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HomeMy WebLinkAboutPermit PL14-0040 - TERESA FORTINO / HELIX DESIGN GROUP - CENTER PLACE FACADE IMPROVEMENT DESIGN REVIEWCENTER PLACE FAADE IMPROVEMENT 17045 SOUTHCENTER PY PL14-0040 L14-0067 DESIGN REVIEW - ADMIN City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION February 4,2015 TO: Teresa Fortino, Helix Design, Applicant Julie A. Leong, Owner Holly Willamson, Field Project Coordinator, BP/Olympic Pipe Line Company King County Assessor, Accounting Division Washington State Department of Ecology 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: L14-0067 Applicant: Teresa Fortino, Helix Design Group Type of Permit Applied for: Administrative Design Review Project Description: Administrative Design Review approval for changes to exterior building facades, perimeter landscaping, landscaping islands, and vehicular and pedestrian circulation. Location: 17045 Southcenter Parkway Associated Files: None at this time. Comprehensive Plan Tukwila Urban Center — Commercial Corridor (TUC -CC) 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 Community Development Director has determined that an application for Administrative Design Review does comply with applicable City and state code requirements and has 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 11 approved that application, subject to the following conditions based on the findings and conclusions in the staff report: 1. The details of the proposed open -rail metal fencing surrounding the outdoor eating area/patio at the north end of the project, including the size, color and materials, must be submitted for review for consistency with the design of the site and approved as part of the building permit application. 2. Details for an alternative paving pattern or color in the new concrete poured for the patio area between the buildings and the outdoor patio adjacent to the restaurant on the north building, to differentiate it from the adjacent sidewalk, must be submitted for review for consistency with the design of the site and approval as part of the building permit application. 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. 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 Board of Architectural Review 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 February 18, 2015. 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 of $591.00. 4 V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board of Architectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board of Architectural Review decision on the appeal is the City's final decision. Any party wishing to challenge the Board of Architectural Review 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. VL INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Lynn Miranda, who may be contacted at 206.433.7162 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 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report Administrative Design Review for Center Place Fagade Improvement Prepared February 3, 2015 File Number: Associated Permits: Applicant: Owner: Request: Location: Comprehensive Plan Designation: Zoning District: Environmental Review: Public Notice: Public Comment: Staff: Attachments: L14-0067 Administrative Design Review None at this time. Teresa Fortino, Helix Design Group KTM Group, LLC Administrative Design Review approval for changes to exterior building facades, perimeter landscaping, landscaping islands, and vehicular and pedestrian circulation. 17045 Southcenter Parkway Tukwila Urban Center — Commercial Corridor (TUC -CC) Tukwila Urban Center — Commercial Corridor (TUC -CC) Exempt Notice of Application was emailed to applicant and agencies with jurisdiction on October 28, 2014. Written comments were received from BP/Olympic Pipeline Company and are contained in the Attachments. Lynn Miranda A. Plan Set and Materials Board B. Public Comments — BP/Olympic Pipeline Company 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 Findings Vicinity/Site Description Project Description This project seeks to increase the attractiveness of Center Place by updating the exterior elevations of the existing buildings onsite with a more contemporary design. The project includes changes to the facades of two existing buildings, new perimeter and parking lot landscaping, and improvements to the vehicular and pedestrian circulation. The new development will be rebranded as "Parkway Village at Southcenter". Existing Development The existing development is known as "Center Place". Existing structures consist of two single story retail buildings that were constructed in 1982 and total approximately 27,840 square feet in size. The two buildings are located on a 7.83 acre site spanning three separate parcels owned by the KTM Group. These parcels have split zoning — the buildings sit on the portion of the parcels zoned Tukwila Urban Center -Commercial Corridor (TUC -CC), while the rear of the parcels, which are vegetated and contain steep slopes, are zoned Low Density Residential (LDR). The buildings are set back approximately 80 to 130 feet from the front property line, with parking located between the street and the building. The dominant architectural features of the existing buildings are an arcade fronting the existing businesses that also gives the appearance of a second story, a flat roof, and a central tower that spans the opening between the two buildings. The buildings currently contain a mix of uses including restaurants, retail, and services. There is a 10 foot wide easement for a petroleum pipeline owned by BP/Olympic Pipe Line Company that runs east -west across the middle of the property, through the opening between the two buildings. Existing Center Place Development Surrounding Land Use The project site is bounded by Interstate 5 to the west, and Southcenter Parkway, the City's main regional commercial corridor, to the east. Retail strip malls are located north and south of the project. Southcenter Square, one of the corridor's newest retail projects, is located directly across the street. L14-0067 — Center Place Facade Improvements Page 12 Administrative Design Review Staff Report Southcenter Square Retail Center Topography & Vegetation The portion of the project site zoned TUC -CC is level. The portion of the site zoned LDR rises steeply behind the drive aisle and row of parking located immediately behind the buildings. The steep hillside immediately behind the buildings is thickly forested. The site contains perimeter and parking lot landscaping which is sparse and lacks a coherent design concept. Access The site has two vehicular access points on Southcenter Parkway. A 6 -foot wide sidewalk is located adjacent to the street at the back of curb. Design Review The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man-made environments. This project is subject to administrative design approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a major remodel, the project is subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TMC Chapter 18.28, and the guidelines set forth in the Southcenter Design Manual. I. TMC 18.28 Architectural Design Standards Commercial Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial/mixed use maximum — 50 feet X Major vertical modulation maximum — 200 feet X Ground level Transparency Commercial -use minimum — 50 feet X Comments/Deviations: Major vertical modulation is not applicable because the project only involves facade improvements. L14-0067 — Center Place Facade Improvements Administrative Design Review Staff Report Page I3 Southcenter Design Manual The Southcenter Design Manual's guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Facade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in reviewing a project proposal, and the decision maker in determining whether the project meets the Design Criteria. A. Site Design Elements 1. Site Design. The project meets the design criteria. According to the Southcenter Subarea Plan, the vision for the TUC -CC District is for auto -oriented retail and services occurring in a manner similar to the existing patterns of development. As new development occurs, new improvements should provide modest pedestrian amenities and beautification with indigenous landscaping. In general, the site design concept of this project seeks to increase the attractiveness of the property by updating the facades of the existing buildings with a more contemporary design. Although the project primarily involves facade improvements to the existing buildings on the premise, the applicant is also making minor changes in the layout of the parking lot resulting in pedestrian and vehicle circulation improvements. A new crosswalk through the north end of the parking lot will connect with the crosswalk located on Southcenter Parkway at the intersection with Wig Boulevard, extending the existing pedestrian system and provide a safer route for pedestrians accessing the site. Similarly, a new crosswalk is added from the public sidewalk to the building through the parking lot on the south side of the project. A third crosswalk is added from the southern- most building across the service drive, connecting with the sidewalk adjacent to the retail building on the neighboring property to the south. The northern and southern -most parking spaces adjacent to the buildings will be eliminated to provide adequate turning radii, particularly for fire engines. The parking lot drive aisle at the southeast end of the site will be extended through the existing landscape strip to connect with the neighboring property, improving vehicle circulation and providing access to the light at the intersection of Southcenter Parkway and Minkler Boulevard. Minor changes to the configuration of parking lot landscape islands will improve vehicle maneuverability and access to parking spaces. There will be new landscaping added to existing landscape islands, as well as perimeter landscaping added to soften the look and create a more inviting appearance along the front of the parking area. It should be noted that the Planting Notes in the design review submittal are not consistent with TMC 18.28.240.6.3 and 6.4. These will need to be corrected during building permit submittal. At either end of the front landscaping along Southcenter Parkway, tall vertical lighting elements and benches provide a visible cue for drivers that they have reached the Village Parkway at Southcenter shopping center. 2. Service Areas and Mechanical Equipment. The project meets the design criteria. Service elements, such as garbage, recycling, and service loading, are currently located to the rear of the property away from public spaces. A service road running around the building provides access to these areas. An existing power vault located at the north entrance to the project will be screened with additional landscaping. L14-0067 — Center Place Facade Improvements Page 14 Administrative Design Review Staff Report 3. Lighting. The project meets the design criteria. The style of the exterior lighting fixtures fits the more contemporary building design, and are evenly spaced along the new building facades. A 31 -foot tall metal and glass tower located at the interior corner of the southern building will be internally lit and provide a distinctive architectural feature that will draw attention to storefronts in a corner of the building that has been difficult to lease because of poor visibility. Festival lighting (string lights) will be added to enliven the patio area between the buildings at night. Existing parking lot lighting will not be changed. Benches and tall linear lighting elements with a stylized corn stalk design will be located at the north and south ends of the landscaping along Southcenter Parkway 4. Walls and Fences. The project meets the design criteria. The project proposes an open -rail metal fence surrounding an outdoor eating area/patio at the north end of the project, separating it from the rest of the sidewalk. Details related to the size, color, and materials have not been provided at this time. 5. Open Space. The project is not required to provide new open space requirements. However, the applicant is proposing to enhance an existing patio space between the two buildings by adding benches, landscaping, and lighting, and carrying the design concept from the front facades around the corners to avoid having Targe, blank walls. A new outdoor patio area will also be added to the restaurant on the north building, creating a more pedestrian -friendly environment. To differentiate it from the adjoining sidewalk, an alternate paving pattern will be provided when new concrete is poured for the patio area between the buildings. It is also recommended that the applicant score or color the concrete for the outdoor patio adjacent to the restaurant on the north building to differentiate it from the adjacent sidewalk. 6. Signage The existing freestanding sign for BevMo! is an existing legal non -conforming sign. Per TMC 19.36.040.0.2, because this project is subject to design review, the sign shall be removed by the property owner. Any signage on the site will need to be reviewed for consistency with the design of the site through submittal of separate sign application. B. Building Design 1. Architectural Concept. The project meets the design criteria. The existing buildings were constructed in 1982, and the proposed facade update will result in a more contemporary architectural design, adding a positive element to the architectural character of the TUC -CC District. The scale of the project is similar to that of the existing buildings on either side, and the new buildings' height will span 21 to 39.5 feet. The facades facing Southcenter Parkway show a high quality design with modulation, articulation, and attention to detail. The proposed facade improvements and colors will be most similar to and build upon the design elements of Southcenter Square — one of the most recently developed retail projects in the area which is located directly across the street from Center Place. Center Place's existing arcades will be removed and replaced with a facade designed to appear as a series of smaller storefronts, with a combination of different canopy types and varying roof lines. Varying siding treatments, parapet heights, glazing heights, canopies, outdoor seating and building mounted light elements will add interest and contribute to the appearance of a "main street" or "village" shopping experience. Although there are two separate buildings with different rooflines and storefronts, the color, siding and design elements contribute to a unified character and inform the public that the two buildings are part of the same development. The applicant plans to rebrand the shopping center as "Parkway Village at Southcenter". L14-0067 — Center Place Facade Improvements Page 15 Administrative Design Review Staff Report 2. Entrances and Doors. The project meets the design criteria. Removing the arcade portion of the existing facade will "uncover" the existing storefront system's large windows and primary doorways, opening up the view to the interior spaces and presenting a more inviting public face to the buildings. Entrances and storefronts will be marked by a variety of weather protection. The two buildings will also contain facade design elements and wall -mounted lighting designed at the pedestrian -scale. For the tenant space on the inside corner of the "L" in the south building, a location where it has been difficult to find tenants because of its lack of visibility from the street, a projecting glass tower space the height of the building with internal lighting is proposed to be added to the facade. The project does not include facade improvements to the rear of the buildings, so secondary entrances are not addressed. 3. Building Facade — Base & Top. The project weakly meets the intent of the design criteria regarding creating a building base. However, the window systems and limited horizontal detailing close to the sidewalk level on some of the storefronts do serve to "ground" the building. Project improvements meet the design criteria for creating a building top. The buildings' tops or roofline will change from the existing long, uninterrupted flat roof with a single tower to a variety of distinctive cornices, pitched rooflines, and towers that delineate individual storefronts and create an interesting skyline. Short stretches of flat roofline will remain, but will be topped with a decorative cornice. Comparison of Rooflines & Building Massing Existin • roofline & facade Pro"ectroofline & facade 4. Corner Treatments. This design criteria does not apply to this project as the project is not located on a corner. 5. Building Massing. The project meets the design criteria. The project uses canopies, changes in roofline form and height, changes in building materials and siding, vertical building modulation, and vertical design elements to reduce the perceived scale of the two buildings and add visual interest. Major vertical modulation is not required. 6. Building Details and Elements. The project meets the design criteria. The project employs display windows (using the existing storefront systems) divided into a grid of multiple panes, custom-designed canopies and awnings, decorative building -mounted light fixtures, an interesting mix of building materials, and stylized corn stalk design elements to provide texture and sculptural relief. The site used to belong to the Mikami Family Farm, who grew and sold corn on-site before Southcenter Parkway became a bustling L14-0067 — Center Place Facade Improvements Page 16 Administrative Design Review Staff Report shopping corridor. The use of the stylized corn stalk patterns throughout the site and building design are a tribute to the family's history. 7. Building Materials and Colors. The project meets the design criteria. Facade materials and colors will be more neutral and subdued, with brighter accents of warm and cool -toned color alternatives used on the metal and fabric awnings. A variety of building materials are used, including wood, metal, dear and tinted glass, Resysta (simulated wood panels made of fiber resin), Taktl cement panels, and brick face. However, a stucco finish, which is more acceptable finish at upper levels rather than lower, is used on many of the storefronts. Decorative stucco panels are used to create texture and patterns on an otherwise blank walls. 8. Windows. The project weakly meets the design criteria for windows since the project is utilizing the existing storefront systems which do not have prominent window frames and sills that would add textural relief and detailing to the facade. However, the existing storefront systems contain large expanses of glass starting at the sidewalk level and rising eight feet in height, providing excellent day lighting into the interior spaces and allowing views inside and outside. Six "porthole" windows are added to the east -facing facade and two to the north -facing facade of the BevMo! store above the storefront windows. These portholes are approximately 36 inches in diameter with tinted green glazing, adding a decorative element to an otherwise large expanse of blank wall. The project includes window accessories such as wood and metal canopies and fabric and metal awnings above each storefront, which provide additional articulation and interest. 9. Weather Protection. The project meets the design criteria. Six-foot deep horizontal canopies or awnings overhanging the sidewalks and building entrances are designed as a permanent architectural element for each individual storefront. The weather protection is varied in style, materials, and color across the buildings, adding architectural interest. 10. Blank Walls. The project meets the design criteria. Patterned Taktl cement panels in a subtle stylized corn stalk pattern are added along the east facing facades of both buildings and on the north -facing facade of BevMo! to avoid blank walls and add visual interest. Long, curving stucco mosaic elements, from the sidewalk level to a height of 8 feet, are provided on the blank wall spaces in the area between the two buildings, providing visual interest to users of the outdoor patio. Similar elements are also carried around the corners of the buildings to provide texture and sculptural relief on the north and south -facing facades, which are visible from the street and adjoining properties. 11. Parking Structures. This design criteria does not apply to this project. Public Comments One public comment on the project was received from Holly Williamson, Field Coordinator at BP/Olympic Pipe Line Company. BP/Olympic Pipe Line Company has a 10 foot wide easement for a petroleum pipeline that runs east -west across the middle of the property, through the opening between the two buildings. Ms. Williamson concerns and comments were related to aspects of construction and demolition, as opposed to design review. She spoke directly with Matt Ebersole of Helix Design Group and sent him a copy of the Olympic Pipe Line General Construction & Right of Way Requirements for working in the pipeline right-of-way, which Mr. Ebersole has forwarded to the project contractor and civil engineer. L14-0067 — Center Place Facade Improvements Page 17 Administrative Design Review Staff Report Conclusions TMC 18.28 Architectural Design Standards 1. Facade articulation increments & Ground level transparency requirements for the Commercial Corridor The project will transform the current long, flat, unarticulated facades of the two buildings on-site by removing the existing arcade and replacing it with a facade designed to appear as a series of smaller, individual storefronts with a "main street" or "village" character. The existing storefront systems will remain, with large ground level display windows providing views inside and outside of establishments. Design Review Criteria 1. Site Design Site design changes for this project are limited given that the existing buildings on the site will remain in their current location. The parking area landscape islands and striping will be slightly revised to provide better vehicular circulation and access to parking spaces. The most significant change to the site will be the removal of a portion of perimeter landscaping to create a new vehicular connection between the project's parking area and the parking area of the adjacent development to the south. This will allow vehicles the option to enter and exit more safely via the driveway at the signalized intersection of Southcenter Parkway and Minkler Boulevard. New interior parking lot landscaping and perimeter landscaping will be added to the existing landscaping using a more coherent design concept, with the intent of softening the built environment and creating a more inviting appearance. Planting Notes in the design review submittal are not consistent with TMC 18.28.240.6.3 and B.4. and will need to be corrected. This change can be submitted for review and approval as part of the building permit. At either end of the site, in the perimeter landscaping along Southcenter Parkway, tall vertical lighting elements and benches will provide a visible cue for drivers and act as "gateways" to the project. New, more contemporary lighting will be added to the buildings, and festival lighting will be used in the patio area between the two buildings to enliven the area at night. The project is not required to provide any new open space since it only consists of facade improvements. However, the project will enhance an existing public space/patio located between the two buildings with blank wall, sidewalk, and lighting treatments, and add an outdoor eating area/patio for the restaurant at the north end of the project. An open -rail metal fence will surround the outdoor eating area/patio, separating it from the rest of the sidewalk. Details related to the size, color, and materials of the fence have not been provided at this time. To differentiate both patios from the adjoining sidewalk, an alternate paving pattern (scoring or coloring) should be provided when new concrete is poured. Details related to the proposed fencing and concrete paving must be submitted for review and approval as part of the building permit. It should be noted that there is an existing legal non -conforming freestanding sign on the site which, since the project is subject to design review, must be removed by the property owner, per TMC 19.36.040.C.2. 2. Building Design A variety of commercial uses are currently housed in two -one story buildings with large massing and little attention to architectural detail. The proposed facade update will result in a more contemporary architectural design, adding a positive element to the architectural character of the TUC -CC District. The design presents a cohesive style that ties the two buildings together and is responsive to the characteristics of the smaller storefronts comprising the development, creating more of a "village" or main street feel. The facades facing Southcenter Parkway show a high quality design with modulation, articulation, and attention to detail. Colors are neutral, with brighter colors used as accent on canopies and awnings. Materials are varied, adding visual interest. Different types of rooflines, including flat cornices, pitched roofs, and towers, will create a distinctive "top" on the buildings. The glass tower on the south building will be a highlight of the building's design in the nighttime. The L14-0067 — Center Place Facade Improvements Page 18 Administrative Design Review Staff Report scale is in keeping with neighboring development, in particular with Southcenter Square located directly opposite the project on Southcenter Parkway. Stylized decorative corn stalk elements, which are a tribute to the farms originally located on the site, are used to treat blank walls. Recommendations Staff recommends the approval of the Design Review application with the following conditions: 1. The details of the proposed open -rail metal fencing surrounding the outdoor eating area/patio at the north end of the project, including the size, color and materials, must be submitted for review for consistency with the design of the site and approved as part of the building permit application. 2. Details for an alternative paving pattern or color in the new concrete poured for the patio area between the buildings and the outdoor patio adjacent to the restaurant on the north building, to differentiate it from the adjacent sidewalk, must be submitted for review for consistency with the design of the site and approval as part of the building permit application. Other Remarks Any signage for the property shall be reviewed through submittal of a separate sign permit application. The existing freestanding sign for BevMo! is an existing legal non -conforming sign. Per TMC 19.36.040.C.2, because this project is subject to design review, the sign shall be removed by the property owner prior to building permit final inspection. L14-0067 — Center Place Facade Improvements Page 9 Administrative Design Review Staff Report CU* al Jaftwita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Alii tad & , HEREBY DECLARE THAT: otice of Application \( Notice of Decision Mailer's signature: Notice of Public Hearing 0' 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 day of ) , 7.®/ Project Name: ()Ale/ P4w Fe tleyuAir Project Number: 1.../ Li —006 3— Associated Associated File Number (s): Mailing requested by: Mailer's signature: ; 0' \\DEPTSTORE\DCD COMMON$\PLANNING\PLANNING FORMS\AFFIDAVIT OF DISTRIBUTION.DOC RECEIVE') DEC 18 2014 TUKW Cityof Tukwila PUBLIC WORKS Department of Community Development FILE NUMBER L14-0067 Land Use Routing form for Revisions TO: ❑ Building ❑ Fire Dept. ['Police Dept Parks/Rec. Public Works: (please list the name) Dave McPherson Project: Center Place Facade Improvements Address: 17045 Southcenter Parkway Date transmitted: 12/15/2014 Response requested by: 1/5/2014 Planner: Lynn Miranda Date response received: COMMENTS �v b l i' c= %ic S in S v) v Com m ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: City of Tukwila Department of Community Development FILE NUMBER L14-0067 Land Use Routing form for Revisions TO: uilding ❑ Fire Dept. ❑ Police Dept 1-1Parks/Rec. n Public Works: (please list the name) Dave McPherson Project: Center Place Facade Improvements Address: 17045 Southcenter Parkway Date transmitted: 12/15/2014 Response requested by: 1/5/2014 Planner: Lynn Miranda Date response received: 6":.efz_ COMMENTSCs'2,e(// - f� ha 4' �� 7 ❑ DRC review requested Plan check date: ❑ Plan submittal requested ❑ Plan approved Comments prepared by: City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 RECEIVED Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov DEC 15 2014 CON' .. DEVELUPME.N REVISION SUBMITTAL QED e' 2014 )k jt I..tt ,v i Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: /Or [ v Ply-Eheek/Permit Number: f Z/ ee6 ❑ Response to Incomplete Letter # ❑ Response to Correction Letter # ❑ Revision # after Permit is Issued ❑ Revision requested by a City Building Inspector or Plans Examiner Project Name: Project Address: Contact Person: Summary of Revision: hone Number: Sheet Number(s): "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: ❑ Entered in TRAKiT on MEMO Date: To: From: Copy To: RECEIVED DEC 152014 COMMUNI 1 Y DOVELOPMENT December 12, 2014 Subject: Lynn Miranda -City of Tukwila Project: Helix Design Group Project #: REMARKS Helix design group L14-0067 - Design Review Response Letter Center Place Facade Improvement Our project # a14-034 We have reviewed your fore -mentioned plan review comments and offer the following responses. Answers correspond to the attached comment letter. Shared Access Agreements The owner has received emails from the property owner to the south stating that the access drive between properties is acceptable. We are currently working through the paperwork requirements with Lynn Miranda and will provide the necessary documentation at time of permit submittal. Building Design \'1) Horizontal canopies have been revised to 6' deep. The site plan now shows the horizontal canopy outlines. See G002. Per my discussion with Lynn Miranda, clear glazing is a recommendation. The current plan is to stick with a metal roof on the horizontal canopies. Elevations have been coordinated between the exterior colors and materials, the renderings and the elevations on sheet A300 and A301. It is our preference to keep the current color choices of Taktl and Stucco. The proposed colors picked by the design team provide a subtle contrast and a neutral backdrop for storefront signage and design details. It is our preference to keep all color options for the metal awning paint color options as proposed on the color board. Colors were chosen with the proposed siding material colors in mind and the ability to incorporate a wide range of possible brands. All warm tones may not work with some brands and all cool tones may not work with others and we would like to keep these options available. 6) Most exterior metal elements are planned to be cool dark bronze with the exceptions of metal railings and sloping metal canopies depending on color choices by the tenant. 7) We will consider relocating the signage to the corner on a diagonal when the space is leased depending on the tenant and the type of sign. HELIX DESIGN GROUP, INC. 1 6021 12TH ST E SUITE 201, TACOMA, WA 98424 1 P.253.922.9037 1 F.253.922.6499 1 HELIXDESIGNGROUP.NET .P:\Centerpiece Retail\a14-O34 Centerpiece Retail Ctr\O1 Drewings\10 Design Review Response\Design Review Response-120914.docx 8) The roof over BevMo! and Magna Dolor have been revised, we are extending the roof over the cornice as suggested. The gutter is now the only portion of the cornice shown extending beyond the upper roof. „9) Sheet G002 has been updated to reflect the current building outline. Most of the existing storefronts are being left as -is and will remain in line with each other while new facade elements will bump out from the existing facade. Canopy outlines have been added to the site plan sheet. 10) Patterned Taktl elements have been added in place of the shuttered windows satisfying the design manual by incorporating "changes of materials and or texture in the wall". 11) -Stucco mosaic elements have been carried around the north and south facades to incorporate changes of texture with sculptural relief on the wall. //12-YStucco mosaic elements have been added to the paseo to provide texture and l sculptural relief. The Resysta on Plato's Closet wraps around the corner and into the courtyard. Storefront is now at the Resysta element at Plato's Closet facing the paseo. The paseo will have potted landscaping and benches. An alternate paving pattern will be provided for human scale and:interest. 13) The height of the ridge of the metal roofing has been added to sheets A300 and A301. Lighting � '1) Lighting has been added to the north side of BevMo! and to the south of the BevMo! storefront. Lighting has also been added near the Futons storefront. Landscaping 1) A plant schedule has been added to the landscape plan. . 2) The civil sheet has been updated to show landscaping in the area just south of the northern -most planned crosswalk. ✓3) The fence in the courtyard will not provide access to the back of the building. g))The variegated sedge has been removed and replaced with a more appropriate planting. /5) One of the Pyrus Caleryana trees has been relocated as suggested to a landscape island to the north. The remaining tree is now centered in the island as suggested. /6) Additional tree types have been added to the landscape plan from the provided list to increase the diversity as requested. Site Plan /1) Benches are placed near the storefronts (north and south interior corners) and in the courtyard for pedestrian use. The benches at the outer corner of the site near the lighting elements have been left in place for site composition purposes. /2) The current crosswalk location on the north side of the site provides an ideal spot to connect the pedestrians with the nearest storefronts. Lining a crosswalk up at the suggested location to the south side of the signaled intersection at the north end would require removing 4 existing parking stalls and is not preferable. HELIX DESIGN GROUP INC. 1 6021 12TH ST E SUITE 201, TACOMA, WA 98424 1 P.253.922.9037 1 F.253.922.6499 1 HELIXDESIGNGROUP.NET P:\Centerplace Retail \a14-034 Centerpiece Retail Ctr\01 Drawings \10 Design Review Response\Design Review Response-120914.doc, • • 3) The landscape island has been adjusted to incorporate the existing fire hydrant. /4) The crosswalk on the south side of Building A connects to the sidewalk in front of Kasala as suggested. CAW- l 1. 5) The current parking count is 197 stalls, the required parking is 176 stalls. See general (N�' t notes, sheet G002. Per conversation with Lynn Miranda, the parking stall plus aisle width is an existing condition and is acceptable. 7)i' Per conversation with Lynn Miranda, the current stall depth is an existing condition and is acceptable. The current layout provides for a 2' bumper overhang over the sidewalk. /8) The stalls with side of the southern -most striped parking space in front of BevMo! are now marked as HC stalls. /9) The parking stalls at the northeast corner of the north building and the southeast corner of the south building have been removed as requested. Signs /1) A separate sign permit will be applied for at a later date. The sign has been reduced in size to 80 square feet per side. /2) The site address is planned to be shown vertically on the end of the sign. ✓3) Blade signs are planned to be in the project. Blade sign locations will be at the main entry of every tenant space. AIA) BP Olympic Pipeline Easement `1 1) I was able to speak with Holly Williamson and talk through the provided comments. All responses I gave her during our phone conversation were considered acceptable. U2) The concrete removed and replaced will be slab on grade. I received an Olympic Pipeline Construction requirement PDF from Holly that I have forwarded to the contractor and civil engineer. All work performed within 10' of the pipeline requires a representative or inspector on site. I have included the PDF for your information. t/ 3) All catch basins are existing. If any utilities are planned to cross the easement I will be in touch with Holly. J 4) The striping and HC stall in the easement are existing. `a 5) Benches are new and will be secured to the new concrete slab. Please find enclosed (1) copy of the original corrections letter, (1) copy of our response letter, (1) copy of the Olympic Pipeline Construction Requirement, (1) copy of the proposed color and materials PDF, (5) sets of the resubmittal package (11x17) and (1) additional copies of the elevations and plans at 24x36. If you require any additional copies or clarification, do not hesitate to call. Regards, Helix Design Group Matt Ebersole HELIX DESIGN GROUP, INC. I 6021 12TH ST E SUITE 201, TACOMA, WA 98424 I P253.922.9037 I F.253.922.6499 I HELIXDESIGNGROUP.NET P:\Centerplace Retail \a14-034 Centerpiece Retail Ctr\01 Drawings \10 Design Review Response\Design Review Response-120914.docx A-4-(AdAmevi Helix •1 design group di,, DESIGN REVIEW Parkway Village 17095 Southcenter Parkway Tukwila, WA 98188 12.12.14 0 PARKWAY A wall sign at the main tower element uses open channel letters with exposed bulbs to promote the small town village feel & create a unique style that stands out from the tenant signage. 0 PARKWAY refers to the street name, Southcenter Parkway; VILLAGE refers to the overall redesign of the center; the facade variations and different materials reference a small town village look/feel. The site used to belong to the Mikami Family Farm. The family grew and sold corn on-site before Southcenter Parkway became a bustling shopping center. The use of subtle stylized corn stalk patterns throughout the site and building design offer a tribute to the family's history. Monument Sign Allowance Total Sign Size: 80 sf/side Total Message Size: 60 sf/side Max Height 7' 12'-0" .• Tall linear lighting elements create a stylized corn stalk design at the north and south ends of the landscaping strip along Southecenter Parkway. Brick, metal and wood benches promote the future urban walkable environment. Facts from the family farm and history of the site can be etched into the metal seat portion of the bench. The stylized corn stalk pattern is subtly repeated using textured materials on the shear walls of the building The monument sign design is kept simple to allow maximum usable space for tenant signage. The linear lighting elements are placed adjacent to the sign to further promote the PARKWAY VILLAGE brand. HELIX DESIGN GROUP, INC. DECEMBER 12, 2014 L /y- MGT Helix �1 design group SIJ MIT'SZa- L-;< ,C4 5 DECEMBER 12,2014 FIBER RESIN PANELS STUCCO METAL CANOPY TAKTL RESYSTA STUCCO METAL SLOPED STUCCO `- WOOD OR CONCRETE PANELS FIBER RESIN CANOPY METAL RESYSTA COMBINATION OF PANELS AWNINGS CANOPY & DETAILS SMOOTH & REEDS COLOR TBD TEM RES TO CREATE PATTERN EXTERIOR COLORS/MATERIALS MASONRY MUTUTAL MATERIALS VINTAGE MISSION TE%TURE HELIX DESIGN GROUP, INC. METAL CANOPY STUCCO L/Vao7 Helix Ilj.q desi9n 9,ouP S L.= DECEMBER 12.2014 EFe 4,i1X4 1.'44C RESYSTA STUCCO METAL CANOPY FIBER RESIN PANELS EXTERIOR COLORS/MATERIALS SLOPED METAL AWNINGS COLOR TBD STUCCO TAKTL CONCRETE PANEL ARBOS TEXTURE FABRIC STUCCO METAL CANOPY AWNINGS COLOR TBD - STUCCO HELIX DESIGN GROUP, INC. METAL TAKTL CANOPIES CONCRETE PANELS COMBINATION OF SMOOTH & REEDS TEXTURES TO CREATE PATTERN 4/9- me 7 Helix LIM design group dirA nL, U MiMar 0 DECEMBER 12. 2014 EXTERIOR COLORS/MATERIALS MASONRY TINTED GLASS CONCRETE MUTUTAL WITH LED PAINTED TO MATERIALS LIGHTING © MATCH CORNICE VINTAGE NIGHT (TYPICAL) MISSION TEXTURE WOOD OR METAL& RESYSTA GLASS TOWER CANOPY ELEMENT STUCCO METAL CANOPY HELIX DESIGN GROUP, INC. jV-aa� 7 Helix f 1 design group .0 0 23zuriai,su 0 DATE: 12.12.14 .1111111111111111111 IF ill i iiia III ,; ItoI enc rE FUTC PERSPECTIVE HELIX DESIGN GROUP, INC. L/V Ot17 Helix f 1 design group .�J Pi_L-21LaRS Tul [Li IS L21 DATE: 12.12.14 PERSPECTIVE HELIX DESIGN GROUP, INC. L/1/44d Helix E1 design group.,, 0PZUMMT ,11\©[]' 0 DATE: 12.12.14 PERSPECTIVE HELIX DESIGN GROUP, INC. 4/%'-a 7 Helix 111 211 .�Jdesign group 0 LLLK1tf ijE 1:/E DATE: 10.21.14 EXISTING BUILDING PERSPECTIVE HELIX DESIGN GROUP, INC. 004 T Helix I1 design group or 2 3 5'-0' SETBACK 4 6 7 8 9 10 B C C) D E PROJECT LIMIT LINE PER CITY OF TUKWILA ORDINANCE 1237 F G H J TRASH SERVICE LOADING SERVICE DRIVE 1 EMPLOYEE PARKING _\\ SERVICE LOADING 20-4' ISERVIC DRIVE Ij CROSSWALK LANDSCAPING CANOPY ABOVE, TTP. WALK I L 3' BUILDING A 27,840 S.F. BUILDING OUTLINE CANOPY ABOVE, TTP. LANDSCAPING BENCHES, TYP. NEW CONCRETE tdJ • 1 BENCHES LANDSCAPING LANDSCAPING STRIPING err C%, EXISTING PARKING LOT/DRIVEWAY 3 BENCH LANDSCAPING ARCHITECTURAL LIGHTING ELEMENTS WALK CROSSWALK tom_ WALK s> LI EXISTING FACADE TO BE DEMOLISHED, TYP. BUILDING B 16,040 S.F. BUILDING OUTLINE „WALK x Lj BENCHES —r• K LANDSCAPING MONUMENT SIGN C EXISTING PARKING LOT/DRIVEWAY EXISTING PARKING LOT/DRIVEWAY ,IIS. I 1 I1 1 1 1 1 1 1 1 1 I I I 1 1 1 1 1 1 I I I I I I I I C C G �C C G G C C C L CI C f PETROLEUM PIPELINE EASEMENT ARCHITECTURAL LANDSCAPING 1 LIGHTING ELEMENTS I 1 SOUTHCENTER PARKWAY 1 LANDSCAPNG — EXISTNG PARKING REMOVED CONCRETE WALK/PATIO LANDSCAPING C C C C 16,-0. POWER VAULT • 12 ;11 r.:: a C:7 EXISTING DRIVEWAY ':_I -••— CROSSWALK ALIGNED WITH CROSSWALK ON C:] SOUTHCENTER PARKWAY OUTDOOR DINING/SEATING AREA NEW CONCRETE CANOPY ABOVE, TTP. WALK G1 ' —tI 1 1 1 1 LANDSCAPING N ,1._ 1 161-6' SERVICE DRIVE 27'-10' BENCH STRIPING NEW STALL LINES II 1 i II AL 1 dim ■IJ Helix design group AMERICAN INSTITUTE or ARCHITECTS 3 Y0�nOREEEVOGKII HELIX DESIGN GROUP, INC 4 '-0' SETBACK 5 6 SIDEWALK ALIGNED WITH CROSSWALK ON SOUTHCENTER PARKWAY 410,7 SITE PLAN - SITE PLAN LEGEND DESCRIPTION I SYMBOL AND TEXT PROPERTY LINE 100.00' Iongth (32) -.. -.. OM= angle (survey) N 90' 00' 00' W ADJACENT PROPERTY LINE length (ft) — .. 100.00' • . angle (survey) N 90' 00' 00' W PROPERTY SETBACK LINE description and setback distance EASEMENT description and dimension 7 _ . • . . _ - E - FINISH GRADE ELEVATION (E) - existing WORK POINT building corner, starting building layout reference Pant WP A SITE PLAN LEGEND DESCRIPTION SYMBOL AND TEXT LANDSCAPE / WETLAND BUFFER LINE (E) • existing BOLDING OUTLINE description, l.o.F. elevation BUILDING PARKING STALL AND LANDSCAPE PLANTER owunt, Pott stall indicator (C), wheel tops where indicated, concrete curb R-2 O C I C = M. 0' ACCESSIBLE PARKING STALLS ow count, accessible stall indicator (HC), concrete curb, carb cut, HC parking signII 2% a pe a directions B SITE PLAN LEGEND DESCRIPTION I SYMBOL AND TEXT LIGHT POLE (E) • existing FIRE HYDRANT (E) - existing MONUMENT ENTRY SIGN description, shape, mot<rial OLP L ENTRY SIGN CENTERLINE OF ROAD description STREET NAME EDGE OF ROAD description EDGE OF PAVEMENT BOLLARD fixed 6' diameter steel B bollard, concrete apron removable b' diameter steel bollard, concrete s B(r) apron (5) - existing C D GENERAL NOTES NOTE I. ABBREVIATIONS: (0) - DEMOLITION (R) - RELOCATE (5) - EX5TNG TO REMAIN (5) - SALVAGE REFER TO SHEET 5020 FOR STANDARD ABBREVIATIONS LIST. PROVIDE PAVEMENT MARKINGS (PAINTED LINES AND GRAPHICS) AT ALL PARKING STALLS AND ADA ACCESS AISLES AS SHOWN ON SITE PLAN. 3. PAINT CONCRETE CURBS AT FIRE LANES AND NO PARKING AREAS AS SHOWN ON SITE PLAN. 4. CONNECT ROOF DRAINS TO STORM SYSTEM. INSTALL CLEANOUTS AT EACH ROOF DRAIN CONNECTION. 5. PARKING COUNT: PARKING STALLS PROVIDED: 195 PARKING STALLS REQUIRED: 176 E AREA MAP 3 h 3 AtrTheie WParl..kt a' hUrvra 31 Tbth sr NORTH 3 i r u . ven+0, larva s 2CINh 5[ sC110.* sts PROJECT LOCATION F G NORTH ARCHITECTURAL LIGHTING ELEMENTS 20' 10' 40' SCALE: 1' • 20' VICINITY MAP tr r 1 t L: NORTHNO t/AC/ a'' ngt2P^a , .,trays Nr r9n' 9w:' ♦c. +03920, Sq,:a a• Nr3 Waal, rbrgers Beat dor as AREA OF WORK Corporate OfS G/�/-OOG7 7 SITE PLAN 8 9 PARKWAY VILLAGE TUKWLA WASHINGTON REVISION DATE DATE 309 NO. 12.12.14 014-034 CONCEPT DESIGN 005 PROGRESS 10 G002 DRAWING NO, RHFDIDEDGNGRXUP, NC: Marmara& Tb *N ,cebm rtcrow 1ma ,aaranaeq .roam.a��aaa CONCEPTUAL DEMOLITION PLAN FOR CENTER PLACE RETAIL CITY OF TUKWILA, KING COUNTY, WASHINGTON EX. SSCO IE 22 92 (8" S) PROJECT LIMIT LINE PER CITY OF TUKWILA ORDINANCE 1237 IE = 22.92 (8" E) TRASH \\ SERVICE DRIVE SERVICE LOADING 11 4 EXISTING CURB II TO BE REMOVED EX. CB #13 RIM = 23.84 IE = 19,38 (8" N) 16 = 19.38 ((8" 6) EX. CB #14 Rim = 24.50 16 = 21.33 (8" 9) EX. WALK Ex. 88 #15 RIM = 24.50 IE = 21.33 (8" 6) EXISTING BUILDING A F.F.=26.0 27,840 S.F. _J Ex. PARKING LOT/DRIVEWAY -3 r 3 - - - LANDSCAPING • 17"- E5( WALK • • EX CB # 2 RIM = 23 61 16 = 16.34 ((8" IN) i6 = 1634 (18" E) 7,777 Ex. CONCRETE TO BE REMOVED EX. LANDSCAPING Ex. SSW #2 RIM = 22.70 IE = 19.62 (8" W) 16 = (962 (8" N) EX, F.H. EX. CB #11 RIM = 2,5.40 = 17.94 (18" w) IE 17.94 (18" E) r Li EX. WALK Ex. 08 #1 OLM= 24.50 IE = 19.63 (8" 8) 16 = 19.63 (8" W) EX. SSCO #2 / IE = 23.50 (6" W) IE = 23.50 (8" S) 0 10 20 40 EMPLOYEE PARKING EX. "2 SERVICE LOADING Rim = 24.80 7 68(0" 6) r- r t/PDARIKINC VAy - EX. CB #7 ....... _R\ Rim --. 22.92 10 = 18.92 ((8" SE) L. EXISTING PETROLEUM PIPELINE EASEMENT EX. WALK EXISTING LANDSCAPE ISLAND TO BE REMOVED w- w - EX06(56 Rim. LOT/DRIVEWAY 1E = 16.61 (18" 8)----4 EX. PARKING = 16.61 ((8" 6) IE 16.61i85. 142.7727 ' O 10 c 0 0101c1c1cc cccce ctc1c1c1c1cq 10 j0 _ , EX m1-1 #5 1.[REilm=7:77,15.47.700,°((i 7_8' Ws)) • LAN DSCAPING • 70 518" '0) 16 = 15.10 ((8" NW) EX. MN #4 618 = 24.00 IE. = 15.64 (18" sl) iE = i5.64 (24" 0) I SOUTH CENTER PARKWAY EXISTING BUILDING B F.F.=26.0 16,040 S.F. = SAWCUT UNE Ex. F.H. EX. CB #3 Rim = 24.2X IE = 2076. (10" .0) 16 = 20.76 (8" (0) 1E = 20.76 (18" 6) EXISTING CURB TO BE REMOVED L _1 1 Ex. WALK SSW EXISTING STRIPING TO BE REMOVED gt/Mitay EX DCvA LL _f_x„,,WATER METERS • . Ex. MN #2 RIM = 22.35 IE = 15.33 (18" S) EX. CB #18 RIM = 21.02 (E = -4.05 (12" E) E.X. CB #4 LANDSCAPING '" = 21°8 1E = 18 96 (12" W) 16 1096 (10" xl) EX. CB #5 RIM = 20.19 iE = 1813 (18" W) IE = 18.10 (12" E) CONCEPTUAL DEMOLITION PLAN TUKWILA, WA 3 5 b EX. SSCO j!1 /j IE=2..92(8"S) IE = 22,92 (8" E) I " ISDRNVE III AI f �J EX. CB /j14 RIM = 24.50 IE = 21.33 (8" S) L.. NEW.- LANDSCAPE GLAND ANEW PAVEMENT •I / .1 EX. CB #13 1 1 I RIM = 23.54 IE= 19.38 (8"N) I 11 I5= 19.38 (18" STRIPI1,1G SERVICE LOADING EX, CB ,4'15 RIM = 24.50 IE = 21.33 (8" E) EXISTING BUILDING A F.F.=26.0 27,840 S.F. CONCEPTUAL GRADING AND PAVING PLAN FOR CENTER PLACE RETAIL CITY OF TUKWILA, KING COUNTY, WASHINGTON PROJECT LIMIT LINE PER CITY OF TUKWILA ORDINANCE 1237 TRASH [1 EX. WALK r i r 1 J 0 EX. PARKING LOT/DRIVEWAY LANDSCAPING • E% WALK r Ic O O O EX. CB #'12 RIM = 2,.61 15 = 18.34 (18" W) - 1E = 18.4 (18' L);•, EX. SSMH #2 RIM = 22.70 IE = 19.62 (8" 8) IE = 19.62 (8" 8) NEW LANDSCAPE ISLAND LANDSCAPING NEW LANDSCAPE GLAND EX. CB #11 RIM = 73.40 15 = 17.94 (18" W) 15 = 17.94 (18" E) U T -CZ EX. WALK EX. CB #1 j RIM = 24.50 19= 19.63(8"(E) IE = 19.63 (8" W) EX- SSCO #2 15 = 23.50 (8" W) IE = 23.50 (8" S) 0 10 20 40 EMPLOYEE PARKING Ex. CB #2 SERVICE LOADING 180 IE = 21-68 (8" E) EXISTING BUILDING B F.F.=26.0 16,040 S.F. NEW CONCRETE U U s7 EX. WALK EX. PARKING LOT/DRRKIVEWAY C -8- - Ex, C8 #6 RM = EX. KIN EX. CB #7 LOT/DRPARIVEWG !8" AY IE = 6.61 16.61 ('8" W)E)= IE1( IE = 16 61 (8" N) RIM = 22.92 10 = 1882 (18" SE) C EX 61H5 LANDSCAPING RIM= 2 00 IE = 15.70 (19 W) 1 15-70' (17-S) ' ' f%: W[eLK. . "IE 55.70..118" ) (L . • - - n - G IE = 15.70 (18" NW) 11 EX. MH #4 = 0M SOUTH CENTER PARKWAY IE= 15.64(18"N) I= 15.64.64 (24"S) II NEW CURB UNE NEW BUILDING OVERHANG NEW LANDSCAPE GLAND "-'; 9, .: i, EW CONCRETE EXISTING NEW PAVEMENT PETROLEUM PIPELINE EASEMENT SAWCUT UNE NEW PAVEMENT 1t= I I EX. POWER } VAULT �.0 TIT C c, I I I I I I I I I I I I T C7-#3 RIM= 24.75 IE = 20.76 ('0" S) IE. =20.76(8"8) IE. =20.76 (18"N) EX. WALK S� 1__J 11 SERVICE DRE II NEW LANDSCAPE ISLAND EW STRIPINGya FY PARKIN(: II II REVISED CROSSWALK EX. CB #4 LANDSCAP NG RIM = 23.48 -"- IE = 18.]6 (12" W) 19 = 1R96 (10' N) WALK _ - - EX. MH #2 RIM = 22.35 IE = 1533 (18" 5) EX. CB #18 RIO = 21.02 IE = -4.05 (12" E) EX. CB #5 RIM = 20.19 IE = '8.10 (18' W) IE = 18.10 (12" E) Lly-cha7 s 8 Lt E g o 11 8 5 1 0 a N 1 2 3 4 5 6 7 8 9 10 A � B C I D E F G H J 41 MU Helix design group _coco hmlis Himalayan sor0o4o410caSor15"-18"spd.cocu,coint 3_Comellia sosonqua Appleblossom camellia 4' - 6' hT. rnin spd 2.5' BUILDING "A" BUILDING "B" -- 116161TEUTI OP ARCIR.Cn$ CRANIIE RO B"X24"X1 Pengisetum oriental Kerley Rose ley Rose Ornamental Grass 1gol. 12-15" ht GRANITE ROC<5 2_Pyrus calleryona 'Chanticleer' Chanticleer Pear 2"CAL AT 4',BRANCH 07' b&8 7_Cistus v. Victor Reiter Victor Reiter Rockrose 21"-24"ht., cont 2_Cornus kousa 'Milky Way' PETROLEUM M'IPIk�E Way Kousa Dogwood 2'cal 12-14'ht B&B EASEMENT 1_Pyrus calleryona 'Chanticleer' Chanticleer Pear 2"CAL AT 4',8RANCH 07' ris-'Gold Ring' ng Barberry 2 -Gal, 18-21"ht nthus Morning Light ", .rlorrd Light Grass 2 -Gal, 18-21"ht HOU U 1— Z EXIS 1NG LANT TO ' EMAI Armstrong Maple 2" -Cal. 16-18'ht,B&B E ISTINI P TS A T• RE • N GRAX24" X10 �11 _ - r 'L O r r �IIL:iI •':� 'yrus carte yon° 'Cha �ticle-r Pear 2"L'AL nn etun- oriertol K ey h"se Ornamental _Cistus v. Victor Reiter Victor Reiter Rockro e 21-24"ht., cont 11 scan hus Morni g Lig t U Mor ing ight rass 2-GI, 1 O � � 32_Lonicera pile° a- 3'6" 00 Privet Honeysuckle 2 -Gal, 18-21"ht 33 Pennisetum orient I Kerley Rose Kerley Rose Ornamental Gross gal. 12-15"ht 4I.A'IJ�' 0_M N• I. 1=_Cistus v. Victor Reiter Victor Reeler R ckrose 21'-24"ht., cont 6 Pennisetum oriental Kerley Rose K"rley Rose Ornamental Grass 1gal. 12-15"ht 13_Miscanthus Morning Light LyE Morning Light Grass -Gal, 18-21"ht BOXES K 4_Berberis Ring' Gold Ring Barry 2 -Gal, 18-21" ht Miscanthus Morning ht Morning Light Grass 2- I, 18-21"ht scan.hus I. Li ht cle 4' rley FOS :RANCH 0 Rose Iga. 12 8_Cotoneaster porneyi Parney Cotoneoster 18-21"ht, cont _P -n 'se u ";N tol orley Rose dey 'osntol .rass 1gal. 12- 5"ht H4 Icy oar TIiOLOr.._^...e 3_Porrotia persica 'Vanessa' Vanessa Parrotia 2"col 12-14'ht B&B 27_Cotoneaster dommeri - 4'OC Bearberry cotoneaster 1 -Gal, 12-15" spd 39_Lonicera pileata _ 3'6"OC Privet Honeysuckle 2 -Gal, 18-21"ht 4_AmelancN ier Autumn Brilliance' Autumn Brilliance Serviceberry 2-1/2" CAL AT 4' 14-16'HT PLANT SCHEDULE 49_Cotoneaster dammed - 4'OC Bearberry cotoneaster 1 -Gal, 12-15"spd 66_Lonicero pileata- 3'6" OC Privet Honeysuckle 2 -Gal, 18-21" ht Symbol Quantity Scientific Name Common Name Planting Size O 10 Acer rubrum 'Armstrong' Armstrong Maple 2" -Cal. 16-18'ht,B&B 0 4 Amelanchier 'Autumn Brilliance' Autumn Brilliance Serviceberry 2-1/2" CAL AT 4' 14-16'HT 18 Berberis 'Gold Ring' Gold Ring Barberry 2 -Gal, 18-21"ht Q 3 Camellia sosonqua Appleblossom camellia 4' - 6' hT. min spd 2.5' ® 35 Cistus v. Victor Reiter Victor Reiter Rockrose 21"-24"ht., cont C 2 Cornus kousa 'Milky Way' Milky Way Kousa Dogwood 2"cal 12-14'ht B&B Q106 Cotoneaster dommeri Bearberry cotoneaster 1 -Gal, 12-15"spd O-�, 8 Cotoneoster parneyi Parney Cotoneoster 18-21"ht, cont O 149 Lonicera pileata Privet Honeysuckle 2 -Gal, 18-21"ht 90n 57 Miscanthus Morning Light Morning Light Grass 2 -Gal, 18-21"ht li3 6 Parrotia persica 'Vanessa' Vanessa Parrotia 2" cal 12-14'ht B&8 AiR 126 Pennisetum oriental Kerley Rose Kerley Rose Ornamental Grass 1gal. 12-15"ht O 4 Pyrus calleryona 'Chanticleer' Chanticleer Pear 2"CAL AT 4',BRANCH 07' b&B O10 Sarcococca humilis Himalayan sarcococca 15"-18"spd.,cont ® 2 Zelkova serrata 'Green Vase' Green Vase Zelkova 1-1/2-2"cal.14-16'ht, B&B A B C D SOUTHCENTER PARKWAY 10_Acer rubrum 'Armstrong' Armstrong Maple 2" -Cal. 16-18'ht,B&8 PLANT 30'00 PLANTING NOTES 1.REMOVE SOD AND PLANTS FROM SITE EXCEPT WHERE SHOWN TO REMAIN. PLANTS IN POTS AT THE BUILDINGS TO REMAIN. STUMPS AND ROOTS 1/2" & LARGER TO BE REMOVED. 2. SOIL PREPARATION -LOOSEN SUBGRADE BY ROTOTILLING TO A DEPTH OF 8". ADD 3" OF ORGANIC MATTER OF STEERCO/CEDAR GROVE COMPOST AND ROTOTILL INTO THE TOP 6" OF SUBGRADE. ADD 4" OF TOPSOIL OF A 2/3 SANDY SOIL AND 1/3 ORGANIC MATERIAL BY VOLUME TO ALL PLANTING AREAS. pH TO BE 5.0 TO 6.0. FINISH TOPSOIL GRADE IS TO CROWN AT THE CENTER AND BE 8" ABOVE CURBS OR PAVEMENT. 3. PLANTS - ALL PLANTS SHALL BE WASHINGTON NO. 1 GRADE WITH SIZES AS SPECIFIED. PLANTS SHALL BE FREE OF INSECTS AND DISEASE. 4. PLANTING -LAYOUT TREES WHERE SHOWN. EXCAVATE HOLES 36" LARGER THAN THE TREE ROOTBALL. PLANT AT GRADE GROWN IN NURSERY WITH DRAINAGE AWAY FROM THE PLANTS. BACKFILL WITH PLANTING SOIL MIXED WITH STARTER 4-2-2 BY PACIFIC AGRO AND 20-10-5 SLOW RELEASE FERTILIZER PACKETS AS RECOMMENDED BY THE MANUFACTURER. HOLD PLANTS PLUMB AND FIRMLY TAMP THE SOIL AROUND THE ROOTS - WATER WELL. FINISH ALL PLANTING BED WITH 2" OF MULCH OF STEERCO OR CEDAR GROVE COMPOST. 5. SLOPE STABILIZATION- ALL SLOPES 3 HORIZONTAL TO 1 VERTICAL AND STEEPER SHALL HAVE JUTE MATTING OR OTHER EROSION CONTROL METHOD DETERMINED BY THE CONTRACTOR TO PREVENT SOIL EROSION. MATERIAL SHALL BE STAKED OR OTHERWISE SECURED IN PLACE TO PREVENT EROSION. 6. MAINTENANCE AND CLEAN-UP - KEEP AREA CLEAN AND SAFE FOR THE PUBLIC. MAINTAIN PLANTS UNTIL ACCEPTANCE OF PROJECT. WATER, WEED AND KEEP PLANTS IN A VIGOROUS GROWING CONDITION. 7. GUARANTEE ALL PLANTS TO LIVE AND BE IN A VIGOROUS GROWING CONDITION FOR ONE YEAR. REPLACE IN KIND AND SIZE ALL PLANTS DEAD OR IN DECLINING GROWING CONDITION. 8. DESIGN BUILD AN IRRIGATION SYSTEM FOR ALL AREAS USING RAINBIRD EQUIPMENT. E F G 3_Parratia persica 'Vanessa' Vanessa Parrotia 2"cal 12-14'ht B&B 30_Cotoneoster dammeri - 4'OC EXISTING -% Beorberry cotoneaster 1 -Gal, 12-15"spd EXANSFGR ME 43_Lonicero pileata- 3'6" OC 2_Zelkova serrata Green V Privet Honeysuckle 2-001, 18-21"ht Green Vase Zelkova 1-1/2-2"cal.14-16'ht, 1 5 HELIX DESIGN GROUP, INC WWCHIL Op LANDS .E -411[ rio H. NA CERTIFICATE No. 195 EXPIRES ON 04/16/14 DOUGLAS H. TUMA LANDSCAPE ARCHITECT 12321 SW COVE ROAD VASHON ISLAND. WA 90870 6 TEL/FAX (206) 463-3897 EXPIRES 4.16.16 erg :►;ty,'' BALL DIAMETER AWL COATED RIMED STEEL CABLE AND 1/2 RUBBER HOSE 1157 WIRE 11511 2 EACH 2 X 2 SPICES -MINIMUM 2'4 INTO GROUND SET R001E011 AT THE DEPTH PLANT WAS GROWN IN NURSERY 2'- MULCH -SEE SPECS FORM SAUCER TO HOLO WATER OUR IN SODDED AREAS PLAITING SOL NIX REMOVE TOP 1/3 OF BURLAP FROM 6001541 -DO NOT REMOVE FROM BOTTOM OF BALL 50 00015.41 ON A MOUND OF COMPACTED TOPSOIL DECIDUOUS TREE PLANTING DETAIL LANDSCAPE PLAN CENTER PLACE 8 RETAIL THREE TIMES ROOT BALL DIAMETER EVERGREEN TREE PLANTING DETAIL G/0-0047 20 20 H NORTH 40 60 Scale: 1" = 20' K 10 TOgnr4 rruNxoroN DATE DATE JOS N0. 12.12.14 a14-034 L001 DRAWING N0. 0 `OE` Cil ORrAIR TG,.,WN4.r r te. • �N.NNe.W.r.m.Nry..N. N.0.1100.Ne.r 1 2 3 4 5 6 7 8 9 10 A B C 0 D E F G H \ \ \ J K ' ■IJ Heim BUILDING "A" BUILDING "B" (RANITE RO"K Y8"X24"X16" 3 4 design group AMMAN EE•TTEV?. OF Altalli1Cril H ELIX DESIGN GROUP, INC elEn 4" Sleeve NCH THRU PA _ MEN 2" Sleeve EXISTING 1 PETROLEUM PIPELINE EASEMENT Sleeve�, TRENCH AVEMENT 01650 G 3/4 ADD EACH :• RAD IX16111G 3/4" ADD 4 ACH 8 CXI511N6 3/4' REGISTERED LANDS PE �:�� 11111111%„�PA. H. UTA4 4" Sleeve 1-1/2"" Sleeve EXISTING 1' Slee e E ISTIN 4" Slee 1-1/4 . 3 4' ZONE 15 20.49gpm 1" VAVLE Sleev 2" SCHEDU E 40 IRR 4" Sleev EXISTING IRRIGATION SCHEDULE SYMBOL & DESCRIPTION PSI RAD GPM RAINBIRD 1800 SERIES 6" POP-UP SHRUBS 3" POP -UPS LAWN 30 15F FULL CIRCLE 15' 3.70 e 1570 THREE QUARTERS 2.78 e 1511 HALF 1.85 e 15T THIRD 1.23 • 150 QUARTER .93 0 van 15VAN VARIABLE ARC NOZZLE 1OF FULL CIRCLE 10' 1.57 e 10H HALF .79 A 100 QUARTER .39 Avon 10VAN VARIABLE ARC NOZZLE • 8F FULL CIRCLE 8' 1.57 • BH HALF .79 0 80 QUARTER o von 8VAN VARIABLE ARC NOZZLE .39 • 5F FULL CIRCLE 5' 0.41 • 5H HALF 0.2 • 50-B BUBBLER QUARTER NOZZLE 0.1 0 RAINBIRD PEB ELECTRIC REMOTE CONTROL PLASTIC VALVE 1" © FEBCO 850Y 1-1/2" BACKFLOW PREVENTOR IN BOX W/ COVER & AIR COMPRESSOR CONNECTIONS TO WINTERIZE SYSTEM EXISTING © CONTROLLER- EXISTING WEATHERMATIC SMARTLINE EXPANDABLE SCHEDULE 40 PVC PIPE FOR LATERAL LINES MINIMUM SIZE 3/4" / TO 13 STATIONS 4" Sleeve SCHEDULE 40 PVC PIPE FOR MAIN LINES SLEEVES SCHEDULE 40 4" PVC FOR LATERAL IA METER FOR IRRIGATION SYSTEM 1-1/2" SIZE EXISTING ® 2" BRASS GATE VALVE NEW A B 2" Sleeve-. EXISTING Atkn -1/ CZ] 0 0 0 INT 0 a NNECIION /- o FH , VAULT jilliff• 1-t/Y -1/4" 2" SCHEDULE 40 IRRIGATIEN MAIN / '_ N� R -1/2' MWAlikliiirWIE VAN Sleeve VAN EXISTING ZINE 38 03gpm 1" VAVLE leev ZONE 14 32.85gpm 1 VAVLE COUPLER ALTACELVE [Er D HOSE LOCKINGRUBBERVER WICK COUPU1NG VALVE E/GAVANIZEO NIPPLE /TRIPLE SWING JOINT QUICK COUPLER VALVE VES LACII END T CLICKS SOUTHCENTER PARKWAY PV TEE .0DER VALVE MARKER ••• CLASS 160 PVC SLEEVE VALVE OR ANGLE VALVE ,VEL .U, I CURIE FOOT MANUAL DRAIN ROTECTIvE VALVE RP GRADE DOUBLE [NECK ASSENR VALV !CR COUPLER TO WINTERIZE SYSTEM TO IRRIGATION SYSTEM TRAVEL M.. Ir DEPTI, DOUBLE CHECK VALVE ASSEII8LEY - SCHUDIJLE BO NIPPLE FOriOL'SVLIkig JOINT PDP -UP HEAD DETAIL - /43 SCALE CONTROL VIRES- PROVIDE 24' EXPANSION LOOP AUTOMATIC VALVE DETAIL 1. THE DESIGN 15 BASED ON 30 LBS STATIC WATER PRESSURE AT THE HEAD. 2. ALL EOUIPMENT 5 TO BE INSTALLED PER STATE AND LOCAL CODES. 3. THE CONTRACTOR 15 TO PAY FOR ALL FEES AND TO OBTAIN ALL REQUIRED PERMITS. 4. DRAWINGS ARE DIAGRAMMATIC IN NATURE. HELD ADJUSTMENTS MAY BE REQUIRED. IF ANY DISCREPANCIES ARE ENCOUNTERED BETWEEN ACTUAL ON-SITE CONDITIONS AND THE DRAWINGS, CONTACT THE LANDSCAPE ARCHITECT PRIOR TO ANY WORK OR REVISIONS. 5. INSTALL MANUAL DRAINS AT THE LOW POINTS ON THE MANURE, EACH ZONE AND AT THE BACKFLOW PREVENTOR. RECORD ALL LOCATIONS. 6. PROVIDE 18' OF SOIL COVER FOR THE MAIN UNES AND 10' FOR THE LATERAL LINES. 7. PROTECT EXISTING UILRIES FROM DAMAGE. 6. DO NOT SPLICE WIRES OUTSIDE OF THE VALVE BOXES. USE ORI -SPLICE BRAND CONNECTORS NSIDE OF THE BOXES. 9. CONTRACTOR I5 TO PROVIDE AND EXACT "AS -BUILT' PLAN. RECORD INSTALLATION LOCATIONS DAILY. 10. SUPPLY AND INSTALL ALL MATERIALS NEEDED FOR THE DESIGNED IRRIGATION SYSTEM TO BE A COMPLETE OPERATING SYSTEM IN ALL DESIGNATED AREAS. 11. AO/UST SPRAY NOZZLES AND HEADS TO SPRAY WITHIN THE PLANTED AREAS. C l D l E l - NO SCALE F ZONE #3 35.07gpm 1" VAVLE IRRIGATION METER EXISTING "-v. GATE VALVE UNION BUILDING METER DOUBLE CHECK BACKFLOW DEVICE EXI5NNG TO SYSTEM SCHEDULE 40 PVC MANUAL DRPVALVE / imil 047 DICK COUPLER Sleeve -1/4" 1-1/4' CERTIFICATE No. 195 EXPIRES ON 04/18/14 DOUGLAS H. TDMA LANDSCAPE ARCHITECT 12321 SW COVE ROAD VASHON ISLAND, WA 90870 6 TEL/FAX (206) 463-3897 EXPIRES 4.16.16 EXISTING -7 IRRIGATION PLAN TRANSFORME CENTER PLACE 8 RETAIL IRRIGATION SYSTEM NOTES: THE AUTOMATIC IRRIGATION SYSTEM SHALL BE UPGRADED AS FOLLOWS; 1. RETAIN IRRIGATION METER. REPLACE BACKFLOW DEVICE WITH NEW 1-1/2" FEBCO 850Y. 2. EXPAND EXISTING CONTROLLER AS REQUIRED. 3. REPLACE REMOTE CONTROL VALVES AS SHOWN. 3. REPLACE HEADS, FLEX RISERS ALL PIPING REQUIRED. 4. REPAIR ANY PART OF THE SYSTEM DAMAGED BY CONSTRUCTION 5. IRRIGATON SLEEVES ARE SHOWN AND SHALL BE RETAINED 6. SLEEVE LOCATIONS ARE TAKEN FROM ORIGINAL IRRIGATION DRAWING DATED;02.08.1982 POINT OF CONNECTION G H 20 0 20 NORTH 40 60 Fa m Scale: 1" - 20' K 9 10 REVISION DATE D ATE 12.12.14 JOE NO. 514-034 L002 DRANINO NO. Oy DESMON GHOU8 NC: Mwr •I.4 N eglowl • 0.11.0 2 3 4 5 6 7 8 A ELEVATION LEG DESCRIPTION I SYMBOL AND TEXT WINDOW widow type designation, refer to window schedule STOREFRONT SYSTEM etoreo-ont type designation, refer to window schedule LOUVER louver type designation, refer to louver schedule ASSEMBLY TYPES W•wall type R • roof type 5 - soffit type F • floor type ELEVATION surface type designation EL. 0'-O' ., T.O.F. • top of Floor b T.O.B. • top of bearing (E) -existing MATERIALS LEGEND MATERIAL I PATTERN ARCHITECTURAL WALL PANELS (AWP) refer schedule for color and finish, reveal pattern per elevations HORIZONTAL STEEL SIDING refer to schedule for color and finish VERTICAL STEEL SIDING refer to schedule for color and finish ARCHITECTURAL CAST -IN-PLACE CONCRETE refer to schedule for color and finish, rustication joint - pattern per elevations ' CONCRETE MASONRY UNIT (CMU) refer to schedule for Finish, anti pattern per elevations PORTLAND CEMENT STUCCO refer to schedule for color, sal pattern per elevations ... EXTERIOR INSULATION FINISH SYSTEM (EIFS) refer to schedule for color and finish, veal pattern per elevations FIBER REINFORCED CEMENTITIOUS PANEL (FRC) refer to schedule for color and finish, eleeat pattern per vations PRECAST ARCHITECTURAL CONCRETE (PAC) refer to schedule for color and finish, joint pattern per evations BRICK VENEER MASONRY refer to schedule for color and finish brick pattern per elevations GLAZING refer to schedule for type and color SG • safety glass ARCHITECTURAL CAST -N -PLACE CONCRETE (TEXTURED) refer to schedule for cloy texture (form liner) and finish, rustication joint pattern per elevations A B GENERAL NOTES NOTE I. REFER TO BUILDING ASSEMBLY LEGEND ON SHEET G030 FOR ASSEMBLY TYPES. ABBREVIATIONS: (0) - DEMOLITION (R) - RELOCATE (E) - EXISTING TO REMAIN (5) - SALVAGE 3. REFER TO SHEET G020 FOR STANDARD ABBREVIATIONS LIST. ELEVATION NOTES NO. I NOTE B E EL. 1'-0' T.O.2PARAPET (E)` EL. METAL ROOF BRICK METAL CANOPY STUCCO —n F G METAL AND GLASS TOWER ELEMENT 3F-0' WOOD CANOPY STUCCO H 24'-2' METAL CANOPY STUCCO J 27-4' EAST ELEVATION 3/32' • 1'-0' r� EL. 21'-0' T.O. PARAPET (E) EL. B'-0' T.O.B. (E) CONCRETE BASE TNTED GLASS 13'-3' 25' 7' 37-2' K 1 27-4' 14000 PANELS METAL CANOPY 10 I METAL ROOF I I I SLOPED METAL A1ANINGS STUCCO 25'-0, ) FABRIC AWNNG5 CONCRETE \ PANELS METAL CANOPY 1EI 1111 STUCCO Li 0023'-6' EAST ELEVATION 3/32' • 1'-0' 42'-4' 37-8' CONCRETE PANEL 44'-0' 20'-0' 11-0' 12 13 I I I I I I EL.21'-0' 0 TA. PARAPET (E)---- ------ WOOD PANELS CONCRETE PANELS STUCCO METAL CANOPY 14'-7' 69'-5' 27'-4' 11000 PANELS r CATAL NOPY SLOPED METAL AWNINGS 16'-9' WOOD CANOPY 23-4' 25'-0 3B'-5' STUCCO BRICK METAL CANOPY 21'-0' CONCRETE BASE 22 -2' I I 29, 0.0 METAL CANOPY 25'-0' — STUCCO 32'-4' EAST ELEVATION 3/32' • I'-0' C I D E F 4/1/-• IDOG?L, 2 Helix design group AMERICAN INSTITUTE of ARCHITECTS 3 QD 4 5 6 7 8 9 10 AY NE GO@NE© HELIX DESIGN GROUP. INC A EXTERIOR ELEVATIONS PARKWAY VILLAGE TUKWILA, WASHINGTON REVISION DATE DATE JOB NO. 12.12.14 014-034 CONCEPT DESIGN 005 PROGRESS A300 DRAWING NO. R IBA DESIGN GROUP. NC_ u,ga�.r.a tea" tee,nc roses a.0,aar ELEVATION LEG DESCRIPTION I SYMBOL AND TEXT WINDOW widow type designation refer to window schedule STOREFRONT SYSTEM storefront type designation, refer to window schedule LOUVER louver type designation refer to louver scheduf ASSEMBLY TYPES W • wall type R - roof type 5 - soffit type F • Floor type wl ELEVATION surface type designation 01'.0' .. T.O.F. • top of floor T.O.F. T.O.B. • top of bearing (0) • existing MATERIALS LEGEND MATERIAL I PATTERN ARCHITECTURAL WALL PANELS (AWP) refer schedule for color and finish, elreal pattern per evations HORIZONTAL STEEL SIDING refer to schedule for color and finish VERTICAL STEEL SIDING refer to schedule o for color d finish ARCHITECTURAL CAST -IN-PLACE CONCRETE refer torschedule for - •and d finish, rustication joint pattern per elevations , CONCRETE MASONRY UNIT (CMU) refer to schedule for finish, emu pattern per elevations PORTLAND CEMENT STUCCO refer to schedule for color and finish aluminum reveal, sal Potters Per reveal EXTERIOR INSULATION FINISH SYSTEM (E05) refer to schedule for color and finish, elveal pattern per evations FIBER REINFORCED CEMENTITIOUS PANEL (FRC) refer to schedule for color a and finish, I pattern per reveal •. PRECAST ARCHITECTURAL CONCRETE (PAC) refer to schedule for color and finish, joint pattern per elevations -... BRICK VENEER MASONRY refer to schedule for color and finish brick pattern per evations GLAZING refer to schedule for • type and color, 5G - safety glass ARCHITECTURAL CAST -N -PLACE CONCRETE (TEXTURED) refer to schedule for color, texture (form liner) and finish, rustication joint pattern per elevations A B GENERAL NOTES NOTE I. REFER TO BUILDING ASSEMBLY LEGEND ON SHEET G030 FOR ASSEMBLY TYPES. ABBREVIATIONS: (0) - DEMOLITION (R) - RELOCATE (E) - EXISTING TO REMAIN (5) - SALVAGE 3. REFER TO SHEET 4020 FOR STANDARD ABBREVIATIONS LIST. ELEVATION NOTES 110. I NOTE B C EL 21-0' 7.0. PARAPET -1f) D PANTED EXISTING SIDING E STUCCO MOSIAC BRICK STUCCO F 639'-6' G 62'-2' 6 ►4, S/OU aH ELEVATION 50'-8• CONCRETE ANEtiS f-4. 33'-5' • 42'-1' METAL ROOF 01. 21'-0' T.O. PARAPET (0) METAL CANOPY E e' -o' TB. CE) T.OF. CONCRETE BASE I,I,\'MP MOM t►© iWW Kenn ►r r ►r CONCRETE PANELS STUCCO STUCCO M051AC O FENCE =WM. .1111.1111=111211111111 2a-0' 60'-2' 15'-5' NORTH ELEVATION 3/32' • 1'-0' 1 SOUTH ELEVATION METAL ROOF BRICK METAL CANOPY CONCRETE BASE . PAR' -0' .O. 21A 3/32' • 1'-0' C I D E F 29'-0' v EL. PARA1'-0' T.O. PET (E) H 39'-6' J METAL AND GLASS TOWER BRICK STUCCO CONCRETE PANELS 31 0' woo ■■■■■■ MINI ■ ■■\\jl■f LIa--_EMEM ■■■■ ►►"I ►I a ■■■ i K , ' I■■■■i CWO ANOPY M■■. ■ORWA ►II u■■■! 111 .. .r .. l I III Sl►1►I ►i==== CONCRETE BASE 52'-8 8 8 NORTH ELEVATION 3/32' • r -a e EL. 21'-0' T.O. PARAPET (E) 25'-0' FENCE WOOD PANELS STUCCO STUCCO MOSIAC 15' SOUTH ELEVATION 3/32' • I'-0' STUCCO MENPRIPMAIMP I► 111AllMITIM STUCCO MOSAIC ITiY I 111 PARKWAY I VILLAGE 2 Helix design group AMERICAN INSTITUTE OF ARCHITECTS 3 Q© 4 5 6 7 0V COQ HEM HELIX DESIGN GROUP. INC EXTERIOR ELEVATIONS PAINTED EXISTING SIDING PET (E) r 4-,l . ,44 4414 1N .-- 4 4 .1, 1 '0"1 1 11 5a 5• -- -- -_- 14-0'____. 4z 2 _I NORTH ELEVATION 3/32' • I'-0' G H 4.16'- 007 J K 8 9 10 TUKVNLA, WASHINGTON REVISION DATE DATE 12.12.14 JOB NO. 014-034 CONCEPT DESIGN 00% PROGRESS A301 DRAWING NO. N00SDEHGNGROUP,NC.: Novanrea tie M a:'"0 OWb. O aayx',Ln a. .,wspeen....PGwP STUCCO STO 20001 ITS WHITE ' METAL - AEP SPAN COOL DK BRONZE FABRIC AWNINGS SUNBRELLA JOCKEY RED STUCCO TI NiFED jLA§.5 BEMMO! DRYVIT• 113 AMARILLO WHITE METAL AWNING PAINT OPTIONS `• VINTAGE MISSION TEXTURE HELIX DESIGN GROUP, INC. Helix ! ' design group MPJ RELIVED DEC a. 5 2014 1)1-V!_LOPMENT OLYMPIC PIPE LINE COMPANY / BP PIPELINES NA INC GENERAL CONSTRUCTION & RIGHT OF WAY REQUIREMENTS Olympic Pipe Line Company ("OPLC"), which is operated by BP Pipelines (North America) Inc. ("BP"), is committed to environmental stewardship and maintaining the safety of its employees, contractors and the general public. The pipelines BP/OPLC operates transport various liquids at high pressure, and do so very safely each and every day. There are however, potential hazards associated with construction or excavation work around pipelines. As a result of these potential hazards, and in compliance with the requirements imposed upon BP/OPLC as an industry regulated by the U.S. Department of Transportation and Office of Pipeline Safety, the following list of general requirements for working on the Pipeline rights-of-way has been compiled. General Safety Requirements • Washington and Oregon Underground Utility Locating Services "One CaII" must be contacted at least 48 hours (2 business days following the placement of the call) before any construction and or excavation activities are initiated within the pipeline right of way so that OPLC may have a representative present to ensure that there are no conflicts with the pipeline. The One Call number in Washington and Oregon is "811" or, you may enter a ticket online at www.callbeforevoudici.orq. There is no cost to the third party contractor to use the One -Call Notification service. However, failure to utilize the One -Call service can be quite costly in terms of unnecessary risk for the contractor/excavator, their employees, innocent bystanders, personal property of other and the environment; as well as potential civil penalties and/or fines (Washington State RCW 19.122.030 and Oregon State OAR 952-001-0050.) • To have the pipeline physically located and depth verified, please call OPLC's Field Project Office at (425) 235-7767. • OPLC requires a representative/inspector on site when any work is being performed within ten feet (10') of the pipeline(s) or if the reach of mechanized equipment is capable of extending within ten feet (10') of the pipeline(s). Forty-eight (48) hours (2 working days) prior notice to OPLC is highly recommended for any work. Notice to OPLC does not relieve the contractor of any notification responsibility to the appropriate state One -Call System. • OPLC requires submission of detailed construction plans and/or drawings for any work within the pipeline easement at least 10 business days in advance of construction for review and comment. Plans and drawings should be sent to Olympic Pipe Line Company, Field Project Office, 2319 Lind Ave SW, Renton, WA 98057. • The contractor is responsible for having the pipeline location added to the construction drawings. The contractor is also responsible for taking all the necessary safety precautions and will be held responsible for any damages caused to the pipeline or property as a result of their work. Revision Date: 8/17/2010 Page 1 of 3 Excavation Specific Requirements • No excavation or construction activity will be permitted in the vicinity of the pipeline(s) until all appropriate communications have been made with OPLC's field projects and engineering personnel. • There shall be no excavation or backfilling within the pipeline right of way for any reason without a representative from OPLC on-site stating permission. • In some instances, excavation and other construction activities around certain pipelines may be conducted safely only when the pipeline operating pressure has been reduced. Contractors are therefore cautioned that excavation which exposes or significantly reduces the cover over a pipeline may have to be delayed until the reduced pressure is achieved. • Vacuum excavation or hand digging is required within 24 -inches of the pipeline. General Construction Activities • The contractor shall not be permitted to transport construction materials or equipment longitudinally over the pipeline. • Any required relocation or encasement of the pipeline(s) will be at the developer's expense. • Development grading should not remove any of the existing ground cover from; or add excessive fill over the pipeline(s). OPLC's prior approval to add fill is required. • Where it is necessary for construction equipment (i.e. tractors, backhoes, dump trucks etc.) or equipment transporting construction materials to cross the pipeline to gain access to the job site, a crossing shall be constructed at a 90 degree angle to the pipeline. The contractor will be responsible for protecting the pipeline depending on depth, soil conditions and type of equipment for temporary or permanent crossings using either fill or steel sheeting. These methods must meet OPLC's requirements and have prior approval from our Engineering and Construction Department. • No track type construction equipment shall be permitted to pivot or turn directly over the top of the pipeline. • A scraper or pan type tractor shall not be used for removal of soil within ten feet (10') of the centerline of the pipeline. Rubber tire or small track type equipment is an acceptable alternative. • A sheepsfoot roller shall not be used for compaction purposes within five feet (5') of the centerline of the pipeline. • No vibratory rollers shall be used within three feet (3') of the centerline of the pipeline until the compacted cover over the pipeline has reached a depth of three and one-half feet (3 1/2). Parking Lots, Roads, Driveways, Fences and Structures • No permanent structures may be constructed on the pipeline right of way. • No roads or driveways shall run parallel to the pipeline within the pipeline right of way. Prior approval is required for a road or driveway to cross the pipeline right of way. The preferred angle of crossing is 90 degrees. In no instance shall the angle of the crossing be less than 45 degrees. • A minimum of five and one-half feet (5-1/2') of cover is required for all road crossings, and three feet (3') for residential driveways; however a stress factor calculation will be performed by OPLC to determine the actual amount of cover required depending on soil conditions and other circumstances. This depth of cover requirement also pertains to logging roads and other temporary access roads. • No fence shall be constructed to run parallel to the pipeline within the pipeline right of way. Prior approval is required for all fence construction crossing the pipeline right of way. Fence posts must maintain a minimum three feet (3') clearance off the side of the pipeline(s) when crossing the easement. The preferred angle of crossing is 90 degrees. In no instance shall the angle of the crossing be less than 45 degrees. Privacy fences may be allowed in some circumstances, but must be constructed to accommodate state and federal Revision Date: 8/17/2010 Page 2 of3 requirements to allow the pipeline operator visual and/or physical access to the pipeline right of way. Such accommodation may include the installation of gates, or cyclone fencing across the right of way. • Two feet (2') of vertical separation is required between the pipeline and any underground structure. • Proposals for parking lot construction on the pipeline right of way are discouraged. Asphalt paving may be permitted as an exception under certain conditions with an agreement executed by the property owner and OPLC. The agreement grants OPLC the right to excavate within the pavement area for any pipeline maintenance that may be necessary in the future and acknowledges the property owner as the party responsible for the expense of pavement replacement. If a parking lot is permitted by OPLC a minimum of four feet (4') of cover will be required. However OPLC will evaluate each proposal on an individual basis, and may impose additional requirements. • Concrete pavement is discouraged; and in most instances will not be allowed. Prior approval is required. • A minimum of four feet (4') of cover is required for all drainage ditches. • No structures such as manholes, catch basins, thrust blocks or fire hydrants shall be located over the pipeline. A minimum horizontal clearance of ten feet (10') is required between the structure and pipeline. Foreign Line or Utility Crossings • All foreign lines shall cross the pipeline right-of-way at, or as near to, a 90 degree angle as is feasible. • In no instance shall the angle of the crossing be less than 45 degrees. • In no instance shall the foreign line be placed parallel to the pipeline within the pipeline right-of-way. • The foreign line shall cross under the pipeline with at least two feet (2') of vertical separation unless the pipeline is at a prohibitive depth. In such cases, OPLC personnel will review and evaluate the proposed crossing location to determine if it will be allowable for the foreign line to cross above. • If the foreign line is a telecommunications cable, power cable or similar in nature, the foreign line shall be placed in Schedule 40 PVC conduit, or greater, for a linear distance extending ten feet (10') on either side of centerline of the pipeline. In the case of a power cable it shall be encased in red -dyed concrete for a linear distance of ten feet (10') on either side of centerline of pipeline. • A utility with a cathodically protected foreign line which crosses or is placed adjacent to OPLC's pipeline(s) must install a test point and perform interference testing between the utility and OPLC. Please contact OPLC's Corrosion Technician by calling our main office at (425) 226-8883. • Below ground warning tape shall be placed in the ditch line above the foreign line. The warning tape shall be placed approximately one foot (1') below the final surface grade/elevation. The warning tape shall extend for a linear distance of ten feet (10') on either side of the centerline of the pipeline. Landscape and Vegetation • No trees are allowed on the pipeline right of way. OPLC may permit the installation of limited landscaping and minor shrubbery plantings with a written communication. For major development, landscaping plans must first be submitted in writing to OPLC for review and approval. Any plantings that restrict efficient aerial inspection or limit access to the easement area will be considered an interference and must be addressed accordingly. Plants with intrusive root systems that could potentially grow to interfere with the pipeline are not permitted. OPLC reserves the right to impose further stipulations or requirements consistent with each individual easement or situation. Should you anticipate any problems regarding these requirements please contact OPLC's Field Project Office at (425)235-7767. Revision Date: 8/17/2010 Page 3 of3 Lynn Miranda From: Matt Ebersole <MattE@helixdesigngroup.net> Sent: Thursday, December 04, 2014 2:59 PM To: Lynn Miranda Subject: Center Place / Parkway Village Lynn, FYI: Our site has 197 stalls. Total building area between buildings A and B is 43,880 s.f. At (4) spaces for every 1,000 s.f. we are only required to have 175.52 or 176 stalls, so we do exceed the requirement. I can remove the parking stalls at the north and south end for the fire department turning radius without a problem. Thanks. Matt Ebersole matte@helixdesigngroup.net 1 HELIX DESIGN GROUP, INC. 6021 12TH STREET EAST SUITE 201, TACOMA, WASHINGTON 98424 P.253.922.9037 1 F.253.922.6499 1 HELIXDESIGNGROUP.NET I f I in 1 ` , City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director November 18, 2014 Ms. Teresa Fortino Helix Design Group 6021 12th Street East Tacoma, WA 98424 RE: Center Place Facade Improvements L14-0067 Dear Ms. Fortino, The City has completed an initial review of your project submitted for Administrative Design Review. I have categorized the comments by topic. In terms of next steps, I suggest that we meet to go over the comments and determine those that would need to be included in a revision of your plans. Shared Access Agreements 1. The owner should execute a shared access Private Driveway Easement and Maintenance Agreement (or equivalent) between Center Place and the property owner to the south for the joint driveway access construction. 2. The owner should execute a Temporary Construction Easement with the property owner to the south for the joint driveway access construction. 3. To add the shared parking lot access to the adjacent parcel to the south it appears that you will be removing landscaping located along the shared property line and adding new landscaping. For your information, after checking our records it appears that the landscaping is located on the adjacent parcel. Please provide copies of these agreements to the City of Tukwila. Page 1 Building Design 1. Weather Protection. What is the proposed depth of the canopies, sloped metal awnings, and fabric awnings? They should be sized to provide adequate weather protection over the sidewalk. We would like to see more weather protection provided along the building facades, such as along the north side of BevMo!. The site plan should also show the actual building outline, including any weather protection. 2. Canopies. We recommend that the metal canopies have clear glazing on top to allow sunlight to penetrate to the sidewalk and storefronts below. 3. Colors/Materials. Revise Sheets A300 & 301 so that they match what is shown on the exterior color materials sheets provided with the color/materials board. For example, Sheet A300, 4C East Elevation, facade between 5 & 6 Tacks the Taktl concrete panel and reed textures shown on the exterior color materials sheet provided with the color/materials board. 4. Stucco & Taktl Cement Colors. The Stucco/Amarillo White and Taktl Cement Panel/Bone colors need some adjustment. Suggest adjusting so the colors have more of the same tone. 5. Metal Awning Paint Option Colors. Per my conversation with Matt Ebersole, each business will be able to choose for their facade. Please clarify where these colors will be used — only on sloped metal awnings, or on painted metal canopies, or both? There is a wide variety of color options available — the top 4 are warm in tone while the bottom two are cool. Recommend limiting the color choices to either the warm or cool groupings for a more harmonious look. 6. Where will the Cool Dk Bronze - Metal AEP Span be applied? 7. Tower. Per my phone conversation on November 12th, 2014 with Matt Ebersole, I understand that the glazing in the tower element is clear, and that a decorative lighting element will be visible inside the tower. To make the business's sign more visible, consider relocating it to the corner of the canopy on a diagonal so it faces the parking lot and on -coming traffic from the north. 8. Roof types. The roof type and cornice combination over BevMo! and Magna Dolor seem at odds with each other. Consider extending the roof and creating more of an eave line instead of the cornice. 9. Vertical modulation. Vertical modulation is achieved in the project by varying materials, colors, weather protection, facade heights and roof types. Per my conversation with Matt Ebersole, the individual building storefronts will also be Page 2 of 7 11/18/2014 / f y1 offset. Please revise the building outline on Sheet G002 to reflect the vertical modulation of the individual storefronts. 10. Blank walls. Our concern is that "shuttered windows" is not the appropriate treatment in locations where one is trying to activate store fronts, establish a welcoming atmosphere, and create an enjoyable walking experience. The Southcenter Design Manual offers many optional treatments for blank walls. Please revise. 11. Blank Walls. On Sheet A301, Elevation 3C and 10G represent the south and north facing fagades of the project. Both fagades have large blank walls. Per the Southcenter Design Manual, consider all facades including side and rear facades as visible and treat with an architectural facade composition similar to that on the building's front. The Design Manual contains suggested treatments to address blank walls. Carry through front fagade design treatments around the corner. 12. Blank walls. On Sheet A301, Elevation 6C and 6G show the north and south facing facades of the "paseo" between the two buildings in the project. Both facades have large blank walls. Per the Southcenter Design Manual, blank walls are not permitted facing open spaces or pedestrian pathways because they do not provide visual interest or human scale. To make this a more inviting public space, treat the large, blank walls to enliven the public space and add visual interest. The Design Manual contains suggested treatments to address blank walls. Also, carry through front facade design treatments around the corner. For example, on the south building, carry the facebrick around the tower instead of using stucco. TMC 18.28.250 also contains standards and guidelines for public spaces, including pedestrian passages. The design of the passage shall include pedestrian amenities, which could include a distinctive paving pattern for the paseo since it appears that the area will be repaved. 13. Height. Please add the height of the top of the metal roofing on each building to A300 and A301. Maximum permitted heights in the Commercial Corridor District is 45 feet. Lighting Lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. It is unclear if there is lighting proposed for the building facade located south of the Futons storefront and the north side of BevMo! and then south of the BevMo! Storefront. Please add. Page 3 of 7 11/18/2014 Landscaping 1. It is difficult to match the plant types with the symbols on the Landscape Plan. Please add a legend to this sheet. 2. On Sheet 2 of 2 new concrete/sidewalk is indicated on the area just south of the northern -most planned crosswalk. However, on L001 Landscape Plan the area is shown as landscaped. Please correct Sheet 2 or 2, if landscaping is intended for that area. 3. Landscaping in "paseo" between buildings. The landscaping and fence effectively close off this ipaseo from the parking to the rear of the building. Per my conversation with Matt Ebersole, this will not be accessible to people, including employees, parking in the rear. Will this fence be open for any reason? 4. Variegated Japanese Sedge thrives better in partial to full shade. The parking lot will most likely receive full sun. Consider a different planting in the landscaping beds. 5. Trees in parking landscape islands. The Fire Department has concerns about their fire engines potentially damaging the proposed 2 Pyrus Calleryana trees (see below, planter to the left) when they pull in and have to make a turn to the left to head south. They suggest putting one tree in the middle of that planter, and relocating the other tree to the north planter (see below). Fire concerns: Planter with 2 Pyrus Calleryana trees North Planter where Fire wants to relocate a tree 6. The City's comprehensive plan element on the natural environment contains tree canopy coverage goals for the Tukwila Urban Center (TUC), and policies that work towards that goal by promoting the planting of Targe canopy trees. Policies also call for increasing the diversity of tree species in landscape plantings. The project proposes planting 19 new Armstrong Maple trees along Southcenter Parkway. While Page 4 of 7 11/18/2014 irreN r'\ Armstrong Maples are fast-growing, upright trees, there are other trees that provide more canopy coverage and at the same time preserve views of the retail establishments and signs. Here are a few suggestions from our urban environmentalist that are more or less vase -shaped: Acer griseum — Paperbark maple Acer triflorum — Three -leaf maple Cornus kousa -- Kousa dogwood — there are various cultivars (Milky Way is a good one) that are all rounded with upright branches Crataegus x lavelli -- upright to vase -shaped, other species of hawthorns are not Parrotia persica 'Vanessa' — this is a small tree that is underused, other cultivars are also similar in shape/size. Zelkova serrata 'Green Vase' Malus 'Golden Raindrops' crabapple— has tiny fruit so won't make a mess. Site Plan 1. Benches. While benches are co -located on the street with your additional lighting elements, you might consider increasing their functionality by placing the benches where people are more likely to use them — at locations on the walkway in front of the storefronts, or at locations on the sidewalk where people are more likely to wait, such as closer to bus stops, crosswalks, or at the signaled intersection. Consider relocating the benches and lighting groupings, or, relocate just the benches and use a special mix of landscaping with the lighting to create a focal point at the north and south ends of the project. 2. Crosswalks. The most likely place for people to cross the street to access the project is from the south side of the signaled intersection at north end of Southcenter Square. Consequently, you should consider adding a marked pedestrian crosswalk through the property from this side of the intersection, as well as the one shown for the north side. 3. It appears that the existing fire hydrant may be located in the middle of the new pedestrian crosswalk planned through the northern most parking area. Show how this will be avoided. 4. Crosswalk on south side of Building A should connect to the sidewalk in front of the building to the south containing Kasala, located at 17275 Southcenter Parkway. 5. Parking spaces. Please provide a count of the proposed parking spaces (total) and the required number of parking spaces based on the anticipated uses in the development (see TMC 18.28.260). Page 5 of 7 11/18/2014 6. Please show how your "new" re -striped parking spaces and aisle widths at the north end of the project comply with the off-street parking area dimensions contained in TMC Title 18, Figure 6. 7. Wheel stops shall be required on new parking spaces on the periphery so cars will not protrude into the walkways. Wheel stops shall be two feet from the end of the stall of head -in parking. 8. Parking spaces on either side of the southern -most striped parking space in front of BevMo! should be marked handicapped since the striped area provides access to a handicap ramp. 9. The Fire Department is concerned about having a sufficient turning radius for their engines at the north and south corners of the project. They require an elimination of the proposed new parking space at the northeast corner of the north building. They are also require a conversion of the parking space at the southeast corner of the south building to a compact space, or an elimination of this space. Signs 1. The applicant must submit a separate sign permit for the monument sign. At 84 square feet per side the proposed sign exceeds the allowable total sign size of 80 square feet per side. 2. The monument sign must have the address number of the premise listed on the structure, but this shall not be counted toward the allowable sign message area. See TMC 19.20.040.5. 3. Consider using pedestrian -oriented building -mounted signs (blade signs) that are mounted under the weather protection canopies (see TMC 19.20.040.F.1) so that pedestrians on the walkway adjacent to the storefronts can identify individual store locations. Please identify their locations. BP Olympic Pipeline Easement - Comments 1. Holly Williamson, of the BP Olympic Pipeline Company, submitted the following comments as part of the public review process. Please contact Holly at 425.235.7767 or Holly.williamson@bp.com to discuss. Please let me know how the issues/questions were resolved. 2. Sheet 1 of 2 (Conceptual Demolition Plan) it looks like the applicant is wanting to remove a fairly large section of existing concrete on the pipeline easement. Holly will need to know more details on how they plan to remove and how much/ how deep. Page 6 of 7 11/18/2014 3. Sheet 2 of 2 (Conceptual Demolition Plan) it appears there might be a new utility crossing the pipeline easement and a catch basin right on the edge of the easement. Catch basins must be no closer than 10' (feet) to the pipeline. Holly will need to know if they plan on crossing our easement with any new underground utilities. 4. Sheet 1001 there is an area for handicap, not sure if this is new or if they are installing something in our easement. 5. Sheet G002 there is a note about landscaping and benches (in the paseo area), not sure if they are planning new landscaping and new benches or if this is existing. Please contact me at your earliest convenience to schedule a time to go over these comments. I look forward to hearing from you soon. Best regards, 4/tuet_44,2„. Lynn Miranda Senior Planner, AICP Page 7 of 7 11/18/2014 Lynn Miranda From: Williamson, Holly L <Holly.Williamson@bp.com> Sent: Thursday, November 13, 2014 10:14 AM To: Lynn Miranda Subject: RE: Notice of application- File L14-0067 Hi Lynn, I hope it's okay to give my comments to you by email. I have reviewed the plans and have questions and comments. It would help if I could talk directly to the applicant. Sheet 1 of 2 it looks like a fairly large section on our easement they are wanting to remove existing concrete. I will need to know more details on how they plan to remove and how much/ how deep. Sheet 2 of 2 it appears there might be a new utility crossing our easement and a catch basin right on the edge of our easement. Catch basins must be no closer than 10' (feet) to the pipeline. I will need to know if they plan on crossing our easement with any new underground utilities. Sheet L001 there is an area for handicap , not sure if this is new or if they are installing something in our easement. Sheet G002 there is a note about landscaping and benches, not sure if they are planning new landscaping and new benches or if this is existing. Thank you, tfollci Williamson f`i�ld projzct Coordinator 33p/Olympic pipg Line Company 425-235-7767 Ilollg.willianmon@bp.com From: Lynn Miranda[mailto:Lynn.Miranda@TukwilaWA.gov] Sent: Tuesday, October 28, 2014 2:36 PM To: Williamson, Holly L Subject: Notice of application Holly — I have attached a Notice of Application for an application for Administrative Design Review for a facade improvement to two existing retail buildings at Center Place, 17045 Southcenter Parkway, on tax lot numbers 2623049069, 2623049070, and 2623049071. The project will also include new pedestrian scale landscaping and improved vehicular and pedestrian circulation. You are receiving this notice because there is an existing petroleum pipeline easement on the site. If you're not the appropriate person to receive this information would you please pass it on? Please don't hesitate to contact me if you have any questions. 1 Lynn Miranda Lynn Miranda AICP 1 Senior Planner I City of Tukwila 16300 Southcenter Blvd, Tukwila WA 98188 1206.433.71621 Lynn.Miranda@Tukwilawa.gov Tukwila: The City of opportunity, the community of choice. Tukwila Fire Department Interdepartmental Memo DATE: November 3, 2014 TO: Lynn Miranda, DCD FROM: B/C Tomaso SUBJECT: L14-0067 Lynn, See my concern with the Pyrus Caleryana trees in this planter. The engines or ladder will damage the tree canopy when they pull in and have to make the turn to head South in the parking lot. The appartus require 13.6 vertical clearence and the proposed trees do not accommodate this. Can you put one in the Center of the planter or the East end and then one in the West end of the North planter. prommer— ' ► Jn, N__MT..aal.. N i Aro wu••*.uW 4 w.b 4•.Wp a*. *I •MM.t k J tWmesa m •...ma., Go Jt 1704SaJi[M0 Powkwl. TO.* WA Planter with 4 - proposed Pyrus calleryana Trees I.,. traks • t.o.040.•Ap, . . *Aro,. 4 1.4.4•74Amseel. 4**A4.1.4.... Go. 31e 11.15Sauccortaw WA 171 2 •t 9 • 0 • „ • PPAP*010,,,,,PP41944.9r,,,V,;‘f] " . , • Convert to compact or eliminate this stall P• PC A Idit wo. hooko • NOVWC.PAP ,WW,01./ • • .1.66.01 4 S* * • Go, Ste IMO 92ft.P2PPIOPM 7+.000 444 191 9 • 0 • • • .9.• ,Por• {3 E. Convert to compact or eliminate this stall The two photos above show the issue with the turning radius, I have worked with them in the past, but we still have problems. Let me know if you have any questions. 0400 TO: City of Tukwila Department of Community Development r OM; 282O1 TUKWILA PUBLIC WORKS File Number L14-0067 LAND USE PERMIT ROUTING FORM 1 Building 11 Planning KPublic Works LJ Fire Dept. Police Dept. l Parks/Rec Project: Center Place Facade Improvement 17045 Southcenter Parkway Date transmitted: 10/28/14 Response requested by: 11/12/14 Staff coordinator: Lynn Miranda Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) (s E- Pw c.,304014f.5 //%1 7-ii4 cJicim Plan check date: Comments prepared by: 1 OA Update date: MEMORANDUM www.tukwila@tukwilawa.gov Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Lynn Miranda, Senior Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: November 7, 2014 SUBJECT: Center Place Facade Improvement 17045 Southcenter Parkway TL no. 262304-9070 Design Review and Miscellaneous Comments Design Review — L14-0067 Public Works has no Design Review comments. Miscellaneous Comments 1. Owner should execute a shared access Private Driveway Easement and Maintenance Agreement (or equivalent) between Center Place and the property Owner to the South. 2. Owner should execute a Temporary Construction Easement with the property Owner to the South for the joint driveway access construction. Page 1 of 1 0400 TO: It if City of Tukwila Department of Community Development File Number L14-0067 LAND USE PERMIT ROUTING FORM uilding 17 Planning ISI Public Works 0 Fire Dept. CJI Police Dept. 0 Parks/Rec Project: Center Place Facade Improvement 17045 Southcenter Parkwa Date transmitted: 10/28/14 Response requested by: 11/12/14 Staff coordinator: Lynn Miranda Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) /UG Plan check date: 1 Comments •re•ared b Update date: 0400 TO: City of Tukwila Department of Community Development File Number L14-0067 LAND USE PERMIT ROUTING FORM Building KPlanning Public Works II Fire Dept. Police Dept. l Parks/Rec Project: Center Place Facade Improvement 17045 Southcenter Parkway Date transmitted: 10/28/14 Response requested by: 11/12/14 Staff coordinator: Lynn Miranda Date response received: 11/171/1( REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) see attt,d/4 (Alai- iikTras* Plan check date: Comments prepared by: Update date: CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION The Helix Design Group has filed an application for Administrative Design Review for a facade improvement to the two existing retail buildings at Center Place, 17045 Southcenter Parkway, on tax lot numbers 2623049069, 2623049070, and 2623049071. The project will also include new pedestrian scale landscaping and improved vehicular and pedestrian circulation. There is an existing petroleum pipeline easement on the site. FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. The file number is L14-0067. OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., November 12, 2014. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. For further information on this proposal, contact Lynn Miranda at (206) 433-7162, Lynn.Miranda@Tukwilawa.gov, or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 10.22.2014 Notice of Completeness Issued: 10.28.2014 Notice of Application Issued: 10.28.2014 MEMO Date: To: From: Copy To: October 22, 2014 City of Tukwila Helix Design Group Subject: Project: Project #: Design Review Parkway Village Our project # a14-034 Helix design group NARRATIVE/PROJECT DESCRIPTION: The project will include a facade improvement to the two existing buildings on site, new pedestrian scale landscaping and improved vehicular and pedestrian circulation. The facade improvement will be consistent with the design elements of the neighboring property across Southcenter Parkway. The Targe existing structure will be designed to appear as a series of smaller, more pedestrian scale elements, compatible with the Southcenter Design Manual. Varying siding treatments, parapet heights, glazing heights, canopies, outdoor seating and building mounted lighting elements will add interest and the appearance of a village type atmosphere. Blade signage will further enhance the pedestrian experience. Facade materials and colors will be more natural and subdued with brighter accents to provide interest. There will be new landscaping added to existing landscape islands and new landscape areas added to soften the look and provide a more inviting appearance. A new patio will be added at the north side of the main parking area for use as a tenant outdoor seating area. The new landscape and patio areas will provide a more pedestrian friendly environment and be compatible with the neighboring properties. The parking lot drive aisle at the southeast end of the site will be extended through the existing landscape island to the adjacent property. The new drive will provide improved circulation and access between neighboring properties. Improved pedestrian access will also be added thru the placement of new crosswalks that align with existing crosswalks or neighboring properties. Regards, Helix Design Group Matt Ebersole HELIX DESIGN GROUP INC. 1 6021 12TH ST E SUITE 201, TACOMA, WA 98424 1 P.253.922.9037 1 F.253.922.6499 1 HELIXDESIGNGROUP.NET .P:\Centerylace Retail4a14 034 Centerpiece Retail Ctr\03 Documentation\Project Narrative - Design Review.docx r aft/ of J u11wi(a Department Of Community Development AFFIDAVIT OF DISTRIBUTION , J tit O- , HEREBY DECLARE THAT: -- y, otice of Application Mailer's signature: 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 g on this U17/‘ day of QCt .1DL1 Project Name: ciAtte, Pau- Real- hik r✓ui, Project Number: L. / if - aC(L Associated File Number (s): -- Mailing requested by: Mailer's signature: , .� \\DEPTSTORE\DCD COMMON$\PLANNING\PLANNING FORMS\AFFIDAVIT OF DISTRIBUTION.DOC Distribution List NOA NOD Teresa Fortino, Helix Design Group teresafPhelixdesigngroup.net X X Holly Williamson, BP/Olympic Pipeline hollv.williamsont bp.com X X WA State Dept of Ecology X King County Assessor's Office X Lynn Miranda From: Lynn Miranda Sent: Tuesday, October 28, 2014 2:32 PM To: 'holly.willamson@bp.com' Subject: Notice of application Attachments: NOA_Center Place.pdf; Center Place_site plan.pdf Holly — I have attached a Notice of Application for an application for Administrative Design Review for a facade improvement to two existing retail buildings at Center Place, 17045 Southcenter Parkway, on tax lot numbers 2623049069, 2623049070, and 2623049071. The project will also include new pedestrian scale landscaping and improved vehicular and pedestrian circulation. You are receiving this notice because there is an existing petroleum pipeline easement on the site. If you're not the appropriate person to receive this information would you please pass it on? Please don't hesitate to contact me if you have any questions. Lynn Miranda Lynn Miranda AICP I Senior Planner I City of Tukwila 16300 Southcenter Blvd, Tukwila WA 98188 1206.433.7162 I Lynn.Miranda_@Tukwilawa.gov Tukwi/a: The City of opportunity, the community of choice. 1 CITY OF TUKWILA WASHINGTON ORDINANCE NO AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, w4 AMENDING CERTAIN PORTIONS OF ORDINANCE 1237 FOR 011 PURPOSES OF MODIFYING SETBACK REQUIREMENTS. C) WHEREAS, the City Council adopted Ordinance #1237 declassifying certain lands from R-1 to C-2 zoning classification, and WHEREAS, Section 3 Paragraph D of said ordinance provides for OD a minimum twenty-five (25) foot setback distance from any property line, and WHEREAS, the applicant has requested relief from strict ap- plication of the referenced setback distance because of changed methods of construction reducing setback requirements. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. The real property which is the subject of this amendment is described in Exhibit A. Section 2. After reviewing the documents contained in Planning Department Master File 81-31-R, and having heard information presented by the property owner's representative, members of the public and the Planning Commission, the City Council makes the following findings of fact: A. That reduction of the twenty-five (25) foot setback to the limits described in Section 3 of this ordinance will not adversely affect protection of the existing slope at the west edge of the site. Section 3. Based on these findings of.fact, the Council makes the following conclusions and conditions relating to and restricting use of the subject property: A. Section 3 D of Ordinance 1237 is amended to read as follows: Any project proposed on this site subsequent to City Council approval of the subject rezone action shall re- quire Board of Architectural Review of site, architecture and landscaping details prior to issuance of building per- mits. Minimum building setback distance from the north and east property lines shall be twenty-five (25)=feet; Minimum building setback distance from the south and west property lines shall be twenty (20) feet. Section 4. The City Clerk is directed to record a copy of this ordinance and its attachments with the King County Department of Records and Elections. Section 5. The conditions and restrictions contained in this ordinance shall be covenants and restrictions running with the land and shall be binding on the owners, their heirs, successors and assigns. PASSED BY THE CITY COUNCIL OF THE CITY QF TJJKWILA, WASHINGTON, at a regular meeting thereof this /(, _ day of c t c y , 1982. A proved as to F ATTEST: Mayor ity Attorney, Lawrence E. Hard Published Record Chronicle - February 21, 1982 8203090491 DESCRIPTION: That portion of the Northeast r of the Southwest 4 of Section 26, Township 23 North, Range 4 East, W.M.', described as follows: Beginning at the Southwest corner of said Northeast ; of the Southwest -A; thence South 87°55'53" East, along the Southerly line of said section, a distance of 621.98 feet to the Westerly line of Southcenter Parkway; thence North 01°05'23" East, along said Westerly line, a distance of 155.01 feet to the true point of beginning; thence, continuing along said Westerly line, North 01°05'23" East a distance of 609.96 feet; thence North 87°55'53" West a distance of 212.22 feet to the Easterly line of Primary State Highway No. 1 (S.R.5); thence South O1°18'40" West, along said Easterly line, a distance of 77.62 feet; thence South 89°51'11" West a distance of 37.81 feet; thence Southerly to a point which is North 87°55'53" West a distance of 250.04 feet from the true point of beginning; thence South 87°55'53" East a distance of 250.04 feet to the true point of beginning; Situate in the County of King, State of Washington. PLANNING DEPT EXHIBIT p► M.F. 81• 31.12 City of Tukwila Washington Cover page to Ordinance 1237 The full text of the ordinance follows this cover page. AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS FROM R-1 TO C-2 AS DESCRIBED IN PLANNING DEPARTMENT MASTER FILE 81-31-R. Ordinance 1237 was amended or repealed by the following ordinances. CITY OF TUKWILA WASHINGTON ORDINANCE NO. IAN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS FROM R-1 TO C-2 AS DESCRIBED IN PLANNING DEPARTMENT MASTER FILE 81-31-R. WHEREAS, a Declaration bf Environmental Non -Significance was granted by the City's SEPA responsible official on 21 September 1981 under City File EPIC -172-81. WHEREAS, said Declaration of Non-Signficance pertains only Hto the legislative act of rezoning and reserves the City's option to conduct separate environmental review for any project proposed subsequent to the grant of rezone, and r1 WHEREAS, the Tukwila Planning Commission conducted a public hearing on said rezone application on 24 September 1981 and resulted in OBD their recommendation of approval with one stipulation, and WHEREAS, the City Council has duly considered the environmental significance of the proposed rezone action, the recommendations of the Planning Commission and the analysis by staff of site design and land use issues associated with the proposed rezone. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASH- INGTON, ORDAINS AS FOLLOWS: Section 1: The real property which is the subject of this ordinance is described in the attached legal description (Exhibit A) and is shown on the attached zoning plat (Exhibit B). Section 2: After reviewing the documents contained in Plan- ning Department Master File 81-31-R, and having heard information presen- ted by the property owner's representative, members of the public and the Planning Commission, the City Council makes the following findings of fact: A) The real property which is the subject of this rezone request is described in Exhibit A, and is presently zoned R-1-7.2 B) The proposed zoning classification of C-2, as shown on Exhibit B, is generally -consistent with the Comprehensive Plan. C) The proposed rezone action will not be injurious to peace, safety, health or general welfare of the community, nor detrimental to property value in the immediate vicinity. Section 3: Based on these findings of fact, the Council makes the fallowing conclusions and conditions relating to and restricting use of the subject property: Al. Commercial development of this site shall be limited to a depth of 250.feet from the west margin of Southcenter Parkway, with no cutting above toe -of -slope. Toe -of -slope shall be defined as elevation 25' M.S.L.D. as it existed on 1 September 1981. No - disturbance of existing contour or vegetation above elevation 30' is permitted. Development of this site shall proceed as generally -described on Exhibit "C" of this application. The Board or Architectural Review shall analyze site, architecture and landscaping details prior to issuance of building permits. C) Applicant shall post a performance bond to insure restoration of the site's contour below elevation 25' and to reseed with ground cover in the event that the development is not com- pleted. B) 8111300516 D) Any project proposed on this site subsequent to City Council approval of the subject rezone action shall require Board of Architectural Review of site, architecture and landscaping details prior to issuance of building permits. Minimum building setback distance from property lines shall 1 be twenty-five (25) feet. Section 4: The zoning map adopted by reference by Ordinance 251 is hereby amended to reflect the changes occasioned by the rezoning action taken in this ordinance. 1 Section 5: The City Clerk is directed to record a copy of this ordinance and its attachments with the King County Department of Records and Elections. Section 6: The conditions and restrictions contained in this ordinance shall be convenants and restrictions running with the land and shall be binding on the owners, their heirs, successors and assigns. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, At a regular meeting thereof this ,3 ' day of ATTEST: Aptroved as to Form: kAzat4 Mayo C Cit C erk C ty ttorney, Lawrence E. Hard Published: Record Chronicle - November 15, 1981 , 1981. 8111300516 28'1 AV poR-Ec..-rCP R -t rtz.0 J 1ie.r1 VIM 11 Li R�zvN�� -re,- as '-Z F Ro M P- -1 Arricox I441,90 SGt. FT 3.4 3 fctzas rv1 o:oa' • ��. ay, to, t.! 1 p L- AT ptANNIN •L�: I" a. 1a .ate' EXHIBIT �, 81- 31- os000de taoo N .lrntze�n D< </ J "T ! - P-. P li• �'--- — vr�nv orrtycects FtrtIcrct a 972T7 1 U k W 1 LA / W /l• 5 H M col' 0 N HICKMAN of t -a °,62. Acing • -2 I • • Q.I .0112 ♦- 8111300516 DESCRIPTION: That portion of the Northeast 4 of the Southwest 4 of Section 26, Township 23 North, Range 4 East, W.M., described as follows: Beginning at the Southwest corner of said Northeast 4 of the Southwest; 4f thence South 87°55'53" East, along the Southerly line of said section, a distance of 621.98 feet to the Westerly line of Southcenter Parkway; thence North O1°05'23" East, along said Westerly line, a distance of 155.01 feet to the true point of beginning; thence, continuing along said Westerly line, North O1°05'23" East a distance of 609.96 feet; thence North 87°55'53" West a distance of 212.22 feet to the Easterly line of Primary State Highway No. 1 (S.R.5); thence South 01°18'40" West, along said Easterly line, a distance of 77.62 feet; thence South 89°51'11" West a distance of 37.81 feet; thence Southerly to a point which is North 87°55'53" West a distance of 250.04 feet from the true point of beginning; thence South 87°55'53" East a distance of 250.04 feet to the true point of beginning; Situate in the County of King, State of Washington. PLANNING DEPT EXHIBIT A` M F 81- 31-K (center place • .c P - v 4-1 ' �1r.1h►M �'�a fir•; .;b ,J._ 4 l i' CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. ss 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 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 of fees. EXECUTED at C VI (city), WVtt (state), on (Jt'6/4V (P114 , 20 JtI 4 L� (PriT5)`0- 5 t (Address) 165 wi ugh A- 43102(21 4z5-341• Ss•' 62. (Phone Number) jai A. 0//1. (Signature) On this day personally appeared before me lama4, brit 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 Notary Public State of Washington PATRICIA G LODGE My Appointment Expires Nov 16, 2016 DAY OF 0-0112C V IA" NOTARY PUBLIC in and fol'the §tate of Washington residing at 'J'�" 94-111t ( IN My Commission expires on 20 ti+ ii/ico//tp W:\Applications-Handouts, Land Use12011 Applications\ 2011 LAND USE-WORD-docx\Design Review-Administrative-Jan2011.docx August 5, 2011 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail.: planning(,TukwilaWA.gov i DESIGN REVIEW - TRAtCEI TIVED tCEI OCT 22 2014 APPLICATION COt FOR STAFF USE ONLY Permits Plus Type: P -D Planner: File Number: L / ' C.J/) ei ' 7 Application Complete Date: Project File Number: C6/C-/b Application Incomplete Date: Other File Numbers:/ NAME OF PROJECT/DEVELOPMENT: l; *4' Y ter tFit6 InvoYenve LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 1701, youthea*rPkwy LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). ?.1020 tembg, 212 %if oro 70, amtettli 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: Address: Phone: E-mail: F►'firio • Hc/ix DCst h &roup 1P0Z1 IZ*I g)roam , fit- 1g4.2171 -- I g g 2171- I3/0 77g FAX: tire. CjbecsiOnl rou p. i--i- Signature: Date: /0211# W:Wpplications-Handouts, Land Use \2011 Applications \2011 LAND USE-WORD-docx\Design Review-Administrative-]an2011.docx March 24, 2011 r'DLL ,La",f- \Li/ EXTERIOR LIGHTING HELIX DESIGN GROUP, INC. OCTOBER 30. 2014 L/u-0067 Helix E design group . J1