HomeMy WebLinkAboutPlanning 2013-08-22 Item 4 - COSTCO - STAFF REPORTCity of Tukwila
Jim Haggerton, Mayor
Department of Community Development
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
Jack Pace, Director
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
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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.
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PROJECT INFORMATION
There are currently four fueling islands, each containing
at the Costco Fueling Facility. The proposal is to extend
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two gas dispensers for a total of 16 fueling positions for vehicles
the three southern-most fueling islands to add an additional gas
08/14/2013
Expansion.docx
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.
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East Perimeter Landscaping along Sperry
North 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.
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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
Home Depot property and on to S 180th 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
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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.
g)
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.
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.
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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 should be 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
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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.
J) 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 ".
1.7.1 Require design review for significant commercial development.
1.7.2 Require 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
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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 engines characteristic 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 areas include trees, shrubs and groundcover and will 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.
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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.
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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.
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