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12-100735-UPCITY OF Federal Way March 6, 2012 Jerry Baysinger Baysinger Partners Architecture 1006 SE Grand Avenue, Suite 300 Portland, OR 97214 CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com RE: File #12-100735-00-UP; USE PROCESS I APPROVAL Seatac Village / Tuesday Morning,1718 South 320te Street, Federal Way, WA Dear Mr. Baysinger: The Community and Economic Development Department has completed an administrative land use review of the proposed exterior modifications located at 1719 South 320t' Street. The zoning designation for the subject property is City Center Core, and the subject property's proposed use for a new retail tenant is permitted pursuant to Federal Way Revised Code (FWRC) 19.225.020 Retail. The Process I application was submitted and determined to be complete on February 21, 2012. The City hereby approves the Process I application. The Process I land use approval is supported by the following finding of facts: As shown in the Process I submittal packet improvements include proposed stucco wall treatment with decorative cornice along the south fagade, new parapet detail, a new main tenant entry, and new storefront window glazing. New canopies will be installed over the windows. These modifications are consistent with FWRC Community Design Guidelines, and are associated with an incoming retail tenant. The proposed improvements do not reduce required parking, landscaping, buffering, open space, or public areas; do not change the location of utilities or easements; and create no impacts to sensitive areas or significant trees. 3. The City's Building Division is currently reviewing the associated building permit (File #12- 100796-CO). Construction of the proposed improvements may not begin until the building permit is approved. Based on the City's review, the Process I land use application for the proposed modifications is approved. CLOSING The effective date of this decision is March 9, 2012, or three days from the date of this letter. Pursuant to FWRC 19.55.050, any person who received notice of the administrative decision may appeal the decision to the Federal Way Hearing Examiner by March 23, 2012 (14 calendar days). The appeal must be in the form of a letter delivered to the Community and Economic Development Department with the established fee. The appeal letter must contain clear reference to the matter being appealed and a statement of the Mr. Baysinger March 6, 2012 Page 2 alleged errors in the Director's decision, including the identification of specific findings and conclusions made by the Director disputed by the person filing. As you are the only party of record, you may waive your right to appeal by submitting a letter in writing to this effect to the City. Waiver of the right to appeal does not affect the effective date of this decision. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Planning Intern Alexa Heidrich at 253- 835-2622 or by email at alexa.heidrich@cityoffederalway.com. Sincerely, Isaac Conlen, Planning Manager for Patrick Doherty, Director c: Alexa Heidrich, Planning Intern 12-100735 Doc, I.D. 60467 MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES CITY O F R E E I% E D] 33325 8`s Avenue South ��aa�� VV Federal Way, WA 98003SSouth outh Federal Way 253-835-2607; Fax 253-835-2609 www.cityoffederalway.com CITY OF FEDERAL WAY APPLICATION NO(S) I C Date Project Name Seatac Village Federal Way, WA Property Address/Location 1800 S. 320th St Parcel Number(s) 092104-9208 Project Description Minor exterior modifications to existing building_including new entry door and storefront, rear exit door, new canopies, new stucco wall and parapet detail. PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference X Process I (Director's Approval) Process H (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information CC - City Central Core Zoning Designation cc - city Central Core Comprehensive Plan Designation $7.8 mil Value of Existing Improvements $175.000 Value of Proposed Improvements International Building Code (IBC): M -Mercantile Occupancy Type VB Construction Type Applicant Name: Matthew Lillard - Baysinger Partners Architecture PC Address: 1006 SE Grand Ave #300, Portland, OR City/State: Portland, OR Zip: 97214 Phone: 503.546.1600 Fax: 503.546.1601 Email: maul@baysinge artne m Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: HARSCH Investment Properties - Randy Kyte Address: 1121 SW Salmon Street Suite 500 City/State: Portland, OR 97 Zip: 97204 Phone: 503.327.3008 Fax: 503.2 44.2993 Email: randyk[a ars com Signature: Bulletin #003 —January 1, 2011 Page 1 of 1 ' k:\Handouts\Master Land Use Application SEATAC VILLAGE FEDERAL WAY, WA 1800 S. 320TH STREET FEDERAL WAY, WA RECEIVED f -1Ty OF FEDERAL WAY LAND USE APPLICATIONS CDS PROCESS 1: DIRECTOR'S APPROVAL February 13, 2012 City of Federal Way Department of Community Development Services 33325 8th Avenue South Federal Way, WA 98003-6325 RE: Process I, Director's Approval Seatac Village,1800 S 320th Street, Federal Way, WA Dear Staff, Please find attached, information in conformance with the City's Process 1, Director's Approval Review submittal requirements. This submittal relates to HARSCH Investment Properties' proposal for minor exterior modifications to the existing retail building located at 1800 S. 320th Street within Seatac Village Shopping Center, parcel number 092104- 9208. The project site, approximately 688,456 square feet in area, is within the CC (City Center core) zoning district. The project building is approximately 47,543 square feet in area and currently houses several retail uses. Work associated with this project is for the creation of a new retail tenant entry module at the west end of the south fagade as well as a new exit door on the north fagade. The proposed work on the south fagade includes a new stucco wall treatment that will project from the face of the south fagade by approximately 12 inches. This wall will rise above the existing main building parapet by approximately 2'-8" and be capped by a decorative cornice element. New Storefront systems and entry door will be installed as will overhead canopies at the new glazing locations. Two existing wall lights will be relocated closer to this new main entry and several under canopy lights will be installed. A new exit door and required egress lighting will be installed on the north fagade. The proposed project does not include any changes to the existing pedestrian walkways, landscaping or parking onsite. A Process 1, Director's Approval is being sought as this project will not include a change of use and is exempt from requirements of the State Environmental Policy Act review. Additionally, there will be no reduction, material change or adverse impact to Landscaping, buffering, open space or public areas, required parking, location of utilities, easements or pedestrian connections, approved architectural design; or environmentally critical areas. Through the use of quality materials and building design, Baysinger Partners Architecture PC lormerty (S(B kchileds P( 1006 SE Grand Ave., Suite 300 Portland, OR 97214 503-546-1600 503-546-1601 www,BoysingerPariners.com 4 the proposed project will contribute to a business environment that is attractive, active and safe; ensuring that the kind of high quality development expected in Federal Way continues with this project. We therefore trust that this submittal will be to your satisfaction and look forward to your informed response in the near future. Sincerely, BAYSINGER PARTNERS ARCHITECTURE PC 4V�111- Matthew Lillard, AIA Project Architect cc: HARCH Investment Properties File Owner HARSCH Investment Properties Contact: Randy Kyte 1121 SW Salmon Street Suite 500 Oct Portland, OR 97204 Phone (503).327-3008 act Applicant J Baysinger Partners Architecture Q Contact: Matthew Lillard 1006 SE Grand Avenue #300 W Portland, Oregon 97214 Q Phone (503) 546-1600 LL W Land Use Applications Q Process 1: Director's Approval J W Z F— LL Oct LU L.LJ Z LU m TENANT 1 , �.�. _. .. 'fir 'Min Mini mip1m, I I , -�,- - , 1' OFFSET WALL STUCCO FIN __....._ _ WEST ELEVATION FEB 16 20012 CITY GE FEDERAL WAY CDS B. BAYSINGER PARTNERS _-N r HA 11058E Seatac Village Federal Way L Process. 1..Narrative Submittal Requirements for Process 1, Director's Approval Handout FEB 16 2-02 WHEN USE PROCESS I IS USED Q`� 9F .FE}� E i WAY A project involving improvements to an existing developed site may be r i we usln�g..Pcess criteria if: UU o There is no change of use; RESPONSE: The proposed project is for minor exterior modifications to the existing retail building located at 1800 S 320th Street. The remodel is associated with an incoming retail tenant. There will be no change of use; therefore, this criterion is met. o It is exempt from requirements of the State Environmental Policy Act (SEPA) RESPONSE: Per the Federal Way website under "Land Use Permits" it states a SEPA review is for "any development which exceeds 12,000 square feet, 40 parking spaces or 20 dwelling units; most developments of any size in critical areas The proposed project is for minor exterior modifications to the existing retail building located at 1800 S 320th Street. The project does not include the construction of new square footage, construction of parking spaces or dwelling units. The project also does not propose to reduce or alter existing square footage or parking stalls. Additionally, the project site does not contain critical areas. The proposed project is therefore except from a SEPA review and this criterion is met. o There is no reduction, material change or adverse impact to: o Landscaping, buffering, open space or public areas; RESPONSE: The proposed project is for minor exterior building modifications. The project does not include changes to the existing landscaping, buffering, open space or public areas. The project also does not include new landscaping, buffering, open space or public areas; therefore, this criterion is met. o Required parking; RESPONSE: The proposed project is for minor exterior building modifications. There are no proposed changes to the existing parking or new parking associated with this project; therefore, this criterion is met. o Location of utilities, easements or pedestrian connections; RESPONSE: The proposed project is for minor exterior building modifications. There are no proposed changes to the location of utilities, easements or pedestrian connections associated with this project; therefore, this criterion is met. o Approved architectural design; or RESPONSE: The proposed project is for minor exterior building modifications. These changes do not modify any approved architectural design; therefore, this criterion is met. o Environmentally critical areas (as defined by Federal Way Revised Code [FWRC] 19.145). Baysinger Partners Architecture i February 13, 2012 HA 11058B Seatac Village Federal W-i Process 1 Narrative RESPONSE: The proposed project is for minor exterior building modifications and there are no known environmentally critical areas on site; therefore, this criterion does not apply. Chapter 19.105 GENERAL DEVELOPMENT REGULATIONS 19.105.010 Building site. (1) General. It is a violation of this title to erect a structure on or to otherwise use or occupy any lot or parcel unless that lot or parcel is a legal building site. A lot or parcel is a legal building site if it meets all of the following criteria: (a) It was created or segregated pursuant to all applicable laws, ordinances and regulation then in effect. (b) Except as specified in subsection (2) of this section, it is at least as large as the minimum lot size established by this title. (c) It is adjacent to a street, providing access to that lot or parcel, that meets the minimum requirements established by or under this title. RESPONSE: The proposed project is for exterior modifications to the existing building located at 1800 S 320th Street. This building is on a legal lot of record, parcel ID 092104-9208; therefore, this criterion is met. 19.105.030 Lighting regulation. (1) Efficient light sources. The applicant shall utilize energy efficient -light sources. (2) State code. The applicant shall comply with the state energy code with respect to the selection and regulation of light sources. (3) Glare from subject property prohibited. The applicant shall select, place and direct light sources both directable and nondirectable so that glare produced by any light source, to the maximum extent possible, does not extend to adjacent properties or to the right-of-way. RESPONSE: The proposed project is for minor exterior modifications to the existing retail building located at 1800 S 320th St. As part of the proposed work two existing exterior wall lights will be relocated and several new under canopy lights and egress lights will be installed. All lighting will utilize energy efficient -light sources and comply with state codes in respect to selection and regulation of light sources. All lighting sources will be placed, directed or shielded, to the maximum extent possible, to ensure glare does not extend to adjacent properties or to the right-of-way. 19.105.040 Regulation of work hours. (1) Work hours permitted. Development activities and heavy equipment operations are permitted between the hours of 7:00 a.m. and 8:00 p.m. Monday through Friday, and between 9:00 a.m. and 8:00 p.m. Saturday, and are not permitted on Sundays or holidays observed by the city, unless otherwise allowed under subsection (2) of this section. RESPONSE: All work performed as part of the proposed project will be conducted within the above specified days and times; therefore, this criterion is met. Chapter 19.115 COMMUNITY DESIGN GUIDELINES 19.115.010 Purpose. Baysinger Partners Architecture 2 February 13, 2012 HA 11058B Seatac Village Federal Way Process 1 Narrative The purpose of this chapter is to: (1) Implement community design guidelines by: (a) Adopting design guidelines in accordance with land use and development policies established in the Federal Way comprehensive plan and in accordance with crime prevention through environmental design (CPTED) guidelines. (b) Requiring minimum standards for design review to maintain and protect property values and enhance the general appearance of the city. (c) Increasing flexibility and encouraging creativity in building and site design, while assuring quality 'development pursuant to the comprehensive plan and the purpose of this chapter. (d) Achieving predictability in design review, balanced with administrative flexibility to consider the individual merits of proposals. (e) Improving and expanding pedestrian circulation, public space, and pedestrian amenities in the city. (2) Implement crime prevention through environmental design (CPTED) principles by: (a) Requiring minimum standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety. (b) CPTED principles are functionally grouped into the following three categories: (i) Natural surveillance. This focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas. (ii) Access control. This category focuses on the techniques that prevent and/or deter unauthorized and/or inappropriate access. (iii) Ownership. This category focuses on strategies to reduce the perception of areas as "ownerless" and, therefore, available for undesirable uses. (c) CPTED principles, design guidelines, and performance standards will be used during project development review to identify and incorporate design features that reduce opportunities for criminal activity to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about their targets. In general: (i) The greater the risk of being seen, challenged, or caught, the less likely they are to commit a crime. (ii) The greater the effort required, the less likely they are to commit a crime. (iii) The lesser the actual or perceived rewards, the less likely they are to commit a crime. (d) Through the use of CPTED principles, the built environment can be designed and managed to ensure: (i) There is more chance of being seen, challenged, or caught; (ii) Greater effort is required; (iii) The actual or perceived rewards are less; and (iv) Opportunities for criminal activity are minimized. 19.115.020 Administration. Applications subject to community design guidelines and crime prevention through environmental design (CPTED) shall be processed as a component of the governing land use process, and the director of community development services shall have the authority to approve, modify, or deny proposals under that process. Decisions under this chapter will consider proposals on the basis of individual merit and will encourage creative design alternatives in order to achieve the stated purpose and objectives of this chapter. Decisions under this chapter are appealable using the appeal procedures of the applicable land use process. 19.115.030 Applicability. This chapter shall apply to all development applications except single-family residential, subject to FWRC Title 19, Zoning and Development Code. Project proponents shall demonstrate how each CPTED principle is met by the proposal, or why it is not relevant by either a written Baysinger Partners Architecture 3 February 13, 2012 HA 11058B Seatac Village Federal W..If Process 1 Narrative explanation or by responding to a checklist prepared by the city. Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this chapter that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. This chapter in no way should be construed to supersede or modify any other city codes, ordinances, or policies that apply to the proposal. RESPONSE: The proposed project is for minor exterior modifications to a commercial building and is subject to FWRC Title 19; therefore, the CPTED are applicable. A narrative response to each CPTED principal, regarding how the proposal is met or why it is not relevant, is included with these submittal materials; refer to narrative sections below. 19.115.050 Site design - All zoning districts. (1) General criteria. (a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. There are no proposed changes to natural amenities; therefore, this criterion does not apply. (b) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which already includes pedestrian areas and amenities. There are no proposed changes to existing pedestrian areas or amenities; therefore, this criterion does not apply. (c) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which already includes pedestrian areas and amenities. There are no proposed changes to existing pedestrian areas or amenities; therefore, this criterion does not apply. (d) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. RESPONSE: The work proposed includes a new main tenant entry, new storefront glazing, canopies and stucco wall treatment with decorative cornice. The proposed stucco wall treatment will have a parapet height above that of the existing building wall. The building for which this work is proposed already includes two tenant entries on the same fagade. These tenant spaces also have ample storefront glazing and their entry wall element rises above the main building parapet to accentuate both the tenant space and the entry location. The existing building is concrete and stucco and the proposed work Baysinger Partners Architecture 4 February 13, 2012 HA 11058E Seatac Village Fede.al Way Process 1 Narrative will add a stucco wall treatment at the new tenant entry. Additionally, the proposed colors will blend harmoniously with those of the existing portion of the building. This criterion is therefore met as the proposed work will add storefront glazing, a main tenant entry and a stucco wall treatment with raised parapet, all things that can be associated with the existing tenant spaces of this building. (e) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple -family residential development. Avoid barriers, such as tall or overgrown landscaping or outbuildings, where they make it difficult to observe activity. RESPONSE: The proposed project is for minor exterior modifications to the existing retail building located at 1800 S 320th Street. The work is to include installation of new storefront and tenant main entry door. The new main entry door will be located along the south (and primary) fagade of the building which also houses the main entries of the other existing tenant spaces. This places the new main entry door in a visible location and will serve to discourage crime; therefore, this criterion is met. (f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by security hardware such as locks, chains, and alarms. Where appropriate, utilize security guards. All of these methods result in increased effort to commit a crime and, therefore, reduce the potential for it to happen. RESPONSE: The proposed project is for minor exterior modifications to the existing retail building located at 1800 S 320th Street. This building is within an existing, fully developed commercial center which employs various methods of access control. The work is to include installation of new storefront and tenant main entry door. The new main entry door will include security hardware so as to be locked outside of business hours. There will also be a new egress door on the north fagade. This door will also include security hardware so as to be locked when not in use, yet, accessible for egress. It is likely that the incoming tenant to the space for which this work is intended will install alarms to be used during non -business hours. This criterion is therefore met as proper and appropriate security and access control features are included with the project. (g) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good maintenance, and landscaping are some physical ways to express ownership. Identifying intruders is much easier in a well-defined space. An area that looks protected gives the impression that greater effort is required to commit a crime. A cared -for environment can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characteristics. RESPONSE: The proposed work is for minor exterior modifications to an existing building with a fully developed commercial center. Ownership is already clearly defined and there are no new (or proposed changes to existing) fences, paving or landscaping; therefore, this criterion is does not apply. (2) Surface parking lots. Baysinger Partners Architecture 5 February 13, 2012 HA 11058B Seatac Village Federal W-I( Process i Narrative (a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125 FWRC. (b) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional signage. (c) Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on -site or to adjoining properties. Driveways should be shared with adjacent properties to minimize the number of driveways and curb cuts. (d) Multi -tenant developments with large surface parking lots adjacent to a right-of-way are encouraged to incorporate retail pads against the right-of-way to help break up the large areas of pavement. (e) See FWRC 19.115.090 for supplemental guidelines. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center. The center is already fully developed with surface parking, site landscaping and driveway access points. There are no proposed changes to existing amenities nor any new amenities planned; therefore, this criterion does not apply. (3) Parking structures (includes parking floors located within commercial buildings). (a) The bulk (or mass) of a parking structure as seen from the right-of-way should be minimized by placing its short dimension along the street edge. The parking structure should include active uses such as retail, offices or other commercial uses at the ground level and/or along the street frontage. (b) Parking structures which are part of new development shall be architecturally consistent with exterior architectural elements of the primary structure, including rooflines, facade design, and finish materials. (c) Parking structures should incorporate methods of articulation and accessory elements, pursuant to FWRC 19.115.060(3)(b), on facades located above ground level. (d) Buildings built over parking should not appear to "float" over the parking area, but should be linked with ground level uses or screening. Parking at grade under a building is discouraged unless the parking area is completely enclosed within the building or wholly screened with walls and/or landscaped berms. (e) Top deck lighting on multi -level parking structures shall be architecturally integrated with the building, and screened to control impacts to off -site uses. Exposed fluorescent light fixtures are not permitted. (f) Parking structures and vehicle entrances should be designed to minimize views into the garage interior from surrounding streets. Methods to help minimize such views may include, but are not limited to, landscaping, planters, and decorative grilles and screens. (g) Security grilles for parking structures shall be architecturally consistent with and integrated with the overall design. Chain -link fencing is not permitted for garage security fencing. (h) See FWRC 19.1.15.090(3)(d) for supplemental guidelines. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center. There are no parking structures located on the project site; therefore, this criterion does not apply. (4) Pedestrian circulation and public spaces. (a) Primary entrances to buildings, except for zero lot line townhouse development and attached dwelling units oriented around an internal courtyard, should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights -of -way and bus Baysinger Partners Architecture 6 February 13, 2012 HA 11058B Seatac Village Fede. al Way Process 1 Narrative stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. RESPONSE: The proposed project is for minor exterior modifications to the existing retail building located at 1800 S 320th Street. This work is to include installation of new storefront and a tenant main entry door. The new main entry door will be located along the south (and primary) fagade of the building which also houses the main entries of the other existing tenant spaces. This fagade will be clearly visible and recognizable from the right- of-way. This fagade is also served by a pedestrian pathway that is linked to the onsite pedestrian system and adjacent right-of-way walkways. The new entrance will be clearly visible and accessible; therefore, this criterion is met. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which already includes pedestrian areas and amenities. There are no proposed changes to existing pedestrian areas or amenities; therefore, this criterion does not apply. (c) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights -of -way. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which already includes pedestrian areas and amenities. There are no proposed changes to existing pedestrian areas or amenities; therefore, this criterion does not apply. (d) Bicycle racks should be provided for all commercial developments. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which already provides bicycle parking. The square footage of leasable space on -site will not change with this project thus bicycle parking requirements. Additionally, there are no changes to the existing bicycle parking provided; therefore, this criterion does not apply. (e) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center. There are no proposed changes to outdoor furniture, fixtures or streetscape elements; therefore, this criterion does not apply. (f) See FWRC 19.115.090 for supplemental guidelines. Baysinger Partners Architecture 7 February 13, 2012 HA 11058E Seatac Village Federal W../ Process 1 Narrative RESPONSE: Narrative responses to 19115.090 have been provided; please refer to the included section of this narrative. (5) Landscaping. Refer to Chapter 19.125 FWRC for specific landscaping requirements and for definitions of landscaping types referenced throughout this chapter. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which is already fully landscaped. There are no proposed changes to existing landscape areas or any new areas included in this project; therefore, this criterion does not apply. (6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040 for requirements related to garbage and recycling receptacles, placement and screening. (a) Commercial services relating to loading, storage, trash and recycling should be located in such a manner as to optimize public circulation and minimize visibility into such facilities. Service yards shall comply with the following: (i) Service yards and loading areas shall be designed and located for easy access by service vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for adjacent property owners. (ii) Trash and recycling receptacles shall include covers to prevent odor and wind- blown litter. (iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. (iv) Chain -link fencing shall not be used where visible from public streets, on -site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which already includes service facilities. There are no proposed changes to existing facilities or any new facilities included in this project; therefore, this criterion does not apply. (b) Site utilities shall comply with the following: (i) Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room. (i i) Site utilities including transformers, fire standpipes and engineered retention ponds (except biofiltration swales) should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center which already includes site utilities. There are no proposed changes to existing facilities or any new facilities included in this project; therefore, this criterion does not apply. (7) Miscellaneous site elements. (a) Lighting shall comply with the following: (i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3). Baysinger Partners Architecture 8 February 13.2012 HA 11058B Seatac Village Federal Way Process 1 Narrative RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center. As part of the project, two existing exterior lights located on the south fa5ade will be relocated adjacent to the new entry. The project will also include several under canopy lights and egress lighting at the new north fagade exit door. The proposed lighting levels will remain similar to the existing levels. All lighting levels will not spill onto adjacent properties; therefore, this criterion is met. (ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off -site glare. RESPONSE: The proposed project is for minor exterior modifications to an existing building within a commercial center. Lighting is already in place at all loading and storage areas with no proposed changes included as part of this project. The proposed project will relocate two existing wall lights on the south fagade to a more appropriate and effective location near the new main entry door. Additional under canopy lighting will also be supplied to illuminate the main entry and adjacent pedestrian walkway. Required egress lighting will also be provided at the new exit door location on the north fagade. Lighting levels will remain similar to the existing levels. All lighting will be directed, located or shielded to prevent off -site glare; therefore, this criterion is met. (iii) Lighting standards shall not reduce the amount of landscaping required for the project by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping. RESPONSE: The proposed lighting work associated with this project will not reduce the amount of landscaping onsite; therefore, this criterion is met. 19.115.060 Building design - All zoning districts. (1) General criteria. (a) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" or "step down" hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. This criterion does not apply as there are no proposed new buildings or building additions. (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. While the proposed work does include raising a portion of the existing parapet approximately 2'-8", it will remain lower than the existing tallest building element. Additionally, there are no known viewpoints associated with this site. This criterion is therefore met. Baysinger Partners Architecture 9 February 13.2012 HA 11058E Seatac Village Federal Wa/ Process 1 Narrative (c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls. RESPONSE: The proposed project does not include any fences or wall that are not apart of the primary building; therefore, this criterion does not apply. (2) Building facade modulation and screening options, defined. Except for zero lot line townhouse development and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case -by -case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and city center frame. RESPONSE: The proposed project is for minor exterior modifications to an existing building, located at 1800 S 320th Street, within an existing commercial center. Work will primarily on the south facades with only approximately 13 lineal feet of new raised parapet wall on the west fagade. Both facades are longer than 60 feet and visible from a right-of-way. The proposed project includes building fagade modulation as per the narrative sections below. (a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off -set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. �vviod_ Incoppa ral�+a M04ulalians Figure 6 - FWRC 19.115.060(2) RESPONSE: The existing building already meets the requirements for fagade modulation through the use of main entry tower elements that project out from the main building wall. The new stucco wall treatment proposed will also Baysinger Partners Architecture 10 February 13, 2012 HA 11058B Seatac Village Federal Way Process 1 Narrative project out from the main building wall further adding fagade modulation; therefore, this criterion is met. (b) Landscape screening. Eight -foot -wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a.property line, some or all of the underlying buffer width required by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width requirement of this section. RESPONSE: No new landscaping is proposed; therefore, this criterion does not apply. (c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. RESPONSE: The existing building already meets the requirements for fagade modulation and does so through the use of main entry tower elements that project out from the main building wall creating arcades. The proposed work will also add canopies at the new tenant location increasing the amount of fagade modulation. The south fagade is approximately 276 feet in length and will provide a total of approximately 194.4 feet, or 70.43%, of modulation through the use of arcades and canopies. The total building modulation exceeds the minimum required length of 50% of the fagade; therefore, this criterion is met. IngwWraling ranbpylafebde Figure 8 - FWRC 19.115.060(2) (d) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. RESPONSE: There are no pedestrian plaza's proposed; therefore, this criterion does not apply. Baysinger Partners Architecture 11 February 13.2012 HA 11058B Seatac Village Federal Wolf Process 1 Narrative (3) Building articulation and scale. (a) Except for zero lot line townhouse development and attached dwelling units, building facades visible from rights -of -way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (3)(b) of this section. (b) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWRC 19.125.040(21) and subsection (3)(a) of this section: (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; (v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. RESPONSE: The existing building employs material variations (split -faced cmu, smooth face cmu and stucco), changes in colors, decorative masonry patterns between the smooth and split -faced cmu and architectural features (changes in wall plain, reveals and cornices) to achieve building articulation. The proposed work will continue these patterns through the use of changes in materials (new stucco), changes in wall plane (relief), cornices and changes in color; therefore, this criterion is met. (c) See FWRC 19.115 _090(3) for supplemental guidelines. RESPONSE: Narrative responses to 19.115.090 have been provided; please refer to the included section of this narrative. 19.115.070 Building and pedestrian orientation — All zoning districts. (1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and attached dwelling units. (a) Buildings should generally be oriented to rights -of -way, as more particularly described in FWRC 19.115.090. Features such as entries, lobbies, and display windows should be oriented to the right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. There are no new buildings or building additions proposed. Proposed storefront windows and main Baysinger Partners Architecture 12 February 13, 2012 HA 11058E Seatac Village Federal Way Process 1 Narrative entry door will be placed on the south (primary) facade which is oriented to the right-of-way; therefore, this criterion is met. (b) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. There are no new plazas or public open spaces proposed. The proposed main entry can not be located at a street corner due to the existing location of the building; therefore, this criterion does not apply. (c) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building, if applicable. RESPONSE: This criterion does not apply as the building associated with the proposed project is not located adjacent to a street. (d) Multiple buildings on the same site should incorporate public spaces (formal or informal). These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus -like development. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. There are no new public spaces included in this project; therefore, this criterion does not apply. 19.115.090 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: (3) City center core (CC-C) and city center frame (CC-F). (a) The city center core and frame contain transitional forms of development with surface parking areas. However, as new development or redevelopment occurs, the visual dominance of surface parking areas shall be eliminated or reduced. Therefore, parking shall be located behind building(s), with building(s) located between rights -of -way and the parking area(s), or in structured parking, and any parking located along a right-of- way is subject to the following criteria: (i) In the city center core, surface parking and driving areas may not occupy more than 25 percent of the project's linear frontage along principal pedestrian right(s)- of-way, as determined by the director. (ii) In the city center frame, surface parking and driving areas may not occupy more than 40 percent of the project's linear frontage along principal pedestrian right(s)- of-way, as determined by the director. (iii) A greater amount of parking and driving area than is specified in subsections (3)(a)(i) and (ii) of this section may be located along other rights -of -way; provided, that the parking is not the predominant use along such right-of-way, as determined by the director. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The project does not include new parking areas or alternations to existing parking; therefore, this criterion does not apply. Baysinger Partners Architecture 13 February 13, 2012 HA 11058B Seatac Village Federal W4 j Process 1 Narrative (b) Principal entrance facades shall front on, face, or be clearly recognizable from the right- of-way, and/or from the principal pedestrian right-of-way, as determined by the director, for projects exposed to more than one right-of-way. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. There are no new buildings or building additions proposed. The new tenant entry door included in this project will be located on the south (primary) fagade of the building. This fagade faces the right-of-way and is clearly recognizable; therefore, this criterion is met. (c) Building facades shall incorporate a combination of facade treatment options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale, design, and site context, and according to the following guidelines: (i) Principal facades containing a major entrance, or located along a right-of-way, or clearly visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian -oriented architectural treatments, including distinctive and prominent entrance features; transparent glass such as windows, doors, or window displays in and adjacent to major entrances; structural modulation where appropriate to break down building bulk and scale; modulated rooflines, forms, and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities. At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. Landscaping shall be used to define and highlight building entrances, plazas, windows, walkways, and open space, and may include container gardens, wall and window planters, hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop gardens. Landscaping should not block views to the building or across the site. Foundation landscaping may be used to enhance but not replace architectural treatments. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The building already includes a variety of pedestrian -oriented architectural treatments including distinctive and prominent entry features which include varied rooflines, types and heights and create pedestrian arcades. The building also has ample areas of transparent glass and architectural articulation. The proposed project will serve to increase all of these by adding new storefront glazing and an entry door, new canopies and a new stucco wall treatment which is offset from the existing fagade plan and will rise above the main building parapet. This criterion is therefore met as the existing building meets this criterion and the proposed project will only increase the amount of fagade treatments. Additionally, this principal building fagade, while visible from the right-of-way, is not located along a right-of-way; therefore a minimum of 40% glazing is not required. (ii) Secondary facades not containing a major building entrance, or located along a right-of-way, or clearly visible from a right-of-way or public sidewalk, may incorporate facade treatments that are less pedestrian -oriented than in subsection (3)(c)(i) of this section, such as a combination of structural modulation, architectural articulation, and foundation landscaping. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. Secondary facades are not greatly affected by this project with changes limited to repainting of the Baysinger Partners Architecture 14 February 13, 2012 HA 11058B Seatac Village Federal Way Process 1 Narrative west fagade, approximately 13 lineal feet of new raised parapet wall (at the east corner) and a new exit door on the north fagade. The west fagade already contains architectural articulation through score lines which will be accented with the new paint scheme. This fagade also has ample existing foundation landscaping. This criterion is therefore met. (iii) Principal facades of single -story buildings with more than 16,000 square feet of gross ground floor area shall emphasize facade treatments that reduce the overall appearance of bulk and achieve a human scale. This may be accomplished through such design techniques as a series of distinctive entrance modules or "storefronts" framed by projecting, offset rooflines, and/or a major pedestrian plaza adjacent to the entrance. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The existing building already includes several distinctive entrance modules characterized by an entry tower feature than projects out from the main facade creating entry arcades and whose rooflines rise above the main building parapet. Ample storefront glazing is provided at these locations for views into the tenant spaces. The proposed project will add a new entry module to the building and will be characterized by a roofline that rises above the main parapet wall and is accented by a decorative cornice. The face of this new stucco wall will project out from the plane of the main building wall and include ample storefront glazing and canopies. This criterion is therefore met as the existing building already includes distinctive entry modules and the proposed project will add a new module. (d) Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas, and any pedestrian plazas and public space to primary building entrances. Where a use fronts more than one right-of-way, pedestrian access shall be provided from both rights -of -way, or from the right-of-way nearest to the principal building entrance. Multiple -tenant complexes shall provide pedestrian walkways connecting all major business entrances on the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. Principal cross -site pedestrian pathways shall have a minimum clear width of six feet in the city center frame, and a minimum clear width of eight feet in the city center core, and shall be protected from abutting parking and vehicular circulation areas with landscaping. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The center has existing pedestrian pathways and the proposed project will not alter these or create new pathways; therefore, this criterion is met. (e) Drive -through facilities and stacking lanes shall not be located along, or in conjunction with, a building facade that faces or is clearly visible from a right-of-way, public sidewalk, or pedestrian plaza. Such facilities shall be located along other, secondary facades, as determined by the director, and shall meet the separation, screening, and design standards listed in FWRC 19.115.050(7)(b)(ii), (iii), and (iv). RESPONSE: This criterion does not apply as there are no proposed drive -through facilities associated with this project. Baysinger Partners Architecture 15 February 13, 2012 HA 11058E Seatac Village Federal Wog, Process 1 Narrative (f) Above -grade parking structures with a ground level facade visible from a right-of-way shall incorporate any combination of the following elements at the ground level: (i) Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or (ii) A 15-foot-wide strip of Type III landscaping along the base of the facade; or (iii) A decorative grille or screen that conceals interior parking areas from the right-of- way. (g) Facades of parking structures shall be articulated above the ground level pursuant to FWRC 19.115.060(3)(a). RESPONSE: These criteria do not apply as there are no proposed parking structures associated with this project. (h) When curtain wall glass and steel systems are used to enclose a building, the glazing panels shall be transparent on 50 percent of the ground floor facade fronting a right-of- way or pedestrian area. RESPONSE: The total approximately length of the south fagade, which faces on a pedestrian walkway, is 276-feet. The two existing tenant spaces have storefront glazing totaling approximately 128.66 feet. The proposed project will add approximately 37.98 feet of new glazing. The total glazing will be approximately 166.64 feet or 60.37% of the fagade. The total glazing of this fagade will exceed the minimum required 500/o of the ground floor fagade fronting on a pedestrian area; therefore, this criterion is met. (i) Chain -link fences shall not be allowed. Barbed or razor wire shall not be used. RESPONSE: This criterion does not apply as there are no fences associated with the proposed project. Chapter 19.125 OUTDOORS, YARDS, AND LANDSCAPING Article I. Landscaping 19.125.010 Purpose. The purpose of this article is to: (1) Provide minimum standards for landscaping in order to maintain and protect property values and to enhance the general appearance of the city. (2) Encourage creative landscaping designs that utilize native vegetative species, drought - tolerant species, and retain natural vegetation, in order to reduce the impact of development on the water resources of the city. (3) Respond to state -level mandates for action in such areas as water conservation, energy conservation, enhancement of water quality, and improvement of air quality. (4) Reflect current city planning goals, urban design standards, and ecological awareness. (5) Provide an appropriate amount and quality of landscaping related to all land use in the city. (6) Establish a minimum level of regulation that reflects the purposes of this title. (7) Provide for design flexibility. (8) Retain stands of trees and mature vegetation, a valuable natural resource of the community. (9) Recognize the unique qualities embodied in public facilities by providing for a reasonable degree of flexibility in structure while protecting adjacent uses. (10) Encourage low -impact techniques including the use of native or drought -tolerant plants. Baysinger Partners Architecture 16 February 13, 2012 HA 11058B Seatac Village Federal Way Process 1 Narrative 19.125.020 Applicability. This article shall apply to all development applications in the city, with the exception of individual single-family residential lots which shall only comply with the applicable requirements of FWRC 19.120.130 for tree and vegetation preservation. 19.125.030 Landscape plan approval. (1) No permit shall be issued to erect, construct or undertake any development project without prior approval of a landscape plan by the department of community development. (2) Required landscape plans for all projects shall be prepared by a Washington State licensed landscape architect. RESPONSE. The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The proposed work does not include changes to the existing landscape or include new landscape areas; therefore, this criterion does not apply. Article III. Yard Requirements 19.125.152 Scope of article. This article establishes what structures, improvements and activities may be in or take place in required yards as established for each use in each zone by this title. (Ord. No. 08-585, § 3(Exh. A), 11-4-08. Code 2001 § 22-1131.) 19.125.156 Exceptions and limitations in some zones. This title contains specific regulations regarding what may be in or take place in required yards in certain instances. Where applicable, those specific regulations replace any inconsistent provisions of this article. 19.125.160 Structures and improvements. No improvement or structure may be in a required yard except as follows: RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The proposed work will not be within a required yard; therefore, this criterion does not apply. Chapter 19.130 OFF-STREET PARKING Article III. Location of Parking Areas 19.130.110 Generally. 19.130.120 Shared facilities. 19.130.140 Required setback yards. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The proposed work does not include changes to the locations of the existing parking or include new parking areas; therefore, this criterion does not apply. Article IV. Parking Area Design RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The proposed work does not Baysinger Partners Architecture 17 February 13, 2012 HA 11058B Seatac Village Federal W.1, Process i Narrative include changes to existing parking areas or new parking areas; therefore, this criterion does not apply. Article VI. Yard Requirements 19.130.240 Driveways and parking areas. RESPONSE: The proposed project is for minor exterior modifications to an existing building within an existing commercial center. The proposed work does not include changes to existing driveways and parking areas or new driveways and parking areas; therefore, this criterion does not apply. Chapter 19.225 CITY CENTER CORE (CC-C) 19.225.020 Retail use. The following uses shall be permitted in the city center core (CC-C) zone subject to the regulations and notes set forth in this section: RESPONSE: The proposed project is for minor exterior modifications to an existing retail building within an existing commercial center. The proposed changes include a new entry door and storefront, rear exit door, canopies and a new stucco wall and parapet detail. These changes will not move the building or development out of compliance with any of the zoning regulations of this chapter; therefore, these criteria are met. Baysinger Partners Architecture i8 February 13.2012 SW6126 NAVAJO WHITE 1 SW6128 BLONDE I I SW6102 PORTABELLO SOUTH BUILDING ELEVATION 20 SCALE: 1/16"=1'-0' R AiIENAYE �1 1 TYP. 7YP- PaR P T-o' xa'-1n• F.O. EXISTING PARAPET 0 } O O 6 8A�CA T 5 x a , - - - - - - - O'_O'� T.O. SLAB 5 WEST ELEVATION 20 1/a.r-r ascALHE C7].TtP. fs).TYv. D' a' 6 Ll I j 0 F-1 n 91 DEMO OPENING, TYP O 6 b I _�� I f_ I I I x l I I I x l DEMO/EXISTING EAST ELEVATION - a 0• 6' 4 EXISTING WEST ELEVATION o' a r' e v. P�AxAaEi � A50 24'- 4 y T,O, E10S11NG PARAPE10T 7' 1 T.O. OPENING* 10'-O' o D'-D"* a 2 4 T.O. SLAB 2 SOUTH ELEVATION 1/B•=I'-o- 20 � a w 0' 4' B. GLAZING NOTES ® COLOR NOTES: 1. STOREFRONT TO BE THERMALLY BROKEN 1. P-1 - SW6126 NAVAJO WHITE ALUMINUM. KAWNEER 451T OR APPROVED 2. P-2 - SW6104 KAFFEE EQUAL 3. P-3 - SW6128 BLONDE 2. NEW GLAZING IN NEW STOREFRONT TO 4. P-4 - SW6102 PORTABELLO HAVE A U-VALUE NOT TO EXCEED Q35 AND AN SHGC VALUE NOT TO EXCEED 0.4, (1" INSULATED UNIT WITH 1/4" CLR 1 1/2" AIR ®CODED NOTES: SPACE I/4• PPG SOLARBAN 60 OR APPROVED 1. EXISTING SPLIT FACE 8" CMU EQUAL) 3. NEW GLAZING IN DOOR TO HAVE A 2. 7/8" STUCCO U-VALUE NOT TO EXCEED 0.8 AND AN SHGC 3. EXISTING 12' CMU NOT TO EXCEED 0.4 4. STOREFRONT WINDOWS TO BE 4, ALUMINUM M STOREFRONT WEATHERSTRIPPED AND SEALED FOR A MAXIMUM 5. HM DOOR AIR LEAKAGE RATE OF 0.3 CUBIC FEET PER 6. EXISTING DOOR MINUTE PER SQUARE FOOT OF FENESTRATION 1• AWNING, EYEBROW AREA (OEESC 502.4.2) 9. 9. 10. 11. t2. 13. STUCCO OVER BUILT OUT SHAPE, SEE A311 CONCRETE BASE SM CORNICE CAP STUCCO ACCENT BAND . REUSEX S shM LIGHT I% PAINT FINISH NOTES 1. STEEL EXPOSED TO WEATHER TO BE GALVANIZED AND PAINTED WITH 2 COATS D.T.M. 14. STU L, ACRYLIC SEMI -GLOSS ZINC PRIME FIELD WELDS. 15 .9 STU L'CE'1 C PAINTED BOTTOM OF METAL AWING DECK TO BE PAINTED WITH 2 COATS D.T.M. ACRYLIC 15. -el- PLATE WITH ROD ATTACHMENT TOP OF DECK PREFINISHED BY SEEM 17. EXISTING METAL PARAPET CAP, PAINT . 3. STUCCO TO BE INTEGRAL COLOR. 18. NOT USED n DOOR F E B 16 L04 2 4. EXPOSED FLASHING TO BE FIELD PAINTED 20. IGNAGE AREA OVER GALVANIZED METAL 2 COATS DTM ACRYLIC, SEMIGLOSS, UNLESS PREFINISHED COLOR IS APPROVED PANELCITY 5- EXISTING METAL PANEL TO BE CLEANED, OF �� PRIMED AND PAINTED WITH KYNAR AQUATIC. FOLLOW MANUFACTURES RECOMMENDATIONS. 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In whole. or I , n part for any otherprojen withoutr t 6 :♦. i Wysinger Partners Architecture PC. �'" U E 0 U` / R E ' I S E D" 0 1 , ORIGHNAL 1 RAWN , Vt CHECKED MA x 5 SOUTH BUILDIN-G ELEVATION IN A-110AME n I N 3 1 2 1 TYP. 3 TYP. -- - ---- 0 0 3 2 3 2 5 A501 11 C5WEST ELEVATION 4 20" SCALE: 1/8 ID: a -el 1 TYP. 3 TYP. 0 0 0 0 J most%= EXISTING WEST11, ELEVATION.... SCALE: 1/8" =1 0-0" j20y ID: a -el I SOUTH ELEVATION IT 1/8 SCALE. I a -el 27P-61P T.O. PARAPET 241-1 0�6 T.O. EXISTING PARAPET V T.O. OPENING 10, 0 9_0#9 T.O. SLAB %Mf7 Of 41 8 t 2 7 0 T.O. PARAPET44P- 241-10 " T.O. EXISTING PARAPET# 0 T PEW''. 11, �r .O. ONING 14 4 10 #-of$ T L T.O. SLAB GLAZING NOTES COLOR NOTES: 1 STOREFRONT TO BE THERMALLY BR,OKEN 1. P-1 SW6126 NAVAJO WHITE' ALUMINUM. KAWNEER 451T OR APPROVED 2. P-2 SW6104 KAFFEE EQUAL 3. P-3 SW6128 BLONDE 2. NEW GLAZING IN NEW STOREFRONT TO 4. P-4 SW6102 PORTABELLO HAVE A U--VALUE NOT TO EXCEED 0.35 AND AN SHGC VALUE NOT TO EXCEED 0.4. {1" INSULATED UNIT WITH 1/499 CLR 1 1/219 AIR CODED NOTES: SPACE 1/4" PPG SOLARBAN 60 OR APPROVED 1. EXISTING SPLIT FACE 8" CMU EQUAL 3. NEW GLAZING IN DOOR TO HAVE A 2. 7/8" STU CCO U-VALUE NOT TO EXCEED 0.8 AND AN SHGC 12" CM NOT TO EXCEED 0.4 3. EXISTING U, 4. STOREFRONT WINDOWS TO BE 4. ALUMINUM STOREFRONT WEATHERSTRIPPED AND SEALED FOR A MAXIMUM 5. HM DOOR AIR LEAKAGE RATE OF 0.3 CUBIC FEET PER 6. EXISTING DOOR MINUTE PER SQUARE FOOT OF FENESTRATION 7. AWNING, EYEBROW AREA. (OEESC 502.4.2) 8. STUCCO OVER BUILT OUT SHAPE, SEE A311 9. 0. CONCRETE BASE SM CORNICE CAP PAINT FINISH NOTES11.1 STUCCO ACCENT BAND 12. REUSE EXISTING LIGHT FIXTURE 1. STEEL EXPOSED TO WEATHER TO BE 13. LIGHT FIXTURES, SEE ELECTRICAL AND RCP GALVANIZED AND PAINTED WITH 2 COATS D.T.M. 14. STUCCO REVEAL, SEE 9/A501 ACRYLIC SEMI -GLOSS. ZINC PRIME FIELD WELDS. 15. STUCCO CJ, SEE 1 0A&1 OB/A501. 2. BOTTOM OF METAL AWING DECK TO BE PAINTED WITH 2 COATS D.T.M. ACRYLIC 16. PLATE WITH ROD ATTACHMENT SEMI -GLOSS. TOP OF DECK PI FINISHED BY 17. EXISTING METAL PARAPET CAP, PAINT- AEPSPAN. 18. NOT USED 3. STUCCO CO TO BE INTEGRAL LO 19. ENTRANCE DOORR. 4. EXPOSED FLASHING TO BE FIELD PAINTED 20. SIGNAGE AREA OVER GALVANIZED METAL. 2 COATS DTM ACRYLIC, SEMIGLOSS, UNLESS PREFINISHED COLOR IS APPROVED EQUAL. .5. EXISTING METAL PANEL TO BE CLEANED, PRIMED AND PAINTED WITH KYNAR AQUATIC. FOLLOW MANUFACTURES RECOMMENDATIONS. 2641 REGISTERED ARCHITECT H T I - E TE R C ED T R S y R JERY . 133AYSINGER S T TATE OF WASHINGTON 0 2012 Baysinger Partners Architecture PC This document, and the ideas and designs incorporated herein is an Instrument of service of Baysinger Partners Architecture PC. Baysinger Partners Architecture PC retains all low, statuatory and other reserved rights, including copyright thereto. This document shall not be used In whole or In part for any other project without the written authorization of Baysinger Partners Architecture PC. ISSUED/ REVISED DATE l A% Z01 DESIGN REVIEW