21-103270_02 Project Narrative_08-05-2021-V1August 4th, 2021
The Commons Mall – Auto Center Façade Remodel, 1701 South Commons, Parcel #762240-0015
Narrative Summary for Conformance with Chapter 19.115,
Community Design Guidelines
Project Description
The proposed project is an adaptive reuse of a portion of the existing retail shopping center where the
previous Sears Auto Center was located. Work will be limited to an exterior façade remodel and tenant
improvements for new retail sales, general and specialty user(s) (potentially including office). The existing
parking lot will be re-striped to better align with the new retail user(s).
The proposed scope of work includes modifying the south end of the existing two-story Sears store and
auto center. A portion of the existing auto center will be demolished and the area under the 2 nd story
overhang will be enclosed to create a new lobby with stairs and elevators. The building is classified as
Type M occupancy and Type V-N fully sprinklered construction with unlimited building area.
19.115.050 Site Design
(1) General Criteria
Pedestrian access and new landscape are provided to and around the façade remodel area. An outdoor
public plaza is provided in front of the proposed building lobby and is visible to the general public from
major driveways without barriers to obstruct activity.
Building entrances are placed perpendicular to Pacific Highway S and a primary access driveway to
provide visibility to traffic from both directions.
The proposed façade remodel uses similar design elements and finishes for continuity with other recent
and proposed projects on the adjacent sites.
All public areas will be maintained by mall management and tenants to sustain a cared-for environment.
(2) Surface Parking Lots
The existing, re-striped parking lot is clearly defined with clear access to the remodeled area. The existing
entry drives from Pacific Hwy S will be maintained as well as the existing ring road around the perimeter
of the center. Planter islands will be relocated as needed for the new parking orientation and to provide
improved circulation.
(4) Pedestrian Circulation and Public Spaces
Primary entrances to the remodeled area are clearly delineated and visible from both the public way and
the existing center. Pedestrian access is provided to the public sidewalk and nearby public
transportation.
Bicycle parking is shown on the Landscape site plan sheets.
Outdoor amenities including furniture and trash receptacles shall be provided by tenants.
(5) Landscaping
New landscaping will be provided.
(6) Commercial Service and Institutional Facilities
An internal trash room has been designed to service the remodeled area. Gates are located along an
existing drive aisle for easy access by service vehicles. The area will have a roof cover to contain litter and
odors. The design of the area matches the colors and finishes of the proposed facade. See plan set for
more information.
The existing building has an interior room for electrical meters and panels.
(7) Miscellaneous Site Elements
Site lighting will comply with all requirements of the design criteria.
19.115.060 Building Design
(2) Building Façade Modulation
The proposed façade remodel incorporates the required modulation. At sides facing Pacific Hwy S and
324th St, the design includes a public plaza with outdoor seating, landscape screening, and metal
canopies.
(3) Building Articulation and Scale
The proposed design uses a variety of methods to articulate the façade. Design elements include changes
in plane of the façade, window openings, metal canopies, overhangs and multiple building materials
including brick veneers, composite wood siding, corrugated metal and cement plaster.
(4) Methods to Reduce Building Massing
Massing and bulk of the building is reduced by breaking down the façade into multiple elements with a
variety of materials, changes in plane and varying roof lines.
19.115.070 Building and Pedestrian Orientation
(1) Building and Pedestrian Orientation
All tenant entrances along with the new pedestrian plaza are directly visible from the public right-of-way
and nearby (future) pad buildings. Pedestrian access is provided to the building and seating areas by a
pathway connecting to the public sidewalk.
19.115.090 District Guidelines
(3) City Center Core (CC-C)
There are minimal changes to the existing surface parking, however effort has been made to provide
wider pedestrian pathways and landscape islands. The entry façade, as stated previously, is visible from
the public right-of-way and includes expanses of transparent window areas and building articulation.
There is an outdoor plaza with seating area are provided at the lobby entrance.
(d) Pedestrian Pathways
A pedestrian pathway is provided from the public right-of way into the project site and its public
open spaces. Crosswalks are clearly marked by use of contrasting color and finish treatment.