HomeMy WebLinkAboutPermit L99-0019 - SEGALE BUSINESS PARK BUILDING 982 - DESIGN REVIEWL99 -0019
SEGALE BUSINESS PARK
#982
18500 Southcenter Pkwy.
(DESIGN REVIEW)
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City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W Rants, Mayor
October 8, 1999
Steve Nelson
PO Box 88028
Tukwila, WA 98138
RE: Preliminary Review Comments
Segale Business Park Building 982 — D99 -0250
Dear Mr. Nelson:
The Tukwila Building Division and Planning Division have completed their review of the
application materials you submitted on July 16, 1999. The attached comments and/or corrections
must be addressed before we can recommend approval of your permit(s).
Please be aware that you will probably receive comments and/or corrections from other City
departments, as well. When you re- submit your corrected plans to the Permit Center for further
review, your re- submittal must respond to the comments of all City departments at the same time.
You will know when you have received the comments of all departments involved with your
project, when you receive a "Correction Letter" from the City's Permit Coordinator. The Permit
Center cannot accept your re- submittal until after you have received the Correction Letter
reflecting all departmental comments and /or corrections.
In the meantime, if you have questions regarding the attached Building Division comments and /or
corrections, please contact Bob Benedicto, Senior Plans Examiner, at (206)431 -3676 or the
attached Planning Division comments and/or corrections, please contact Carol Lumb, Associate
Planner, at (206)431 -3661. If you have other questions regarding the status of your permit
application, please contact the Permit Center at (206)431 -3670.
Sincerely
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Brenda Holt
Permit Coordinator
encl
Xc: Bob Benedicto, Senior Plans Examiner
Carol Lumb, Associate Planner
File No. D99 -0250
Phone: (206) 433 -1800 • City Hall Fax: (206) 433 -1833
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TUKWILA BUILDING DIVISION
Plan Review Comments
DATE: August 13, 1999
PROJECT: SEGALE BUSINESS PARK #982
PLAN CHECK: D99 -0250
PLAN REVIEWER: Bob Benedicto
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1. Submit a written fire and life safety emergency plan, which specifically g 7'
addresses the evacuation of persons with disabilities. Pursuant to Section 1104.1 L <.
exception, the building official and fire chief (prior to acceptance of this exception) in a
must approve this plan. UBC 1104.1, Exception. !—
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2. Van accessible parking: A 96 -inch wide adjacent access aisle is required at z E-
van accessible parking. The boundaries of said 96 -inch aisle should be identified D
instead of the detailed 60 -inch aisle. UBC 1107.2.2 0
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3. The noted fire alarm and smoke alarm system should include the requirement = w
for audible and visible signals upon system initiation. UBC 1105.4.9 F'
4. Second floor exiting requirements: Exception 1004.3.3.3.4 & 5 permits the v v_)`
corridor walls & ceilings to be of non -fire rated construction with unprotected
openings. Consequently, for exit access design purposes, hallways are considered z
intervening rooms. Conference room #219 will support an occupant load > 10.
Show compliance with Section 1004.2.2, exception 3.
City of Tukwila
John W Rants, Mayor
Department of Community Development Steve Lancaster, Director
PLANNING DIVISION COMMENTS
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DATE: August 13, 1999' , . w o
APPLICANT: Steve Nelson for Segale Business Park w ='.
RE: D99 -0250 Segale Office Building #982 co u
ADDRESS: . 18500 Southcenter Parkway w O
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Please review the following comments listed below and submit your revisions accordingly.
If you have any questions on the requested revision, Carol Lumb is the planner assigned to
the file and can be reached at 206 - 431 -3661.
1. The landscaping plan must be revised to include drought tolerant plantings (shrubs and
ground cover) in the area where the three plum trees are located, as required by the
BAR approved site and landscaping plan.
2. There are to be evergreen trees in the additional landscaping area landward of the
Honey Locust trees along the shoreline. The type of evergreen was to be determined at
a later date. This concept was also approved by the BAR at the public hearing on June
24, 1999. Please contact me to discuss the type of evergreen tree to be used. The
landscaping plan will also need to be revised to reflect the addition of the evergreen
trees.
c: \carol \general \d99- 0250.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665
Staff Report to the BAR L99 -0019
Segale Building 982
roof will be required to be screened or setback far enough that they are not
visible from Southcenter Parkway or from the river.
5. Miscellaneous Structures and Street Furniture:
A picnic table will be provided for staff use at the southeast corner of the
building. A monument sign at the front of the site must be moved when the
applicant dedicates 10 feet of right-of-way for future road widening. The
sign will submitted for BAR review and approval at a future time.
RECOMMENDATION
1. The staff recommends approval of the design. of Segale Building 982 with the
following conditions:
The landscaping plan must be revised to add drought tolerant landscaping
(shrubs and groundcover)_to supplement the three plum trees at the
landscaping bulb located at the southwest driveway entrance of the site.
b. Mechanical units on the'roof must be screened from view or setback so as
not to be visible from the street or from the Green River.
c. Plans for the sign must be submitted for BAR review and approval. The
sign also must be relocated outside of the 10 -foot area being dedicated to
the City for future widening of Southcenter Parkway.
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Short Subdivision Agenda
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O F D I S T R I B U T I O N
hereby declare that:
fl Notice of Application for
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flShoreline Management Permit
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StaffReportto the BAR
Segal& Building 982
L99 -0019
approximate size of the trees to be used will be 8 -10 inch caliper and
approximately 20 -25 feet tall. One of these will be placed in front of the portion
of the building front that is modulated outward to add visual interest.
Landscaping is required in the River and Low Impact Environments of the
shoreline. As a result, Honey Locust trees will be provided on the landward side
• of the levee, just outside the 30 -foot easement granted to King County for
maintenance ofthe levee. Native grass will be planted as a ground cover. This
area will not be irrigated, as there is concern about the impact of irrigation on the
stability of the levee. Fivetrees will be planted just outside the 30 -foot easement
area, as the code requires that the trees be spaced every 30 feet, on center, at a _
minimum These trees will match those planted at the warehouse site. Additional
landscaping, using evergreen trees, will be added landward of the Honey Locust.
trees. These additional trees are to provide screening of the site from the river.
A cyclone fence with slats currently exists along the southern edge of the
property, separating the site from the adjoining office and warehouse. The
dumpster will be screened with a cyclone fence and wood slats and with
landscaping on the west and east sides of the dumpster for additional screening.
Several types of lighting are provided on the site and discussed in more detail
under Criteria #4 below. The proposed lighting is shielded to avoid spillage onto
adjacent properties.
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;
B. Buildings should be to appropriate scale and in harmony with permanent
neighboring developments;
C. Building components such as windows, doors, eaves, and parapets should have good
proportion and relationship to one another. Building components and ancillary parts
shall be consistent with anticipated life of the structure;
D. Colors should be harmonious with bright or brilliant colors used only for accent;
E. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view;
F. Exterior lighting should be-part of the architectural concept. Fixtures,
standards, and all exposed accessories should be harmonious with building design;
G. Monotony of design in single or multiple building projects should be avoided.
Variety of detail, form and siting should be used to provide visual interest;
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
Notice of Decision
June 25, 1999
To: Applicant
Parties of Record
This notice is to confirm the decision reached by the Tukwila Board of Architectural Review
on Thursday, June 24, 1999. The Board of Architectural Review voted to approve the design of
a .16,800 square foot office building and the landscaping plan based on the findings and
conclusion in the staff report dated June 17, 1999.
This letter is issued pursuant to the Permit Application Types and Procedures, Tukwila
Municipal Code Zoning Chapter, (18.104.170) on the following project and permit approvals.
Project
File Number:
Associated Files:
Applicant:
Request:
Location:
SEPA Determination:
L99 -0019, Design Review Application
L99 -00020 (Shoreline Substantial Development Permit) & E99 -0009
(SEPA determination)
Steve Nelson for Segale Business Park
Construct a 16,800 sq. ft. office building within 200 feet of the shoreline.
The project is subject to design review.
18500 Southcenter Parkway
DNS
Project materials including the application, any staff reports, and other studies related to the
permits are available for inspection at:
Tukwila Department of Community Development;
6300 Southcenter Boulevard., Suite 100; Tukwila, WA 98188
Monday through Friday; 8:30 a.m. -5:00 p.m.
The planner managing the project is Carol Lumb, who may be contacted at 431 -3661 for
further information.
This decision may be appealed to the Tukwila City Council pursuant to TMC 18.104.010 E. by
filing a Notice of Appeal within 21 calendar days from the date of the issuance of this Notice
of Decision (TMC 18.116.010). Information on the content of the Notice of Appeal may be
obtained from the Department of Community Development at the address noted above.
c: \carol \Segale - office \notdec.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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City of Tukwila
John W. Rants, Mayor
Department of Community Development .Steve Lancaster, Director
BILL ARTHUR, CHAIRMAN, KATHRYN STETSON, VICE CHAIRMAN, DAVID LIVERMORE,
GEORGE MAUNA, VERN MERYHEW, HENRY MARVIN, KIRSTINE WHISLER
THURSDAY, June 24, 1999
Tukwila City Hall
Council Chambers
PLANNING COMMISSION/WORKSESSION
AGENDA
WORKSESSION 6:00 p.m.
CASE NUMBER: L99 -0011
Deliberation on Sign Code Amendments
PUBLIC HEARING 7:00 P.M.
CALL TO ORDER
A1'1'ENDANCE
III. ADOPTION OF THE MINUTES - 4/22/99 and 5/27/99
PLANNING COMMISSION REVIEW
IV.
CASE NUMBER: L99 -0036 (Special Permission - Parking)
APPLICANT: King County, Facilities Management Division
REQUEST: Determine the number of parking spaces required for North Wind Weir Park
LOCATION: 11013 West Marginal Place South
BOARD OF ARCHITECTURAL REVIEW
V. • CASE NUMBER: L99 -0019
APPLICANT: Steve Nelson, for Segale Business Park
REQUEST: To approve the design and landscaping plan for a 16,800 square foot office
building, a portion of which is located in the shoreline of the Green River.
LOCATION: 18500 Southcenter Parkway
VI. DIRECTOR'S REPORT
VII. ADJOURN
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Shoreline Management Act
Permit Data Sheet and Transmittal Letter
From: City of Tukwila
Department of Community Development
6300 Southcenter Blvd. Suite 100
Seattle, WA 98188
Date of Transmittal: 6 -18 -99
Type of Permit: Substantial Development
Local Government Decision: Approval
Applicant Information:
Name: LaPianta Limited Partnership
dba Segale Business Park
Address P. 0. Box 88028
Tukwila, WA 98138
Is the applicant the property owner? Yes
RzcEiveD
•
JUN 2 2 1999
To: Department of Eco1g4QMMUN ,,,,Y
NW Regional Offic VELOp ENT
3190 160th Avenue S.E.
Bellevue, WA 98008 -5452
Date of Receipt:
Applicant's Representative:
Name: Steve Nelson (206) 575 -2000
Location of the property:
18500 Southcenter Parkway, Tukwila; SW 1/4 35 -23 -04
Water Body Name:
Green River
Shoreline of Statewide Significance:
Yes
Environment Designation:
Urban
RECEIVED
JUN 21 1999
DEPT OF ECOLOGY
Description of Project:
Construct a 16,800 square foot office building a small portion of which falls within 200 feet of
the shoreline.
Notice of Application Date: April 14, 1999
Final Decision Date: June 17, 1999
Carol Lumb, Associate Planner, City of Tukwila
Phone Number: (206) 431 -3661
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Shore,Ine Management Act of 1971
-,:.-71PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT-:
,--:,
File Number: L99-0020
Status:-APPROVED
Applied: 03112/1999
Approved: 06/17/1999
Expiration:-__06416/2001
Pursuant•to RCW 90-58, a permit is hereby granted to: SEGALE BUSINESS PARK'
to undertake the following•development:
SHORELINE PERMIT FOR 16,300 SQ.FT. OFFICE BLDG
upo47.the following
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Address 18500 .s0uNt7:77,
- --- Parcel -No-:-- 352304,4116';'
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7-- TT- 7: THE PROPOSED PROJECT WILL iBE, WITH:LN THE •:AREA-10F THE -GREEN RIVER-.- ..---__-.-..
'--' -------- AN( - 1.TASSOCIATED WETLANDS , WHICH' 1•.S:!-. A SHORELINE OF-:,STATEWIDE -----7- ---
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'.---- -----,.- -SIGNIFICANCE AND IS"DESIGNATEDiAS AN URBAN ENVIRONMENT.
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__, The:folloyiThgjiliaster,p'rograM_:prcivisionare_appTicable'tb4th'tS4development:.
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----CreVeToilment-purstiarit tb-th"i.s,permit shalli-be-l-taidertakenputz.0 nt t the
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Thjs . permit ts:granted pursuant to,,thaL5b.ofreAing Managerent Act.ot 1971 an
nothing in thispermit shall excuse,sthepppeaht. from coniplianca;iwith any
other Feder41',:„State or local statute-s=,-7-o'rdinances or- regulatidns
applicable to'this 'project, but not,i'ncon'si-Steiit'With:the- Shoreline
Management- r Act-2Cuhapte 90.58 RCW).', : ':,.. N,'•-: .: -. .- "
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This permit:may be resCAnded pursuant toRCW,0,90758-.1408) inthe event the
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permittee fails to,.cemplv with the terms or conditions hereof
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CONSTRUCTION :PURSUANT TO THIPERMITWILL NOT BEG'INOR,'::.I5 NOT AUTHORIZED
UNTIL TWENTY-0NE(21_) DAYS FROMHTHE_DATE OF FILING WITK,THE DEPARTMENT OF
ECOLOGY AS DEFINEDz,IN RCW 90.-58I400,AND WAC 173,-.1090, OR UNTIL ALL
REVIEW PROCEEDING5kINITIATEDWITHIN TWENTY-ONE (72T)7DAYS FROM THE DATE OF
-- SUCH FILING HAVE TERKINATED; EXCEPT"AS PROVIDEQ:IM RCW 90.58.140(5)(a-)Q0Jc).
'Date:....1JIAle. lir 199i
Steve Lancaster
Director, Planning Department
Construction or substantial progress toward construction must begin within
two year from date of issuance, per WAC 173-14-060.
A F F I D A V I T
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0 Notice of Public Hearing
fl Notice of Public Meeting
O Board of Adjustment Agenda
Packet
fl Board of Appeals Agenda
Packet
QPlanning Commission Agenda
Packet
O Short Subdivision Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
[]Notice of Application for
Shoreline Management Permit
0 Shoreline Management Permit
flDetermination of Non-
significance
Mitigated Determination of
Nonsignificance
ODetermination of Significance
and Scoping Notice
ONotice of Action
fl Official Notice
dOther 4x41/4'
Other 4j2a (q l
was mailed to each of the following
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City of Tukwila John W Rants, Mayor
Department of Community Development Steve Lancaster, Director
STAFF REPORT
TO THE PLANNING COMMISSION AND
BOARD OF ARCHITECTURAL REVIEW
HEARING DATE:
NOTIFICATION:
FILE NUMBER:
ASSOCIATED FILES:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
SEPA
DETERMINATION:
RECOMMENDATION:
Prepared June 17, 1999
June 24, 1999
Notice of Application posted and mailed to surrounding
properties April 7, 1999
Notice of Public Hearing published, mailed to surrounding
properties and posted on site June 10, 1999
L99 -0019
E99 -0009 Environmental File
L99 -0020 Shoreline Substantial Development Permit
Steve Nelson, for Segale Business Park
To approve the design of Segale Building 982, a 16,800
square foot, two -story wood framed, stucco finished office
building with associated parking. A small portion of the
building falls within the shoreline of the Green River.
18500 Southcenter Parkway
Heavy Industrial
Heavy Industrial
Determination of Nonsignificance
Approval
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Staff Report to the BAR L99 -0019
Segale Building 982
STAFF CONTACT: Carol Lumb, Associate Planner
ATTACHMENTS:
A. Site Plan
B. Building Elevations
C. Landscaping Plan
D. Lighting Plan
E. 1/25/99 Letter from Ken Large, Landscape Architect
F. Design Review Criteria Response
G. Shoreline Decision and Staff Report
H. SEPA Determination and Staff Report
I. Typical Cross Section of Shoreline
J. Color Board (to be provided at hearing)
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Staff Report to the BAR
Segale Building 982
Vicinity /Site Information
L99 -0019
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FINDINGS , z
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A. Project Description: , u) 0
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The applicant is proposing to construct a 16,800 square foot, two -story wood N u
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framed stucco office building with associated parking on a 2.2 -acre parcel. The 2
Green River borders the parcel on the east side and a small portion of the building 4a n
falls within the shoreline overlay district for the Green River. The applicant plans D.
to develop the front portion of the site, approximately 1.4 acres, and leave the rear. w
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portion of the site, approximately .80 acres, vacant for a future building and z x.
parking. z 0
Existing Development: 2 o'
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The site is currently developed with a one -story, 3,344 square foot office building. 01—:
This building will remain in use while the new office building is constructed and = v`
then will be demolished.
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The parcel is located on the Green River in an industrial park. The surrounding z
C. Surrounding Land Use:
area on the north and south is designated Heavy Industrial on the Comprehensive
Plan map and zoned Heavy Industrial. On the north is an asphalt plant, on the
south is a manufacturing company office and warehouse, on the west is
Southcenter Parkway and across the street low density residential development
zoned Tukwila Valley South, and on the east, the Green River. Across the river
are a City of Kent park and the Green River Trail. An Army Corps of Engineers
Section 205 levee runs the length of the parcel along the river.
D. Terrain:
The site is generally flat, with soils that are comprised of silty sands and gravels.
An Army Corps of Engineers' Section 205 levee forms the southeastern boundary
for the site.
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Staff Report to the BAR L99 -0019
Segale Building 982
E. Vegetation:
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Access is provided to the site via Southcenter Parkway. g 1
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BACKGROUND z
The site currently contains some vegetation in the form of landscaping of the
existing office building. No vegetation will be removed from the levee area, as no
construction is taking place near the levee. A landscaping plan has been provided
and will be discussed below.
I-0.
An EIS was prepared in 1974 prior to the construction of the original buildings in the z ~
Segale Business Park. In subsequent years, additional buildings have been added to the • 2 o
site. SEPA for this proposed building was issued on June 9, 1999. The Shoreline • (12 O
Substantial Development permit was issued on June 18, 1999 (see. Attachment G). One :o !
condition was applied to the Shoreline Permit, that the revised landscaping plan, dated = ▪ v:
3/12/99 be implemented in the Low Impact Environment. ▪ o.
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BOARD OF ARCHITECTURAL REVIEW CRITERIA o I
Design review is required for all projects in the Heavy Industrial zone that are located
within 200 feet of the Green River. In the following discussion, the BAR criteria are
shown below in bold, followed by staff's comments. The applicant's responses to the
BAR criteria are found in Attachment E.
1. Relationship of Structure to Site.
A. The site should be planned to accomplish a desirable transition with the
streetscape.
B. Parking and service areas should be located, designed and screened to
moderate the visual impact of large paved areas;
C. The height and scale of each building should be considered in relation to the site.
Response: The site is located in an industrial park on the Green River. The
height of the building, 29 feet, is less than the maximum height permitted within
the zoning district, 115 feet, as well as below the 35 -foot height limitation for
structures within the shoreline. The front and rear of the building facades have
c: \carol\Segale- Office\DR- rpt.doc
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Staff Report to the BAR L99 -0019
Segale Building 982
been modulated, with a portion of the wall extending out eleven feet. The rear of
the building faces the Green River levee. The front entrance is on the south side
of the building. Attachment H "Typical Cross Section of the Shoreline"
illustrates the location of the existing grade on the site and the location of the
finished grade.
Twelve and one -half feet of landscaping are required by the Heavy Industrial
district. The landscaping plan shows more than the required 12.5 feet immediately
in front of the new office building as the landscaping and grass will be placed in
the area currently occupied by the existing office building once that building is
demolished. The landscaped area is generally 75 feet by 155 feet. A large area of
grass will be planted, in addition to over 12.5 feet of formal landscaping.
Landscaping will also be planted around the building. An existing area of
landscaping is located at the southwest comer of the site where there are three
plum trees planted at the site's southern entrance. The trees are surrounded by
aggregate rock. The applicant will be required to replace the aggregate rock in
this area with drought tolerant ground cover and shrubs to provide a more uniform
landscaped appearance.
Sidewalks have been provided around the office building to provide safe
pedestrian access to the building.
2. Relationship of structure and site to adjoining area.
A. Harmony on texture, lines and masses is encouraged;
B. Appropriate landscape transition to adjoining properties should be provided;
C. Public buildings and structures should be consistent with established
neighborhood character;
D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in
terms of safety, efficiency and convenience should be encouraged.
Response: Consistent building elements have been used throughout the site. The
proposed building is similar to other buildings in the Industrial Park. The
proposed building will be a two -story, wood framed office with stucco exterior.
A portico with concrete columns on the south side of the building defines the
building entrance.
The circulation pattern on -site has been designed to provide safe movements for
pedestrians entering the building as sidewalks surround the building. Vehicles
may enter either on the north or south side of the building and circulate around the
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Staff Report to the BAR L99 -0019
Segale Building 982
back of the building. Handicapped parking stalls have been provided. The stalls Z
in the southeast corner of the parking lot next to the dumpster must be moved . _ 1-
closer to the building. F- w
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The SEPA determination notes that ten feet of right -of -way must be dedicated at 0 o
the front for the future road widening of Southcenter Parkway. Dedication of this ` co w
ten feet will not affect building setbacks. Frontal improvements of curb, gutter -I1-
and sidewalk on Southcenter Parkway will be constructed at a future time as part U) w 0
of a larger road improvement project on Southcenter Parkway. 2
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3. Landscaping and Site Treatment. i
A. Where existing topographic patterns contribute to the beauty and utility of a ? 1-
development, they should be recognized, preserved and enhanced; Z O
B. Grades of walks, parking spaces, terraces and other paved areas should promote LLI ul
safety and provide an inviting and stable appearance; > p"
C. Landscape treatment should enhance architectural features, strengthen vistas and 0 N`,
important axis, and provide shade; 0 H-
D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, Ill w
mitigating steps should be taken; f' FU--"
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E. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged; id
F. Screening of service yards, and other places which tend to be unsightly should be im. _:
accomplished by use of walls, fencing, planting or combination; Z 1—
G. In areas where general planting will not prosper, other materials such as fences,
walls and pavings of wood, brick, stone or gravel may be used;
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.
Response: The landscaping plan, Attachment C, illustrates the proposed
landscaping for the site. The Heavy Industrial zone requires 12.5 feet of
landscaping at the front of the site. No other landscaping is required by the zone
except for landscape islands in the parking areas. The applicant has added
landscaping around the entire building and sidewalks provide safe access to the
building. Landscaping is also provided at each end of the parking areas.
As discussed under Criteria #1 above, additional landscaping will be required to
replace the aggregate rock in the landscape bulb at the south entrance to the site.
These plants will be drought- tolerant. One of the landscaping elements that is
noted on the landscaping plan is the use of Pinus Nigra, Austrian Black Pine. The
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Staff Report to the BAR L99 -0019
Segale Building 982
approximate size of the trees to be used will be 8 -10 inch caliper and
approximately 20 -25 feet tall. One of these will be placed in front of the portion
of the building front that is modulated outward to add visual interest.
Landscaping is required in the River and Low Impact Environments of the
shoreline. As a result, Honey Locust trees will be provided on the landward side
• of the levee, just outside the 30 -foot easement granted to King County for
maintenance of the levee. Native grass will be planted as a ground cover. This
area will not be irrigated, as there is concern about the impact of irrigation on the
stability of the levee. Five trees will be planted just outside the 30 -foot easement
area, as the code requires that the trees be spaced every 30 feet, on center, at a
minimum. These trees will match those planted at the warehouse site. Additional
landscaping, using evergreen trees, will be added landward of the Honey Locust
trees. These additional trees are to provide screening of the site from the river.
A cyclone fence with slats currently exists along the southern edge of the
property, separating the site from the adjoining office and warehouse. The
dumpster will be screened with a cyclone fence and wood slats and with
landscaping on the west and east sides of the dumpster for additional screening.
Several types of lighting are provided on the site and discussed in more detail
under Criteria #4 below. The proposed lighting is shielded to avoid spillage onto
adjacent properties.
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;
B. Buildings should be to appropriate scale and in harmony with permanent
neighboring developments;
C. Building components such as windows, doors, eaves, and parapets should have good
proportion and relationship to one another. Building components and ancillary parts
shall be consistent with anticipated life of the structure;
D. Colors should be harmonious with bright or brilliant colors used only for accent;
E. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view;
F. Exterior lighting should be part of the architectural concept. Fixtures,
standards, and all exposed accessories should be harmonious with building design;
G. Monotony of design in single or multiple building projects should be avoided.
Variety of detail, form and siting should be used to provide visual interest;
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Staff Report to the BAR L99 -0019
Segale Building 982
Response: The scale of the proposed building is similar to other office
buildings in the Industrial Park. The architectural style is wood frame with stucco
exterior, portico with concrete columns used as an entrance to the building on the
south side of the building. The main color of the building is "Lulled Beige" with
the portico columns a "buff" color of CMU. The coping at the roofline of the
building will be dark brown, with the windows tinted bronze.
The lighting plan is found on Attachment D. Two different types of lighting are
proposed for the site. Lighting in the parking lot will be provided using a pole
mounted light fixture, with the light directed down toward the parking area. This is
illustrated as Fixture Type A, found on Attachment D -1. The lighting mounted on the
building is illustrated as Fixture Type B, found on Attachment D -2.
TMC 18.50.080 requires that rooftop mechanical equipment be setback at least 10
feet from the edge of the roof and not exceed 20 feet in height. It is not clear from
the submittal how far back the mechanical units are located. The mechanical
equipment will be recessed 3 1/2 feet (see building elevations), which will help
screen the units from view. The applicant will be required to either setback the
units so that they cannot be seen from Southcenter Parkway and the river or
screen them from view.
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;
B. Lighting in connection with miscellaneous structures and street furniture should meet
the guidelines applicable to site, landscape and buildings.
Response: A picnic table will be provided for office employee use at the rear of
the building at the northeastern corner.
A monument sign for the existing building is located approximately six feet from
the property line. The sign will need to be moved when the 10 feet of right -of-
way are dedicated to the City for the future widening of Southcenter Parkway.
The applicant must also submit the sign for BAR review and approval. This will
be submitted at a future date.
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Staff Report to the BAR
Segale Building 982
CONCLUSIONS
1. Relationship of Structure to Site:
L99 -0019
The eastern side of the site is located along the Green River. The building
facades in the front and rear have been modulated to push out a twenty -five
foot section eleven feet. The site is flat and the building will be within the
height limitation of the shoreline environment.
2. Relationship of Structure and Site to Adjoining Area:
The site is located in an area zoned for heavy industrial use. Other
structures in the area are similar in character and building materials. The
proposed office facility fits the character of the area.
3. Landscape and Site Treatment:
The landscape plan provides more than the required landscaping at the front
of the site as well as landscaping around the office building. Landscaping is
provided at the southeastern corner of the parking area to screen the
dumpster. In addition, landscaping is provided in the Low Impact
Environment, as required by TMC 18.44.140. Honey locust trees and native
grass will be planted in the areas adjacent to the river, as noted on the
landscaping plan. The lighting standards and fixtures appear to be
compatible with the building and adjacent area and complement the building
design.
Additional landscaping will be required at the southwest comer to replace
aggregate rock around three existing plum trees with landscaping similar to
that provided at the front of the building..
4. Building Design:
The building design is typical of office building in the industrial park, wood
frame structure with stucco exterior. Visual interest has been added through
the use of the portico entrance, and the different texture used in the portico
columns. Lighting is provided in the parking lot and on the building itself as
illustrated on the Illumination Plan (Attachment F). The color scheme is
harmonious with no brilliant or garish colors used. Mechanical units on the
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Staff Report to the BAR L99 -0019
Segale Building 982
roof will be required to be screened or setback far enough that they are not
visible from Southcenter Parkway or from the river.
5. Miscellaneous Structures and Street Furniture:
A picnic table will be provided for staff use at the southeast corner of the
building. A monument sign at the front of the site must be moved when the
applicant dedicates 10 feet of right -of -way for future road widening. The
sign will submitted for BAR review and approval at a future time.
RECOMMENDATION
1. The staff recommends approval of the design of Segale Building 982 with the
following conditions:
a. The landscaping plan must be revised to add drought tolerant landscaping
(shrubs and groundcover) to supplement the three plum trees at the
landscaping bulb located at the southwest driveway entrance of the site.
b. Mechanical units on the'roof must be screened from view or setback so as
not to be visible from the street or from the Green River.
c.. Plans for the sign must be submitted for BAR review and approval. The
sign also must be relocated outside of the 10 -foot area being dedicated to
the City for future widening of' Southcenter Parkway.
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City of Tukwila
John W Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Steve Lancaster, Director
FM: Carol Lumb, Associate Planner
RE: Shoreline Permit: L99 -0020, Segale Business Park Building 982 Office Building
Date: June 17, 1999
1. PROJECT DESCRIPTION:
The project involves the construction of a 16,800 square foot two -story office building on a
2.2 -acre site. A small portion of the building and parking lot lies within Tukwila's
Shoreline Overlay District as the site abuts the Green River, a shoreline of the State.
Construction will occur on the front portion of the site (1.4 acres) with the rear 34,765
square feet or .80 acres left for future development. The vacant area will continue to be
used to stockpile gravel. Attachment A is a copy of the site plan; Attachment B is a copy
of the landscaping plan. A 3,344 square foot single story office building currently exists
on the site; this building will be demolished after the new building is completed.
2. POLICIES OF THE SMA/SMP:
The site is within the jurisdiction of the Tukwila Shoreline Management Program (SMP).
This program was adopted in June, 1974 and amended March 16, 1982. The City's SMP
was reviewed and approved by the State Department of Ecology as being consistent with
the State Shoreline Management Act, adopted in 1971. The City's Shoreline Master Plan
establishes three management zones adjacent to the Green/Duwamish River:
River Zone: An impact buffer area which provides for resource protection, flood
control maintenance, pollution control and landscape enhancement. This zone
includes the first 40 feet from the mean high water mark.
Low Impact Zone: A transition area intended to minimize physical and visual
impact on the river zone while accommodating shoreline development. This zone
includes the second 60 feet from the mean high water mark. •
High Impact Zone: An area to provide for more intensive use of the shoreline
resource. This zone includes the area from 100 feet to 200 feet from the mean high
water mark.
ATTACHMENT G
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665
, —.. ,.+.r i«CMS,a v.,etvveio `ymo:t+r v,
Shoreline Management Act of 1971
PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT
File Number: L99 -0020
Status: APPROVED
Applied: 03/12/1°,99
Approved: 06/17/1999
Expiration: 06/16/2001
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1 5t is t 'Er^ ':I fEa:rte' PARK
Pursuant to RCW a(.r..>' :� permit t i hereby granted to: �_��ALE Bj�.� r,��_+ r.r•.F, Z
co undertake the following development: ce�
SHORELINE PERMIT FOR 16,300 Sc . FT. OFFICE BLDG 6
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upon the following property-E7
Address: • .18500 SOUTHCEN:TERPY
Parcel No: 352304 -9126
Sec /Twn /Rnge:
THE PROPOSED PROJECT WILL. BE. WITHIN THE AREA OF THE GREEN RIVER
AND ITS ASSOCIATED WETLANDS, WHICH IS A SHORELINE OF S T A T PW7DE
SIGNIFICANCE AND IS DESIGNATED-AS AN URBAN ENVIRONMENT.
The following master program provisions are applicable- to this development:
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Development - 'pursuant to this permit _hall be undertaken pursuant to the �P
attached terms and conditions. O
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This permit is granted pursuant to the Shoreline Management Act of 1971 an
nothing in. this permit shall excuse the applicant from con)p 1 iance with anv
other Federal, State or '.goal statutes, ordinances or regulations
applicable to this project, but not inconsistent with the 'Shoreline
Management Act (Chapter 90.51? RCW).
This permit may be rescinded pursuant to RCW 90.56.:40(8) in the given: the
perm i ttee fails to comply with the terms or coed . - ons hereof.
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CONSTRUCTION PURSUANT TO THIS PERMIT WILL NOT BEGIN •_lR 7S NOT AU T HORI_ =D
UNTIL TWENTY-ONE (21) 'DAYS FROM THE DATE OF FILING WITH THE DEPARTMENT OOF
ECOLOIGY AS DEFINED IN RCW 90.53.140(6) AND WAC 173 -14 -0.90. OR + N; I_ ALL
REVIEW PROCEEDINGS INITIATED WITHIN TWENTY -ONF ( _1) DA':S• FROM THE •D'"- T E OF
SUCH FTLING HAVE TERMINATED; E(1_._ T AS PROVIDED TN RCW
Steve L aricas,t�:
Director, Plann in+: Department
Construction or substantial progress toward construction must i:,°_,_ n •'i :
two years from date of issuance, per WAC 173-14-060.
ATTACHMENT G
L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
The applicable policies of the City's Shoreline Management Program are set forth below
along with a discussion of the proposed project.
City of Tukwila Shoreline Master Plan:
Overall Goals:
1. Promote reasonable and appropriate use of the shorelines, which will promote and
enhance public interest.
2. Protect against adverse effects against the public health, the land, its vegetation and
wildlife and the waters and their aquatic life within Tukwila.
3. Protect public rights of navigation.
4. Recognize and protect private property rights consistent with public interest.
5. Maintain a high quality of environment along the shoreline of Tukwila.
6. Preserve and protect fragile natural resources and culturally significant features.
7. Provide safe and reasonable access for the public to the shorelines.
8. Recognize, protect, and improve aquatic habitats and spawning grounds of the
Green River, which are invaluable natural resources.
9. Recognize, protect and improve those wildlife habitats which are valuable natural
resources of the State.
10. Encourage recreational activities unique to or dependent upon the use of the river
which benefit the public interest.
Response: The proposed project is to construct a 16,800 square foot two -story office
building. The project is located in an area of the City designated on the Comprehensive
Plan Map for Heavy Industrial activity and is taking place on a parcel of land located an
industrial park. Adjacent land uses consist of an asphalt plant on the north, Southcenter
Parkway on the west with low density residential across the street, a manufacturing
company office and warehouse on the south and the Green River and U.S. Army Corps of
Engineers levee on the east. The Green River Trail is located across the river.
Given the nature of the development, the project will promote economic development in
the City, which is one aspect of enhancing the public interest. The office building is
setback over 180 feet from the levee. The project will not interfere with the navigation of
the Green River. The construction of the office building is an exercise of property rights
on this site. No culturally significant features have been identified on the site. The project
will not interfere with the aquatic habitat and spawning grounds found in the Green River.
Public access to the river is available on the opposite side of the river from this project on
the Green River Trail, which meanders back and forth on either side of the river from
Auburn north through the City of Tukwila.
Economic Development Element Goals:
1. Encourage economic development along shorelines that will enhance the quality of
life for the residents of Tukwila with minimum disruption of the environment.
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
2. Encourage economic development along shorelines that will result in long -term
over short-term benefits for the river shoreline.
3. Recognize the quality of the existing economic activities along the river and
discourage any future economic activities that may be of less quality. z
4. Encourage inland location of development so that access along the shorelines is ; :1- z`
enhanced.
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5. Encourage commercial development of public recreational facilities consistent with D
shoreline goals and policies. U O
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Response: As noted above, the project will construct 16,800 square feet of office space. N `L
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The project will generate construction jobs during the time the building is under 2
construction and permanent employment for approximately 20 to 40 people and to that g
extent enhances the quality of life for the residents of Tukwila. The proposed building is a co d
permanent structure and will result in long -term benefits to the City and the economic I w
health of the shoreline. z i
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1. Encourage safe, convenient and diversified access for the public to the shorelines of w 1=.
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4. Encourage public access to privately owned shorelines, consistent with private u..17--
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5. Encourage inland location of development so that access along shorelines is U I z 1-`
Public Access Element Goals:
Response: The goals of this section relate to providing public access to the river. There is
a public trail system that runs the length of the Green River. In this portion of the river, the
trail is located on the opposite side of the river, so the general public will not have access
to the river from this site. An outdoor picnic area for on -site employees will be provided,
although it will be located adjacent to the building rather than on the levee system.
Circulation Element Goals:
The Circulation Element of the City's Shoreline Master Program applies to the location of
proposed major roads, transportation routes and other public facilities within the shoreline.
The proposed project does not involve the location of any public roads or public facilities
within the shoreline. Access for vehicles to either side of the office building is from
Southcenter Parkway/57th Avenue South. No parking is provided in the rear of the
building. A portion of the southeast corner of the parking lot is located in the High Impact
Environment of the shoreline.
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Recreational Element Goals:
1. Encourage recreational activities and related facilities unique to or dependent upon
the use of the river, which benefit the public interest. a
2. Encourage diverse, convenient and adequate recreational opportunities along the , i w
shorelines for the local residents and a reasonable number Df transient users. re j
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Response: A public trail system runs along the Green River, alternating sides of the river o o
on which it is located. On this section of the river, the trail is located on the opposite side w w
of the river. —' 1—
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Shoreline Use Element Goals: g Q
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1. Encourage appropriate development in suitable locations without diminishing the F w
quality of environment along the shorelines of the river. z ►_-
2. Shoreline activities should be consistent with the overall goals for development z o
along the river. w w
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Response: An Army Corps of Engineers Section 205 levee has been constructed along the o =`
eastern portion of the site. The property is currently developed with a 3,450 square foot w w
office building that will remain in use until the new office building is completed. The v.
proposed use is a permitted use within the Comprehensive Plan and Zoning designations of u_ p
Heavy Industrial. ui z.
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Conservation Element Goals:
1. Encourage preservation of unique, fragile and scenic elements, and of non-
renewable natural resources; assure continued utilization of the renewable
resources.
2. Encourage the preservation of as much as possible of the natural character of the
river and its shoreline.
3. Encourage the preservation of resources and ecology of the river and its shoreline.
4. Water quality in the river should be sufficiently high to permit human use and
provide a suitable use and habitat for desirable forms of aquatic life.
Response: The natural character of the river in the area of the proposed project has been
altered to a major extent due to the construction of the levee to provide flood protection. It
has been determined that the proposed building does not impact the stability of the levee.
Landscaping will be added on the landward side of the levee to soften the visual impacts of
the development of the office building on users of the river trail on the opposite side of the
river.
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Landscaping along the levee has been coordinated with the Corps of Engineers to address
concerns that agency had about trees with large root systems being located in or adjacent to
the levee prism. As a result, the type of tree to be planted in the landscaping area has been
revised from a Thuja Hogan (Westem Cedar) to the Honey Locust tree, and grass will be
used as ground cover rather than planting Rubus Calcinoides as originally proposed. The ? w
landscaping will enhance the aesthetic value of the shoreline. Additional landscaping is re
being provided within the Low Impact Environment to provide additional screening of the 6 v
development from the river. o OD
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3. SHORELINE REGULATIONS: N w
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Following are the relevant review criteria as contained in the Tukwila Shoreline ga
Regulations (Tukwila Municipal Code, Chapter 18.44) as applied by the City of Tukwila.
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A. TMC 18.44.110 General Shoreline Regulations z �.
All uses within the shoreline overlay district must conform to the following general z o
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Response: The zoning on this parcel is Heavy Industrial. Offices are a permitted use in 0
that zone. The Tukwila Board of Architectural will review the project at a public hearing LL o.
to consider the design of the building and the landscaping plan.
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2. The use does not conflict with the goals and policies of the shoreline master program or p
1. The use is in conformance with the regulations of the underlying zone district.
the provisions of the Shoreline Act and shoreline regulations.
Response: Section 2, above is a discussion of the goals of the City's adopted Shoreline
Management Program.
3. No structures or accessory facilities shall be located over the river unless such
structure protects or promotes the public interest.
Response: No structures or accessory facilities are located over the river. As only the
front portion of the site is being developed currently, most of the construction area lies
outside all the shoreline environments. The rear portion of the site is currently used to
stockpile gravel; this use will continue until additional development occurs. A small
portion of the proposed building is located in the High Impact Environment, which permits
all uses permitted in the underlying zone. Only the dumpster is located within the Low
Impact Environment.
4. There shall be no disruption of existing trees or vegetation within the river environment
unless necessary for public safety or flood control, or if allowed as part of an approved
shoreline substantial development permit;
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Response: The construction activity on this site will take place from approximately 80 to
180 feet from the levee and will take place completely outside the River Environment.
Any existing vegetation in the River Environment will not be disturbed. Honey locust
trees and native grass will be planted in the Low Impact Environment, just outside a 30-
foot easement that has been granted to King County for access to the levee for maintenance
purposes. As noted above, the type of tree to be planted has been coordinated with the
Corps of Engineers to ensure compatibility with the existing levee system. Additional
landscaping has been provided in the Low Impact Environment for additional screening.
5. No effluent shall be discharged into the Green River, which exceeds the water quality
classification as established by the State for the adjacent portion of the river.
Response: No effluent will be discharged into the Green River. The storm water drainage
system will be designed and constructed in accordance with the standards and
specifications of the King County Surface Water Design Manual. Storm water will be
discharged to the P -17 basin.
6. All State and federal water quality regulations shall be strictly complied with.
Response: The project will comply with all State and federal water quality regulations.
7. Wildlife habitat in and along the river should be protected.
Response: Wildlife habitat in and along the river will not be altered by the construction of
this project. With the addition of additional landscaping in the Low Impact Environment,
there may be an improvement of wildlife habitat over what currently exists landward of the
levee.
8. All perimeters of landfills or other landforms susceptible to erosion shall be
provided with vegetation, retaining walls or other satisfactory mechanisms for
erosion prevention.
Response: A land altering permit will be required for this project. Silt fences and siltation
control ponds will be installed to control storm water prior to discharge into the existing
drainage structures. New catch basins will be installed prior to discharge of the storm
water to the P -17 basin.
9. All necessary permits shall be obtained from federal, State, County or municipal
agencies.
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Response: No federal permits are required, although the U.S. Army Corps of Engineers
has reviewed the project to ensure that construction of the office building does not impact
the stability of the levee. The State Department of Ecology will review the shoreline
permit. King County Water and Land Resources Division has provided comments on the
project. These comments were addressed in the SEPA staff report.
10. Dredging for purposes other than for navigational improvements or flood control is
prohibited.
Response: No dredging is involved with this project.
11. Mining is prohibited along the river shoreline.
Response: No mining is involved with this project.
12. Solid waste disposal is prohibited along the river shoreline.
Response: The dumpster for the office building is located at the southeast edge of the
Low Impact Environment.
13. No property will be acquired for public use without dedication by or just
compensation to the owner.
Response: No property is proposed for acquisition with this project.
14. Landfilling is prohibited within the river channel unless such landfill is determined
by the Planning Commission to protect or promote the public interest.
Response: This project does not propose any landfilling within the river channel.
15. ... (R)emoval of any cottonwood tree within the river environment or the low
impact environment, which tree is 12 inches or greater in diameter as measured 4.5
feet above grade, shall be subject to the requirements of TMC Chapter 18.54, Tree
Regulations.
Response: There are no cottonwood trees existing on the site.
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
B. TMC 18.44.130 Specific shoreline regulations — river environment.
The River Environment consists of a 40 -foot wide management zone, measured from the
mean high water mark. Uses in the River Environment are restricted to such uses as
footpaths or trails, recreation facilities, dikes, bridges, or fire lanes. The River
Environment on this site ends approximately 5 -8 feet from the landward catch point of the
levee. No improvements or development are proposed within the River Environment on
this site. The applicant is proposing to plant Honey Locust trees at 30 feet on center
intervals along with native grass, just outside the 30°foot easement granted to King County
as required by this section of the Shoreline Overlay district. The landscaping plan has
been revised, dated 3/12/99, to reflect an increase in the amount of landscaping in the Low
Impact Environment to provide additional screening of the site and enhance the shoreline
environment. Attachment C illustrates several shoreline cross sections of the site.
C. TMC 18.44.140 Specific shoreline regulations — low impact environment
. The low impact environment consists of a 60 -foot wide management zone, beginning at
the end of the river environment and proceeding 60 feet landward. Types of uses
permitted in the low impact environment include structures not exceeding 35 feet in height,
adequately screened or landscaped parking/loading and storage facilities, utilities, public or
private streets or signs. The enclosed dumpster is located within the low impact
environment on this site.
TMC 18.44.140 B. states: Low impact environment uses shall conform to the following
standards:
1. Structures shall be sited and appropriately landscaped in accordance with
underlying zoning regulations;
Response: The Heavy Industrial zone requires 12.5 feet of landscaping on the front of the
site. No landscaping is required on the sides or in the rear of the site in this zone. The
applicant has provided a landscaping plan, which indicates landscaping on the front, as
well as landscaping around the office building. The landscaping in the front will be
significantly larger than the required 12.5 feet as the front landscaping will be placed in the
area occupied by the current office building after it is demolished. The landscaped area
will be approximately 75' by 155', with a large grassy area in the front and over 12.5 feet
of formal landscaping. Landscaping is provided at each end of the parking areas as well.
2. Access roads shall be located no closer than ten feet to buildings, spur tracks or
parking /loading and storage facilities, and the effective setback area shall be
suitably landscaped. This shall not prohibit ingress and egress points between an
access road and the described facilities;
c : \carol\segale- office\shorerpldoc
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8
L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Response: Access to the building is provided by Southcenter Parkway /57th Avenue South
with internal vehicle circulation coming from the south and traveling around the rear of the
building to the north parking stalls. This internal circulation system is located more than
10 feet from the building. An access road for maintenance of the levee system is located
along the top of the levee.
3. Parking, loading, and storage facilities shall be appropriately screened from the
river with:
a. A solid evergreen screen of a minimum six -foot height, or
b. Decorative fence six feet high. (Note: Chain link fence shall be slatted and
planted with ivy or other trailing vine except where a safety hazard may exist.),
or
c. Large hardy shade or fruit trees such as maple, alder, poplar, cottonwood,
sycamore, willow, oak, beech, walnut, ash, birch or other species approved by
the Director at a maximum of 30 feet on center, or
d. Earth berms at a minimum of four feet high, suitably planted with live
groundcover or natural grass;
Response: A cyclone fence with slats is proposed to run the length of the eastern side of
the site where it abuts the site being developed with the warehouse. This will provide
some screening of the project in this portion of the Low Impact Environment. For the
remainder of the eastern portion of the site along the river, honey locust trees and native
grass will be planted along the river at the edge of River Environment for screening and
aesthetic purposes. This area has been enlarged to provide additional screening of the site.
4. Railroad lead trackage shall be no closer than 15 feet to parking/loading and
storage facilities, and shall be suitably landscaped.
Response: There are no railroad tracks serving this site.
4.. COMMENTS:
Comments were received during the Notice of Application period from the King County
Water and Land Resources Division. The U.S. Army Corps of Engineers was asked to
review the concerns in the County's letter (Attachments D, and E, respectively). The
issues raised in the County's letter were addressed through the analysis of environmental
impacts of the proposed project in the SEPA staff report. The Corps response raises a
concern with the location of the landscape plantings. The landscaping plan has been
revised to reflect this concern. Copies of the comment letters are attached. The Corps has
no objections to this project.
c : \carollsegale- office\shorerptdoc
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9
L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
5. SEPA:
A determination of non - significance was issued on June 9, 1999. The appeal period closed
on June 23, 1999; no appeals or comments were received on the DNS. A copy of the
SEPA determination and staff report are attached (Attachment F).
•
CONCLUSIONS
1. The project site is designated Heavy Industrial on the Comprehensive Plan map and
zoned Heavy Industrial. The proposed office building project is consistent with the
land use and zoning designations.
2. The proposed use, a 16,800 square foot office building is consistent with adjacent land
uses. These uses consist of an asphalt plant on the north, Southcenter Parkway on the
west and low density residential development across the road, a manufacturing
company office and warehouse on the south and the Green River and an Army Corps
of Engineers Section 205 levee on the east.
3. The project will promote economic development in the City and will not interfere with
the navigation of the Green River.
4. There are no culturally significant features on the site. Development of the site will not
interfere with the aquatic habitat and spawning grounds found in the Green River.
5. Public access is available on the opposite side of the river from this project on the
Green River Trail, which meanders back and forth on either side of the river from
Auburn north through the City of Tukwila.
6. The project is consistent with the General Shoreline Regulations set forth in TMC
18.44.110:
A. The use is in conformance with the regulations of the underlying zone district and
the use is consistent with the goals and policies of the City's adopted Shoreline
Management Program.
B. No structures or accessory facilities will be located over the river;
C. The project will not disrupt existing trees or vegetation within the river
environment. No cottonwood trees within the river environment or low impact
environment will be removed.
D. No effluent will be discharged into the Green River; storm water will be
discharged into the P17 drainage basin. Silt fences and siltation control ponds will
be used to control storm water prior to discharge into the existing drainage
structures.
E. All state and federal water quality regulations will be strictly complied with.
F. Wildlife habitat in and along the river will not be disturbed by the construction of
this project
G. All necessary permits will be obtained for the project.
H. No dredging or mining will occur with the project.
I. No property will be acquired for public use without dedication by or just
compensation to the owner.
J. No•landfilling is proposed within the river channel.
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
7. The project is consistent with the requirements of TMC 18.44.130, river environment.
Landscaping, as required by this section, is being provided at the edge of the river
environment outside the 30 -foot easement granted to King County consisting of Honey
Locust trees and native grass. A revised landscaping plan, dated 3/12/99, provides
additional landscaping to screen the site and enhance the shoreline environment.
8. The project is consistent with the requirements of TMC 18.44.140, low impact
environment.
A. The structure is sited according to the Heavy Industrial zone in which it is
located. Landscaping is provided according to the requirements of that zone,
with over 12.5 feet in the front as well as landscaping around the office
building. The landscaping along the river consists of honey locust trees located
30 feet on center with native grass planted in a five foot area just outside both
the River Environment and 30 foot easement dedicated to King County for
maintenance of the levee.
B. Parking, loading and storage facilities will be screened from the river in the
following ways: a cyclone fence with slats will run along the eastern side of the
site (approximately 100 feet) where the site adjoins the property being
developed with the warehouse. Honey locust trees and native grass will be
planted just outside the River Environment.
C. No railroad tracks serve the site.
9. Comments were received from King County Water and Land Resources Division on
the project during the Notice of Application comment period. The U.S. Army Corps of
Engineers was asked to respond to the issue of levee stability raised by the County.
Issues raised by these comments were addressed in the SEPA staff report. The Corps
has no objections to this project. The landscaping plan has been revised to address the
concerns raised by the Corps.
10. A determination of non - significance was issued on June 9, 1999; no appeals were filed
by the June 23, 1999 deadline.
6. RECOMMENDATION
Approve the shoreline substantial development permit.
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06/11/99 11:35 FAX 206 7E t319 EMERG MGMT �`, Q002
REPLY TO
ATTENTION Or
DEPARTMENT OF THE ARMY
SEATTLE DISTRICT, CORPS OF ENGINEERS
P.O. BOX 3793
SEATTLE, WASHINGTON 98124 -2255
Emergency Management Branch
Mr. Dave Clark
Manager, Rivers Section
.King County Water and Land Resources Division
Department of Natural Resources
700 Fifth Avenue, Suite 2200
Seattle, Washington 98104 -5022
Dear Mr. Clark:
11 Jun 1999
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Thank you for affording us the opportunity to review the v o.
proposed office building development to be located adjacent to the
authorized levee at the Segale Business Park in Tukwila, 0F='
Washington. We have reviewed the proposed project and the only = v
concerns that we have are with the landscaping details.
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The Segale levee is part of the Federally authorized flood v co:
control project that was'mostly constructed by the Seattle District ~O 5E'
Corps of Engineers and turned over to the City of Tukwila on May z
15, 1992, following a joint final inspection.
The proposal to place plantings in the levee prism as shown on
drawing dated 3/18/99, sheet Ll of 1, is not acceptable. No
plantings other than sod will be permitted on the levee prism.
The issue of oversteepened levee slopes raised by King County
Water and Land Resources Division has been discussed with the
former Study Manager for the section 205 project and with members
of Emergency Management Branch. The consensus is that because this
work involved only raising the top of the levee a maximum of about
1.5 feet,•it would have been prohibitively expensive to require
that the entire riverward slope be re- graded to a more stable 2
horizontal on 1 vertical slope.
ATTACHMENT E
06/11/99 11:36 FAX 206 7''`,3319 EMERG MGMT
[003
If you have any questions please contact Bill Garrott at (206)
764 -3406 or Monte Kaiser at (206) 764 - .3712.
Sincerely,'
Paul E. Komoroske, P.E.
Chief, Emergency Management Branch.
Cc: Carol Lumb, Planner, City of Tukwila
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A F F I D A V I T
Li Notice of Public Hearing
O Notice of Public Meeting
OBoard of Adjustment Agenda
Packet
O Board of Appeals Agenda
Packet
QPlanning Commission Agenda
Packet
fShort Subdivision Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
E Notice of Application for
Shoreline Management Permit
JShoreline Management Permit
flDetermination of Non -
significance
0 Mitigated Determination of
Nonsignificance
Determination of Significance
and Scoping Notice
ONotice of Action
0 Official Notice
Other
ther
was mailed to each of the following addresses on
Name of Project
File Number 4/-51
/ , /ignature ‘1) a6ae/LIS4
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
JUNE 10, 1999
CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
PROJECT INFORMATION
Steve Nelson, for Segale Business Park has filed an application for Design Review, File Number
L99 -0019, to construct a 16,800 square foot office building. A small portion of the proposed office
building is located within the shoreline of the Green River.
You are invited to comment on the design of the project at a public hearing scheduled for June 24,
1999 at 7:00 p.m. before the Board of Architectural Review. The hearing will take place at City
Hall in the City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before
the hearing, call the Department of Community Development at 431 -3670. For further
information on this proposal, contact Carol Lumb at 431 -3661 or visit our offices at 6300
Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m.
Permits applied for include:
• Design Review (L99 -0019)
• Shoreline Substantial Development (L99 -0020)
• SEPA Checklist (E99 -0009)
Other known required permits include:
• Land Altering Permit
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request them at the '
permit counter of the Department of Community Development (DCD), located at 6300 Southcenter
Boulevard #100.
c: \carol \Segale - office \pubnot.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Bruce & Elizabeth Mitchell
P.O. Box 99151
I Seattle, WA 98199
La Pianta Limited rtnership
PO Box 880
TukwilaX 98138 -2028
Gaco Western, Inc.
PO Box 88698
Seattle, WA 98138
Gaco Western Inc.
PO Box 8 •8
Seattl=, A 98138
Mitchell Moving & Storage
18800 Southcenter Parkway
Seattle, WA 98188
Schoenbachler Enterprises
6728 - 134th Ct. NE
Redmond, WA 98052
Schoenbac r Enterpr LIc
13256 rthup Way #11
Bell ue, WA 98005
City of Kent
220 4th Ave S.
Kent, WA 98032
ZL45 r JCS6.
General Medical Corporation
18325 Segale Park Drive "B"
Tukwila, WA 98188
Seattle Tractor Parts
PO Box 88753
Tukwila, WA 98138
La Pianta Limited Partnership'
PO Box 88028
Tukwila, WA 98138 -2028
Bruce & Elizab itchell
19000 L NE
Se e, WA 98155
Southcenter Golf
18791 Southcenter Parkway
Tukwila, WA 98188
RTS Packaging
18340 Southcenter Parkway
Tukwila, WA 98188
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epartment of Community Development
6300 Southcenter BI, #100
Tukwila, WA 98188
Phone: 206 -431 -3670
Fax: 206 -431 -3665
To: Steve Nelson
City of Tukwila
l i ;"9
.
From: Carol Lumb
Fax: 575 -1662
Date: 6/10/99
Phone: 575 -2000
Pages: 2
Re: Office Bldg #982
❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle
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Steve: here are some questions for when we get together to talk about the office building. u ~O
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Since time is short, I'm not going to put these in a formal letter. (1) on the area identified Ayt 0,v -GI 5 -0 C.. U N
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as future Parking/building area, what currently exists on this portion of the site and what
plans are there in the interim until this area is developed? (2) On the north side of the site,
it doesn't appear that vehicles can enter the site here - is that correct? Are you planning to
have joint access from the parcel on the north? (3) FYI, the plans reviewed by the BAR will
need to be revised to show the 10 feet that will be dedicated as right -of -way. (4) The sign . ' }` \r;
at the front of the site is subject to design review too; we need to review a detail of the
sign and the BAR will also review and approve the sign. It's location will need to reflect the
li
10 -foot ROW (the sign will need to be moved) (5) Are any uses planned for the area ,-3
immediately behind the new office building - this area does not show any parking or any
other type of use back there. (6) Is there any mechanical equipment that will be located on
the roof? Plans need to be submitted, similar to what was provided for the warehouse, that
illustrates any equipment on the roof and how it will be screened. (7) The site plan and
c: \carol \Segale -office \Nelson - fax.doc
landscaping plan should reflect the BAR approved development on the warehouse site (only
a portion needs to be shown so the BAR can understand how the two sites relate to each
other. The staff report for the design review hearing must go out next Friday, so 1 don't
have much time to complete the work. Thanks for your review of these questions. Give
me a call & let me know when is convenient for us to meet. Also, fY1, we will need sets of
plans for the BAR packets, lust like you provided for the office /warehouse hearing.
1 iyiAke u,j
c: \caro I \Segale -of fice\Nelson- fax.doc
A F F I D A V I T
I Glma 5Y-\
Notice of Public Hearing
O Notice of Public Meeting
DBoard of
Packet
OBoard of
Packet
OPlanning
Packet
Adjustment Agenda
Appeals Agenda.
Commission Agenda
0 Short Subdivision Agenda
Packet
0 Notice.of Application for
Shoreline Management Permit
0 Shoreline Management Permit
caxeoi
was to
O F D I S T R I B U T I O N
hereby declare that:
ODetermination of Non -
significance
0 Mitigated Determination of
• Nonsignificance
Determination of Significance
and Scoping Notice
0 Notice of Action
0 Official Notice
Other
0 Other
on
Name of Project L9 1—O( ( L + 4)(3 .�-r'
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File Number
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City of Tukwila
John W Rants, Mayor
Department of Community Development
CITY OF TUKWILA
PUBLIC NOTICE
Steve Lancaster, Director
Notice is hereby given that the City of Tukwila Planning Commision and Board of
Architectural Review will be holding a public hearing at 7:00 p.m. on June 24, 1999,
located at City Hall, 6200 Southcenter Blvd., to discuss the following:
PLANNING COMMISSION PUBLIC HEARING
CASE NUMBER: L99 -0036 (Special Permission — Parking)
APPLICANT: King County, Facilities Management Division
REQUEST: Determine the number of parking spaces required for North Wind Weir
Park
LOCATION: 11013 West Marginal Place South
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING.
CASE NUMBER: L99 -0019
APPLICANT: Steve Nelson, for Segale Business Park
REQUEST: To approve the design and landscaping plan for a 16,800 square foot office
building, a portion of which is located in the shoreline of the Green River.
LOCATION: 18500 Southcenter Parkway
Persons wishing to comment on the above case may do so by written statement, or by
appearing at the public hearing. Information on the above cases may be obtained at the
Tukwila Planning Division at 431 -3670. The City encourages you to notify your
neighbors and other persons you believe would be affected by the above items.
Published:
June 11, 1999 Seattle Times
Distribution: Mayor, City Clerk, Property Owners /Applicants, and Adjacent
Property Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
CITY. OF T•UKWILA •
DETERMINATION' OF NONSILNIFICANCE (DNS)
DESCRIPTION OF PROPOSAL: .
ENVIRONMENTAL REVIEW FOR 16,500 SOFT. OFFICE BLDG
PROPONENT: STEVE NELSON FOR SEGALE BUSINESS
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
ADDRESS:
PARCEL NO:
SEr_ /TWN /RNt3:
18500fSOUTHCENTER PY
352304 -9116
LEAD AGENCY: CITY, OF. TUKWILA FILE NO: E99- 0009
The City ha .deterrnthed .that the proposal does not have a probable
significant adverse impact on the environment. An environmental
impact statement (EIS) is: pot required under RCW 43 .21c.O 0(2) (c) .
This decision' was made after review of a completed environmental
checklist and other information on file with the lead aaency. This
information is avai lab ie' to the' puhl is on request.
:k•kw. : k* IC** k• k** k•. 4**•.k•k*41** *•k* *•*k**.**:v.r• •k•k•k•k•k•k **:(*k'k•k:fk* * k. K•.•.is *:..k** **•k*:k•k:Ak*•44.
Thi; determination As filial and _signed this 114 day oi"
1.99
Steve Lan cas to , .`Re=.pons i h 1 e Official
City of Tukwila, (206)• 431 -3670
6.00 .Sot:thcenter Boulevard
Tukwila, WP. 9818
Copies of the procedures for SEPA appeals are available with the
Department of Community Development.
ATTACHMF.,1VT H
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MEMORANDUM
June 9, 1999
To: Steve Lancaster, Director
Fm: Carol Lumb, Associate Planner
Re: Project File No. E99 -0009: Segale Office Building 982
Project Description:
Remove an existing 3,344 square foot single story office building and construct a 16,800
square foot two -story office building. A small portion of the building and parking lot lies
within the Shoreline Overlay District as the site is adjacent to the Green River, a
shoreline of the state. An Army Corps of Engineers Section 205 levee runs along the
riverward side of the site. The existing office building will remain in place until
construction of the new office building is completed.
Proponent:
LaPianta Limited Partnership dba Segale Business Park
Location:
18500 Southcenter Parkway
Date prepared:
May 21, 1999
Lead Agency:
City of Tukwila, Department of Community Development
Challenges to Document:
None
Other Agencies of Jurisdiction:
Department of Ecology
ATTACHMENT H
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SEPA Review - E99 -0003
Segale Office Building #982
June 9, 1999
Recommendation:
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Determination of Non - Significance (DNS) 6 j
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• EIS for Segale Business Park, 1974 ui O.
� Geotechnical Report (12/9/98, 4/15/99) and River Bank Stabilization Study (2/25/99):
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Comments on SEPA Checklist :.
Page 5, #5b. Since the time the SEPA checklist was prepared, the Puget Sound
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Chinook salmon has been listed by the National Marine Fisheries Service as a
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threatened species. This species is found in the Green River.
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Summary of Primary Impacts:
Earth
The soils at the proposed building site are silty sands and gravels. The site is
flat with an approximately 2 percent grade. Approximately 200 cubic yards of
fill will be required to establish the building pad and surrounding driving
surfaces. The applicant proposes to use material from the foot excavations for
this fill.
'As part of the shoreline permit process, the applicant submitteda geotechnical
analysis showing that the integrity of the levee will not be compromised by the
proposed project. The analysis states "(t)he proposed grading operations at the
site will be limited to the inland side of the levee and will increase grades in the
building area by approximately 3 feet. No grade changes are anticipated within
about 60 feet of the levee." The analysis concludes:
"In our opinion, placement of the proposed fill will not adversely effect
the levee. In addition, based on the information provided and our
understanding of existing conditions and past improvements, it is our
opinion that the existing levee slopes are presently stable and adequately
protected and do not require additional protection. If the site elevations or
slopes are changed from those shown on the sections provided and
2
c:\carol/Segale -Office/sepa -rpt
SEPA Review - E99 -0003
Segale Office Building #982
June 9, 1999
discussed above, we should be consulted regarding potential effects on the
levee."
Comments were received from King County Division of Water and Land
Resources. The County stated it had "...significant concerns with the
oversteepened slope angles along the riverward embankments of the existing
levee." The cross section drawings provided by the applicant show the angle of
the levee as ranging from 1.32H:1V to 1.37H:1 V. The preferred angle is 2:1.
The County believes that levee improvements to this portion of the levee in
1989 were to be constructed at 2H:1V slope, in stead of the angels shown on the
cross sections.
The County's letter, dated May 14, 1999 commenting on the project requests
that:
• Sufficient site area be preserved to permit establishing an overall slope
gradient of 2:1 on the riverward side of the levee should there be an
opportunity to reconstruct the levee in the future; and
• Sufficient area be preserved to provide for establishment of a 15 -foot
wide levee maintenance access roadway along the top crest of the levee
slope.
Based on the information presented by the applicant and a review by Public
Works staff it appears that the stability of the levee is not an issue for this
project and that sufficient area exists currently to access the levee for
maintenance.
Building, parking lot, driveways and sidewalks will cover approximately 64% of
the site. Filter media will be used at all existing catch basins, as required by the
King County Surface Water Design Manual, to control storm water siltation
prior to discharge into existing drainage structures. New catch basins will be
installed as a requirement of the construction.
Air
Normal emissions and dust associated with use of construction equipment will
occur during construction of the project. After construction, normal exhaust
associated with vehicular traffic will occur. Water trucks will be used during
construction. All equipment will meet local, state, and federal emission
standards.
c: \carol/Segalc -O ice/sepa -rpt
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3
SEPA Review - E99 -0003
Segale Office Building #982
June 9, 1999
Water
The Green River abuts the site on the south and east sides of the project site.
The project is subject to the State Shoreline Management Act since a corner of w
the building, landscaping, driveways and parking area fall within 200 feet of the
shoreline. 6
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No fill or dredge material will be placed in or removed from surface water, nor
will there be any surface water or ground water withdrawals or diversions. The U u_
project site does not lie within a 100 -year floodplain. No discharges of waste w o
materials to surface waters will occur. The office /warehouse will be connected
to the City of Tukwila's sewage system. u.
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Runoff from the parking areas and building roof will be collected in onsite catch - _
basins and flow by gravity to the existing City of Tukwila storm water system. ?
The site is within the P -17 basin. Oil/water separators will be installed on site to z O:
minimize water quality impacts from parking areas. On -site detention will be 2
required prior to any discharge into the P -17 basin. v N
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A landscaped area in the front of the existing building is in place. Landscaping v u,
will be provided at the front of the site and around the proposed riew building.
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A fence exists on the south side of the property. The applicant proposes to
retain the fence along with the existing aggregate rock, which forms a 4 -foot
border between the parking curbing and the fence. Landscaping will be planted
landward of the levee within the River Environment of the Shoreline, as
required by the Tukwila Shoreline Overlay District.
Plants
The King County Water and Land Resources Division provided the following
comment on landscaping of the site:
• All landscaping plantings should be consistent with cross section dimensions
and construction details and policies set forth in Corps of Engineers'
Publication EM 1110 -2 -301, dated February 28, 1999.
In a meeting held on April 16, 1999, on a related project (Segale Building 981,
warehouse with associated office and maintenance facilities) the COE stated that
grass should be planted on the riverward side of the levee and that at some
future time, willows or other trees would be planted on the riverward side,
should there be a need to reconstruct the levee. Currently, no room exists for a
landscape bench on the riverward side of the levee. The COE expressed
concerns about the type of tree proposed for the landscape area at the landward
toe of the Levee; as a result, the tree type has been revised from a cedar to a
4
c:\caroVSegale- Office/sepa -rpt
z
SEPA Review - E99 -0003
Segale Office Building #982
June 9, 1999
Honey Locust tree. Native grass will be planted as ground cover. This type of
tree has been approved by the COE.
Animals
The SEPA Checklist notes that songbirds, ducks, crows and Canadian geese
have been observed on or near the site. The site is located along the Pacific
Flyway migration route. The only mammals observed on the site have been
rodents. While the Checklist states that no fish have been observed, the
National Marine Fisheries Service has recently listed the Puget Sound Chinook
salmon as a threatened species. This species is known to inhabit the Green
River.
The King County Water and Land Resources Division provided the following
comment:
• To the extent that construction, excavation, and/or landscape plantings may
be proposed within the existing River Protection Easement for the levee, it
would appear the project proposal is clearly subject to the provisions of the
federal Endangered Species Act.
Federal agencies are required to consult for any action that "will likely affect" a
listed species. Currently, there are no local, State or Federal regulations that
require revisions to this project related to the ESA.
Energy/Natural Resources
Electricity and natural gas will be used in the building for heating and other uses
normal for offices. Diesel fuel will be used in construction equipment during
construction. The project will not affect the potential use of solar energy by
adjacent properties. The building will be designed to meet the Washington State
Energy Code to save energy in heating and cooling the structure.
Environmental Health
No special emergency services will be required as a result of the proposed
project. Noise is generated by traffic along the street in front of the site and the
close proximity of an asphalt plant to the north. Construction noise will occur
during regular hours of 7:00 a.m. to 5:00 p.m. Noise from vehicles once the
building is open for business, approximately 8:00 a.m. to 6:00 p.m. All
equipment will be operated with required local, state, and federal noise
suppression devices.
5
c: \caroUSegale -Office sepa -rpt
SEPA Review - E99 -0003
Segale Office Building #982
June 9, 1999
Land/Shoreline Uses
The site is currently developed with a 3,450 square foot, one story office
building. This building will remain in operation until construction is completed
on the new building and then it will be demolished. The new building will be
two story and contain 16,800 square feet. To the north is an asphalt plant, and
on the west is Southcenter Parkway and across the street low density residential.
The Green River and a COE Section 205 levee border the site on the east. A
manufacturing company's office and warehouse borders the site on the south.
The site is designated Heavy Industrial on the Comprehensive Plan Land Use
Map and is zoned Heavy Industrial. The proposed use is consistent with the
Comprehensive Plan and Zoning designation. The Shoreline Master Program
designation is Urban and the proposal must obtain a Shoreline Substantial
Development permit.
Approximately 20 -40 people will work on the site when the project is
constructed.
Housing
No housing exists on the site.
Aesthetics
The type of construction proposed for the building is stucco. The project is
subject to design review and will be considered by the Tukwila Board of
Architectural Review. The maximum height of the building in the shoreline
area is 35 feet. The building is proposed to be 29 feet.
Light/Glare
The building will have exterior lighting, which will occur from dusk to dawn.
No glare from the building is anticipated.
Recreation
A pedestrian/bike trail system exists on the opposite side of the Green River
along with a City of Kent park. As part of the project, an outside picnic area
will be provided for employees of the office building.
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SEPA Review - E99 -0003
Segale Office Building #982
June 9, 1999
Historic /Cultural Preservation
There are no places or objects listed on or proposed for national state or local
preservation registers.
Transportation
A Traffic Impact Analysis was provided for review. Direct access to the site is
via Southcenter Parkway. Transit service is available on South 180t Street,
approximately one -half mile north of the project site. Bicycle and vehicle
parking will be provided on site. Office uses in the Heavy Industrial zone are
required to provide 3 parking stalls for each 1000 square feet of useable office
area. For a 16,800 square foot building up to 50 parking stalls will be required.
The site plan indicates 59 parking stalls are provided. Two bicycle parking
spaces will be required.
The traffic analysis identifies the number of trips that will be generated by the
additional area being constructed in the office building and distributes the trips
on the adjacent roadway system. The number of new trips that will be generated
is 148, with a total of 21 AM peak trips and 20 PM peak trips being generated.
There are several capital road projects in the Southcenter area identified by the
City. A proportionate share of the costs for these projects will apply to this
development. The traffic analysis estimates that a total of $4,748 will be paid in
concurrency fees as the project's share in the cost of improvements to Strander
Boulevard/Andover Park East, S. 180t and West Valley Highway, and Strander
Blvd. and West Valley Highway. The exact amount will be determined before
the issuance of the building permit.
Southcenter Parkway /57th Street, south of South 180th Street is a two -lane road.
Based on Traffic Concurrency Standards (TMC 9.48), prior to issuance of the
building permit, the applicant will dedicate ten (10) feet of additional right of
way for future road widening on Southcenter Parkway /57th Street. Curb, gutter
and sidewalk will be installed at a later date as part of a larger road improvement
project, as required by the Sidewalk Construction Standards (TMC 11.64) and
the Infrastructure Design and Construction Standards manual. The applicant
will pay a proportionate share of the cost to install these improvements.
7
c:kax /Scgale -Office/scpa -rpt
SEPA Review - E99 -0003
Segale Office Building #982
June 9, 1999
Utilities
Public Services
The development of this site as an office building will generate an increased
need for public services such as police and fire. The Fire Department has noted
that the building will need to be sprinkled and that a hydrant is required within
150 feet of the office building with no portion of the structure further than 300
feet from a hydrant.
Utilities currently available at the site include electric, natural gas, water, refuse
service, telephone, storm water and sanitary sewer. The Minkler sanitary sewer
lift station, to which sewage would flow from this project, is scheduled for an
upgrade in the near future. At the time of the issuance of the building permit,
this project will be required to contribute its fair share towards the cost of this
upgrade, as required by the Utility Concurrency Standards (TMC 14.36). No
other additional utilities are anticipated to be needed as a result of the building
construction.
Recommendation
Determination of Nonsignificance
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
The applicable policies of the City's Shoreline Management Program are set forth below
along with a discussion of the proposed project.
City of Tukwila Shoreline Master Plan: Z
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Overall Goals: re
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1. Promote reasonable and appropriate use of the shorelines, which will promote and N o
enhance public interest. will,
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2. Protect against adverse effects against the public health, the land, its vegetation and
wildlife and the waters and their aquatic life within Tukwila. w o
3. Protect public rights of navigation. 2
4. Recognize and protect private property rights consistent with public interest. g
5. Maintain a high quality of environment along the shoreline of Tukwila. cog
6. Preserve and protect fragile natural resources and culturally significant features. i w
7. Provide safe and reasonable access for the public to the shorelines. ? =2
8. Recognize, protect, and improve aquatic habitats and spawning grounds of the z g.
Green River, which are invaluable natural resources. w
9. Recognize, protect and improve those wildlife habitats which are valuable natural n o
resources of the State. o -:
10. Encourage recreational activities unique to or dependent upon the use of the river w Lu
which benefit the public interest.. i v.
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Response: The proposed project is to construct a 16,800 square foot two -story office iii Z
building. The project is located in an area of the City designated on the Comprehensive v =.
Plan Map for Heavy Industrial activity and is taking place on a parcel of land located an z' .
industrial park. Adjacent land uses consist of an asphalt plant on the north, Southcenter
Parkway on the west with low density residential across the street, a manufacturing
company office and warehouse on the south and the Green River and U.S. Army Corps of
Engineers levee on the east. The Green River Trail is located across the river.
Given the nature of the development, the project will promote economic development in
the City, which is one aspect of enhancing the public interest. The office building is
setback over 180 feet from the levee. The project will not interfere with the navigation of
the Green River. The construction of the office building is an exercise of property rights
on this site. No culturally significant features have been identified on the site. The project
will not interfere with the aquatic habitat and spawning grounds found in the Green River.
Public access to the river is available on the opposite side of the river from this project on
the Green River Trail, which meanders back and forth on either side of the river from
Auburn north through the City of Tukwila.
Economic Development Element Goals:
1. Encourage economic development along shorelines that will enhance the quality of
life for the residents of Tukwila with minimum disruption of the environment.
c: \carol\segale- office\shorerpt.doc
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
2. Encourage economic development along shorelines that will result in long -term
over short-term benefits for the river shoreline.
3. Recognize the quality of the existing economic activities along the river and
discourage any future economic activities that may be of less quality.
4. Encourage inland location of development so that access along the shorelines is z
enhanced. • 6
5. Encourage commercial development of public recreational facilities consistent with 6
shoreline goals and policies. U 0 0
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Response: As noted above, the project will construct 16,800 square feet of office space. co o
The project will generate construction jobs during the time the building is under 2
construction and permanent employment for approximately 20 to 40 people and to that
extent enhances the quality of life for the residents of Tukwila. The proposed building is a N
permanent structure and will result in long -term benefits to the City and the economic
health of the shoreline. z t
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Public Access Element Goals:
1. Encourage safe, convenient and diversified access for the public to the shorelines of
Tukwila •
4. Encourage public access to privately owned shorelines, consistent with private
property rights.
5. Encourage inland location of development so that access along shorelines is
enhanced.
Response: The goals of this section relate to providing public access to the river. There is
a public trail system that runs the length of the Green River. In this portion of the river, the
trail is located on the opposite side of the river, so the general public will not have access
to the river from this site. An outdoor picnic area for on -site employees will be provided,
although it will be located adjacent to the building rather than on the levee system.
Circulation Element Goals:
The Circulation Element of the City's Shoreline Master Program applies to the location of
proposed major roads, transportation routes and other public facilities within the shoreline.
The proposed project does not involve the location of any public roads or public facilities
within the shoreline. Access for vehicles to either side of the office building is from
Southcenter Parkway /57th Avenue South. No parking is provided in the rear of the
building. A portion of the southeast corner of the parking lot is located in the High Impact
Environment of the shoreline.
c:\camBsegale-officeshorerpidoc
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Recreational Element Goals:
1. Encourage recreational activities and related facilities unique to or dependent upon
the use of the river, which benefit the public interest. z
2. Encourage diverse, convenient and adequate recreational opportunities along the , I I-�
• shorelines for the local residents and a reasonable number of transient users. ut w
Response: A public trail system runs along the Green River, alternating sides of the river o p
on which it is located. On this section of the river, the trail is located on the opposite side co 0
of the river. W s
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Shoreline Use Element Goals: g
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1. Encourage appropriate development in suitable locations without diminishing the = a
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quality of environment along the shorelines of the river. Z
2. Shoreline activities should be consistent with the overall goals for development 1— 0
along the river. w F-,
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Response: An Army Corps of Engineers Section 205 levee has been constructed along the o N'
eastern portion of the site. The property is currently developed with a 3,450 square foot o '-;
office building that will remain in use until the new office building is completed. The .= w`
proposed use is a permitted use within the Comprehensive Plan and Zoning designations of LL g
Heavy Industrial. z'
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Conservation Element Goals:
1. Encourage preservation of unique, fragile and scenic elements, and of non-
renewable natural resources; assure continued utilization of the renewable
resources.
2. Encourage the preservation of as much as possible of the natural character of the
river and its shoreline.
3. Encourage the preservation of resources and ecology of the river and its shoreline.
4. Water quality in the river should be sufficiently high to permit human use and
provide a suitable use and habitat for desirable forms of aquatic life.
Response: The natural character of the river in the area of the proposed project has been
altered to a major extent due to the construction of the levee to provide flood protection. It
has been determined that the proposed building does not impact the stability of the levee.
Landscaping will be added on the landward side of the levee to soften the visual impacts of
the development of the office building on users of the river trail on the opposite side of the
river.
c : \earollsegale- office\shorerptdoc
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Landscaping along the levee has been coordinated with the Corps of Engineers to address
concerns that agency had about trees with large root systems being located in or adjacent to
the levee prism. As a result, the type of tree to be planted in the landscaping area has been
revised from a Thuja Hogan (Western Cedar) to the Honey Locust tree, and grass will be
used as ground cover rather than planting Rubus Calcinoides as originally proposed. The
landscaping will enhance the aesthetic value of the shoreline. Additional landscaping is
being provided within the Low Impact Environment to provide additional screening of the
development from the river.
3. SHORELINE REGULATIONS:
Following are the relevant review criteria as contained in the Tukwila Shoreline
Regulations (Tukwila Municipal Code, Chapter 18.44) as applied by the City of Tukwila.
A. TMC 18.44.110 General Shoreline Regulations
All uses within the shoreline overlay district must conform to the following general
regulations:
1. The use is in conformance with the regulations of the underlying zone district.
Response: The zoning on this parcel is Heavy Industrial. Offices are a permitted use in
that zone. The Tukwila Board of Architectural will review the project at a public hearing
to consider the design of the building and the landscaping plan.
2. The use does not conflict with the goals and policies of the shoreline master program or
the provisions of the Shoreline Act and shoreline regulations.
Response: Section 2, above is a discussion of the goals of the City's adopted Shoreline
Management Program.
3. No structures or accessory facilities shall be located over the river unless such
structure protects or promotes the public interest.
Response: No structures or accessory facilities are located over the river. As only the
front portion of the site is being developed currently, most of the construction area lies
outside all the shoreline environments. The rear portion of the site is currently used to
stockpile gravel; this use will continue until additional development occurs. A small
portion of the proposed building is located in the High Impact Environment, which permits
all uses permitted in the underlying zone. Only the dumpster is located within the Low
Impact Environment.
4. There shall be no disruption of existing trees or vegetation within the river environment
unless necessary for public safety or flood control, or if allowed as part of an approved
shoreline substantial development permit;
c: \carp 1\seg ale-o ffice\shorerp G doc
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Response: The construction activity on this site will take place from approximately 80 to
180 feet from the levee and will take place completely outside the River Environment.
Any existing vegetation in the River Environment will not be disturbed. Honey locust
trees and native grass will be planted in the Low Impact Environment, just outside a 30-
foot easement that has been granted to King County for access to the levee for maintenance
purposes. As noted above, the type of tree to be planted has been coordinated with the
Corps of Engineers to ensure compatibility with the existing levee system. Additional
landscaping has been provided in the Low Impact Environment for additional screening.
5. No effluent shall be discharged into the Green River, which exceeds the water quality
classification as established by the State for the adjacent portion of the river.
Response: No effluent will be discharged into the Green River. The storm water drainage
system will be designed and constructed in accordance with the standards and
specifications of the King County Surface Water Design Manual. Storm water will be
discharged to the P -17 basin.
6. All State and federal water quality regulations shall be strictly complied with.
Response: The project will comply with all State and federal water quality regulations.
7. Wildlife habitat in and along the river should be protected.
Response: Wildlife habitat in and along the river will not,be altered by the construction of
this project. With the addition of additional landscaping in the Low Impact Environment,
there may be an improvement of wildlife habitat over what currently exists landward of the
levee.
8. All perimeters of landfills or other landforms susceptible to erosion shall be
provided with vegetation, retaining walls or other satisfactory mechanisms for
erosion prevention.
Response: A land altering permit will be required for this project. Silt fences and siltation
control ponds will be installed to control storm water prior to discharge into the existing
drainage structures. New catch basins will be installed prior to discharge of the storm
water to the P -17 basin.
9. All necessary permits shall be obtained from federal, State, County or municipal
agencies.
c: \carollsegale- officelshorerpt.doc
L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Response: No federal permits are required, although the U.S. Army Corps of Engineers
has reviewed the project to ensure that construction of the office building does not impact
the stability of the levee. The State Department of Ecology will review the shoreline
permit. King County Water and Land Resources Division has provided comments on the
project. These comments were addressed in the SEPA staff report.
10. Dredging for purposes other than for navigational improvements or flood control is
prohibited.
Response: No dredging is involved with this project.
11. Mining is prohibited along the river shoreline.
Response: No mining is involved with this project.
12. Solid waste disposal is prohibited along the river shoreline.
Response: The dumpster for the office building is located at the southeast edge of the
Low Impact Environment.
13. No property will be acquired for public use without dedication by or just
compensation to the owner.
Response: No property is proposed for acquisition with this project.
14. Landfilling is prohibited within the river channel unless such landfill is determined
by the Planning Commission to protect or promote the public interest.
Response: This project does not propose any landfilling within the river channel.
15. ... (R)emoval of any cottonwood tree within the river environment or the low
impact environment, which tree is 12 inches or greater in diameter as measured 4.5
feet above grade, shall be subject to the requirements of TMC Chapter 18.54, Tree
Regulations.
Response: There are no cottonwood trees existing on the site.
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
B. TMC 18.44.130 Specific shoreline regulations — river environment.
The River Environment consists of a 40 -foot wide management zone, measured from the
mean high water mark. Uses in the River Environment are restricted to such uses as
footpaths or trails, recreation facilities, dikes, bridges, or fire lanes. The River
Environment on this site ends approximately 5 -8 feet from the landward catch point of the
levee. No improvements or development are proposed within the River Environment on
this site. The applicant is proposing to plant Honey Locust trees at 30 feet on center
intervals along with native grass, just outside the 30 foot easement granted to King County
as required by this section of the Shoreline Overlay district. The landscaping plan has
been revised, dated 3/12/99, to reflect an increase in the amount of landscaping in the Low
Impact Environment to provide additional screening of the site and enhance the shoreline
environment. Attachment C illustrates several shoreline cross sections of the site.
C. TMC 18.44.140 Specific shoreline regulations — low impact environment
The low impact environment consists of a 60 -foot wide management zone, beginning at
the end of the river environment and proceeding 60 feet landward. Types of uses
permitted in the low impact environment include structures not exceeding 35 feet in height,
adequately screened or landscaped parking/loading and storage facilities, utilities, public or
private streets or signs. The enclosed dumpster is located within the low impact
environment on this site.
TMC 18.44.140 B. states: Low impact environment uses shall conform to the following
standards:
1. Structures shall be sited and appropriately landscaped in accordance with
underlying zoning regulations;
Response: The Heavy Industrial zone requires 12.5 feet of landscaping on the front of the
site. No landscaping is required on the sides or in the rear of the site in this zone. The
applicant has provided a landscaping plan, which indicates landscaping on the front, as
well as landscaping around the office building. The landscaping in the front will be
significantly larger than the required 12.5 feet as the front landscaping will be placed in the
area occupied by the current office building after it is demolished. The landscaped area
will be approximately 75' by 155', with a large grassy area in the front and over 12.5 feet
of formal landscaping. Landscaping is provided at each end of the parking areas as well.
2. Access roads shall be located no closer than ten feet to buildings, spur tracks or
parking /loading and storage facilities, and the effective setback area shall be
suitably landscaped. This shall not prohibit ingress and egress points between an
access road and the described facilities;
c: \carol\segale- office\shorerpt. doc
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
Response: Access to the building is provided by Southcenter Parkway /57th Avenue South
with internal vehicle circulation coming from the south and traveling around the rear of the
building to the north parking stalls. This internal circulation system is located more than
10 feet from the building. An access road for maintenance of the levee system is located
along the top of the levee. z
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3. Parking, loading, and storage facilities shall be appropriately screened from the 6 o
river with:
a. A solid evergreen screen of a minimum six -foot height, or w w
b. Decorative fence six feet high. (Note: Chain link fence shall be slatted and J
planted with ivy or other trailing vine except where a safety hazard may exist.), w o
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c. Large hardy shade or fruit trees such as maple, alder, poplar, cottonwood, ga 5
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sycamore, willow, oak, beech, walnut, ash, birch or other species approved by co a.
the Director at a maximum of 30 feet on center, or I w
d. Earth berms at a minimum of four feet high, suitably planted with live ?
groundcover or natural grass; z O
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Response: A cyclone fence with slats is proposed to run the length of the eastern side of v o'
the site where it abuts the site being developed with the warehouse. This will provide 0 -:
some screening of the project in this portion of the Low Impact Environment. For the w —
remainder of the eastern portion of the site along the river, honey locust trees and native v:
grass will be planted along the river at the edge of River Environment for screening and u= p
aesthetic purposes. This area has been enlarged to provide additional screening of the site. w Z
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4. Railroad lead trackage shall be no closer than 15 feet to parking/loading and Z
storage facilities, and shall be suitably landscaped.
Response: There are no railroad tracks serving this site.
4.- COMMENTS:
Comments were received during the Notice of Application period from the King County
Water and Land Resources Division. The U.S. Army Corps of Engineers was asked to
review the concerns in the County's letter (Attachments D, and E, respectively). The
issues raised in the County's letter were addressed through the analysis of environmental
impacts of the proposed project in the SEPA staff report. The Corps response raises a
concern with the location of the landscape plantings. The landscaping plan has been
revised to reflect this concern. Copies of the comment letters are attached. The Corps has
no objections to this project.
c:\carol\segale -o ffice\shorerptdoc
9
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
5. SEPA:
A determination of non - significance was issued on June 9, 1999. The appeal period closed
on June 23, 1999; no appeals or comments were received on the DNS. A copy of the z
SEPA determination and staff report are attached (Attachment F). z
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1. The project site is designated Heavy Industrial on the Comprehensive Plan map and
zoned Heavy Industrial. The proposed office building project is consistent with the
land use and zoning designations.
2. The proposed use, a 16,800 square foot office building is consistent with adjacent land
uses. These uses consist of an asphalt plant on the north, Southcenter Parkway on the
west and low density residential development across the road, a manufacturing
company office and warehouse on the south and the Green River and an Army Corps
of Engineers Section 205 levee on the east.
3. The project will promote economic development in the City and will not interfere with
the navigation of the Green River.
4. There are no culturally significant features on the site. Development of the site will not
interfere with the aquatic habitat and spawning grounds found in the Green River.
5. Public access is available on the opposite side of the river from this project on the
Green River Trail, which meanders back and forth on either side of the river from
Auburn north through the City of Tukwila.
6. The project is consistent with the General Shoreline Regulations set forth in TMC
18.44.110:
A. The use is in conformance with the regulations of the underlying zone district and
the use is consistent with the goals and policies of the City's adopted Shoreline
Management Program.
B. No structures or accessory facilities will be located over the river;
C. The project will not disrupt existing trees or vegetation within the river
environment. No cottonwood trees within the river environment or low impact
environment will be removed.
D. No effluent will be discharged into the Green River; storm water will be
discharged into the P17 drainage basin. Silt fences and siltation control ponds will
be used to control storm water prior to discharge into the existing drainage
structures.
E. All state and federal water quality regulations will be strictly complied with.
F. Wildlife habitat in and along the river will not be disturbed by the construction of
this project
G. All necessary permits will be obtained for the project.
H. No dredging or mining will occur with the project.
I. No property will be acquired for public use without dedication by or just
compensation to the owner.
J. No landfilling is proposed within the river channel.
c: \carol\segale- officetshorerptdoc
10
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L99 -0020: Segale Business Park Building 982
Shoreline Substantial Development Permit
7. The project is consistent with the requirements of TMC 18.44.130, river environment.
Landscaping, as required by this section, is being provided at the edge of the river
environment outside the 30 -foot easement granted to King County consisting of Honey
Locust trees and native grass. A revised landscaping plan, dated 3/12/99, provides
additional landscaping to screen the site and enhance the shoreline environment.
8. The project is consistent with the requirements of TMC 18.44.140, low impact
environment.
A. The structure is sited according to the Heavy Industrial zone in which it is
located. Landscaping is provided according to the requirements of that zone,
with over 12.5 feet in the front as well as landscaping around the office
building. The landscaping along the river consists of honey locust trees located
30 feet on center with native grass planted in a five foot area just outside both
the River Environment and 30 foot easement dedicated to King County for
maintenance of the levee.
B. Parking, loading and storage facilities will be screened from the river in the
following ways: a cyclone fence with slats will run along the eastern side of the
site (approximately 100 feet) where the site adjoins the property being
developed with the warehouse. Honey locust trees and native grass will be
planted just outside the River Environment.
C. No railroad tracks serve the site.
9. Comments were received from King County Water and Land Resources Division on
the project during the Notice of Application comment period. The U.S. Army Corps of
Engineers was asked to respond to the issue of levee stability raised by the County.
Issues raised by these comments were addressed in the SEPA staff report. The Corps
has no objections to this project. The landscaping plan has been revised to address the
concerns raised by the Corps.
10. A determination of non - significance was issued on June 9, 1999; no appeals were filed
by the June 23, 1999 deadline.
6. RECOMMENDATION
Approve the shoreline substantial development permit.
c: \carol\segale- office\shorerptdoc
11
King County
Water and Land Resources Division
Department of Natural Resources
700 Fifth Avenue, Suite 2200
Seattle, WA 98104 -5022
(206) 296 -6519
(206) 296 -0192 FAX
May 14, 1999
Mr. Steve Lancaster, Director✓
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard
Tukwila, WA 98188
PEC VED
MAY 1 9 1999
COMMUNITY
DEVELOPMENT
RE: Review of Application: La Pianta Limited Partnership d.b.a. Segale Business Park
Tukwila File Nos. L99 -0020: L99 -0019: E99 -0009
Dear Mr. Lancaster:
Thank you for the opportunity to review the subject application for construction of a 16,800
square foot, two story office building at 18500 Southcenter Parkway within the Segale Business
Park in the City of Tukwila. King County has a significant interest in this application, as the
proposed site development plan may potentially affect the county's maintenance and repair
responsibilities for the existing flood containment levee along the Green River at the project
site.
King County is party to a June 30, 1992 Green River Basin Program Interlocal Agreement with
the City of Tukwila and other Green River Valley Cities in which King County has agreed to
maintain levees, riverbanks, and revetments within the Green River Flood Control Zone Dis-
trict (GRFCZD). To this end, King County in 1991 assigned its River Protection Easement
rights to the City of Tukwila as a tenant in common, in order to facilitate Tukwila's completion
of the federally authorized Lower Green River Flood Control Project with the Corps of Engi-
neers. This easement encumbers portions of the project site within thirty feet of the top -of-
bank along the riverward edge of the existing levee crest. This easement width was established
in 1964, and is not adequate for today's continuing flood protection needs.
The applicant is clearly relying on this flood protection for the new building which is the sub-
ject of this application. Equally important to the project is the County's continuing mainte-
nance and repair of this levee segment to provide 100 -year flood containment to the applicant's
property. This responsibility is part of the County's agreement with the City of Tukwila. How-
ever, performance of this responsibility is dependent on a sufficient easement area within which
to accomplish these maintenance services. The connection to the applicant's proposal is that
these flood repair and maintenance services are essential for the viability of the building pro-
posal. Therefore, requiring sufficient easement area needed to accomplish these services we
believe, is a reasonable requirement for issuance of the permits involved, including slope
stability provisions of the City of Tukwila's Flood Zone Control Permit.
Steve Lancaster
May 14, 1999
Page 2
RECEIVED
MAY 1 91999
COMMUNITY
DEVELOPMENT
King County has significant concerns with the oversteepened slope angles along the riverward
embankments of the existing levee. These concerns are pertinent to the present application for
three reasons: Q
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raising performed in this reach by the subject landowner on behalf of the City of Tukwila as 2
local sponsor to the federal Section 205 Lower Green River Flood Control Project clearly
show this work was to be accomplished at overall slope angles of 2H:1V. The present w
character of these levee slopes clearly shows the earlier construction work has not achieved = w
this engineering requirement. z
3. Slope stability analyses performed by geotechnical consultants on behalf of King County at z O
two sites immediately downstream of this project location, at a site immediately across the w w
river from this levee, and at three other sites within the lower Green River levee system
yield remarkably consistent results with respect to minimum stability requirements needed U D-
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for levees built on nearly identical soils. In order to achieve the minimum factors of safety
required for federal levees, slopes should be placed at from 2H:1V to 2.5H:1 V gradients. = v
These findings are again consistent with the 1989 Corps of Engineers 2H:1V design draw- O.
ings for this reach, and clearly show the existing slope configuration is substantially z
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1. First, the present levee slopes are shown in the applicant's cross section drawings of the site
at severely oversteepened angles of repose, ranging from approximately 1.32 horizontal feet
per vertical foot to about 1.37 horizontal feet per vertical foot (1.32H:1V- 1.37H:1V).
These slope angles are far in excess of those required to meet minimum federal standards
I therefore respectfully request the City of Tukwila's careful consideration of the site plan
review to include reasonably prudent measures assuring the future integrity and stability of the
levee system within the project site. Specific measures necessary to this end are requested as
follows:
1. Sufficient site area needs to be preserved free from excavation, grading, landscape plant-
ings, and other site improvements to facilitate King County's continuing abilities to accom-
plish future levee repairs designed at stable angles of repose for the affected levee slopes
along the riverbank. Based on discussions with the property owner to date, no independent
analyses of riverbank stability have been performed. King County has contracted for geo-
technical consultant studies utilizing soils information provided by the applicant to address
this concern. Results of these analyses should be forthcoming with detailed recommenda-
tions within the next few weeks. Relying on the consistent findings developed by these
same consultants for "next door" portions of the levee system within the Segale Business
Park, and also for levee reaches immediately across the river from the project site, it is my
recommendation this allowance be predicated on establishing an.overall slope gradient of at
least 2H:1V, or two horizontal feet to each vertical foot of levee slope elevation above the
river bed.
2. Sufficient site area needs be preserved free from site grading, site improvements, and land-
scape plantings to provide for establishment of a 15- foot -wide levee maintenance access
z
Steve Lancaster
May 14, 1999
Page 3
RECEIVED
MAY 1 9 1999
OOMMUNiT!
DEVELOPMENT
roadway along the top crest of the levee slope, consistent with a top -of -bank location predi-
cated on stable slope angles determined pursuant to (1), above.
3. All landscape plantings should be consistent with cross section dimensions and construction
details and policies set forth in Corps of Engineers' Publication EM 1110 -2 -301, dated
February 28, 1999. This is especially important with regard to King County's continuing
ability to maintain the levee system in accordance with applicable regulatory standards
affecting levees. See also (4), below.
4. It would appear the project proposal is subject to the provisions of the federal Endangered
Species Act (ESA) with respect to recent listing of Puget Sound Chinook salmon as a
threatened species. The City of Tukwila should consider if site review is consistent with
the City's recent submittals concerning programmatic certification under the ESA's
required 4(d) Rule. Similarly, the City may need to request that the Corps consult with the
National Marine Fisheries Service (NMFS) to ensure compliance with requirements estab-
lished in Section 7 of the ESA.
Based on review of the site plans and cross section drawings submitted to date, it is my request
that the City carefully consider our recommendations in the project review and approval proc-
ess. At an absolute minimum, it appears that an additional fifteen feet of site area along the
river frontage will need to be dedicated as an easement for the purposes of providing for ade-
quate levee stability. This may also address both site level and reach level impacts related to
ESA concerns with levees as they potentially affect the listed species. Such measures are
reasonably necessary as conditions of approval for the permits required by the subject project.
Thank you for your consideration of these comments. Please call me (206) 296 -8388 if you
have any concerns or questions with.this letter.
Dave Clark, Manager
Rivers Section
DC:AL:mm\J25
cc: Carol Lumb, Planner, City of Tukwila
Phil Frasier, Senior Engineer, City of Tukwila
Noel Gilbrough, Project Manager, Corps of Engineers
Paul Komoroske, Emergency Operations Branch, Corps of Engineers
Monte Kaiser, Geotechnical Branch, Corps of Engineers
Debbie Arima, Assistant Manager, Water and Land Resources Division
Sarah Ogier, Program Coordinator, Green River Basin Program
Andy Levesque, Senior Engineer
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A F F I D A V I T 1
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O Notice of Public Hearing
JJ Notice of Public Meeting
O Board of Adjustment Agenda
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O F D I S T R I B U T I O N
hereby declare that:
Elgice of Application for
Shoreline Management Permit
OShoreline Management Permit
was mailed to each
ODetermination of Non -
significance
0 Mitigated Determination of
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DDetermination of Significance
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CHECSLIST: ENVIRONMENTAL REVIEW / SHORELINE PERMIT- .,INGS
(1,4 Q.S. ARMY CORPS OF ENGINEERS
( ) FEDERAL HIGHWAY ADMINISTRATION
( ) DEPT OF FISH & WILDLIFE
( ) OFFICE OF ARCHAEOLOGY
( ) TRANSPORTATION DEPARTMENT
( ) DEPT NATURAL RESOURCES
( ) OFFICE OF THE GOVERNOR
( ) DEPT OF COMM. TRADE & ECONOMIC DEV.
('DEPT OF FISHERIES & WILDLIFE
( ) K.C. PLANNING & COMMUNITY DEV.
( ) BOUNDARY REVIEW BOARD
( ) FIRE DISTRICT $11
( ) FIRE DISTRICT 42
( ) K.C. WATER POLLUTION CNTRL SEPA OFFCL
FEDERAL AGENCIES
( ) Q.S. ENVIRONMENTAL PROTECTION AGENCY
( ) U.S. DEPT OF H.U.D.
WASHINGTON STATE AGENCIES
( ) TUKWILA SCHOOL DISTRICT
( ) TUKWILA LIBRARIES
( ) RENTON LIBRARY
( ) KENT LIBRARY
( ) CITY OF SEATTLE LIBRARY
( ) U.S WEST
( ) SEATTLE CITY LIGHT
( ).PUGET SOUND ENERGY
114 HIGHLINE WATER DISTRICT
( ) SEATTLE WATER DEPARTMENT
( ) TCI CABLEVISION
( ) OLYMPIC PIPELINE
KENT PLANNING DEPT
TUKWILA CITY DEPARTMENTS:
( ) PUBLIC WORKS ( )
( ) POLICE ( )
( ) PLANNING ( )
( ) PARKS & REC. ( )
( ) CITY CLERK
FIRE
FINANCE
BUILDING
MAYOR
( ) PUGET SOUND REGIONAL COUNCIL
( ) P.S. AIR POLLUTION CONTROL AGENCY
( ) SW KC C'LAMBER OF COMMERCE
(14 MUC:c ESHCOT INDI..N TRIBE
DUWAMISH INDIAN TRIBE
( ) SEATTLE TIMES
07/09/98 C:WP51DATA \CHKLIST
( ) DEPT OF SOCIAL & HEALTH SERV.
( DEPT OF ECOLOGY, SHORELIND DIV
("N DEPT OF ECOLOGY, SEPA DIVISION'
( ) OFFICE OF ATTORNEY GENERAL
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KING COUNTY AGENCIES
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( ) K.C. DEPT OF PARKS
( ) HEALTH DEPT
( ) PORT OF SEATTLE
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SEATTLE SCHOOL DISTRICT
RENTON SCHOOL DISTRICT
UTILITIES
PUGET SOUND POWER & LIGHT
VAL -VUE SEWER DISTRICT
WATER DISTRICT 420
WATER DISTRICT *125
CITY OF RENTON PUBLIC WORKS
RAINIER VISTA
SKYWAY
CITY AGENCIES.
( ) REiTTC.T PLANNING DEPT
( ) CITY AEA -TAC
( ) CITY OF BURIEN
( ) TUKWI_.A PLANNING COMMISSION MEMBERS
( ) TUKWIL? CITY COUNCIL MEMBERS
( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU
( ) SEATTLE OFFICE OF MGMNT & PLANNING"
NOTICE OF ALL SEATTLE RELATED PLNG PROJ.
OTHER LOCAL AGENCIES
( ) METRO ENVIRONMENTAL PLANNING DIV.
OFFICE /INDUSTRIAL 5,000 GSF OR MORE
RESIDENTIAL 50 UNITS OR MORE
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18800 Southcenter Parkway
Seattle, WA 98188
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Seattle 98138
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Mitchell • vi ► g & Storage
18800 Sout enter Parkway
Seattle, W ' • :188
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Tukwila, WA 98188
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Seattle Tractor Parts
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Tukwila, WA 98138
La Pia - Li ' ted Partnership
PO Box :,• 8
Tukwila, 98138 -2028
Southcenter Golf
18791 Southcenter Parkway
Tukwila, WA 98188
RTS Packaging
18340 Southcenter Parkway
Tukwila, WA 98188
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Bellevue, WA 98005
City of Kent
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19000 57th PL NE
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City of Tukwila
MAY 1 9 1999
COMMUNITY
DEVELOPMENT
John W. Rants, Mayor
Department of Community Development
NOTICE OF APPLICATION
DATED April 14, 1999
Steve Lancaster, Director
The following applications have been submitted to the City of Tukwila Department of Community
Development for review and decision.
APPLICANT:
LOCATION:
FILE NUMBERS:
PROPOSAL:
La Pianta Limited Partnership d.b.a. Segale Business Park
18500 Southcenter Parkway, Tukwila, WA
L99 -0020 (Shoreline Substantial Development Permit); L99 -0019
(Design Review); E -99 -0009 (Environmental Review)
To construct a two- story, 16,800 square foot, wood framed stucco
office building adjacent to the Green River.
OTHER REQUIRED PERMITS: Land Altering, Building Permit
The files may be reviewed at the Department of Community Development, 6300 Southcenter Blvd.,
#100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available.
OPPORTUNITY FOR PUBLIC COMMENT
You can submit comments on this application. You must submit your comments in writing to
the Department of Community Development by 5:00 p.m. on Friday, May 14, 1999. This
matter is also tentatively scheduled for a public hearing before the Board of Architectural
Review on June 24, 1999. If you are interested in attending the hearing, please contact the
Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you
cannot submit.comments in writing by the cutoff date indicated above, you may still appear at the
hearing and give your comments on the proposal before the Board of Architectural Review. You
may also request notification of the final decision. If you have questions about this proposal contact
Carol Lumb, the planner in charge of this file at 431 -3661. Anyone who submits written comments
will become parties of record and will be notified of any decision on this project.
APPEALS
You may request a copy of any decision by the Board of Architectural Review on a project or
obtain information on your appeal rights by contacting the Department of Community Development
at 431 -3670. A decision of the Tukwila Board of Architectural Review may be appealed to the
Tukwila City Council.
DATE OF APPLICATION:
NOTICE OF COMPLETE APPLICATION:
NOTICE OF APPLICATION POSTED:
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March 12, 1999
April 7, 1999
April 14, 1999
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665
April 7, 1999
City of Tukwila
John W Rants, Mayor
Department of Community Development Steve Lancaster, Director
APRIL 7, 1999
NOTICE OF COMPLETE APPLICATION
Mr. Steve Nelson
P.O. Box 88028
Tukwila, WA 98138 -2028
RE: Segale Business Park, Building 982
Files: L99 -0020 - Shoreline Substantial Development Permit
L99 -0019 - Design Review
E99 -0009 - Environmental Review
Dear Mr. Nelson:
Your application for a shoreline substantial development permit for an office building in the
shoreline which is subject to design review and SEPA, located at 18500 Southcenter Parkway, has
been found to be complete on April 7, 1999 for the purposes of meeting state mandated time
requirements. The project may be scheduled for a public hearing before the Planning Commission
in May or June, 1999.
The next step is for you to install the notice board on the site within 14 days of the date of this
letter. You received information on how to prepare and install the sign with your application
packet. If you need another set of those instructions, you may obtain them at the Department of
Community Development (DCD). Also, you must obtain a laminated copy of the Notice of
Application to post on the board. Please call me 3 days prior to installing the notice board to
arrange the pick up of the laminated Notice of Application. After installing the sign with the
laminated notice, please return the signed Affidavit of Posting to our office.
This determination of complete application does not preclude the City from requesting additional
plans or information, if in our estimation such information is necessary to ensure the project meets
the substantive requirements of the City or to complete the review process.
This notice of complete application applies only to the permits identified above. It is your
responsibility to apply for and obtain any other necessary permits issued by other agencies.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665
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Mr. Steve Nelson
Segale Business Park: Building 982
April 7, 1999
I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to
call me at 431 -3661.
Sincerely,
Carol Lumb
Associate Planner
cc: Reviewing City Departments
c: \carol\segale- office \complete.doc
•
21803 NE 17th Court
Redmond, WA 95053-4104
Phone: 425- 836 -4578
Fax: 425 -a68 -4292
Pager: 206 -464 -1259
Cellular: 206-818-7346
Segale Business Park
18000 Andover Parkway, Suite 200
Tukwila, WA 98138
RE: 982 Office Building
Attn: Steve Nelson
Dear Steve:
RECEIVED
CITY OF TUKWIIA
MAR 1219J
PERMIT CENTER
tAck- Otsiy
The general requirements of the zoning code Chapter 18.52, Section 18.52.040, Item B.
Coverage Standards requires 90% live ground coverage within 3 years and 40% tree coverage
within 10 years.
All shrubs and groundcovers are sized and planted to attain a continuous cover of living plants
per standard landscape practice.
Most groundcovers are not spaced greater than 2' triangular spacing. If these plants grow 3" per
year, then full coverage would occur within 3 years. The shrubs will grow approximately 6" per
year and should be touching within 3 years.
The ash trees are planted with an 8 -10' wide canopy. These trees will grow 2 -3 feet spread per
year. The hornbeams are approximately 6' width at planting. Their mature width is approximately
16'. Within 10 year the selected trees will reach mature canopy, more than 40% coverage. At
the river dike the coniferous trees are planted at approximately 30' on center. The selected
varieties stay full to the ground and do not spread in canopy, as do deciduous trees. The trees
specified are installed at 6' width, and will grow in width at the rate of 1' to 18" per.year. Within 10
years the coniferous trees at the river will have a spread of 16'. The coniferous trees to the west
of the building are 10" caliper and have a 20' canopy. These trees will not grow much more in
canopy width, perhaps 10% additional width.
Segale Business Park
March 12, 1999
Page 2
Total landscape area: 20,640 sf
Total Canopy in square feet at planting:
A. Fraxinus: 50.24 sf /ea x10
B. Carpinus: 28.26 sf /ea x 9
C. Pinus: 314 sf /ea x 12
D. Thuja: 28.26 sf /ea x 5
Total canopy in sf at planting
502.40 sf
254.34 sf
3768.00 sf
141.30 sf
4666.04 sf
Total Canopy in square feet projected in 10 years:
A. Fraxinus: 607.6 sf /ea x 10
B. Carpinus: 200.96 sf /ea x9
C. Pinus: 668.36 sf /ea x12
D. Thuja: 200.96 sf /ea x 5
Total canopy in sf in 10 years
6076.00 sf
1808.32 sf
8020.32 sf
1004.80 sf
16,909.76 sf
Total percent of projected canopy coverage in 10 years 82%
Please call should you have any questions or comments.
Sincerely,
Kenneth E. Large
Landscape Architect
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DESIGN REVIEW APPLICATION
CRITERIA
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CIT,,;OECTuryED
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2 1999
The following criteria will be used by the BAR in its decision - making on your propos irCENTER
project. Please carefully review the criteria, respond to each criterion (if appropriate),
and describe how your plans and elevations meet the criteria. If the space provided for
response is insufficient, attach additional response to this form.
1. RELATIONSHIP OF STRUCTURE TO SITE
A. The site should be planned to accomplish a desirable transition with
the streetscape and to provide for adequate landscaping, and
pedestrian movement.
B. Parking and service areas should be located, designed and
screened to moderate the visual impact of large paved areas.
C. The height and scale of each building should be considered in
relation to its site.
RESPONSE:
(A) Sidewalks have been provided around the building to provide safe access. The
entire street frontage and river front perimeter will be landscaped. Additional
plantings around the office have also been provided.
(B) Dumpster enclosure will be screened with cyclone fencing, wood slats, and
landscaping.
(C) The height of the building is within the guidelines as set forth in the zoning
code. The size of the structure is consistent with other buildings within the area.
2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA
A. Harmony in texture, lines, and masses is encouraged.
B. Appropriate landscape transition to adjoining properties should be
provided.
C. Public buildings and structures should be consistent with the
established neighborhood character.
D. Compatibility of vehicular pedestrian circulation patterns and
loading facilities in terms of safety, efficiency and convenience
should be encouraged.
E. Compatibility of on -site vehicular circulation with street circulation
should be encouraged.
RESPONSE:
(A) The use and style of the building is of similar design and construction type as
neighboring buildings.
(B) The existing fence and landscape shall remain between the site and the adjacent
property. The river environment landscaping continues the landscape plans as
proposed in the Segale Business Park building 981 proposal currently in review with
the City of Tukwila.
(C) N/A
(D) Vehicular and pedestrian circulation patterns are safe and have been designed to be
convenient.
(E) Driveway entry points use existing street access locations.
3. LANDSCAPE AND SITE TREATMENT
A. Where existing topographic patterns contribute to beauty and utility
of a development, they should be recognized and preserved and
enhanced.
RAD 1
ATTACHMENT F
•
DESIGN REVIEW APPLICATION
B. Grades of walks, parking spaces, terraces and other paved areas
should promote safety and provide an inviting and stable
appearance.
C. Landscape treatment should enhance architectural features,
strengthen vistas and important axis, and provide shade. zz
D. In locations where plants will be susceptible to injury by pedestrian . = t`
or motor traffic, mitigating steps should be taken. w
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E. Where building sites limit planting, the placement of trees or shrubs D
in paved areas is encouraged. -J o
F. Screening of service yards, and other places which tend to be o o
unsightly, should be accomplished by use of walls, fencing, planting w w
or combinations of these. Screening should be effective in winter co i
and summer. p
G. In areas where general planting will not prosper, other materials 2
such as fences, walls, and pavings of wood, brick, stone or gravel ga 5
may be used. w a
H. Exterior lighting, when used, should enhance the building design = v
and the adjoining landscape. Lighting standards and fixtures ~ _
should be of a design and size compatible with the building and z
adjacent area. Lighting should be shielded, and restrained in w o
design. Excessive brightness and brilliant colors should be g iii
avoided. D o
RESPONSE: oo
(A) Existing site topography in not significant to the site. w w
(B) Proposed grades are appropriate and safe. 1 U
(C) Plant type, size and location have been selected to be consistent with existing , O
landscaping within the development. z.
(D) Plants to be protected by curbs and sidewalks. 0 co.
(E) Landscaping has been placed in the required areas. In addition, additional plantings o Y
have been placed adjacent to the building. z
(F) N/A
(G) N/A
(H) A lighting plan has been submitted showing fixture locations and type. Light levels
have been designed to provide for security and function as well as glare
considerations. The color of light is consistent with other exterior lighting in the
development.
4. BUILDING DESIGN
A. Architectural style is not restricted, evaluation of a project should be
based on quality of its design and relationship to surroundings.
B. Buildings should be to appropriate scale and be in harmony with
permanent neighboring developments.
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.
D. Colors should be harmonious, with bright or brilliant colors used
only for an accent.
E. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
RAC 1
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•
DESIGN REVIEW APPLICATION
F. Exterior lighting should be part of the architectural concept.
Fixtures, standards and all exposed accessories should be
harmonious with the building design.
G. Monotony of design in single or multiple buildings projects should
be avoided. Variety of detail, form, and siting should be used to z
provide visual interest.
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A. Miscellaneous structures and street furniture should be designed to o,
be part of the architectural concept of design and landscape. ,o —
Materials should be compatible with buildings, scale should be o
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appropriate, colors should be in harmony with buildings and _
surroundings, and proportions should be to scale. F-:
. Lighting in connection with miscellaneous structures and street z
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and buildings. o_',
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RESPONSE:
(A) The architectural design is commercial in character.
(B) The building is of similar scale and height as neighboring buildings.
(C) See architectural elevations.
(D) See color board.
(E) Mechanical equipment will be located on the roof. Roof parapets will reduce visibility
of the mechanical equipment.
(F) A lighting plan has been submitted with consideration of fixture type to accent the
building exterior, provide security, and reduce glare at the river environment.
(G) A variety of design elements have been included to add interest to the building.
They include windows, horizontal and vertical reveals, stepped coping, and a porte
cochere at the entry.
RESPONSE:
(A) Picnic table will be provided at the private out door open area.
(B) N/A
CITY O, - TUKWILA
Department of Community Development DESIGN
6300 Southcenter Boulevard, Tukwila, WA 9611 09-UIWIUA REVIEW
Telephone: (206) 431 -3670 MAR 1 2 1999
PERMIT CENTER (P-D R)
APPLICATION
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1. PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: Segale Business Park Building 982
B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax
lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.)
18500 Southcenter Parkway
Quarter:SE Section: 35 Township: 23N Range: 4E (This information may be found on your tax statement)
c. cONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent)
NAME: Steve Nelson
ADDRESS: PO Box 88028 Tukwila, WA 98138
PHONE (206) 575 -2000 /J ,/
SIGNATURE: Y' E._J�� (rte DATE: 3l 1 Zl 951
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CITY F TUKWILA
' Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
DESIGN
REVIEW
APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing
by the Department of Community Development. Please contact the Department if you feel certain
items are not applicable to your project and should be waived. Application review will not begin until it is
determined to be complete.
The initial application materials allow starting project review and vesting the applicant's rights. However,
they in no way limit the City's ability to require additional information as needed to establish consistency
with development standards.
Department staff are available to answer questions about application materials at 431 -3670.
APPLICATION FORMS:
Application Checklist (1 copy), indicating items submitted with application
Design Review Application 44 -eept s) G c.4. s -? -
Design Review Fee ($900)
SEPA Environmental Checklist (6 copies)
SEPA Environmental Checklist Fee ($325)
Shoreline Permit Application (6 copies) & Fee (if within Shoreline Overlay District)
PLANS (Six (6) copies of the following]:
Vicinity map showing location of the site.
Surrounding area map showing existing land uses within a 1000 -foot radius from the site's
property lines.
Site plan at V= 30' or 1' = 20', with north arrow, graphic scale, and date; and the license stamp of
the architect. The following information must be contained on the plan (details may be included on
additional drawing sheets):
Property lines and dimensions, lot size(s), and names of adjacent roads
Location and gross floor area of existing and proposed structure(s) with setbacks
Location of driveways, parking, loading, and outdoor service areas, with parking calculations
and location and type of dumpster /recycling area screening
IYTO Location and type of site lighting, including parking and pedestrian areas
Location and type of site furniture, such as benches, bike racks; location and type of
any proposed public outdoor art
Location of any trails, parks, plazas or other outdoor open space provided for
employees or the public; existing and proposed open space easements and
dedications (if any)
LkLocation and classification of any watercourses or wetlands, and 200' limit of
Shoreline Overlay District
Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's
boundaries, with a notation of the slope of areas in excess of 20%
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Location of closest .sting fire hydrant; location and size o. _;ility lines; location and
size of utilities or street/sidewalk easements or dedications
Description of water and sewer availability from provider of utility (note which utility
district or City)
Other relevant structures or features, such as rockeries, fences.
Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and
date; and the license stamp of the landscape architect. The following information must be
contained on the plan:
O Property lines and names of adjacent roads
Location of the following: proposed structure(s), vehicle and pedestrian circulation
areas, dumpster /recycling area, site fumiture, any proposed public outdoor art
? Existing trees over 4" in diameter by size and species, and any trees to be saved
Proposed landscaping, including size, species, location and spacing.
Pci! Building elevations of all building facades at-a scale of 1/8" = 1' or 1/4" = 1', with graphic scale
a d date. Each sheet shall have the license stamp of the architect. include on the elevations:
Dimensions of all building facades and major architectural elements, with notations of
materials to be used
Location and type of exterior building lighting
O Location of mechanical units and proposed screening where necessary.
. ❑ Signage per Sign Code. 'J
One (1) high quality 8 1/T x 11" reduction of each of above plans. If the project undergoes
significant changes, and additional set of reductions may be required.
Cylt Colors and materials sample board showing colors and materials to be used on all building
exteriors.
❑ APPLICANTS RESPONSE TO DESIGN REVIEW CRITERIA:
Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design
Review Policies (see attached Design Review Application).
37
OTHER MATERIALS:
Other documentation and graphics in support of the proposal may be included as appropriate,
such as olor rendenn , erspective drawings, photographs or. models. If other materials are to
be considere , • copies of each must be submitted (except models). Color drawings or
photos may be submitted as 8.5 x 11 -inch color photocopies.
PUBLIC NOTICE:
l'A King County Assessor's map(s) which shows the location of each property within 500 feet of the
subject property.
Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within
500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments,
condos, trailer parks —must be included.) See Attachment A.
❑ A 4' x 4' public notice board will be required on site within 14 days of the Department determining
that a complete application has been received. See Attachment B
D. PROPERTY OWNER DECLARATION
The undersigned makes the fcilewing statements based upon personal knewiedce:
• I am the current owner cf the property which is the subject of this applicaticn.
• All statements contained in the applicaticn are true and correct to the best cf my
knowledge.
Tne application is being submitted with my knowledge and consent.
I understand that cendit:cns of approval, which the City and applicant have jointly agreed
may not be completed prior to final apprcval of the construction (e.g., final building permit
apprcval) will be inccrperated into an agreement to be executed and recorded against the
property prior to issuance of any ccnstructicn permits.
I declare under penalty of perjury under the laws of the State cf Washington and the United
States of America that the fcregoin.g statement is true and correct.
EXECUTED at Tukwila
March 12 ,1999
(city), Washington (state), on
LA PIANTA LIMITED PARTNERSHIP, a Washington limited. partnership
by Metro Land Development, Inc., a Washington corporation, it's
General Partner.
M.A. Segale, President
(Print Name)
PO Box 88028 Tukwila, WA 98138
(Address)
(206) 575 -2000
(Phone Number)
(Signature)
Use additional sheets as needed for all property owner signatures.
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DESIGN REVIEW APPLICATION
RECEIVED
Lorr, fj CITY or TE !I''`�!ILl4
1-1 :A;
CRITERIA
PERMIT CENTER
The following criteria will be used by the BAR in its decision - making on your proposed
project. Please carefully review the criteria, respond to each criterion (if appropriate),
and describe how your plans and elevations meet the criteria. If the space provided for Z
response is insufficient, attach additional response to this form. i
DESIGN REVIEW APPLICATION
B. Grades of walks, parking spaces, terraces and other paved areas
should promote safety and provide an inviting and stable
appearance.
C. Landscape treatment should enhance architectural features,
strengthen vistas and important axis, and provide shade.
D. In locations where plants will be susceptible to injury by pedestrian
or motor traffic, mitigating steps should be taken.
E. Where building sites limit planting, the placement of trees or shrubs
in paved areas is encouraged.
F. Screening of service yards, and other places which tend to be
unsightly, should be accomplished by use of walls, fencing, planting
or combinations of these. Screening should be effective in winter
and summer.
G. In areas where general planting will not prosper, other materials
such as fences, walls, and pavings of wood, brick, stone or gravel
may be used.
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.
RESPONSE:
(A) Existing site topography in not significant to the site.
(B) Proposed grades are appropriate and safe.
(C) Plant type, size and location have been selected to be consistent with existing
landscaping within the development.
(D) Plants to be protected by curbs and sidewalks.
(E) Landscaping has been placed in the required areas. In addition, additional plantings
have been placed adjacent to the building.
(F) N/A
(G) N/A
(H) A lighting plan has been submitted showing fixture locations and type. Light levels
have been designed to provide for security and function as well as glare
considerations. The color of light is consistent with other exterior lighting in the
development.
4. BUILDING DESIGN
A. Architectural style is not restricted, evaluation of a project should be
based on quality of its design and relationship to surroundings.
B. Buildings should be to appropriate scale and be in harmony with
permanent neighboring developments.
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.
D. Colors should be harmonious, with bright or brilliant colors used
only for an accent.
E. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
DAD 1 '�
DESIGN REVIEW APPLICATION
F. Exterior lighting should be part of the architectural concept.
Fixtures, standards and all exposed accessories should be
harmonious with the building design.
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.
RESPONSE:
(A) The architectural design is commercial in character.
(B) The building is of similar scale and height as neighboring buildings.
(C) See architectural elevations.
(D) See color board.
(E) Mechanical equipment will be located on the roof. Roof parapets will reduce visibility
of the mechanical equipment.
(F) A lighting plan has been submitted with consideration of fixture type to accent the
building exterior, provide security, and reduce glare at the river environment.
(G) A variety of design elements have been included to add interest to the building.
They include windows, horizontal and vertical reveals, stepped coping, and a porte
cochere at the entry.
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.
B. Lighting in connection with miscellaneous structures and street
furniture should meet the guidelines applicable to site, landscape
and buildings.
RESPONSE:
(A) Picnic table will be provided at the private out door open area.
(B) N/A
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RECEIVED
CITY OF TUKWILA
MAR 1 2 19J
PERMIT CENTER
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TRIMS: Damp Locaticn Listed
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BAFFLES
801 Multi-steo baffle
REFLECTORS
607A Specular Alzak fa:lac:cf.
8073 Specular Alzak reactor
807G Specuiar .Alzak ralec:pr
802 Baffle reflector
Black 100W • 150 HPS
Clear 100W 150 HPS
'Slack ICCW 150 HPS
COICI 1COW 150 HPS
Black 100V/ 150 HPS
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81SA
Scecciar .Alzak rat:actor
8159 Specular Alzak reflector
8150
Specular Alzak rettectce
with safe:v lens
Clear 17W 175 MH
Slack 175W 175 MH
Gcld 17SW 175 MH
Specular Alzak refIectzr
816 with mane olack Pattie and
safety lens
811P Flat opal lens
806
LENSES
Flush fresnel glass lens
NfaCe
17SIN 175 Mk-t
black
White 175W 175 MH
White .175W 175 MH
WALLWASHER
810 Black battled wallwasher
White 150W 150 MH
Hubbell Lighting, Inc.
210
RECEIVED
CITY OF TUKWILA
1•1
PERMIT CENTER
STEEL
SQUARE
POLES
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STEEL SQUARE POLES
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SPE CIFICATIONS
SHAFT
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5 : : :: s;. en Tenon Mc:-:
_.... : :'Ss. tenon is 2.3/62 3.3.
:gib Moe. Tenon is
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`Cahole location .
" -ole Paso Hano-r.:.:
.: c - . Poles 22' anc
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EASE
Pole ease is AST;vt•: - hot-: :Ile:
Steei plate w102 2 minimum yield
strength cf 36.000 :s:. T::c -ciece
faaricatec 5c3are 3iu °Um :as:
Co'ier is optional.
ANCHOR BOLTS
Pies are fur73%Si 5o':at- anchor
bolts featuring :Mc- :. so ::u:le
nuts and'sasr:ers. Gai.ahre:
anchor =its are co : ;cnal. Aocher
bats conform to AS T'.t - -36 .28th
a minimumyie.io strehg :h cf
36.000 psi.
STEEL SQUARE POLES
C.E SELECTION CHAT Ia ", 5" cnd 6'.steel sc:.cre coins/
.!: ;:1 EPA' Outside Mat!1131 3011
TO MPH 30 MPH 90'474 100 MPH Dimensions C :rote
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18.7 12.5 34
20.3 13.3 3 3
340 223.9 173
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22.5 14 9 9.7
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3s. 36 23 2 32.5 23.2
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12.0 72 3.3
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3- 240 15.0 103
F* 396 27.3 18.9
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2* 145 3.4 42
22' 19.9 12.5 75
2* 33.9 22.7 15.1
33' 13.2 5.7 1.9
33' 163 9.5 50
30' 29.8 18.6 11 6
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3.3 r 3076 3
3.1 5' 5110 C
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8.9 5• 5073 0
16.5 5' 5073 J
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6.3 5' 5070 0
12.9 6' 5070
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cocoa. buff. ^mite. aca green.
On'ianal DuraGrip' ?!us features
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atmospneric and corrosive platter.
OuraGro Plus finish features a
five-year limited warranty.
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Follow these steps to determine the luminaire /pole combination for your application.
• Selsc:!umiriaire from Luminaire • Refer to.Luminaire EPA Chart • Select MFH to match the wind spied in
Orcedrg Information. to determine EPA value. the application area.
• Selec ::racket configuration. • Select Height of pale. • Confirm :, a pole EPA that is equal to or
exceecs :ne luminaire/bracket EPA as was
previous :7 determined. .-.
LIGHTING SYSTEMS A Oiv,sion of LSI Incusmes
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10-1. 3"1:. z 3'4' ink. 10.1,3' so. t 3:. Os.
a:.z 3 4c
Your Siae ::a :e IduSas:ans may Chang! 'snout ....... :7 hat use for Sell :nq ir.cO::1: :3. C :nSWt faC::rr Icr:re :ase plate :tar :atoS.
•
ORDERING INFORMATION - exec: appropriate Ca0lce :: i each column to formulate order code. refer :o czar. :le below.
Pale Material Height Mounting Pate Finish
Senes Canug:ntion
apttons
3.3a11Poren
05030
35030
55000
5110 -11Ga. Steel
5070 - 7'a. Sleet
511H- 11� Ga. Step
Consult :ale saloon
chart CoCCOCsde cam
3'
a'
10'
12'
14'
16'
18'
20'
22'
S - Sinr.e
0130' - ::::
090• -: :cal
C1190' - :: ::fie
700' -Tope
31120'- .s :e
090' - •'-'a7
00,90' -::a7
PA - iwin Ptnaet
Fn2 -:tome
8L(- !lux
PL7- °'annum
CCA -Cocoa
3L'F -Sun
WHT -Whi :e
Gnla -Green
,
14 - Omram :ee:• nonce ::.a
F - S:ngie Pour
:F- :cucle 1aca'
:GP - vuraGnosrus
'3- Less Anchor Baits
'i0- 0oCations
Saran Pole for
122561"
26.
PT- PC:e To Mount
E.92 - Weat rerpaoof Ouplce Peceptade
122564"
Pole Top Mom
122366"
28'
122565"
.
122357"
-5CP
'SOP
132336
30'
u.
55CP
39'
•
Sqsar. Pole or
N- rem Mount .
Tenon Moon)
.150N
(Stamm tro0 -
size is 2' ;ice)
:SCR
.SON
Soma Pole
tr
(No maaadog boles)
1501
33301
EXAMPLE OF A TYPICAL ORDER
'See nod Lighting Brackets - Bolt•On (page 62).
.5SQB0 SO7G 24 D180 PLT SF DGP
ACCESSORY'
ORDERING INFORMATION
Cep: Agana
Order Number
48C - a' Square Base Coyer
122559"
55C - 5• Square Base Cover
122561"
5BC -6' Sonars Rase Carer
122553"
E.92 - Weat rerpaoof Ouplce Peceptade
122564"
ER2 - WesWerprose Duplex Receptacle for
Reinforced llan0•aote (Poles 18' and above)
122366"
SFI- Gmund Faint GrcdtInterrupter
122565"
Gil -Ground Fault Croat Interrupter for
Reinforced Hand•nole (Poles 22' and above)
122357"
!JHP- Mounlutq Hale Plugs (3 plugs standard)
132336
• iccess:nes are grid installed. "'Speedy finish.
DRILLING LOCATIONS
A
Sides
B C
Handatole I x
Single I X I
ono. I x
090' I x I
•S0'
I x x
Tt20• I X I
090' I X
X
X
XI
Single I
Double F30 I X I
'Corertwica en.dtolW'tomeienanangna$°sal
Notes: Consul 3 .ty for custom variations.
Standard :Find OF pole preparations are ks=d
3/d of Cr reget of the pole from the Lase
I
FRO I X
X
All LSI Lighting Systems' poles are guaranteed to meet the EPA requirements listed. LSI Lighting Systems is not res cnsible if a pole order has 3
lower EPA rating than the indicated wind- loacing acne where the pole will be located. Caution: This guarantee does rot apply if the pole/brdcue
Azure combination is used to support any caner items such as flags. pennants. or signs. which would add stress to t.-.e pole. LSI Lighting Syslei s
cannot accept responsibility (or harm or damage caused in these situations. Note: Pole calculations include a 1.3 gust factor over steady w nC
velocity. Example; pales designed to withsand 80 MPH steacy wind will withstand gusts to 104 MPH. EPAs are for'ccattcns 100 miles away
humcane ocean lines. Note: Humcane ocean lines are the Atlantic arc Cull of Mexico coastal areas.
trA
VICINITY MAP
NTS
SEGALE
BUSINESS PARK
/W11114 ■ianr .r....
Y
BUILDING 982
VICINITY MAP
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Segale Business Park BLDG. 982
Plant List
Q n I JOG Juni gold Eg Ilan
22 P88 Firms mugho mug us
5 galon
19 Aq0 Arbutus undo compacla 5 golan
21 PITT Pholino Ira:eri 30 -36' 0/0
310 AUU Arclastaphylos no ursi 1 gallon
36 RRE Rhododendron Roseum Degons 21 -2A' 8/0
13 PN Pinus Nigro 10: 0olper
1 KW Rhododendron Comer Waterer 21 -7A' 0/0
18 F Pnrus Uounlan Fire I8-21' 0/0
28 P1F Penn Forest Flame 18 -21' 0/0
KW
9 C8 Carpinus 5elu00 FastigIata 3' cooper
26 EU Euonymus micmphyllus variegation I gallon
10 FOR Fro.inus orycarpo Ray.oad 2' Casper
34 FAC Euonymus Mato Compa to 5 g000n
42 P12 Prunus laurocerocus 2abefnna 5 -18' 0/8
8 CA Coloneoster opiculatus gouan
74 VD Yburnum davidn gatlan
104 CD Coloneoster dammeri
0 gollan
86 EC Erica cameo gallon
Ale Te roc 13 5751 Rhododendron Anoh Kruschle 8 -21'
t0 w' r a[ 6 NI. Rhododendron
Locust 6 -7'
QQ r'^ t Iw 306 PC Rubin caycinoides 4 pot
Inhale
Mad
*lN3
211111FpF 3.
Yi�ywflm /101
1- 6/15/99 IANOSCAPING
ALONG LEVER
BULLING 981
TUKVOLA WASHINGTON 1x.1 ers.eme
17100100 CAMTPc Al a UHF
BUILDING 982
LANDSCAPE PLAN
LJ LANDSCAPE PLAN
HIGH IMPACT
ENVIRONMENT
100'
_x__._..10 SREWJNRAOEr
LOW IMPACT RIVER
ENVIRONMENT ENVIRONMENT
60' 40'
100 YEAR
MEAN HIGH
WATER EL. 26.4_
15
- 10
'5
I I I i t
0
STA. 1+50
HIGH IMPACT
ENVIRONMENT
100'
LOW IMPACT RIVER
ENVIRONMENT ENVIRONMENT
60' 40'
EOI$TING GRADS _
TO REMAIN
100 YEAR
I.FE,,NFIHIGH -EL.30
WATER EL. 26.4
: I
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0
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TO
F F. OF
BUILDING
HIGH IMPACT
ENVIRONMENT
ILDOF '
ING NP�11' F.O. A91
LOW IMPACT RIVER
ENVIRONMENT ENVIRONMENT
- TNQ_ - -j- 4Q. , 35
100 YEAR
ERODE - -!_ _ — .I— .tt000 -EL.30
I I WATER ELM 0 25
t.___....• .._•.
15
4 ` i 10
I f 1 j ;5
1 1 L I L '0
STA. 0 +00
PROPERF(
UNE
GRAPHIC SCALE
1 16 MT 1
MA- NI n
100' HIGH IMPACT
ENROMUENT
LANDWARD
CATCH POINT t-,/ RIVER
(REE▪ R TOP OF LEVEE
MEAN HIGH
WATER LINE
ELEV. 26.40
TOO YEAR
ROOD ELEV.
30.00
APPROX. TOE
OF RIVERBANK
NOTES:
VERTICAL DATUM -
OASIS OF DATUM IS A BRASS DISC SET IN
A CONCRETE LIGHT STANDARD AT THE SOUTHEAST
CORNER or s. 180TH ST. AND SOUTHCENTER
PARKWAY. IIARKED IN 254 RESET 2 1911)
NGVD29 ELEVATION 28.5
RI 3/17/99 - A00(0 RNTRSDE
PROFILE
SEGALE
BUSINESS PARK
TUIORA, WASHNGION IWFI F'+s+o
BUILDING 982
CROSS SECTIONS
P116 9825m
sib snot -
tIIORZ: 1'.30' 2/18/99
VERT: 1'.101'.10
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CITY OF TUKWILA
!/1� �R M 5 19M Y"c5r 1
Segale Business Park BLDG. 982
Plant List
SAN I I_
111
A11 AMA e•m4747
61 174(11401
An klxuAl.mN
10 kdiielal.slb)w
11
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111 I ll
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104 F1414140M,A444
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RA 110$1 .7444
14 66ey0•la
PERMIT GENT
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SEGALE
BUSINESS PARK
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BUILDING 982
LANDSCAPE PLAN
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60' AA00N5ID 1ON PACI tt
'(1ENT l�
BIKE
RACK
PARKING CALCULATIONS:
GROSS BUILDING S0. FT.. 16800
PUBLIC AREAS • 1400 50.
NET 50. FT. • 15400
PARKING REWIRED • 3/1000 SO. R.
STALLS REWIRED a 47
STALLS PROVIDED • 58
28.25
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SITE EARTHWORK
CUT FILL
ARSE (CU YD.) 649 67 -217
FILL MATERIAL 10 BE EXCESS WELL GRADED 501E8IAL
0805 THE 981 BUILDING 511E
NET
ENCLOSED
DUUPSTER k.•"
RECYCLLAREA?�•
- -- ATTACH-TO.NEW
FENCE TO BE
INSTALLED BY BAILING
981 PROJECT
LNIOWARD CATCH
LIGHT ....
FIXTURE
DEAN HIGHIYAIER
EL 2600
/ //
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RIVER PROTECTION FASE8ENTS
5222051, 6027013. 6027015.
9110310987, 6014672, &
K.C. RES. 1 31833
RIVER
APPROX. TOE
OF RNERBUIK
100 YEAR
01000 EL 30.00
100 YEAR FLOOD LINE
. KFAN HIGH WATER LINE
_ _ _ PROPERTY UNE
RIVER ENNIRONUENT LINE
..
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NOTE: INSERT TO 11AvE
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STORAGE. FILTER MEDIA
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REPLACED 11001111.0.
SEDWENT SHALL BE RETIOAD
WHEN 110 LICIRE TRW 0110
11100 Of STORAGE CAPACOY
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SEE DE114:-511001' -5110Ef
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C. D.
PIN 27.90
12* INV. 91S 211.37
LANONARD CAI
1 Of LEVEE
100 YEAR
11000 EL. 3000
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NOTES:
VERTICAL nAtuu -
BASIS Of DATUM IS A BRASS DISC SET RI
A CONCRETE LICIII SIATIDARD At 118 SOUttlEASI
CORNER Or 5. 180111 51. NM SOUDIC.fillER
PARKWAY. LARKED 04 254 R(SE1 2 1914)
111.5029 fiEVATION 28.5
RIVER PROTECTION E6SEUEN15
5222051, 6021013. 602/015,
9110310981, 6014612, &
K.C. RES. I 31833
WO YEAR 11.000 LINE
MEAN HIM WATER LINE
PROPERIY Lill
RP/ER EIPARONUEN1 LINE
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• SEcALE BUSINESS PARK
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Building 982
10500 Southcantar Tarkua1
Tukwila, WA 90100
LIGHTING PLAN