENTI AL PROJECTING SIGN LOCATION, TYP. n 11111111111111111 111111111111/11 111111111111111111 111111111111111111 *I= 111111111111111111 11111111111 11.1111111111111 mm MK IIIIIIIIII I1J < in 111 1111IIIII1111.1.1 1111111III11 111111I1.1IIIIIIIIII.HIM IHMI. 11111111111111111111nr111111111111 111IIIIIIIIIIII1111IIIIII1111 NORTH BUILDING NORTH ELEVATION (WIG BOULEVARD ELEVATION) SCALE: I/16" = 1'-0" MM II_ ]IIIIIIIIIIII l—I�=lui Ill=uu=u�� ullllu=Ilii- iI=IIII=II ii������I���I�iii��I�I�I�I�iii�I�I�II�I�iiiiT --1l1>; '_ =-• PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #1 1 B Freiheit & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/4/11 2 inaannnnon MOM • IMM m1awie .. 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NORTH BUILDING EAST ELEVATION SCALE: 1/16" = I'-O" 111111111 POTENTIAL PROJECTING SIGN LOCATION, TYP. 1111111111111 1111111111 111 O 111111111111111101 =NMI NJ EMI NM 4 PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #IIC Freiheit & Ho. architects 10230 NE Paints Drive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/4/11 IAM T. POTENTIAL PROJECTING SIGN LOCATION, TYP. II■11■IIIIII■11■II 1111111111111111111111111111111, II■1■ ■N • 11111111111111111111 1■11■11■11■11■1 ❑ ■ ■'■ ■Il■■ / ■■■ _--�■I It IIIIIIIIIIIIIIIIIIIII■ u■■ ■•■. II"IIIIIIIIIIIIIIIIIIIII"II1 � ■ IIIII IIIIIIIIIIIIII'1' III■11■11■IIIIIIIIIIIIIIIII IIII IIIIIIIIII 11111111111111111111111 111111111111 TcI �w SOUTH BUILDING NORTH ELEVATION 111111111111111111 0 llll 1111111111 1 111111111111 1111111 111111111 111111111111 ':�1111� �i■■■�il� I a7� +a7� ,11> I�n�C lil■■■■■I �1� ��' 1111111111111111111111111111■ �_11■111111111111111111111 ■L I. 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PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #12A RlFreiheit & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 4/5/11 Ili III 1111111111 -� r 11111 IIIIIIIIIIIIIIIIIIIIIIIIIII Ililllllllll IIIIIII IIIIIII■IIIIIIIIIII0,1 •=mm,1111"11111111111 n111111111111111111111111 e1111�1 Ilia■ ■ 1111111111111111,1111111111 111111 POTENTIAL PROJECTING 51 N LOCATION, TYP. 11111111111 0 111111111111111111111 0 1111111111111111141 Mt MI �rll DI IIIIIIIIIIIIIIIIII II 11111161IIIIIIIIIII """"""" w Qz POTENTI AL PROJECTING SIGN LOCATION, TYP. POTENTIAL PROJECTING SIGN LOCATION, TYP. ■1 1111111111111111111 0 111111111111111 I:1 mummy ■■■�■11111111111111■■1■111111I1 �1�...�=��am IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII�gpll ii \I■ ■ N� Qz J POTENTI AL PRO F(,TINr, c)1 N LOCATION, TYP. 11111111111111111111 POTENTIAL PROJECTING 51GN LOCATION, TYP. 1111 IIII 111111111111111 11111I11 IIIIIIIIII III 11111 e Qlz X1_ Qlz uJ QIZ L! r SOUTH BUILDING SOUTH ELEVATION (MINKLER BOULEVARD ELEVATION) SCALE: I/161" = II-O" .III 11',�1•/ 1 E 11,11 1/ / 11 11 1 l 4 l 11, 11 u., kr)tu tu Qz ■ 1a111111111111111111 PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #12B c&Freiheit & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 190033 TEE: 425 827 2100 A10-353 DATE: 4/5/11 11111111111.111111 © POTENTI AL PROJECTING SIGN LOCATION, TYP. IIIIIIIIIIIII IIIIIIIIIIIIJIIIIIIIIIII llllllllllR 11111111111111111111111111 ,llll,ll„„„,,,,, IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIII IIII11111111111111111111IIIIIIIIIIIII w N Q w SOUTH BUILDING WES ELEVA ION (SOUTHCENTI SCALE: I/16" = I'-O" SOUTH BUILDING EAST ELEVATION SCALE: I/16" = 1'-0" w z Wz R PARKWAY ELEVAT 6N) POTENTIAL PROJECTING SIGN LOCATION, TYP. M.11.1111111 MUM INI .........,...... POTENTIAL PROJECTING SIGN LOCATION, TYP. 1111111111.1.11111 1111111111111..111 D1(40>m:( PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #12C RI & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 T. 425 8272100 Al0-353 DATE: 4/5111 • • POTENTIAL PROJECTING SIGN LOCATION, TYP. /1111111111111111111 111111111111111111 POTEN IAL LANDMARK BUSINE•5 WALL SIGN 11111111111111111111 101111111111111111111111111111111111111111111111111111111111111111111111111 O 1111111111111111 11111111111111111111 1011011111111111 EAST BUILDING SOUTH ELEVATION (MINKLER BOULEVARD ELEVATION SCALE: I/16" = I'-O" 11111111111111111111 POTENTIAL PROJECTING SIGN LOCATION, TYP. 111111111111 IIIIIIIIIIIIIIIIIIIfI1�I�I1111��uu��1,�_•_���-_e -- j �111111_ IIIIIIIIIIIIIIIII-1111111111111 PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #13A RIFreiheit & Ho architects 10230 NE Points Drive 1 Ste 300 1 Kirldand 1 WA 198033 TEL: 428 8272100 A10-353 DATE: 4/4/11 POTENTIAL LANDMARK BUSINESS WALL SIGN r- 11 EAST BUILDING NORTH ELEVATION (WIG BOULEVARD ELEVATION) PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #13B RiFreiheit&Ho architects 10230 NE Paints Drive I Ste 300 I Kirkland I WA 198033 T. 425 827 2100 A10-353 DATE: 4/4/11 EXISTING LANDMARK BUSINESS WALL SIGN Ea6) nEL 0 F) 0 E0 0 4) POTENTIAL PROJECTING SIGN LOCATION, TIP. II -ull I■111121.111111111111. r��� ❑ 1■11.11011•1 MIUMA BNB 111111111 z -I QI X N Qz J J EAST BUILDING WEST ELEVATION SCALE: I" = 20' 00000 POTENTIAL PROJECTING SIGN LOCATION, TIP. 111111111111111-111111111111 PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #13C RI & Ho architects 10230 NE Points Orlve I Ste 300 I K tkland I WA 198033 TEL: 425 8272100 A10-353 DATE: 4/4/11 POTENTIAL LANDMARK BUSINESS WALL SIGN 0 0 0® mnrnmnrtr VIIMMITT a 111EL MATCH LINE r 0 fl s EAST BUILDING EAST ELEVATION (BAUCH DRIVE ELEVATION) SCALE: I" = 20' PROPOSED AREA FOR FLUSH MOUNTED BUILDING SIGNS SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #13D RIFreiheit&Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 TEL 025 827 2100 A10-353 DATE: 4/4/11 \S1.O ' N 88 00 00 W N 86 24 22 E ° N 8q°34'4q" W nn 11111■ 11111111111111 740,4zri' 1111111 1.1111111."."*V7/ AMEZ 1.1710 111 POTENTIAL Ir ntrappr &jFOTENTI AttcL PROJEGTI NG-- 51 C� LOGAT ION, TYP. NORTH BUILDING FLOOR PLAN SCALE: I" = 30' NOTES: I. THE PROJECTING SIGN LOCATIONS SHOWN ARE POTENTIAL LOCATIONS FOR MASTER SIGN PROGRAM PURPOSES. FINAL LOCATIONS TO BE ESTABLISHED WITH SIGN PERMIT. 2. ONE PROJECTING SIGN PER SEPARATE BUSINESS. 3. EACH BUSINESS MAY HAVE A CANOPY EDGE SIGN OR A PROJECTING SIGN, BUT NOT BOTH. N 86°42 (NN SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #14 RI & Ho architects 10230 NE Points Orlw I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 6/9/11 1. POTENTIAL PROJECTING SIGN LOCATION, TYP. POTENTI AL PROJECTING SIGN LOGATION, TYP. -Lid I U GN POTENTI AL PROJECTING SIGN LOCATION, TYP. SOUTH BUILDING FLOOR PLAN SCALE: I" = 30' POTENTIAL PROJEGTI NG 5 LOCATION, TYP. Scifinifft REV -ARC POTEtITI AL PROJECTING" 51 LOC4T ION, POTENTIAL PROJEeMM SIGN LOCATION, I1:YP. NOTES: I. THE PROJECTING SIGN LOCATIONS SHOWN ARE POTENTIAL LOCATIONS FOR MASTER SIGN PROGRAM PURPOSES. FINAL LOCATIONS TO BE ESTABLISHED WITH SIGN PERMIT. 2. ONE PROJECTING SIGN PER SEPARATE BUSINESS. 3. EACH BUSINESS MAY HAVE A CANOPY EDGE SIGN OR A PROJECTING SIGN, BUT NOT BOTH. SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #15 Freiheit & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 TEL: 425 827 2100 A10-353 DATE: 6/9/11 0 0 0 0 8 I • U J co I 2, O V I ri U u)2 2(15 O(0 M 771 0 POTENTIAL PROJECTING 516N LOCATION, TYP. POTENTIAL POTENTIAL PROJECTING 51GN PROJECTING SIGN LOCATION, TYP. LOCATION, TYP ����1111111mmaimommisul m/■■■o■g-1tim!■u `IJL�n1;__ j������a-�..l� - o■� i■ \Iaa11.11111 I r , l ■�,■■.% rTh EAST BUILDING FLOOR PLAN SCALE: I" = 40' NOTES: I. THE PROJECTING SIGN LOCATIONS SHOWN ARE POTENTIAL LOCATIONS FOR MASTER SIGN PROGRAM PURPOSES. FINAL LOCATIONS TO BE ESTABLISHED WITH SIGN PERMIT. 2. ONE PROJECTING SIGN PER SEPARATE BUSINESS. 3. EACH BUSINESS MAY HAVE A CANOPY EDGE SIGN OR A PROJECTING SIGN, BUT NOT BOTH. 1- I M k SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #16 RI & Ho architects 10230 NE Points Drive I Ste 300 I Kirkland I WA 198033 1E1: 425 8272100 A10-353 DATE: 6/9/11 SOUTHCENTER SQUARE TUKWILA, WASHINGTON MASTER SIGN PROGRAM EXHIBIT #18 lFreiheit & Ho i architects 10230 NE Points 0rlve I Ste 300 I EhIdand I WA 198033 TEL: 425 827 2100 A10-353 DATE: 3/23/11