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HomeMy WebLinkAboutPlanning 2013-08-22 COMPLETE AGENDA PACKET City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, THOMAS MCLEOD; VICE-CHAIR,LOUISE STRANDER; COMMISSIONERS,BROOKE ALFORD,MIKE HANSEN, SHARON MANN,CASSANDRA HUNTERAND MIGUEL MAESTAS BOARD OF ARCHITECTURAL REVIEW AUGUST 22, 2013 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I.Call to order II.Attendance III.Adoption of 7/25/13 Minutes IV.CASE NUMBER: L13-038 APPLICANT:John Ellingsen, Barghausen Consulting Engineers, Inc. REQUEST:Design review for expansion of the Tukwila Costco fueling facility to include an additional row of gasoline dispensers, a 29-foot by 88-foot fueling island canopy extension and associated site improvements. LOCATION:451 Costco Drive, Tukwila, WA 98188 V.CASE NUMBER:L13-011 APPLICANT:Pari Holiday for Darden REQUEST:Public Hearing Design Review for a new 5,880 sf Red Lobster restaurant with associated parking, site improvements and landscaping. LOCATION:North end of Southcenter Mall site adjacent to Tukwila Parkway, parcel number 3597000245 VI.CASE NUMBER:L13-012 APPLICANT: Pari Holiday for Darden REQUEST:Public Hearing Design Review for a new 9,054 sf Seasons 52 restaurant with associated parking, site improvements and landscaping. LOCATION:North end of Southcenter Mall site adjacent to Tukwila Parkway, parcel number 3597000245 VII.DIRECTOR’S REPORT VIII.AJOURN 6300 Southcenter Boulevard, Suite #100• Tukwila, Washington 98188 • Phone 206-431-3670 •Fax 206-431-3665 City of Tukwila Planning Commission Board of Architectural Review (BAR) and Planning Commission Public Hearing Minutes Date: July 25, 2013 Time: 6:30 PM Location: City Hall Council Chambers Present: Chair McLeod, Vice Chair Strander; Commissioners; Brooke Alford, Sharon Mann, Miguel Maestas, Cassandra Hunter Absent: CommissionerMike Hansenwith an excused absence Staff: Jack Pace, Director of Community Development Stacy MacGregor, Assistant Planner Teri Svedahl, Acting Planning Commission Secretary Chair McLeod opened the BAR review hearing at 6:34pm for the following application: CASE NUMBER: L13-018 APPLICANT: Jared Taylor for Golden Property Development REQUEST:Public Hearing Design Review for a new 5,880sf Buffalo Wild Wings restaurant on a pre-existing pad site LOCATION:225 Tukwila Parkway, at the northeast corner of the Westfield Southcenter Mall Site Stacy MacGregor, AssistantPlanner, Department of Community Development, asked all Commissioners the Appearance of Fairness questions. All Commissioners answered. There was no objection for any of the Commissioners to hearing the proposed application. Stacy MacGregor proceeded with the staff report and utilized a PowerPoint presentation. Staff presented to the Commission the proposed plans for a 8,451sf restaurant including a proposed patio at what is commonly known as the former Bank of America(BofA)site. The bank building is scheduled for demolition with the new restaurant to be built over the existing foundation. The bank basement will remain. Staff explained that the Design Review is for the building only as the site was redesigned in 2010 with the demolition of the BofA drive-through. At the time of the drive through demolition, the parking lot was landscaped and restriped, thus bringing the stalls, drive aisle widths, and landscape island up to code. It was also noted that the design of the parking lot was greatly influenced to preserve the existing mature trees around the site perimeter. Because the parking lot and landscape have previously been brought to code, Buffalo Wild Wings is not proposing any changes to those aspects of the site. Staff pointed out the significant things to noteare the pedestrian path connections and sidewalks around the perimeter of the site. The new building is acombination of EFIS, brick and metal. The design was improvedto include real brick as opposed to faux brick which was originally proposed. Color changes were also made throughout the design review process in order to meet the criteria in regards to bright colors being used as accents only. The applicant made other changes throughout the design review process to increase the sense of depth and modulation ofthe building. Page 1 of 5 1 BAR & PC Hearing Minutes July 25, 2013 Additional design features, such as spandrel glass, and trellises around the base of the building, wereadded to the building to allow the applicant to meet the standards to allow Incentive Signage under the City’s Sign Code. Staff explained that there are two Comprehensive Plan policies that have been met by the proposed project: - Commercial Areas as well as the Urban Center goal. Staff recommended approval with conditions. Thecondition regarding the trellis and planters was read aloud for the record. Staff then invited comments from the Commissioners. ChairMcLeod swore in those wishing to speak at the public hearing. Several questions were posed from the Commissioners. Questions included the need for clarification regarding what “sports bar” and “entertainment” meant. Applicant, Jared Taylor, later addressed this question and clarified their meaning. Other questions posed by the Commissioners were in regards to signage, screening of the service door, trash enclosure, and planting requirements for the life of the building. Stacy MacGregor, Assistant Planner;Jared Taylor, applicant; and Jonathan Jaeger, architect , addressed all of the questions asked by various Commissioners. Jared Taylor,applicant, thengave a summary of the project and the desire to revitalize the Mall area. He also noted that Westfield Mall is supportive of the project and proposed development. The priority was to design something that fits into what the City of Tukwila is seeking. He explained that Buffalo Wild Wings is considered primarily a family restaurant and sports restaurant to include TV’s, a small arcade of video game machines, and table games. There is no live music or pool tables. Mr. Taylor also explained the service doors and how they are designed specifically to keep ingress of food deliveries separate from doors used by employees who enter and exit the building. Jonathan Jaeger, architect answered questions regarding the design of the enclosed patio and explained that the whole façade of the patio does open up for patrons to enjoy nice weather. Commissioners were concerned with future pedestrian connections throughout the Mall parking lot. Staff Wayne Johnson, explained this would need to be discussed with Westfield Mall for future development. Westfield Mall representative , explained that Westfield Mall development team has discussed this issue and the team has discussed the desire to enhance this feature such as on the south side of the Mall. Chair McLeod asked about the two additional restaurants proposed in the future to be located near the Buffalo Wild Wings site, and what impact this would have on parking. Staff explained that the parking surplus on themallsite is applied to Buffalo Wild Wings as their application vested ahead of the other two restaurants. Questions from the Commissionersregarding the rooftop screening of the mechanical equipment were addressed by staff. There was no public testimony. The BAR deliberated. Commissioner Alford moved to approve the design review with all staff recommendations. Page 2 of 5 2 BAR & PC Hearing Minutes July 25, 2013 Commissioner Mann seconded the motion. All commissioners were in approval. Chair McLeod congratulated the applicant and closed the BAR hearing. Chair McLeod called for a short break 7:26 pm Chair Mcleod called to order the Planning Commission Hearing for the following: CASE: L13-035 APPLICANT: Department of Community Development, City of Tukwila REQUEST: Zoning Code amendment in response to I-502 to adopt development regulations pertaining to producers, processors, and retailers of recreational marijuana. LOCATION: City-wide Stacy MacGregor, Assistant Planner, Departmentof Community Development, explainedthatthis is a legislative hearing for the Planning Commissionto make and recommend policy to forward to City Council for decision. There are no Appearance of Fairness questions for a legislative hearing. Ms. MacGregor briefed the Commission on the history of medical cannabis and the law that was approved by Governor Gregoire in 2011 and how portions of that law were then vetoed. It was explained how this law allowed collective gardens for medical cannabis and generally vetoed dispensaries for acquiring medical cannabis. The vetocreatedinconsistencies within the law itself. This prompted the City Council of Tukwila to pass a moratorium against allowing medical cannabis in the City of Tukwila while waiting fordirection from the state as to how to regulate medical cannabis. The 2012 LegislativeSessiondid not provide any direction from the state level as to how to regulate medical cannabis. A vote of the people inNovember of2012, adopted I-502, decriminalized the possession of recreational marijuana, and creating a licensing mechanism for marijuana retailers, processors, and producers. Ms. MacGregor clarified some key points: I-502 does not address Medical Cannabis Medical Cannabis is overseen by a different licensing agency than recreational marijuana It is the same substance City Council extended the moratorium on Medical Cannabis in summer of 2012 Washington State Liquor Control Board(WSLCB)is the agency in charge ofdrafting the rules to enact the law for I-502 rd July 3 ,WSCLB came out with a draft of theproposedrules, and is expected to adopt the th final rules for recreational marijuana on August 14, 2013 WSLCB is expected to start accepting applications for producers, processors, and th retailers of recreational marijuana on September 14, 2013 Recently, staff brought before Community Affairs and Parks (CAP) and Committee of the Whole (COW) a request to continue the moratorium on medical cannabis and arequest for a moratorium on recreational cannabis. The State has directed the WSCLB to harmonize the cannabis and recreational marijuana laws in the 2014 Legislative Session budget. Page 3 of 5 3 BAR & PC Hearing Minutes July 25, 2013 The moratorium on recreational marijuana has been to the COW and is going to Full Council on Monday, th July 29. Staff would like to adopt zoning code amendments to be in line with I-502 and Federal Laws so that the moratorium on recreational marijuana can be repealed and the City can be in line with I-502. th Staff would like zoning code amendments adopted and in place prior to September 14, which is when the state will start accepting applications for producers, processors, and retailers of recreational marijuana. There will be a limit on how many applications for retailers the state approves, and the City of Tukwila will be given some sort of allotment. There will be no limit on processors and producers. Ms. MacGregor explained the state notification process of the applications submitted and the City’s allowed 20-day comment period. She also explained that local jurisdictions will not have authority to over-ride what the WSLCB has implemented. Ms. MacGregor briefly clarified the law of I-502. She also pointedout the differences between I-502 and medical cannabis. She explains taxing and fee structures, and how the tax on producers, processors and retailers will go to the State. The tax structure is similar to how alcohol taxing is structured. The city will get its portion of sales tax as is standard. The goal of staff moving forward is to updateour city code so that is in line with I-502 as well as in line with Federal Law. The state’slocational restrictionswritten into I-502 were explained; these uses are not allowedwithin 1000ft of schools, (non-home based) daycare centers, transit centers, libraries, arcades that are not restricted to those over the age of 21, and parks. The WSLCB has stated that residential areas would not be allowed licenses for recreational marijuana uses but that this restriction is not included in the rules. Ms. MacGregor explained that, as a City, we have legal authority to implement zoning regulations that create locational restrictions through our exerciseof police powers.However, zoning must allow for uses that are allowed at the state level. The Councilcan determine where these uses are more appropriate for the Tukwilaresidents. Ms. MacGregor Using a map, showedwhere the uses would and would not be permitted based on the current city zoning code, and state locational restrictions. She also explainedthat the Manufacturing and Industrial Center is designated in the County Wide Planning Policies, andin the City’s Comprehensive Plan asaManufacturing and Industrial Center. Theseimportant land use areas are expected and need to be preserved for manufacturing and industry. Therefore, it is not appropriate for the proposed uses under I-502. Due tosecurity needs that have been demonstrated in other areas and the side effects of off-site odor, Staff proposed that the most viable zones areHeavy Industrial (HI) and Tukwila Valley South(TVS). Ms. MacGregor went over the proposal set forth to the Planning Commission(PC)for recommended zoning amendments to allow zoning for recreational marijuana producers, processors, and retailers as permitted uses in Heavy Industrial and TVS. Staff would like to then take PC recommendation toCAP and COW in August to get the new amendments adopted in September and repeal the moratorium on recreational marijuana. Staff opened the floor to questions from Commissioners. Questions were askedby Commissioners to clarify the roles of producers, processors, and retailers. Questions werealsoasked regarding taxes, as well as location restriction clarification, andsecurity needs to keep areas safe. Page 4 of 5 4 BAR & PC Hearing Minutes July 25, 2013 Staff clarified the roles of the uses, the taxes, and explained that the WSCLB is drafting security requirementsas part of the application process. Staff also explained the location restrictions are from the property line of use that is imposing the location restriction. Several more questions were asked regarding staffs proposed locations, what makes a non-conforming use, what items could be sold under retail, and that the uses would be required tobe a stand-alone- exclusive use. Commissioner Alford commended Ms. MacGregor on the information presented and confirmed that staff is looking to zone all three uses within the same area. Staff confirmed this is correct. Staffalso confirmed the 1000ft location restriction is a State Law and not a City requirement. Commissioner Maestas asked questions relating to legal issues and security issues. Staff answered the posed questions. Staff continued to answer questions from the Planning Commission. Chair McLeod opened the public hearing for public comment. There was no public comment. 8:31 Chair McLeod closed the public hearing. Commission Alford made a motion to recommend to Council the adoption of the draft ordinance presented as Option C in the Staff Report. Commission Maestas seconded the motion. Motion carried 5 to 1, with Commissioner Mann dissenting Director’s ReportJack pace was given to the Planning Commission by , Director of Community Development. Mr. Pace briefed the Planning Commissionon some upcoming highlights regarding the Comprehensive Plan updates, increase in development activities, and the challenges of residential in-fill. He also shared with the Planning Commissionthe new permit system being tested, and how it will streamline the process. Mr. Pace alsoadvisedthe Planning Commission that Fire Prevention Services will be moving from the Fire Department Headquarters on Andover to the 6200 Building and will be located across the hall from the Department of Community Development. 8:39 Chair McLeod adjourned the meeting. Prepare By: Teri Svedahl Page 5 of 5 5 6 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED August 14, 2013 HEARING DATE: August 22, 2013 FILE NUMBER: L13-038 APPLICANT: John Ellingsen, Barghausen Consulting Engineers, Inc. OWNER: Costco Wholesale Corporation REQUEST:Public Hearing Design Review for expansion of the Tukwila Costco fueling facility to include an additional row of gasoline dispensers, a 29-foot by 88-foot fueling island canopy extension and associated site improvements. LOCATION: 451 Costco Drive, parcel # 3623049107 NOTIFICATION:Notice of Application and Notice of Public Hearing for this Type 4 permit was mailed to the surrounding property owners, interested parties, affected agencies and posted on the site on August 7, 2013. Notice of Public Hearing was also published in the Seattle Times on August 7, 2013. ZONING/COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center SEPA DETERMINATION: This project is exempt from State Environmental Policy Act review per WAC 197-11- 800 (2) (E) Other Minor New Construction. DECISION: Approval with Conditions STAFF: Jaimie Reavis ATTACHMENTS: A. Applicant’s response to Design Review Criteria B. Plans: Site Plans, Elevations, Colored Elevation, Landscape Plan C. Materials and colors JRPage 1 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 •Phone 206-431-3670 • Fax: 206-431-3665 7 FINDINGS VICINITY INFORMATION The project site is located on the south side of Costco Drive, and on the west side of Sperry Drive. The project parcel is shared with the Costco Optical building to the west, including employee parking areas to the west and south of the fueling facility. The existing Costco warehouse store is directly north of the site across Costco Drive. The Green River is located to the east of the fueling facility, on the east side of Sperry Drive. The existing Home Depot hardware store is directly south. Various one- and two-story warehouse/distribution/retail uses are located along Andover Park East to the west of the site. PROJECT INFORMATION There are currently four fueling islands, each containing two gas dispensers for a total of 16 fueling positions for vehicles at the Costco Fueling Facility. The proposal is to extend the three southern-most fueling islands to add an additional gas JR Page 2 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 8 dispenser to each island, providing an additional six fueling positions. Existing signage on the canopy is proposed to be replaced by new canopy signage, which will be reviewed through separate sign permit(s). The fueling island canopy is proposed to be extended the cover the new gas dispensers. The area of the canopy extension is 29-feet by 88-feet. Site design changes are proposed to improve circulation within the fueling facility. Landscape areas and parking will be reconfigured to accommodate an expansion of the vehicle queuing area. Six parking spaces will be removed with the proposed reconfiguration. Some of the equipment associated with the fueling facility will be relocated to landscape areas. Costco Optical was built in 1997, as a result of subdividing the Home Depot site that is immediately to the south. The original building design was approved via a public hearing design review in October, 1996, with construction in 1997. An addition to the optical facility was approved in 2008. After a design review hearing in 1998, Costco gas station was built immediately to the east on the same lot. An extension of the gas station which included one fueling island with two dispensers and a canopy was approved in 1999 through a shoreline substantial development permit and a minor modification to the design review. PUBLIC COMMENT No public comments have been received. DESIGN REVIEW CRITERIA The project is subject to a Public Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050 B. The design criteria explain requirements for development proposals. They are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. The applicant’s response to the design review criteria is Attachment A. Below is the staff analysis and response. 1.Relationship of Structure to Site a)The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; This project represents the expansion of an auto- oriented use. Pedestrians within the fueling facility are limited to customers in the immediate vicinity of the fueling dispensers and fueling facility employees. Pedestrian movement is accommodated around the perimeter of the fueling facility on sidewalks located on the north and east sides of the project site. These sidewalks are separated from the fueling facility by perimeter landscaping. Additional shrubs are proposed within the north and east landscape perimeter areas to fill in gaps in the existing hedge. The proposed reconfiguration of parking spaces and curbed landscape areas will provide physical separation of employee parking areas from vehicle queuing areas to help keep pedestrians out of the fueling facility area where the vehicle maneuvering and idling engines characteristic of a gas station do not create an amenable pedestrian environment. b)Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; Existing perimeter landscaping works to screen the fueling facility from adjacent streets and properties (see pictures on the next page). Additional landscaping is proposed to provide separation between the fueling facility and the employee parking area, and will help to break up the large expanse of pavement proposed to accommodate fueling facility vehicle queuing areas for the fueling facility and employee parking areas. JR Page 3 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 9 East Perimeter Landscaping along SperryNorth Perimeter Landscaping along Costco Dr. South Perimeter Landscaping along Home Depot Property c)The height and scale of each building should be considered in relation to the site. The existing canopy is 17’6”feet in height, and the canopy expansion will match the existing height. Roofs and canopies within proximity to the project site range between 12’ and 21’ 4” in height. The height of the canopy expansion is much lower in height than what is allowed by the zone, and is similar in height to surrounding buildings. The 2,552 square foot canopy expansion will be added to the west side of the existing canopy, bringing the total square footage of the fueling canopy to 6,392. The area of the canopy on the west side of the northernmost fueling island will not be expanded. This will have the effect of creating modulation and reducing the scale of the canopy extension. The scale of the fueling canopy is consistent with surrounding warehouse retail and industrial buildings, including the Costco Warehouse to the north and the Home Depot to the south. 2. Relationship of Structure and Site to Adjoining Area. a)Harmony in texture, lines and masses is encouraged; The canopy extension will use the same materials and will be of the same design as the existing canopy area. The existing canopy is comprised of columns faced with a gray colored rough-textured concrete block (split-face CMU) and metal panels making up the canopy fascia. b)Appropriate landscape transition to adjoining properties should be provided; Additional shrubs are proposed along the north and east landscape perimeter to fill in areas where there are gaps in the existing landscaping. There are no other changes proposed to landscape areas on the perimeter of the project site. A new, continuously curbed landscape area is proposed which will run along the west and south side of the vehicle queuing area of the fueling facility, and will serve to separate the Costco Optical facility and pedestrians associated with the employee parking area from the fueling facility. JR Page 4 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 10 c)Public buildings and structures should be consistent with the established neighborhood character; The project is an expansion of the existing use, and is consistent with the warehouse retail and industrial nature of the surrounding neighborhood. d)Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; Though the fueling facility is on the same parcel as the Costco Optical facility, a landscape area is proposed to separate the fueling facility from the optical center and help channelize traffic coming in to the fueling facility. The existing site design includes a combined entry point to the fueling station and the Costco employee parking area. The employee parking area is within 100 feet of the existing canopy, and people walking to their parked cars must currently walk within the same area where vehicles are waiting in line for gas or where vehicles are turning in to the fueling station from Costco Drive. The new curbed landscape area serves to channelize traffic into the fueling facility and to provide a barrier between pedestrians within the employee parking area and vehicles turning in to and waiting within the fueling facility. e)Compatibility of on-site vehicular circulation with street circulation should be encouraged. Vehicle access to the fueling facility is from Costco Drive on the north side of the project site. There are currently two entry driveways to the Costco Optical facility along Costco Drive; (1) the main entry-only entrance to the optical facility to the west of the fueling facility, and (2) the entry driveway to the fueling facility. The new site design will close off access to the employee parking area from the fueling facility area. Vehicles will be able to exit the optical facility using either the exit at the southwest side of the Costco Optical site connecting to the th Home Depot property and on to S 180 Street, or the exit-only exit to Sperry Drive located at the southeastern corner of the project site which is combined with fueling facility exit. The existing site design includes a parking area in close vicinity to the access driveway to the fueling facility. Cars parked in this area make vehicular circulation difficult when the fueling facility is busy and vehicle waiting lines are long. Additionally, employees who park in this area and walk either to the sidewalk along Costco Drive or the entrance to the optical facility are potentially at risk/in conflict with vehicles turning from Costco Drive into the fueling facility. The vehicle queuing area is proposed to be expanded from approximately 80 feet in length to approximately 125 feet. The removal and reconfiguration of parking areas to accommodate the expansion of the vehicle queuing area along with the addition of the curbed landscape area acts to both channelize traffic, improve vehicle circulation, and provide protection to vehicles and pedestrians maneuvering within the employee parking areas. 3. Landscaping and Site Treatment. a)Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; The existing site topography is flat and is planned to remain the same as part of this project. b)Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; The site topography will remain flat in grade. The new curbed landscape area includes a row of trees, along with shrubs and groundcover which will help promote an inviting entry into the fueling facility while at the same time promoting safety by keeping the entry point to the fueling facility where there is a high volume of vehicular activity away from pedestrians and slower-moving vehicles within the employee parking area. c)Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; The new landscape strip area is six feet wide in the section which runs north-south, and approximately five feet wide in the section running east-west. The original plan included Acer rubrum ‘Red Sunset’ Maple trees, which need a lot of space and present the risk of having their roots grow out resulting in the pavement lifting. The JR Page 5 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 11 landscape plan was changed to include Allee Elms (Ulmus parvifolia ‘Emer II’), which are better able to survive in strips as narrow as those proposed, have reduced potential for pavement lift, and provide a canopy for shade. The row of trees and shrubs proposed will act to enclose the space and provide a visual pattern to emphasize the vehicular circulation pattern within the site. d)In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; Ten parking spaces are proposed directly adjacent on the west side of the new north-south section of the curbed landscape area, and ten parking spaces are proposed directly adjacent on the south side of the east-west section of the curbed landscape area. The new landscape areas are narrow; there is no room to locate plantings a few feet away from parking areas to prevent damage from parked cars. As a condition of approval, staff recommends wheelstops be added to these 20 parking spaces to prevent damage to the plantings in the new landscaped areas. e)Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; The Demolition Plan shows those portions of existing parking lot landscape islands that are proposed to be removed. The majority of the landscape island directly south of the entrance to the fueling facility will be demolished; a small area of the northwestern part of this island, where a light pole for parking lot lighting is located, will be retained. Directly to the south, half of another parking lot landscape island will be retained and combined with the new landscape area. To the west, an existing parking lot landscape island will be completely demolished along with an associated parking lot light pole and fixtures. A total of 1,529 square feet of landscape area is located within the project area. Changes to landscape islands will result in the removal of 76 square feet of landscaping, reducing the total landscape area within the project area to 1,453 square feet. The new landscape areas will include more trees than are currently located on the site. f)Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; The new landscape areas proposed along the west and south sides of the fueling facility will provide screening between the fueling facility and the service area on the east side of the optical facility. Equipment located within an existing landscape island area that will be removed as part of the proposal is planned to be relocated. A vent stack is proposed to be moved to a landscape area at the south side of the fueling facility, just east of the controller enclosure. The arid permeator and associated bollards (see picture at right) will be relocated to the corner of the new landscape area. Trees and shrubs within existing and new landscape areas will provide screening of this equipment. g)In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; The landscape plan has been reviewed with the goal of ensuring that plants within landscape areas will be able to remain healthy over time. The type of tree used within the new landscape area was changed from the original submittal per staff recommendations in order to provide room for the tree to grow and provide a canopy for shading while at the same preventing the tree root system from lifting the pavement. Irrigation is required in landscape planting areas. The applicant has stated that irrigation is planned to be provided. As a condition of approval, an irrigation plan shall be submitted with the building permit for the canopy extension. Additionally, the landscape plan submitted for the building permit shall include notes and specifications to help plantings within the new landscape area prosper: a. Add a note that all wire and twine and the top 2/3 of burlap are to be removed from B& B plants before planting. b.Add specifications for plant quality per ANSLA standards, including for B&B trees. c.The new planting strip needs to have good soil preparation to ensure that soils are decompacted and loosened to at least 18 inches and that resulting planting soils have at least 10% organic material in them (via the addition of compost like Cedar Grove or equivalent that is tilled in to the soil). Notes should be added to the plan about soil preparation. JR Page 6 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 12 d.Provide specifications for mulch and its application. e.Add planting notes – top of root ball even with soil surface, loosen root ball and straighten or prune any circling roots in container-grown plants before planting, etc. h)Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Lighting fixtures, including parking lot lighting on poles, the canopy fascia light fixtures, and under the canopy will match the existing fixtures within the fueling facility. Proposed lighting levels are shown on the Electrical Site Plan (Attachment B, sheet SE-1), and are highest under the fueling canopy, in the area where vehicles exit from the canopy and merge into the exit driveway, and in the new parking areas. The lighting for the area under the canopy will be designed to face downward with full cutoff LED fixtures to reduce light source visibility from outside the site while providing a safe fueling environment. 4.Building Design a)Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; The design of the canopy extension is the same as the existing canopy areas. The extension will only cover the four southernmost fueling islands; the north fueling island will remain as-is. The canopy extension will start 32 feet south of the north edge of the existing canopy. This will create horizontal modulation of the roofline in the northwestern area of the canopy. b)Buildings should be to appropriate scale and in harmony with permanent neighboring developments; The project uses split face concrete block (CMU) on the canopy columns, consistent with the existing canopy area and construction materials used on the optical facility. The Costco Warehouse and the Home Depot building are similar in scale to the fueling canopy. The proposed canopy extension is in harmony with the scale and character of surrounding development. c)Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; The new canopy and columns of the fueling facility expansion will match those used in the existing fueling facility. Building components for this project are consistent with those used in the design of a gas station. d)Colors should be harmonious, with bright or brilliant colors used only for accent; Colored elevations state “Color to match existing ‘Mutual Material Rose Brown’”; however, the existing color of the CMU used within the fueling facility is a gray split face CMU. Through correspondence with the applicant, the intent is for the new canopy columns to match the color and material of the existing canopy columns. The colors and materials sheet (Attachment C) has been changed by the applicant to reflect this. Staff agrees that the new CMU should match existing, and recommends a condition of approval to require that the new CMU used in the project by the split-face gray CMU used on the existing columns. The split face gray CMU block is also used at the base of the optical facility building, which is interspersed with vertical bands of rose brown split face CMU block. The color of surrounding buildings is predominantly gray, brown, and brownish-red, with green and blue colors used for accent. Red and blue are proposed for the canopy signage and for small signs and structures on the canopy islands (fueling dispensers, bollards, etc.). These accentuate Costco’s corporate color scheme for the fueling facility customers underneath the fueling canopy, and are harmonious with the green and blue accent colors used within the design of the optical facility and Home Depot. e)Mechanical equipment or other utility hardware on roof, ground or buildings shouldbe screened from view; Mechanical equipment associated with the fueling facility includes the existing controller enclosure, additive tank vent stack, and arid permeator. There are no changes proposed to the existing controller enclosure. A vent stack will be relocated from one of the parking lot landscape islands to the existing landscape area to the east of the controller enclosure. Landscaping in this area will help screen the relocated vent stack from view. The arid JR Page 7 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 13 permeator is proposed at the southwestern corner of the fueling facility, in the area where the two new parking areas meet. Shrubs and trees within the new landscape area will help provide screening around the arid permeator. f)Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; Lighting fixtures and accessories will match the design of existing fixtures and accessories on the fueling site. New signage proposed is not reviewed as part of this design review but instead will be reviewed under separate sign permit(s). g)Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The addition is designed in the same style as the existing building, and will blend well with the original structure. Building components and proportions from the original building are maintained. The design of the new addition is consistent with the existing building, with the same materials used. 5. Miscellaneous Structures and Street Furniture. a)Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The miscellaneous structures, including fueling dispensers, trash receptacles, and bollards, will match those already existing within the fueling facility, and are typical of the miscellaneous structures associated with gas stations. b)Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Proposed lighting will match the existing fixtures, and is proposed to provide customers with adequate lighting levels underneath the canopy structure, as well as lighting for adequate visibility and security within areas where vehicles will be maneuvering on site. COMPREHENSIVE PLAN POLICIES In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (18.100.030 TMC.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. Commercial Areas - Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth- flowing traffic patterns, are well-maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses". 1.7.1Require design review for significant commercial development. 1.7.2Require sidewalks for all new construction and redevelopment. 1.7.3 Require adequate parking and lighting. This project is being presented to the Board of Architectural Review for review. Sidewalks along the site perimeter are preexisting. Six parking stalls are planned to be removed for expansion of the vehicle queuing area. Required parking for the optical facility is one space per 1,000 square feet of usable floor area. The gross square footage of the Costco Optical facility is approximately 38,000. After removal of the six parking spaces, there will be 134 spaces remaining on site will exceed code requirements after removal of the six spaces. The addition of fueling dispensers, expansion of the vehicle queuing area, and the addition of a landscape area to serve as a barrier between the fueling facility and the optical facility are expected to improve vehicular circulation on site. Site JR Page 8 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 14 lighting will match the design of existing lighting and will illuminate the site and adjacent sidewalks without causing excess brightness or spillover lighting to the Green River. CONCLUSIONS DESIGN REVIEW CRITERIA 1.Relationship of Structure to Site Minor changes to the transition from the fueling facility to the streetscape are proposed with this project, and include adding shrubs to fill in the gaps in the existing hedge within the north and east landscape perimeter areas. Pedestrian movement is currently accommodated along sidewalks on the north and east perimeter of the project site, and there are no changes proposed to these areas. The addition of fueling dispensers and expansion of vehicle queuing area for the fueling facility will improve vehicular circulation on the project site. The addition of a new curbed landscape area will separate the Costco Optical facility employee parking area from the fueling facility to help keep pedestrians out of the fueling facility area where vehicle maneuvering and idling enginescharacteristic of a gas station do not create an amenable pedestrian environment. The height of the canopy extension will match the height of the existing canopy, and at 17’ 6” in height is in scale with the roof height of surrounding buildings. The scale of the structure is consistent with surrounding warehouse retail and industrial buildings. 2.Relationship of Structure and Site to Adjoining Area The canopy extension will use the same materials and will be of the same design as the existing canopy area. Concrete block proposed for the fueling canopy is consistent with the concrete block used on the Costco Optical facility, and the combination of concrete block and metal are consistent with materials used in neighboring developments including the Costco warehouse to the north and the Home Depot to the south. Changes proposed to circulation, including removal of employee parking areas from the vehicle queuing area of the fueling facility, will help reduce potential conflicts between cars entering the fueling facility and pedestrians and slower-moving vehicles within the employee parking area. 3.Landscaping and Site Treatment Demolition of multiple parking lot landscape islands and the addition of new landscape area will result in a total loss of 76 square feet of landscape area. The new landscape area will include more trees than currently exist in landscape areas that will be demolished. New landscape areasinclude trees,shrubs and groundcover andwill help promote an inviting entry into the fueling facility. Parking has been reconfigured so that a total of 20 parking spaces will be located adjacent to the new landscape areas. The new landscape areas range from approximately five to six feet in width. Since there is no room to locate plantings back from the curb to prevent damage from parked cars, staff recommends a condition of approval to add wheelstops to these 20 parking spaces to prevent damage to the plantings in the new landscaped areas. Irrigation is required in landscape planting areas. An irrigation plan was not submitted with design review application materials, but the applicant has stated that irrigation is planned to be provided in the new landscape area. As a condition of approval, an irrigation plan shall be submitted with the building permit for the canopy extension. Additionally, the landscape plan submitted for the building permit shall include the following notes and specifications to help plantings within the new landscape area prosper: a. Add a note that all wire and twine and the top 2/3 of burlap are to be removed from B& B plants before planting. b.Add specifications for plant quality per ANSLA standards, including for B&B trees. c.The new planting strip needs to have good soil preparation to ensure that soils are decompacted and loosened to at least 18 inches and that resulting planting soils have at least 10% organic material in them (via the addition of compost like Cedar Grove or equivalent that is tilled in to the soil). Notes should be added to the plan about soil preparation. d.Provide specifications for mulch and its application. e.Add planting notes – top of root ball even with soil surface, loosen root ball and straighten or prune any circling roots in container-grown plants before planting, etc. JR Page 9 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 15 4.Building Design The design of the canopy extension is the same as the existing canopy areas, except that the extension will only cover the four southernmost fueling islands; the canopy area over the north fueling island will not be expanded. The canopy extension will start 32 feet south of the north edge of the existing canopy. This will create horizontal modulation of the roofline in the northwestern area of the canopy. Colored elevations shown on sheet P32-04 of Attachment B state “Color to match existing ‘Mutual Material Rose Brown’”; however, the existing color of the CMU used within the fueling facility is a gray split face CMU. Through correspondence with the applicant, the intent is for the new canopy columns to match the color and material of the existing canopy columns. Staff agrees that the new CMU should match the existing, and recommends a condition of approval to require that the new CMU used in the project be the split-face gray CMU used on the existing columns. Mechanical equipment associated with the fueling facility will be screened by a combination of existing and new landscape plantings. Lighting fixtures and accessories will match the design of existing fixtures and accessories on the fueling site. New signage proposed is not reviewed as part of this design review but instead will be reviewed under separate sign permit(s). 5.Miscellaneous Structures Miscellaneous structures, including fueling dispensers, trash receptacles, and bollards, will match those already existing within the fueling facility, and are typical of the miscellaneous structures associated with gas stations. COMPREHENSIVE PLAN GUIDELINES Commercial Areas Goal 1.7 The project meets the Commercial Areas Goal. The project is going through design review. Sidewalks are preexisting and lighting will be added to the site. Six parking spaces are proposed to be removed, but the remaining number of parking stalls greatly exceeds the required number of parking spaces for the optical facility. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to the following conditions. 1.Irrigation is required in the new landscape area. An irrigation plan shall be submitted as part of the building permit. 2.Wheelstops shall be added to the 20 parking spaces located adjacent to the new landscape area to prevent damage to the plantings. 3.The following information shall be added to the landscape planting plans as part of the building permit: a. Add a note that all wire and twine and the top 2/3 of burlap are to be removed from B& B plants before planting. b.Add specifications for plant quality per ANSLA standards, including for B&B trees. c.The new planting strip needs to have good soil preparation to ensure that soils are decompacted and loosened to at least 18 inches and that resulting planting soils have at least 10% organic material in them (via the addition of compost like Cedar Grove or equivalent that is tilled in to the soil). Notes should be added to the plan about soil preparation. d.Provide specifications for mulch and its application. e.Add planting notes – top of root ball even with soil surface, loosen root ball and straighten or prune any circling roots in container-grown plants before planting, etc. 4.Concrete block used on the new fueling facility columns shall by gray split face CMU to match the material and color used on the existing canopy columns. JR Page 10 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 16 Informational Items 1.The proposed signs have neither been reviewed nor approved. Applicant shall be responsible for obtaining a sign permit for any proposed signs, unless they are exempt under Tukwila’s Sign Code. 2.Plans submitted for construction shall reference 2012 Building codes. 3.A Transportation Impact Fee in the amount of $19,218.78 applies to the future Building permit (or) future Public Works permit. Fee is based on 6 new Vehicle Fueling Positions (VFP) in Zone 1 times $3,203.13 per (VFP). 4.A tank permit from the Fire Department shall be obtained for fuel island modifications. JR Page 11 of 11 08/14/2013 H:\Design Review\Costco Gas Station\SR_L13-038 Costco Fueiling Facility Expansion.docx 17 18 AttachmentA 19 20 21 22 23 24 25 26 AttachmentB 27 28 29 30 31 32 33 34 35 36 37 38 AttachmentC 39 40 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED August 14, 2013 HEARING DATE: August 22, 1013 FILE NUMBER: PL13-011 – Parent Filefor: L13-011 –- Red Lobster Restaurant L13-012 –- Seasons 52 Restaurant APPLICANT: Pari Holiday for Darden OWNER: Macy’s West Stores, Inc. REQUEST:L13-011: Design Review approval for a new 5,880 sf Red Lobster restaurant with associated parking, site improvements and landscaping; and for a new 9,054 sf Seasons 52 restaurant with L13-012: Design Review approval associated parking, site improvements and landscaping. LOCATION:The site is located at the north end of Southcenter Mall site adjacent to Tukwila Parkway, parcel number 3597000245 NOTIFICATION:Notice of Applicationand Notice of Public Hearing for this Type 4 permit was mailed to surrounding property owners, interested parties, affected agencies and posted on the site on August 8, 2013. Notice of Public Hearing was alsopublished in the Seattle Times on August 8, 2013. ZONING/COMPREHENSIVE PLAN DESIGNATION:Tukwila Urban Center SEPA DETERMINATION:A SEPA Addendum to the EIS was added to the file on July 31, 2013. DECISION:Approval with Conditions STAFF: Stacy MacGregor PL13-011—Parent File ATTACHMENTS: A.SiteDevelopmentPlan L13-011 --Red Lobster Packet A. Applicant’s Response to Design Review Criteria B.Colored Renderings (4 pages) C. Exterior Lighting and Benches(3 pages) D. Site Plans, Sheet C3.1 E. Landscape Plan. Sheet L3.0 SMPage 1 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 6300 Southcenter Boulevard, Suite #100 •Tukwila, Washington 98188 •Phone 206-431-3670 • Fax: 206-431-3665 41 F. Exterior Elevations, sheets A5.1, A5.2 G. Roof Equipment Site Line Study, Sheet A5.3 L13-012--Seasons 52 Packet A. Applicant’s Response to Design Review Criteria B. Colored Renderings (4 pages) C. Digital Colors and Materials Board (2 pages) D.Exterior lighting (1 page) E. Site Plans, Sheet C3.1 F. Landscape Plan. Sheet L3.0 G. Exterior Elevations, sheets A5.1, A5.2 H. Exterior Elevations HVAC Views,Sheet “Elev” SMPage 2 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 42 FINDINGS VICINITY INFORMATION The site for this two restaurant proposalis bounded on the north by Tukwila Parkway and the Macy’s department store on the south.Bahama Breeze lies to the west and a new restaurant, Buffalo Wild Wings, to the east. The parcel is known as the Macy’s parking lot as it is owned by Macy’sand is currently solely devoted to parking.The entire Mall site, in addition to the Mall building, includes a number of outparcel development. There are three existing freestanding restaurants, one proposed restaurant, two banks, a financial center, a post office and a tire store. Surrounding the site is a mix of retail, entertainment, and restaurant uses. The two new restaurant pads will be subject to a Binding Site Improvement Plan(BSIP)that will create tax parcelsfor the pad sites. A BSIP allows for the creation of individual tax parcels that may not meet code for lot area or setbacks while requiring compliance for the parent parcel. The entire Mall site is subject to a parking agreement (file L04-055) that establishes a parking ratio for all uses atthe Mall. PROJECT INFORMATION The proposal is to develop two new freestanding restaurants as outparcels to the main Mall building. The restaurants will be owned and developed by the same company and a parent file was created which includes the two restaurants and a joint SEPA addendum and Binding Site Improvement Plan. The site work and site design is coordinated between the two new buildings and for these reasons thisstaff report includes both restaurants. A parcel will be created to the east for a new Red Lobster restaurant.The Red Lobster will be a 5,880 square foot building surrounded by foundation landscaping and 42 parking stalls. The parking isnot new but is re-created around the new building. To the west of Red Lobster, a 9,052 square foot Seasons 52 restaurant is proposed. This will be the first Seasons 52 restaurantin Washington. In addition to these two restaurants, the Darden family ofrestaurants also developed and owns the Bahama Breeze and the Olive Gardenat the Westfield’s Southcenter Mall. SMPage 3 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 43 PUBLIC COMMENT No public comments havebeen received. DESIGN REVIEW CRITERIA The project is subject to a Public Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050 C. The design criteria explain requirements for development proposals. They are the decision criteriafrom which the Board will evaluate whether to approve, condition, or deny this project. The applicant’s response to the design review criteria is Attachment Ain each packet. Below is the staff analysis and response. 1. Relationship of Structure to Site. a)The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; The site design includes a new ADA-accessible, pedestrianramp from Tukwila Parkway to the parking area. The ramp will connect to a pedestrian path that will continueto the south, splitto access each restaurant after crossing the north drive aisle of the parking area and then continue along the west side of the Red Lobster building across the south parking area and to a sidewalk along the main access drive to the south. It connects to an existing crosswalk which leads to the wide, paved sidewalk along the east side of Macy’s and to the main Mall entrance on the north side. The applicant hasindicatedconcrete will bethe material for the pedestrian path across its entire length. This material change will visually draw attention to the pedestrian route of travel where it crosses the asphalt parking lot. (Where the pedestrian route is also the Red Lobster building perimeter sidewalk, this distinction will be lost.) Theproject starts to create amore defined internal drive aisle, or the appearance of a street, along the internal Mall lane between parking and the main Mall buildings. Landscape improvementscontinue from the south of each new building to this internal drive aisle. Landscape strips will front this drive aisle and separate the parking area. The plans provided show the pedestrian path on each restaurant site but the overall site development plan does not show the proposed pedestrian path. The following drawing roughly depictsin redthe location of the pedestrian path as proposedand the internal drive aisle that is referred to throughout this report: Internal drive aisle Graphic 1 SMPage 4 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 44 b)Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; The current parking areas have no landscaping and do not meet current landscape code. The parking areas that are newly created (adjacent to the buildings and to the south of the buildings) have added landscaping which meets code. The resulting numbersof stalls that are code compliant for landscaping exceed the number of parking stalls required for this project. The two aisles of parking stalls between the two buildings remain unchanged and do not show any new landscaping. The service areas are attached to the buildings and the screening is an integral part of the structures. c)The height and scale of each building should be considered in relation to the site. The buildings are positioned about 80-100 feet from Tukwila Parkway and 50-140 feet from the internal drive aisle, along the north end of the Mall. Negotiations between the developer and Macy’s proceeded for years in advance of a formal application to the City and precluded the ability for the City to negotiate locating the buildings either closer to the Parkway or adjacent to the internal drive aisle. However, Tukwila Parkway is about ten feet above theparking area. The proposed 80-100 footbuilding setback from Tukwila Parkway setback affordsvisual access to the buildings that the grade change would disallow if the buildings were placed closer to the street edge. Locating the buildings adjacent to the internal drive aisle could help define an internal street within the Mall campus but would also necessitate buildings with their “back” to the public right of way. The Seasons 52 building is twenty-six feet tall at its highest tower and the Red Lobster is twenty-seven feet at the peak of its highest gable. While theTukwila Urban Center zone currently allows buildings up to 115 feet, the neighboring buildings are all one and two story buildings of comparable height and scale. 2. Relationship of Structure and Site to Adjoining Area. a)Harmony in texture, lines and masses is encouraged; The restaurants that surround the Mall building are all architecturally unique. The Bahama Breeze and Olive Garden restaurants (also both owned and developed by Darden Restaurants which also owns the Red Lobster and Seasons 52 brands)have architecture that reflects the menu offerings of their respective restaurants. The Red Lobster has an architectural style defined by the developer as“Bar Harbor Maine” as a homage to the lobster industry. Seasons 52 has a Frank Lloyd Wright-inspired style with strong horizontal elementswith the planes of the roof and wall projecting from the structure. b)Appropriate landscape transition to adjoining properties should be provided; The site is part of the Westfield SouthcenterMall. The entire site is surrounded by public right of way. The landscape perimeter is unchanged. An onsite transition from the proposed restaurantsto the main Mall building is created. The plant palette called out in the landscaping plans usemany of the same plants used in the Mall plant palette. The landscape strips along the internal drive aisle are coordinated with identical planting plans. c)Public buildings and structures should be consistent with the established neighborhood character; The project does not involve public buildings. d)Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; Loading facilitiesare located at the rear of each building.Sidewalks do not surround the refuse collection areas. Buildingentrances are on the north side of the building and include sidewalks from the adjacent parking. Seasons SMPage 5 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 45 52 includes valet parking in it service and provides a passenger loading and unloading area at the front ofthe restaurant. The loading area is inset from the drive aisle and shielded from vehicles throughthe addition of landscape islands at the front and rear. e)Compatibility of on-site vehicular circulation with street circulation should be encouraged. The project is accessed from private property. There is no change to the adjacent public vehicular entrances. 3. Landscaping and Site Treatment. a)Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; There isa significant grade change down from Tukwila Parkway to the site. The existing public sidewalk is about ten feet higher than the adjacent parking lot. The grade does not contribute to the beauty or utility of the development but complicates it. b)Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; An ADA-accessible pedestrian ramp is required from the street to the siteto accommodate the grade change. Roof plans are provided (L13-011 AttachmentG and L13-012 Attachment H) that show the view of the buildings from the sidewalk. The building and parapet walls screen the rooftop mechanicals from view when viewed from the elevated public sidewalk. The possibility of a sidewalk along the internal drive aisle was explored but the grade change from east to west made an ADA-compliant sidewalk impossible to construct. c)Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; There are two aisles of preexisting head-in angled parking between the two new buildings. No landscaping or drive-aisle defining is proposed at these areas. d)In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; There are mature trees along the site perimeter where the ramp is proposed. Some, but not all, of the trees are shown on the plans provided which makes it difficult to determine if the trees may be impacted. e)Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; The parking surrounding the buildings and to the south of the buildings have added landscaping islands and landscape strips. The existing two double rows of angled parking between the two buildings do not have any preexisting or proposed landing. f)Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; The service yards of both buildings are integrated into the building and screened fully from view. g)In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used; Landscape boulders are added to some of the landscape islands. They help to deter vehicles from driving over the curbs and damaging the landscapingor curbs. SMPage 6 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 46 h)Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Parking lot lighting already exists in this area. Two light poles will be relocated a short distance to the south of their current locations.Building mounted lighting is a part ofeach structure. 4.Building Design. a)Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; Both buildings are designed with a specific architectural style. The Red Lobster is reminiscent of the architecture that invokes the harbor towns of the north Atlantic where the lobster industry exists. The Seasons 52 restaurant is reminiscent of Frank Lloyd Wright’s style with horizontal elements, projecting planes of roof and wall, a flat roof and a cantileveredroof element. Both buildings have changes in material, texture, color and detailing to create visually interesting buildings. They each are in scale with their surroundings and maintain the previously established trend of loosely reflecting the menu offerings through the architecture style of the building. (The Olive Garden is reminiscent of a Tuscan villa; the Bahama Breeze has Caribbean-flavored architecture.) b)Buildings should be to appropriate scale and in harmony with permanent neighboringdevelopments; The two new restaurantsare one story structures, 5,880 square feet and 9,054 square feet in size. The surrounding restaurantsare also one story buildings and range in size from the Olive Garden’s 7,400 square feet to The Cheesecake Factory at 10,000 square feet. c)Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; The buildings were designed to maximize the signage allowed under the sign code. Code allows signs on walls with exterior public entrances. For both buildings, this is the north side. The other sides may qualify for incentive signage provided certain architectural features are met. The intent being to incentivize better design with additional signage allowances. Architectural interest was added to the Red Lobster façade by the addition of a tower to the south (rear) façade and the addition of spandrel (faux) windows to the south ends of the east and west façade. The windows on the Red Lobster include six over one divided glass, shutters, a projecting shingled roof and wall-mounted lanterns over the windows. To qualify for incentivesignage, the Seasons 52 building has over fifty percentglazing across the rear (south) of the building. The west facing façade added a stone base to the footing of the building and includes a projecting wall section and projecting overhang around the top.The east facing façade does not include signage. d)Colors should be harmonious, with bright or brilliant colors used only for accent; Neither building has bright or brilliant colors. The entire Red Lobster building is a deep redand the color is part of their brand identity. e)Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; The mechanical equipment is mounted on the roof. The design of the buildings, even accounting for the elevated grade to the north, shields the rooftop mechanicals from view. SMPage 7 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 47 f)Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; The Red Lobster has fixtures reminiscent of hanging gas or oil lanterns. Seasons 52have wall-mounted sconces with darkened glass with a pattern emulating stained glass. Samples of fixtures are included as Attachments L13- 011 C and L13-012 D. g)Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. Each building is unique and each façade of each building is unique. 5.Miscellaneous Structures andStreet Furniture. a)Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The Red Lobster includes white Adirondack benches to the outside entrance area. The Adirondackstyle originally from upstate New York, reflects the north Atlantic area that inspired the Red Lobster building architecture. There are no other miscellaneous structures. b)Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. There is no lighting in conjunction with the Adirondack chairs. COMPREHENSIVE PLAN POLICIES 1. Commercial Areas - Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth- flowing traffic patterns, are well-maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses". a)This significant commercial development requires design review (1.7.1). b)This development requires sidewalks (1.7.2). c)The development provides adequate parking and lighting (1.7.3). This project is being presented to the Board of Architectural Reviewfor review. Sidewalks and lighting arepreexisting. The parking provided on the site will not provide adequate parking after theaddition of these two restaurants. The required parking quantity was determined in a 2004 parking decision(L04-055). Based on the information provided by Westfield, the development of these restaurants will result in a parking deficitof 45 stalls. Westfield has provided a parking development and restriping plan that could create the necessary parking without the need to build structured parking(See PL13-011 Attachment A).The parking at the Mall at this time is as follows: Table 1: Parking Required TMC Figure 18-7 (5 stalls per 1,000 sf) 7,140 stalls Parking Reduction (4.5% Per L-04-055) 321 stalls Total Required Parking 6,818 stalls(per the 2004 parking determination) Parking Provided SMPage 8 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 48 Level 1 parking (including garages) 5,971 stalls Level 2 (Cascade and Olympic Garages) 373 stalls Level 3 (Cascade and Olympic Garages and Roof) 584 stalls Total parking provided before Seasons 52/Red Lobster 6,928 stalls Assumed Loss of Parking for Seasons 52/Red Lobster 155 stalls Total parking provided after Seasons 52/Red Lobster 6,773 Surplus/(deficit) (45) stalls Westfield has created a plan that demonstrates that by restriping the existing parking stalls on the site, they are able to meet the total number of parking stalls required by code. A parking lot restriping approval is required beforethe building permit can be issued. 2. Tukwila Urban Center (TUC) - Goal 10.2 “Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment,and mixed use residential opportunities:” a)This development shall achieve a high-quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural/site design/landscape elements and co-existence of auto/transit/pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). b)This development is designed with an appropriate scale and proportion; pedestrian-oriented features and street front activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond. (10.2.7) The architecture of these buildings isthe corporate prototype but each building exhibits a high degree of architectural interest by using a variety ofmaterials and details; additionallythe buildings are oriented towards Tukwila Parkway. The street presence could be more enhanced by moving the buildings all the way to the street but the grade changes prohibit building at backof sidewalk. The pedestrian environment includes the addition of a north-south pedestrian path from Tukwilaparkway to a connection along the main Mall building. Planting stripsare added along the internal drive aisle to define and direct vehicle routes. To maximize pedestrian safety and to further integrate the co-existence of auto and pedestrian traffic, landscape islandscould be added to the north and south ends of the two rows of existing parking between the two buildings. This could be done without eliminating parking stalls and could further define the internal street, increase the sense of high-quality design, and break up expanses of paved area. CONCLUSIONS DESIGN REVIEW CRITERIA 1.Relationship of Structure to Site The site will be developed from what is solely a parking lot into two restaurantson the north side of Southcenter Mall. Similar sized restaurant pads are located orproposed to the east and west of these new buildings. The buildings, located midway between the public street and the internal street does nothing to further an active pedestrian presence, but it preserves the existing development pattern. Locating the buildings at the edge of Tukwila Parkway is not possible due to the grade change. Visual access from TukwilaParkway is created by setting the buildings back from the street edge and an internal drive aisle is created through landscaping along the edge ofthe internal drive aisle. The landscape palette used along the internal drive aisle is the same for both restaurants which, through cohesion, may create a sense of place. SMPage 9 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 49 The pedestrian path from the north to the south will be paved in concrete. The material change (from asphalt) will distinguish the pedestrian way. To further clarify the pedestrian way where it simultaneously functions as the concrete sidewalk around the Red Lobster, color could be added to the concrete to distinguish the pedestrian route from the building perimeter sidewalk. The site could be further enhanced through the addition of landscape islands at the north and south ends of the angled parking between the two buildings.This would further define the internal drive aisle as well as shield the pedestrian crossing along the north. Graphic 1 onpage 4 of this report shows the area of colored concrete in red. Graphic 2, below, shows the location of additional landscape islandsthat are recommended as a condition of approval of this design review application: Graphic 2 2.Relationship of Structure and Site to Adjoining Area. The freestanding restaurants on the Mall site are all of similar area and height and they each have architecture unique to the menu of their respective restaurants. 3.Landscape and Site treatment Existing mature trees in the landscape perimeter are not entirely shown in the plans submitted. These are the only existing trees and vegetation in the vicinity of the project; the design review criteria requires preservation of existing significant vegetation. The ADA-accessible ramp from Tukwila Parkway to the Mall site could impact one or more of these trees and should be located to minimize impacts and preserve the trees. 4.Building Design The buildingdesigns are high-quality with architectural features that add visual interest. The materialsare high- quality witharchitectural features added to the facades to qualify for incentive signage. The buildings are of a similar scale of the other pad development that surrounds the Mall. The mechanicals and trash collection areas are screened via architecture. 5.MiscellaneousStructuresand Street Furniture SMPage 10 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 50 Miscellaneous structures consist of lighting on both buildings and benches at the Red Lobster. They all reflect the architectural style of their respective buildings. COMPREHENSIVE PLAN GUIDELINES. 1.Commercial Areas Goal 1.7 The project is going through design review. Sidewalks and lighting are preexisting. The parking does not meet code and the applicant (or the Mall) will need to apply for a parking lot restriping plan in advance of issuance ofthe building permit application and make up the deficitof at least 45 parking stalls. The parking restriping permit shall include an updated stall count(update of Table 1 in this staff report)with the development of the new restaurants. 2.Tukwila Urban Center Goal 10.2 The project includes high-quality design. The pedestrian environment and pedestrian safety are improved with the addition of an ADA-ramp and a north-south connection from the right of way to the main Mall building. The addition of a landscaped edge along the internal drive aisle starts to create an internal “street” and channels traffic on this “street” rather than through the parking lot. The addition of landscape islands along the north and south ends of the two rows of existing angled parking would maximize pedestrian safety and contribute to further defining auto routes by preventing vehicles from crossing the parking areas outside the drive aisles. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to the following conditions. 1.The pedestrian path, as shown in Graphic 1 of this report, from the ADA-ramp to the landscaping on the south limits of the parcel, shallbe in colored concrete. The intent of the color will be to draw attention to the pedestrian route and to distinguish it from the building perimeter sidewalk on the Red Lobster site. The color maybe determined at the building permit stage. 2.Landscape islands to be added attonorth and south endsof thetwodrive-aislesrunning north-south between the two restaurantsas shown in Graphic 2 of this report. 3.The ADA-accessible ramp from Tukwila Parkway to the surface parking area shall be designed and located to preserve the existing mature trees in the landscaped site perimeter. 4.Based on the numbers provided by Westfield, a total of 6,818 parking stalls are required at the Mall per the parking determination (L04-055). The applicant shall apply for parking lot restriping approval before the building permits are issued. Complete the parking lot improvements to eliminatethe parking deficitprior to final building inspection. Informational Items 1.The proposed signs have neither been reviewed nor approved. A sign permit shall be applied for and issued for any new signs on the site including building mounted signs. 2.This Design Review is subject to a 14 day appeal period. Commencing construction prior to expiration of the appeal period is at the applicant’s risk. 3.The following notes shall be added to the landscape plans submitted with the development permit: SMPage 11 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 51 a.Plant selection requirements: i.Plants shall meet the current American Standard for Nursery Stock and shall be healthy, vigorous and well-formed, with well-developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, lack of or excess moisture, insects, disease, and mechanical injury. Plants inleaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (hardened-off). ii.All landscaped areas shall be planted with a plant density to achieve 90% cover within 3 years. iii.Irrigation: All landscape areasshall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut-off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, no-irrigated areas and impervious surfaces. An irrigation plan shall be included as part of a future building permit iv.Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If necessary due to weather conditions or construction scheduling the installation may be postponed to the next planting season if approved by the Community Development Director and stated on the building permit. A performance assurance device equal to 150% of the cost of the labor and materials must be provided to the City before the deferral is approved. The property owner shall keep all planting areas free of weeds and trash and replace any unhealthy or dead plant materials for the life of the project in conformance with the intent of the approved landscape plan and TMC 8.28.180. b.Planting Notes: i.Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation’s long-term health and survival and shall include incorporation and tilling in of organic material to a depth of 18 inches and mulching. ii.Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B&B plants prior to planting. The plant should be completely vertical. The top of the root flare, where the roots and the trunk begins, should be about one inch from the surrounding soil. 4.The following standard conditions will be added to the future building permit: a.No changes to the Design Review approved plans and conditions will be allowed without prior approval of the Planning Department, these include changes to the exterior finishes of the building, landscaping (both design and plant species), site plan, and site finishes. If you wish to make any changes you must submit a written request along with a justification for the requested change and an explanation as to why the issue was not addressed as part of the design review process. b.All design elements on the building and the site, including landscaping must be completed prior to final occupancy. The city will not allow the design elements to be deferred; all items must be completed before final inspection. It is highly unlikely that the city will considerfinancial guarantee in lieu of completing the work. c.A soils inspection will be required after amending the soil, but before any plants are installed. SMPage 12 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 52 d.An inspection to approve the exterior finishes (materials and colors) is required before doing any exterior finish work, to ensure that the finishes approved as part of the design review process are being used. e.Prior to requesting a landscaping inspection the applicant shall provide an affidavit from the landscape architect, stating that the landscaping was installed per approved plans. As part of the landscaping inspection you will need to verify that the irrigation system is working properly. 5. Inspections: a.After approval by the City's Board of Architectural Review, no changes are allowed without prior approval of the Planning Department, these include no changes to the landscaping (both design and plant species. If you wish to make any changes you must submit a written request along with a justification for the requested change and an explanation as to why the issue was not addressed as part of the design review process. b.A soils inspection is required after amending the soil, but before any plants. c.Prior to requesting a landscaping inspection please provide a landscaping affidavit from the landscape architect, stating that the landscaping was installed per approved plans. Landscape inspection can occur any time after the plants are planted. You do not need to wait until the end of the project to schedule the landscaping inspection. As part of the landscaping inspection you will need to verify that the irrigation system is working properly. d.Final inspection requires a signed Landscape Declaration. SMPage 13 of 1308/14/2013 Z:\DCD n Clerk's\PC Laserfiche Packet\08-22-13 PC Packet\8-22 Seasons 52 & Red Lobster\PL13-011 Staff Report.docx.docx 53 54 AttachmentA 55 56 AttachmentA Proposed Red Lobster Restaurant Southcenter Mall Tukwila, WA PROJECT NARRATIVE This request is for the Design Review of a proposed new Red Lobster Restaurant, with full liquor service. This will be a new building on a pad of the Southcenter Mall, north of the Macy’s, in the existing parking lot. The Red Lobster is a full service, family-style restaurant and the use is in keeping with the other restaurants and retail uses within the area. It will employee approximately 25 persons on the highest shift and the hours of operation are 11:00 AM to 11:00 PM, seven days a week. RELATIONSHIP OF STRUCTURE TO SITE : The proposed site is to be located on an existing parking field, adjacent to the proposed Seasons 52 restaurant, which is a sister store to Red Lobster. The new project will primarily be replacing asphalt. The building will be visible to Tukwila Parkwayto the north and to the Souhtcenter Mall to the south. The two restaurants will be within easy walking distance of each other. RELATIONSHIP OF STRUCTUREAND SITE TO ADJOINING AREA : The proposed site has been located with coordination between the restaurants, Westfield Mall and Macy’s (the underlying owner of the property) and is part of a long term ground lease. The area involved has been historically a lightly-used area of parking. The new restaurant uses will provide new vibrancy to the immediate area, and to the overall mall development. Provisions have been made to connect pedestrian to public access locations. Additionally, patrons parking in betweenMacy’s and Red Lobster will be able to access both uses on foot, if they desire. LANDSCAPE AND SITE TREATMENT : Landscaping adjacent to the building will provide a pleasant pedestrian and waiting area for patrons. As with all Red Lobster locations, landscaping will be well maintained to enhance the image of the site. There will be a net increase in the amount of landscaping currently provided in the existing parking field. BUILDING DESIGN : The design and style of the proposed Red Lobster seafood restaurant is inspired by the traditional architectural elements of America’s north Atlantic shores. The building features materials reminiscent of those used in the small harbor towns such as shake siding, slate roofing, extensive use of wood trim, and field stone accents. Lap siding, painted burgundy, provides the canvas for the architectural features which provide interest and define the New English style of the building. 57 A field stone wainscoting visually grounds the building to the site and provides another layer of texture. The mass of the building is broken up by three large tower elements which are hosted by the front and side facades. These towers have been sized proportionally to the height of the main parapet and the length of their respective facades,and they are positioned to provide visual balance with a pleasing rhythm to the building as a whole. The front tower, which marks the main entrance to the building, is defined by full-height stone veneer and establishes its prominence as the building entrance. The side towers are clad in quintessential New England gray shake siding, in order to provide visual contrast and a deeper palate of texture to the elevation. All of the towers feature a white circular louver in the gable, which adds relief to the flat surface and helps to give a more small-town feel to the building. The main feature of the side towers is a white heavy timber trellis above the windows, which gives the elevation depth and provides dynamic shadows as the day progresses. The towers are capped by gable roofs with slate shingles providing a rich, old village aesthetic. The slate roofing is repeated throughout the facades as awnings over the windows. 58 AttachmentB 59 60 61 62 AttachmentC 63 64 65 66 67 68 70 AttachmentD 71 72 AttachmentE 73 74 AttachmentF Copyright: These Drawings are the property of Benjamin R. Urueta 75 Copyright: These Drawings are the property of Benjamin R. Urueta 76 AttachmentG Copyright: These Drawings are the property of Benjamin R. Urueta 77 78 AttachmentA Proposed Seasons 52 Restaurant Southcenter Mall Tukwila, WA PROJECT NARRATIVE This request is for the DesignReview of a proposed new Seasons 52Restaurant, with full liquor service. This will be a new building on a pad of the Southcenter Mall, north of the Macy’s, in the existing parking lot. The Seasons 52is a full service, family-style restaurant and the use is in keeping with the other restaurants and retail uses within the area. It will employee approximately 30persons on the highest shift and thehours of operation are 11:00 AM to 11:00 PM, seven days a week. RELATIONSHIP OF STRUCTURE TO SITE : The proposed site is to be located on an existing parking field, adjacent to the proposed Red Lobster restaurant, which is a sister store to Seasons 52. The new project will primarily be replacing asphalt. The building will be visible to Tukwila Parkway to the north and to the Southcenter Mall to the south. The two restaurants will be within easy walking distance of each other. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA : The proposed site has been located with coordination between the restaurants, Westfield Mall and Macy’s (the underlying owner of the property) and is part of a long term ground lease. The area involved has been historically a lightly-used area of parking. The new restaurant uses will provide new vibrancy to the immediate area, and to the overall mall development. Provisions have been made to connect pedestrian to public access locations. Additionally, patrons parking in between Macy’s and Seasons 52 will be able to access both uses on foot, if they desire. Seasons 52 will also offer valet parking. LANDSCAPE AND SITE TREATMENT : Landscaping adjacent to the building will provide a pleasant pedestrian and waiting area for patrons. Aswith all Seasons 52 locations, landscaping will be well maintained to enhance the image of the site. There will be a net increase in the amount of landscaping currently provided in the existing parking field. BUILDING DESIGN : The design and style of the proposed Seasons 52 restaurant is inspired by the architectural concepts of Frank Lloyd Wright. The design is generally horizontalin nature, using simplistic geometric forms. The design incorporates a series of horizontal planes stepping in both elevation and plan. The landscape around the building is specifically designed to reflect the architecture 79 and to tie the land and building together with assistance of the natural earth tone color palate for the building and the selective use of stoneveneer accents. The design also includes the use of windows and daylight, and with their horizontal design they accentuate the overall horizontal designand character of the restaurant. 80 AttachmentB 81 82 83 84 AttachmentC 85 86 AttachmentD Type: D4-L Lamps: 2ea 14A19 CFL US LANTERNS D4-L Model # Description Width Height Extension # of Lamps Wattage TYPE VL7335WL Wall Bracket 12 24 8 2 28 Wet Label D4L US Lanterns  1828 Belcroft Ave  So El Monte, CA, 91733  Ph (626) 542-9533  Fax (626) 542-9808 87 88 ORLANDO, FL 32837 1000 DARDEN CENTER DRIVE FLORIDA SE INC. AttachmentE 89 90 AttachmentF 91 92 32837FLORLANDO, DRIVECENTERDARDEN1000 INC.SEFLORIDA AttachmentG 5'-9" 5'-9" 1-A5.3 1-A5.3 6'-0" 2-A5.3 2-A5.3 2'-0" 6'-0" 3-A5.3 3-A5.3 1'-8" 5'-9" 6'-0" 5'-6" 7" 93 32837FLORLANDO, DRIVECENTERDARDEN1000 INC.SEFLORIDA 6'-0" 1-A5.5 3-A5.4 1-A5.4 5'-9" 2-A5.4 2-A5.4 5'-6" 1-A5.4 5'-9" 3-A5.4 1-A5.5 2'-0" 94 32837FLORLANDO, DRIVECENTERDARDEN1000 INC.SEFLORIDA AttachmentH 95 96