HomeMy WebLinkAboutPermit L93-0012 - KEMPER REAL ESTATE - GATEWAY CORPORATE BUILDING #10 / SHORELINE SUBSTANTIAL DEVELOPMENTl93-0012 13075 gateway drive expired
gateway corporate center #10
SHORELINE SUBSTANTIAL DEVELOPMENT
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
January 17, 1997
Bob Hart
SGA Corporation
6414.204th Street SW #200
Lynnwood, WA 98036
RE: Gateway Corporate Center - Building No. 10
Dear Bob:
I have reviewed your revised plans and descriptions for Building No. 10 and
compared them with the previously approved plans. Following are my findings:
SEPA: The existing SEPA can be used for completion of the project. As you
suggest with regard to traffic impacts, modifications to the SEPA may be made to
address project changes.
Shoreline Permit: A new shoreline permit is required as L93 -0012 has expired.
Design Review: The BAR approval expired June 17, 1996 per Condition #1 of
that approval. Even without that expiration, administrative authority to approve
modifications to BAR approved designs is limited to "minor, insignificant
modifications which have no impact on the design" (TMC 18.60.030(3)). The
proposed project results in several changes which impact design such as .
expanded parking and service areas, added screen wall, and modified building
footprint and architectural details. These changes do not qualify as minor and
insignificant.
The applications for Shoreline and BAR approval can be submitted concurrently,
in which case they will be treated as Type 4 permits and be heard
simultaneously before the Planning Commission /Board of Architectural Review.
Upon determination that your applications are complete, we will schedule the
project for the next available public hearing, no sooner than 60 days from the
determination of completeness.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 41313665
Enclosed are the current shoreline and BAR applications for your use. Note that
the requirements for mailing labels have expanded to include all properties within
500 feet of the site and all labels for all tenants as well as owners located within
that radius need to be provided.
If you have any questions, don't hesitate to call me at 431 -3663.
Sincerely,
Joh Jimerson
As-ociate Planner
cc: Project Files:
L93 -0010
L93 -0011
L93 -0012
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
P.O. BOX 47600 • Olympia, Washington 98504 -7600 • (206) 459-6000
July 23, 1993
Mr. Bob Hart
Kemper Real Estate
12720 Gateway Drive Suite 107
Tukwila, WA 98168
Dear Mr. Hart:
Re: City of Tukwila Permit #L9 3=0012
Kemper Real Estate - Applicant
Shoreline Substantial Development Permit #1993 -14816
The subject Shoreline Management Shoreline Substantial Development permit has been
filed with this office by the City of Tukwila on July 15, 1993. -_-- --
If this permit is not appealed to the Shorelines Hearings Board on or
before August 16, 1993, authorized construction may begin. Other
federal, state, and local laws regulating such construction shall be
complied with. Unless an appeal is filed, this letter constitutes final
notification of action on this permit.
Sincerely,
K -Y Su
Permit Coordinator
Shorelands and Coastal Zone
Management Program
KYS:pz
.4..s
cc: Rick Beeler, City of Tukwila
Shore 1 ine Management Act of 197 "t'''
PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT
File Number: L93 -0012
Status: APPROVED
Applied: 03/09/1993
Approved: 06/17/1993
Expiration: 06/17/1996
Pursuant to RCW 90.58, a permit is hereby granted to:
KEMPER REAL ESTATE
to undertake the following development:
TWO STORY OFFICE /WAREHOUSE OF 68,127 SQUARE FEET
BUILDING #10 OF GATEWAY CORPORATE PARK.
THIS SITE I'S LOCATED AT GATEWAY AND CAMERON DRIVE.
upon the following property:
Address:
Parcel No: 000480- 0010:
Sec /Twn-Rnge: fVE 1/4 OF'SECTION 15'0F TOWNSHIP 23 N RANGE 4W W:M.
THE PROPOSED PROJECT WILL BE WITHIN THE AREA OF THE GREEN RIVER
AND ITS ASSOCIATED WETLANDS, WHICH IS A SHORELINE OF STATEWIDE
SIGNIFICANCE AND I'S DESIGNATED AS AN URBAN ENVIRONMENT.
The following master program provisions are applicable to this development:
ECONOMIC.DEVELOPMENT GOALS 4.& 5
& POLICIES 3 & 4. PUBLIC ACCESS
GOALS 1.& 3 & POLICIES 1 & 3.
CIRCULATION POLICY 2.
CONSERVATION ..POLICY 3.
Development pursuant to this permit shall be undertaken pursuant to the
attached ,terms and conditions.
This permit is granted pursuant to the Shoreline Management Act of 1971 an
nothing 1n_this permit ;hall excuse the applicant from compliance with any
other Federal, State or local statutes, ordinances or regulations
applicable to this project, but not inconsistent with the Shoreline
Management Act. (Chapter 90.58 RCW) .
This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the
per -mittee fails to comply with the terms or conditions hereof.
CONSTRUCTION PURSUANT TO THIS PERMIT WILL NOT BEGIN OR IS NOT AUTHORIZED
UNTIL THIRTY (30) DAYS FROM THE DATE OF FILING WITH THE DEPARTMENT OF
ECOLOGY AS DEFINED IN RCW 90.58.140(6). AND WAC 173 -14 -090, OR UNTIL ALL
REVIEW PROCEEDING'S INITIATED WITHIN THIRTY DAYS FROM THE DATE OF SUCH
FILING �J -1AVE TERMINATED; EXCEPT AS ; .0vJ - IN RCW 90.58.140 (5) (a) (b) (c) .
Date.
i rec. t.or, Planning Department
L. Rick Beeler
Construction or substantial progress toward construction must begin within
two years from date of issuance, per WAC. 173 -14 -060.
CITY OF TLIKWILA
Address:
Tenant:
Type: P -SHORE
Parcel #: 000480 -0010
Permit No: L93 -0012
Status: APPROVED
Applied: 03/09/1993
Issued: 06/17/1993
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Permit Conditions:
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1. CONSTRUCT IMPROVEMENTS AS SHOWN:-IN.:: THE DRAWINGS FOR PUBLIC
ACCESS AND FOR LANDSLAPED. PARKING.
PROPOSED BUILDING #10
:GATEWAY CORPORATE CENTER
GATEWAY DRIVE i CAMERCN CANE
TUKWILA, WASHINGTON
architect
PROPOSED P.L 32r
CITY Of TUNWILLA ACCESS ROAD
Barghausen
Consulting Engineers Inc.
Land Pk:Inning, Survey & InglowIng Sp. lalislt
PROPOSED BUILDING #10
GATEWAY CORPORATE CENTER
GATEWAY DRIVE o CAMERCN CRIVE
TUKWILA, WASHINGTON
206/433.619Z
architect
PROPOSED BUILDING #10
GATEWAY CORPORATE CENTER
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TUKWH -A, WASHINGTON
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PROPOSED BUILDING #10
GATEWAY CORPORATE CENTER
GATEWAY DRIVE a CAMERON DRIVE
TUKWILA, WASHINGTON
PROPOSED BUILDING #10 .
GATEWAY CORPORATE CENTER
GATEWAY DRIVE A CAMERON DRIVE
TUKWILA, WASHINGTON
NOTICE OF APPLICATION FOR
SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT PERMIT
ACTIVITY #: L93 -0012
NOTICE IS HEREBY GIVEN that: :KEMPER REAL ESTATE
described property has filed an application for
DEVELOPMENT permit .for,.`the.,d :evelopment.of:
TWO STORY OFFICE /WAREHOUSE OF 68,127 SOUARE FEET
BLIILDING #10=;OF GATEWAY CORPORATE PARK.
THI'S 'SITEIS" LOCATED AT GATEWAY AND CAMERON DRIVE.
of the below
SHORELINE SUBSTANTIAL
LOCATED AT
within the NE 1/4 OF SECTION 15 OF TOWNSHIP 23 N RANGE 4W W.M.
in Tukwila, Xing -County, Washington: Said development is proposed to be
within 200 :feet of the Green River /Duwami.sh and/or its associated wetlands.
Any person'_.cfesiring to express hi . views or to be notified of the action
taken on this application should notify RICK BEELER, DIRECTOR DEPARTMENT OF
COMMUNITY' DEVELOPMENT, PLANNING DIVISION, CITY OF TUKWILA, 6300 SO.LITHCENTER
BOULEVARD,-, TUKWILA, WAS=HINGTON 98188, in writing his interest within 30
(thirty) days of the final date of publication of this notice which is
May 02, 1993 .
Written comments must be received by Jun 01, 1.993.
Published in : Seattle Times - Apr 25, 1993
2nd Publication: Seattle Times -
Distribution: City Clerk, Mayor, Adjacent Property Owners, Department of
Ecology, Property Owner, File
SHORELINE SUBSTAI AL DEVELOPMENT
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
FOR STAFF USE ONLY
Planner: File Number:
ass-Reference 'File s
ecei .t.Nurn
0gotc1
03- 0010-
I. BRIEFLY DESCRIBE YOUR PROPOSAL: 1 N91'¢i et 1. *IbriAii Qrfia / (j E)- (A15
W f 13 LIcIt Ewa kf ruau* MEN
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub-
division; or tax lot number, access street, and nearest intersection)
1,ei' 'i DWIWO CAter ref ter. q1 -4 j301 a' ,
Quarter: Section: Township: Range: 4
(This information may be found on your tax statement)
3. APPLICANT:* Name: CINr by 6 I a-
Address:12b12, ( 'i242 -F�ba £Ye. /Z G ' i (.u�, 981tr '
ego if e• - 617
Signature: I Date: P .0 g
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: buMpq-
OWNER
Address: 12120 aAt3.1317t4 RAI t 1111V 4tri
Phone: ( - tiov
I /WE,[signature(s)]
swear that I /we are the owner(s) or contract purchaser(s) of the property involved
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /our knowledge and belief.
Date: ,'t•4�'
"^ 9 iC'Q3
CC;W/u ;ITT
DEVELti :';,4 NT
Si1ORELINE SUBSTANTIAL Q""'ELOPMENT APPLICATION Page 2
5. Present use of ro er
P P tY: 4Gb4•l+
6. Total construction cost and fair market value of proposed project (include additional future
developments contemplated but not included in this application)t l,2 H {Ll.VO0
7. List the master program policies (use program sections or page numbers) which are applicable
to this development: b i4 fie" Nb►Q12t NE
8. List any other permits for this project from state, federal or local governmental agencies for which
you have applied or will apply, including the name of the issuing agency, whether the permit has
been applied for (and if so, the date of the application), whether the application was approved or
denied and the date of same, and the number of the application or permit:
extt4 off''rUrW1L+4.-
}.M2) - or �t1Y.to
9. Nature of the existing shoreline. Describe type of shoreline, such as stream, lake, marsh, flood
plain, floodway, delta; type of beach, such as erosion, high bank, low bank, or dike; material such
as sand, gravel, mud, clay, rock, riprap; and extent and type of bulkheading, if any (to be completed
by local official):
10. In the event that any of the proposed builidngs or structures will exceed a height of thirty-five feet
above the average grade level, indicate the approximate location of and number of residential
units existing and potential, that will have an obstructed view (to be completed by local official):
, SHORELINE SUBSTANTIAL D' - `!ELOPMENT APPLICATION
.%
Page 3
11. If the application involves a Conditional Use or Variance, set forth in full that portion of the Master
Program which provides that the proposed use may be a Conditional Use or, in the case of a
Variance, from which the variance is being sought (to be completed by local official):
12. Give a brief narrative description of the general nature of the improvements and land use within
one thousand (1,000) feet in all directions from the development site:
efDRAERVX., IttgoPtib -tb -#4* 4trtriloo IpEs-1-1
Oprr age6rx, a IV1si ir►. "i"o "IRS V'
ADDRES`' LABEL
REQUIREMENTS
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
Notification of persons of certain types of pending applications is required in order to encourage
citizen participation in the land use process. Applicants are required to submit a mailing matrix
and one photocopied set of labels which show:
1. The name and address of all owners of property lying within 300 feet of the boundaries of
the property for which a permit is sought; and
2. The address of all residents of property within 300 feet of the boundaries of property.
Property owner names and addresses can be obtained from the King County Department of
Assessments located on the 7th floor of the King County Administration Building, Room 700,
500 Fourth Avenue, Seattle. To compile the information:
1. Obtain the assessor's map(s), which contains your property and all abutting property
within 300 feet. (See diagram.) You may use the maps on file in the Assessor's Office or they
can be purchased from the King County Department of Public Works Map Counter on the
9th floor of the Administration Building. It is suggested that assessor's maps be ordered
several hours in advance of the time you would like to pick them up.
2. Then, obtain a computer batch order form from the Department of Assessments, list on the
batch order form the property tax account numbers shown on the assessor's map(s) and
submit the batch order form to the Department of Assessments together with the required
fee for a printout of the information. Assistance with the tax account numbers may be
obtained through the Assessor's Office or the City of Tukwila Department of Community
Development (DCD). King County labels are not acceptable because they cannot be
duplicated.
Resident names and addresses are researched by the applicant. Kroll maps located in the DCD
have buildings and street names and addresses. The information on the mailing matrix may refer
to "Resident" or "Tenant ", with the proper mailing address, if the specific name is unknown.
12/14/90
,'
City of Tukwila
Department of Community Development
NOTICE OF DECISION
Mr. David Kehle, Architect
12878 Interurban Avenue South
Seattle, WA 98168
RE: L93 -0011 GATEWAY BUILDING NO. 10
Dear Mr. Kehle:
John W. Rants, Mayor
Rick Beeler, Director
This is to confirm that the Board of Architectural Review has
completed its consideration of the subject application. A summary
of their action is shown below:
1. The findings, conditions and conclusions in the staff
report of June 10, 1993, are adopted.
Please feel free to contact me at 431 -3686 if you have any
questions.
Sincerely,
J ck Pace
Senior Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
STAFF REPORT
to the
BOARD of ARCHITECTURAL REVIEW
Prepared June 10, 1993
HEARING DATE: June 17, 1993
PROJECT/ NUMBER: Gateway Building #10
L93 -0011
David Kehle
Kemper Real Estate Management Company
APPLICANT:
OWNER:
REQUEST:
LOCATION:
ACREAGE:
ZONING:
Construct a two -story office/warehouse facility containing 68,127
square feet. Provide parking for 234 cars, accompanied by
pedestrian and landscape improvements
13075 Gateway Drive, just south of the Boeing Employee
Credit Union Building and adjacent to the Duwamish River.
Approximately 4.4 acres.
M -1 Light Industry
COMPREHENSIVE PLAN
DESIGNATION: Light Industrial
SEPA
DETERMINATION:
STAFF:
ATTACHMENTS:
L93 -0010 MDNS issued 2 June 1993
Robert S. Betts
Jack Pace
A. Applicant's submittal, including site plans, cross
sections, elevations.
B. Applicant's Narrative (David Kehle letter of 26
February 93)
C. Perspective Drawing (to be submitted at hearing)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Staff Report to the L93 -0011: Gateway #10
Page 2
Board of Architectural Review
FINDINGS
VICINITY/SITE INFORMATION
Project description: This project is Kemper's tenth building to be constructed in the
Gateway Corporate Park. The overall park's design was approved by the City of
Tukwila in 1988.
The design for Building #10 is schematic in nature. Specific tenants are not yet
identified. The 30 -foot high building is currently planned to accommodate both
warehouse and office uses. Proposed site plans indicate that the building would
contain 58,500 square feet of offices and about 9,600 square feet of warehouse space.
A new street will provide access along the entire west margin of the property. It will
be deeded to the public as part of the City's overall development approval process.
Most of the right of way will be 36 feet. It provides two driveways to Gateway #10,
and acts as principal access to the adjacent truck terminal at the south of the site.
Signs are not part of this proposal.
Site Description: The 4.4 acre site is nearly level, having been used for years for
repairing trucks and buses. Former structures have been demolished and previous
soil contamination has been corrected as part of this conversion process.
Surrounding Land Uses: Existing Gateway business park structures are to the north
and west. The best known of these is the BECU [Boeing Employees Credit Union]
building. The Duwamish River is to the east; a 12 -acre truck terminal is to the
south.
BACKGROUND
Shoreline. This site is the last waterfront parcel in Gateway Park to be developed.
It abuts a strip of shoreline land owned by the City of Tukwila and is used for
riverbank maintenance, and will be rebuilt as part of the Green River Trail.
Consistent with Tukwila's regulations, the first 40 feet of land adjacent to the river
is designated as a river environment, which restricts land uses. An additional 60
feet of land is designated a low- impact zone, where heights of structures are
restricted to a maximum of a 35 foot elevation.
Shoreline improvements proposed in this application include landscaping and
constructing a plaza and a set of access steps from the adjoining Building #10
parking area. Since these features exceed the threshold for exempt construction
activities, Kemper must obtain a shoreline substantial development permit.
Staff Report to the L93 -0011: Gateway #10
Page 3
Board of Architectural Review
Tukwila's Department of Community Development administratively reviews and
approves such shoreline applications, after design review has been completed.
The State Department of Ecology makes final reviews and approvals.
Pedestrian access. As part of this shoreline review process, the applicant will
provide two sets of pedestrian amenities. One, a permanent set of walkways and
a public plaza, is for the primary convenience of the building's tenants. This
walkway divides the site, running in a east -west direction past the building's main
(north) entrance.
The other amenity consists of an asphalt walkway located along the site's northern
property line. It provides a direct connection between the principal road
(Gateway Drive) and the Duwamish River. The walkway is intended to be
temporary, providing access until the future bridge is constructed across the river.
At that time, the asphalt pathway will be replaced with a more permanent route.
DECISION CRITERIA
The Board of Architectural Review relies on the following guidelines. The
applicant's response and the staff's summary of relevant facts follow.
The applicant provided a narrative (Attachment B) which should be referred to in
conjunction with detailed responses to each review criterion.
Review Guidelines (Tukwila Municipal Code 18.60.050)
I. 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.
Applicant's Response (See Narrative Attachment B):
"The building is set back from the street frontages and the river zone so as to provide a
more open feel to the area. The pedestrian linkage from street to building and building to
trail will enhance the private and public use of the site and the trail. Landscaping is
generous and fits with the existing park improvements."
Staff Report to the L93 -0011: Gateway #10
Page 4
Board of Architectural Review
Staff's Response:
Direct pedestrian access will be provided to the Duwamish River. The sidewalk will be
distinguished by a public plaza at its riverfront terminus, and by distinctive paving through
the parking areas. The City of Tukwila, which owns the strip of land between the River and
this project, will be working with Kemper to coordinate landscaping plans for this common
frontage. King County is also scheduled to install a riverfront trail in this strip of land.
Trail construction is scheduled for 1994.
Parking on the 4.4 acre site is well above City requirements. Zoning requires 170 stalls,
while the site plan shows 234. This parking surrounds the building, a duplication of the
design found at most other structures in Gateway Corporate Park. This tends to break up
the visual impact that can exist with one large parking area.
The building's scale duplicates that found elsewhere in the park, especially when viewed
from Gateway Drive. The scale of the building is understated, considering the presence of
the BECU building, which is some 40 feet higher. Gateway #10 will be 30 feet high, except
for the main entry, which will be three feet higher. The project will use the same colors and
materials employed in the rest of the Park. Gray -toned concrete panels will alternate with
bands of windows around the entire structure. The first level facade will be recessed into the
structure to provide architectural relief and to emphasize a colonnade look.
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 and 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
Applicant's Response (See Narrative Attachment B):
"The building scale, materials and colors are matching the existing corporate park design
philosophy and are similar to Building #9. Truck loading is hidden by the building design
and access can be different from the main vehicular and pedestrian access."
Staff's Response:
This design reflects the line and mass found in most other structures in Gateway Corporate
Park. It emphasizes alternating horizontal bands of dark glass and light grey concrete
panels. The relatively massive BECU building and garage are notable exceptions, with their
massive, curved structures.
Staff Report to the
Board of Architectural Review
L93 -0011: Gateway #10
Page 5
Pedestrians will be accommodated by pathways along the north side of the building and
along the north side of the parking area.
Automobile traffic will use Gateway Drive to reach the building, a route that provides
principal access from the west. It will then use the new 36 -foot right of way and a separate,
northerly driveway into the parking area
Truck access to the structure's loading area is by the common service route along the
southern sides of other buildings in the Gateway complex. The proposed design continues
the service route with a southerly access driveway. This separation between truck and
automobile traffic should be sufficient to reduce traffic conflicts.
3. LANDSCAPE AND SITE TREATMENT.
(A) Where existing topographic patterns contribute to beauty and utility of a development, they should be
recognized preserved and enhanced;
(B) Grades of walks, parldng 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 axes, 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 the 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
Applicant's Response (See Narrative Attachment B)_
"The landscape design is in keeping with the surrounding corporate park theme. Usage of
grass berms, trees and building berming are in keeping with the overall park. The trail
landscaped areas will be in keeping with the Parks Dept. improvements and will be
adjusted as necessary."
"Site lighting will be pole standards with 'shoe box style' fixtures of direct cutoff type
luminaires. Low bollard lighting at the public plaza will provide accent and security
lighting."
"Dumpsters are screened via concrete walls and landscaping. The service area is screened
via the building."
Staff Report to the L93 -0011: Gateway #10
Page 6
Board of Architectural Review
Staffs Response:
Staff concurs with the applicant. Dumpsters and recycling areas meet city codes. Lighting
diagrams indicate a restraint in night -time lighting, such that surrounding areas such as the
River Trail will not be affected.
There are few topographic features for the landscape design to emphasize. The plan
contains Norway maples along the sidewalks at the site's northern and western edges which
will emphasize the site's edges. The choice of Austrian pines along the southern boundary
will provide a reasonable screen of the adjacent truck terminal. The riverfront planting
establishes .a transition to the future trail, consisting of sod lawn and clumps of river birches,
sweet gums and red -twig dogwoods.
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 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.
Kemper's Response (See Narrative Attachment B):
"Facade modulation, corner accent treatments, building fenestration and the expression of
structure via the colonode [sic] look, all accent the building design while carrying on the
previously designed elements which are common in the Gateway Corporate Park"
Staff's Response:
Staff concurs. The design matches themes in the nine other Gateway Corporate Park
structures. The one exception is the building's north facade. There, a rounded archway
entrance echoes the principal expression of the adjoining BECU structure.
The proposed parapet screens views of rooftop mechanical equipment.
Signs are not detailed in this proposal to the Board of Architectural Review.
Staff Report to the
Board of Architectural Review
S. MISCELLANEOUS STRUCTURES & STREET FURNITURE
L93 -0011: Gateway #10
Page 7
(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.
Kemper's Response (See Narrative Attachment B):
"A public plaza is proposed at the juncture of the on -site pedestrian linkage and the river
trail. Provide patterned concrete for textural relief and providing benches and tables, it will
provide an attractive area for building tenants as well as providing a respite spot for trail
users."
Staff's Response:
The plaza, picnic area and access walkways are appropriately designed and located. Signs
for the facility will be the subject of separate applications when a tenant is known. Lighting
diagrams indicate adjoining properties will not be affected by the project's exterior lighting.
CONCLUSIONS
General Review Criteria
1. Relationship of Structure to Site.
The site design balances several competing requirements for a warehouse -type operation.
Among many requirements, it accommodates multiple tenants with its three entryways. It
locates principal loading areas where they are not seen from either the street or the river
trail, and this location also provides adequate room for truck turning movements. With this
design, too, pedestrian access to the river is separated from truck and service traffic.
As a warehouse, the submitted design is appropriate.
As an office -type building, however, the present site design could do more to recognize the
adjacent Duwamish River. An alternate site design would put more of the building
alongside the river and it would concentrate parking on the west (inland) side. The
building's scale could be significantly increased without overwhelming its neighbors. Ample
land exists for increasing the structure and for meeting the city's parking requirements.
The applicant's site design does anticipate future improvements to the adjoining street
system. It can accommodate a bridge across the Duwamish at the site's northern boundary,
Staff Report to the
Board of Architectural Review
L93 -0011: Gateway #10
Page 8
and it can function well with the through -road across the site's western boundary.
2. Relationship of Structure & Site to Adjoining Area.
The structure. relates well to its corporate neighbors, as it uses the same design features
found nearby. These include concrete wall panels, bands of storefront windows, notched
corners, and so on. In similar fashion the lawns and trees on the north property line
continue the theme already along the rest of Gateway Drive.
As mentioned above, the structure could relate more directly to the river. Only a small part
of the building faces the river, for instance, and there is only one pedestrian access point,
with a set of steps and a small public plaza.
The north facade's design acknowledges the adjoining Boeing Employees Credit Union
building. The previously mentioned entry archway is the principal motif. Colors and
materials are different from the BECU building, and reflect those used in the other nine
Gateway structures. There is a predominant emphasis on horizontal bands: of color, glass,
and painted tilt -up concrete. The building's notched corners provides distinctive variety and
interest to its silhouette.
3. Landscaping and Site Treatment.
Grass areas along the west and north blend into the common Gateway Drive design theme.
The landscaping juncture with the future Riverfront Trail remains unresolved, as the trail is
not built. In this case, approval of Gateway #10's landscaping should set the tone for
subsequent adjacent riverbank improvements.
4. Building Design.
The building expresses many of the same features in adjacent structures. There is a
common band of "storefront" windows in the facade. Colors are identical. Construction is
similar. It is a good warehouse -type neighbor.
5. Miscellaneous Structures & Street Furniture.
Lighting standards for the parking areas are consistent with those found throughout the
Corporate Park.
The riverfront plaza contains a simple and appropriate announcement of the change
between natural and man -made environments.
���
L93 -0011: Gateway #10
Page 9
Staff recommends that Gateway Corporate Park Building #10 be approved, subject to the
following conditions:
1. Approval shall be concurrent with the same period as the project's Shoreline
Substantial Development Permit (3 years).
2. The design of the plaza and northern pedestrian pathway shall meet the
requirements of the American Disabilities Act.
CAMWROM DPW!
PROPOSED BUILDING #10
GATEWAY CORPORATE CENTER
GATEWAY DRIVE a GAMMA C41VE
TUKWILA, WASHINGTON
PROPOSED BUILDING #10
GATEWAY CORPORATE CENTER
GATEWAY DRIVE CAMERCN ORIVE
TUKWILA, WASHINGTON
archttect
SECTION A
SECTION 8
TUKWILA ACCESSION',
VP Or MAW
TECL/11.11L PROA KEMAL
SECTION C
NECNANCN.IICNEEN VIA PARAPET)
SECTION
upoft=•.Y.L SCAMPI Ifit PARAPET
SECTION E
SECTION F
PROT.
LEGEND
PICIT.Z = RIVER PROTECTION EOM
LL2.= tar whirr zoka (00)
RAM = MYER PIPRICARMOIT ZONE (40)
R.P.E. = RIVER PROTECTION ZONE (301
MAMMA J0225 ICIAD
TOP Of RAIN
PAVER
ACCESS ROAD
OF RANK
PROPOSED BUILDING #10 _____
GATEWAY CORPORATE CENTER
GATEWAY DRIVE a CAMERON CRIVE
TUKWILA. WASHINGTON
GATEWAY DAME
EXISTING
CONCEPTUAL STORM DRAINAGE &
UTILITY PLAN
GATEWAY CORPORATE PARK -BUILDING No. 10
SCALE: 1' _ 30'
EXISTING SEGO MALMNO
KO COL OTftCTCO -J3P
OCR SYSTIV vAlE r
SEIACT LOW.. ADC 1y
BLDG. No.10 KE w•CTu. rev10''
NORTH
SCALE 1. = 30'
LEGEND:
LASING TAxK.TTL.t
VEGETATION LINE ANG
TASTING STORM
PROPOSED BUILDING #10
GATEWAY CORPORATE CENTER
GATEWAY DRIVE a CAMERCN DRIVE
TUKWILA. WASHINGTON
architect
Le. S
david ke
February 26, 1993
City of Tukwila
Board of Architectural Review
Project Goals and Objectives
RE: Gateway Corporate Center
Building 10
The project consists of doing the final development piece in
the Gateway Corporate Center. The site design reflects
considerations for a new north /south road connecting Gateway
Drive to 48th Ave. South, of which improvements will be done
along the property frontage. In addition, a future street
crossing the Duwamish is being planned along the sites
northern boundery. Access will not be anticipated from the
street as it will probably start its elevation to a bridge
across the Duwamish along our site. The Duwamish River is
to the east and a truck terminal is to the south. The
anticipated building uses will be similar to the recently
completed building 9. This is a multiple tenanted building
with a common dock area. The building has been oriented to
front on the two road frontages and the Duwamish and has a
concealed loading area internal to itself and oriented away
from direct public view. Parking surrounds the building
providing a less intensive impact than a major parking lot
and allows for multiple entries to the building. In the
event a single user takes the building, a more significant
architectural entry feature is planned on the north face and
to facilitate entries and provide facade modulation and
interest along the east and west facades, building elements
protrude defining potential entries. Access for pedestrian
traffic is provided with a sidewalk linkage from Gateway
Drive, along the new street and then passing in front of the
new building and then providing access to the Public Plaza
and the River front trail system.
Pedestrian access is also being provided via a cinder path
along the north property line where a future sidewalk will
occur. This linkage will access directly to the river
trail. Dumpsters including recycling dumpsters are planned
along the south property line and are enclosed in screened
walls and landscaping. Circulation will occur from the new
north /south street and the entries line up with the previous
developed building 9 entries.
(206)433 -8997 ❑ 12878 INTERURBAN AVENUE SOUTH ❑ SEATTLE WASHINGTON B
City of Tukwila
Board of Arch. Review
Project Goals & Objectives
The building itself carries on the use of materials and
colors and architectural style which Gateway Corporate
Center is known for. Landscaping in excess of code minimums
with a tie into the trail frontage improvements will
continue the already established planting styles and mixes
and will provide the final touches to -the park. The
building facades reflect the structural grid being utilized
and the columnade look adds texture and rhythm to the
building. The first floor areas are recessed 3' to further
reinforce the columnade look and provides additional
architectural relief. The fenestration, both upper and
lower will be the dark glass and aluminum frames which
provides a nice contrast in color. The building color
scheme will match the 3 color building schemes in the rest
of the park. Additional building excitement is being
created in the corners where the building steps back and
then a lower spandrel infills the void. This is open above
and provides an interesting positioning of the trees and
greatly modulates the facade. The east and west facades
have a minor entry element which provides not only a
horizontal modulation but a vertical modulation as well.
The significant architectural feature occurs on the north
face which will have the greatest visual exposure. It is
intended to pick up a design arch element from the BECU
building while not competing with it.
The recessed first floor also enables the landscaping to be
bermed up onto a concrete bulkhead. This provides greater
vertical relief to the building.
A public amenity is being proposed at the juncture of the
site pedestrian linkage and the trial improvements.
Benches, tables, textured concrete patterning, pick up the
linkage design at the drive lane crossings and low light
boulards will provide night time security.
The building, site, access and ammenities being provide, all
fit very well into the Gateway Corporate master plan. This
is the logical conclusion of the improvements and is very
much in keeping with the Gateway Corporate goals and I am
sure, the goals of the City of Tukwila.
Sincerely,
David Kehle
!!
BARGHAUthI CONSULTING EN&NEERS, INC.
Lana Panning, Survey, and Design Spec-
pecialists'
May 6, 1993
Phil Fraser
City of Tukwila Public Works Department
6200 Southccnter Boulevard
Tukwila, WA 981$8
RE: Gateway Corporate Center Building No. 10
Our Job No. 4733
Dear Phil:
As requested, I have reviewed the proposed site plan layout and storm drainage system for
Building No. 10 at the Gateway cotpoaaw center. The existing site consists of nearly 100 percent
impervious area. The proposed development will decrease the impervious area by approximately 10
percent. Since the entire site ciarendy drains into the existing storm system and eventually through the
storm pumps located along the Dvwamish River, there will be a net decrease in surface water runoff
entering the storm system. The existiig storm pumps are privately owned and were overhauled
approximately three to four years ago and are currently functioning without any apparent capacity
problems. The pumps are also inspected on a regular basis. Since the proposed project will result in a
net decrease In storm flows to the existing system, we can conclude that the existing conveyance .system
and storm drainage ptnnps have adequate capacity for the propmed project and will not be adversely
impacted.
If you have any questions or need adclitiona1 information regarding this issue, please contact
me,
Sincerely.
i
1.7)
Daniel K. Balmelli, P.E.
Principal Engineer
' DKB /tb
4733C.001
cc: Bob Hart, Kemper Real Estate
Dave Kettle, David Kettle Architect
MAY it 6 '1993
Home Office: 18215 72nd Avenue South • Kent. Washingron 98032 • (206) 251-E222 • Fax (206' 251 -6782
C ltfomie Office: 4612 Roseville Road. Suite #n103 • North Highlanc s. California 95660 • (916) 348 -3057 • ax (916) 24$ 0953
{
ICemreR
Kemper Real Estate Management Company
12720 Gateway Drive, Suite 107, Seattle, Washington 98168 • 206/241 -1103 • Fax 206/241 -2191
May 5, 1993
Ron Cameron
City Engineer
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Re: Bldg 10 - Gateway Corporate Center
Storm Pump Station
Dear Ron,
Rea. ESTaTe
manacemenT
This letter is to certify that the pump station which services the
Bldg 10 site is now and will continue to be maintained in good
working order.
The pump station consists of three separate pumps, each of which
is capable independently of pumping water from the sump into the
river. The control mechanisms provide for sequencing of the pumps
such that any one pump will not be overworked. If the automatic
control mechanism should fail, the pumps can be turned on manually
by a switch located at a panel by the pumps.
These pumps and the pump controls are serviced regularly by Center
Electric. The pumps are also checked and the sumps cleaned on a
regular basis by Drainage Systems Consultant, Inc. Laucks Testing
Laboratories analyzes water samples from the sump and upstream of
the river to check for contamination on a monthly basis.
The pump station was thoroughly checked in late 1991 by the Buyer
of Lot 3B. In addition, a recorded easement addresses maintenance
of the pump station. If the owner of a lot fails to commence any
required maintenance or repairs within a reasonable time, the other
owner may make the repairs and obtain reimbursement from the other
party.
Please accept this letter as our acknowledgement and certification
that the pump station will adequately provide storm drainage for
Bldg 10.
Robert Hart
Development Manager
hyia' i:::►. e
MAY 0 5 1993
C_:; `mmui.•'•r Y
DE E OP diENT
... :.
:•
BARGHAUSEN CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
May 6, 1993
Phil Fraser
City of Tukwila Public Works Department
6200 Southcenter Boulevard
Tukwila, WA 98188
RE: Gateway Corporate Center Building No. 10
Our Job No. 4733
Dear Phil:
RECEIVED
MAY 7. - 1993
KE1;iPFR R AL'F=STATE,
As requested, I have reviewed the proposed site plan layout and storm drainage system for
Building No. 10 at the Gateway corporate center. The existing site consists of nearly 100 percent
impervious area. The proposed development will decrease the impervious area by approximately 10
percent. Since the entire site currently drains into the existing storm system and eventually through the
storm pumps located along the Duwamish River, there will be a net decrease in surface water runoff
entering the storm system. The existing storm pumps are privately owned and were overhauled
approximately three to four years ago and are currently functioning without any apparent capacity
problems. The pumps are also inspected on a regular basis. Since the proposed project will result in a
net decrease in storm flows to the existing system, we can conclude that the existing conveyance system
and storm drainage pumps have adequate capacity for the proposed project and will not be adversely
impacted.
If you have any questions or need additional information regarding this issue, please contact
me.
DKB /tb
4733C.001
cc: Bob Hart, Kemper Real Estate
Dave Kehle, David Kehle Architect
Sincerely,
,)-1-taize
Daniel K. Balmelli, P.E.
Principal Engineer
Home Office: 18215 72nd Avenue South • Kent, Washington 98032 • (206) 251 -6222 - Fax (206) 251 -8782
California Office: 4612 Roseville Road, Suite #103 • North Highlands, California 95660 • (916) 348 -3057 • Fax (916) 348 -0953
�`
+ ...
ICemreR
Kemper Real Estate Management Company
12720 Gateway Drive, Suite 107, Seattle, Washington 98168 • 206/241 -1103 • Fax 206/241 -2191
May 5, 1993
Don Williams
Parks and Recreation
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Re: Bldg 10 - Gateway Corporate Center
Rive rail Easement
Dear Don,
,0?av. f
ReaL esTaTe
manacemenT
The future recreation trail and /or road to be constructed along the
Duwamish River will have to deal with the outfall pipe from the .
storm water pump station to the river.
In accordance with the River Protection /Recreation Trail Easement,
the City will have to ensure that the outfall pipe is not damaged
and that the storm pump system will continue to be operational.
We have no objection to how the City meets their obligations;
whether the pipe be relocated, or the trail be built up over the
existing pipe. We only request that the City provide adequate
cover over the pipe and to provide applicable hold harmless and
liability coverage to Kemper.
Sincerely,
1(4,01-
Robert Hart
Development Manager
MA 0 5 1993
�
IVEmPIR
Kemper Real Estate Management Company
12720 Gateway Drive, Suite 107, Seattle, Washington 98168 • 206/241 -1103 • Fax 206/241 -2191
May 5, 1993
Ron Cameron
City Engineer
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Re: Bldg 10 - Gateway Corporate Center
Utility Easements
Dear Ron,
Read eSTaTE
manacemenT
Attached is a copy of an easement in favor of Bldgs 8, 9, 10, and
the truck terminal which addresses the shared private utilities.
This easement outlines the procedures and responsibilities for Lot
owners to tap into, construct, and maintain water, sewer, and storm
systems.
Because this easement allows for Bldg 10's development, we see no
reason to make these utility systems public which would require
expensive modifications and /or new construction.
If you have any questions or concerns regarding utilities, please
give me a call.
Sincerely,
obert Hart
Development Manager
RECEIVED
MAY 0 51993
9105231164
After Recording return to:
BEDFORD PROPERTIES, INC.
12720 Gateway Drive, Suite 107
Seattle, WA 98168
91/05/27.
RFOD F 72.00
0
RFC':FEE. 2.00
r_.NF,HSi *4:4:14,00
4'1164 is
DECLARATION OF EASEMENT, COVENANTS & CONDITIONS 55
This Declaration of Easement is made this IO day of May, 1991
by Bedford Development Company. (Declarant).
Declarant is the owner of certain real property described as
Lots 1, 2 and 3 as shown on the Boundary Line Instrument of
recorded under King County, Department of Records and
Elections File No. el/C5-')3//(e-C).
.
Declarant proposes to construct a building on Lot 1 and a
building on Lot 2. The buildings will share the use of a common
roadway, and certain utility services. Declarant wishes to grant
cross - easements for the benefit of each lot and all future owners
,a, thereof as specifically described below.
NOW, THEREFORE, Declarant hereby declares that Lots 1, 2, and
rj 3 shall be held, sold and conveyed subject to the following
0, easements, which shall run with Lots 1, 2, and 3 and shall be
4 binding on all parties having or acquiring any right, title and
interest in such lots and any part thereof and shall inure to the
benefit of any successor of Declarant in the ownership thereof:
0)
1.
Mutual Ingress and Egress.
a. A non - exclusive perpetual easement is hereby created
and established over that 12 feet of Lot 1 which is
adjacent to and parallel with the boundary line
between Lots 1 and 2 for the benefit of Lot 2 for
the purpose of providing for the owners' and
tenants' and their employees, contractors, agents
and invitees to go upon and use said easement for
vehicular and pedestrian ingress and egress and for
vehicular maneuvering. No obstruction shall be
placed or permitted to remain upon the area of said
easement which would in any way interfere with the
purposes for which said easement is hereby
established.
b. A non - exclusive perpetual easement is hereby created
and established over that 12 feet of Lot 2 which is
adjacent to and parallel with the boundary line
between Lots 1 and 2 for the benefit of Lot 1 for
the purpose of providing for the owners' and tenants
and their employees, contractors, agents and
invitees to go upon and use said easement for
vehicular and pedestrian ingress and egress and for
EXCISE T NOT R - QUIRE)
. •
• r. ivis on
1
1 M AY 13 1991
CITY Y OF I UMViLA
PLANNING DEPT.
9105231164
\'�, ..
.
vehicular maneuvering. No obstruction shall be
placed or permitted to remain upon the area of said
easement which would in any way interfere with the
purposes for which said easement is hereby
established.
c. The cost of installing, modifying, and maintaining
improvements within the easements provided in this
Declaration of Easement shall be determined as
specified in Section 7.
2. Water.
a. Two 8" water lines currently run between Lots 2 and
3. A 12" water line currently runs between Lot 1
and Lot 2. The 12" line feeds into the two 8"
lines. Declarant intends to install three tapping
tees to provide fire hydrants and domestic and fire
sprinkler service to the new building on Lot 2.
b. There are hereby created and established non-
exclusive perpetual easements on Lots 1 and 3 over,
across and under a 10 foot wide piece of land which
is 5 feet on each side of and parallel to existing
12" and 8" water lines for the benefit of Lot 2 for
the purpose of allowing the owner of Lot 2 to
install such tapping tees.
c. There is hereby created and established on Lots 1,
2 and 3 a 10 foot wide perpetual easement over,
under and across that portion of land on said Lots
1, 2 and 3 which is 5 feet on each side of and
parallel to existing 8" and 12" water lines on said
lots for the benefit of said lots for the purpose
of operating, using, repairing, maintaining or
replacing with new and larger diameter materials,
a water system line or lines under and across Lots
1, 2 and 3.
d. The cost of maintaining the water lines shall be
determined as described in Section 7.
3. Storm Sewer.
a. Declarant intends to install a new storm sewer
system on Lots 1 and 2 which will tie into storm
sewer lines at Lot 3 at two locations. The outfall .
for the storm sewer water is located at a pump
station along the Duwamish River at Lot 3.
b. There is hereby created and established on Lots 1,
2 and 3 non - exclusive perpetual easements 10 feet
9105231164
wide over, under and across that portion of land on
said Lots 1, 2 and 3 which is 5 feet on each side
of and parallel to existing storm sewer lines and
5 feet on each side of and parallel to new storm
sewer lines to be constructed on Lots 1 and 2 for
the purpose of operating, using, repairing or
replacing with new or a larger diameter materials
a storm sewer line or lines and /or catch basins
under and across Lots 1, 2 and 3.
c. There is hereby created and established on Lot 3 an
easement for the purpose of allowing storm sewer
lines from Lots 1 and 2 to tie into and discharge
storm water into the storm water system located on
Lot 3. Further, there is hereby created and
established on Lots 1 and 2 a perpetual non-
exclusive easement for the benefit of Lots 2 and 1
respectively for the purpose of installing,
operating, using, repairing, replacing and
maintaining storm sewer lines and catch basins.
d. The cost of maintaining the storm sewer lines shall
be determined as described in Section 7.
4. Sanitary Sewers.
a. An existing 8" sanitary sewer line currently runs
between Lots 1 and 2. Declarant intends to tap into
this 8" line once at Lot 1 and once at Lot 2.
b. A non - exclusive perpetual easement is hereby created
and established over, under and across a 10 foot
wide portion of Lots 1 and 2 which is 5 feet from
and parallel to each side of an existing 8" sanitary
sewer line for the purpose of providing for the
benefit of Lots 1 and 2 for the construction,
operation, maintenance, use and repair and
replacement, including with larger diameter
materials, a sanitary sewer line.
c. The cost of maintaining the sanitary sewer lines
shall be determined as described in Section 7.
5. Modifications.
In recognition of potential future changes in the
development on each lot, and the ever changing
governmental regulations applicable thereto, the owner
of Lots 1, 2 and 3 are hereby granted the right to
relocate the easements for water, sewer and storm water
lines and any and all of the appurtenances thereto at the
sole expense of the owner of the lot on which such
3
9105231164
relocation takes place, provided that such relocation (a)
does not cause any interruption whatsoever in service to
the lots being served by such relocated easements and (b)
provided the same quantity and quality of service as
existed prior to such relocation.
6. Termination.
At such time as water, sewer or storm water service is
supplied to Lots 1, 2 and 3 by a public agency, then the
easements herein created for the provision of such
utility is automatically terminated at the time that such
services are provided by the governmental agency.
7. Maintenance.
a. Except as otherwise provided herein, the cost of
installation, maintenance and repair of the
improvements in each easement shall be borne 100%
by the owner of the servient tenant, i.e., the owner
of the land subject to the easement; provided
however, that all costs incurred in connection with
the enlargement or extension of any utility lines
after the initial installation thereof shall be
borne solely by the owner(s) of the lot requesting
such enlargement or expansion in direct proportions
to the square footage of each such lot.
b. The cost of maintenance and repair of the storm
sewer pump station located on Lot 3 shall be shared
by the owners of Lots 1, 2 and 3 in direct
proportion to the square footage of each lot.
c. In all instances, maintenance costs shall include
the costs of restoring the servient lot to the
condition existing prior to installation,
maintenance, repair or replacement.
d. The duty to contribute to the costs repair and
maintenance of an easement created by this
Declaration and the responsibility and right to
carry out such repair and maintenance shall
terminate upon the termination of the easement.
e. The owner of each lot which has the duty of carrying
out any activities hereunder shall perform the same
promptly when required. The owner of each lot
charged herein with the responsibility of
contributing towards payment for any activities
outlined herein shall promptly reimburse the party
entitled thereto upon receipt of an invoice for such
activity.
4
9105231164
f. In the event the owner of a lot fails to commence
any required maintenance or repairs on the lot
within a reasonable time after written notice from
the owner of the other lot, the owner of the other
lot may perform the work and obtain reimbursement
from the owner of the lot of such owner's share of
the expense.
8. Arbitration.
If the owners of lots hereunder are unable to agree on
any matter relating to the easements created by this
Declaration, including any matter relating to maintenance
and repair, such disputes shall be settled by arbitration
by an arbitrator appointed by the Presiding Judge of the
King County Superior Court upon the petition of either
party. The arbitration shall proceed in accordance with
the rules of the American Arbitration Association. The
decision of the arbitrator shall be final and binding on
the parties thereto and the prevailing party(s) shall be
entitled to recover from the losing party(s) all costs
and attorneys fees in connection with such proceedings.
9. Indemnity; Liability.
The owner of each lot hereunder shall forever defend,
indemnify, and hold the owners harmless from any claim,
loss, or liability arising out of or in any way connected
with that owner's use of the easements created by this
Declaration or arising from any action undertaken by that
owner pursuant to paragraph 7 above, unless the claim,
loss or liability is proximately caused by the negligence
or willful conduct of the other, or its employees,
contractors, or agents. In the event of any litigation
or proceeding brought against owner, and arising out of
or in any way connected with any of the above events or
claims, against which one owner has agreed to indemnify
the other, the indemnifying owner shall, upon notice from
the other, vigorously resist and defend such actions or
proceedings through legal counsel reasonably satisfactory
to the ether owner(s), at the indemnifying owner's
expense, and pay any amount awarded against that owner
which that owner is otherwise required to pay pursuant
to this section 9.
10. Benefit and Burden.
The easements created by this Declaration shall be for
the benefit of and appurtenant to Lots 1, 2 and 3 as
specifically described above, and shall be appurtenant
to and for the benefit of any and all portions of such
„''.
property regardless of the type or intensity of
development thereon, or whether a portion of such
property is subdivided or developed separately. The
benefits and burdens of these easements shall run with
the land so benefited or burdened as specifically
described above and each and every portions thereof.
11. General Provision.
a. In the event of any breach of the provisions of this
Declaration, the aggrieved owner shall be entitled
to exercise any remedies permitted by law or equity,
including the remedies of injunction and /or specific
performance. In the event litigation is commenced
to enforce or interpret the provisions of this
Declaration, including any appeal therefrom, the
prevailing party shall recover from the other party,
in addition to all other costs and damages,
reasonable attorneys' fees as determined by the
judge at trial or upon any appeal.
Tr
(p b. Any notice under this Declaration shall be in
ri writing and shall be effective when actually
delivered or, if mailed, when deposited postpaid.
r, Mail shall be directed to the address of the record
04 owner of the subject property or to such other
0 address as a party may specify by notice to the
other party.
0)
BEDFORD DEVELOPMENT COMPANY
BY
6
9105231164
STATE OF WASHINGTON )
ss.
COUNTY OF KING
This is to certify that on the \Q day of May, 1991, before
me the undersigned personally appeared Joseph S. Layman, Vice
President, Bedford Development Company, and acknowledged to me that
he signed this instrument and acknowledged it to be his free and
voluntary act for the uses and purposes mentioned in this
instrument.
SIGNED AND SWORN TO before me on this \Oh day of May 1991.
Notary Pub is in and for the State
of Wa hi r t , residing at
My Appointment Expires
7
\b\cs-\°■.
Gateway Corporate Center
Phase Y
APPRO.WATE L0CATI0N OF
48th AVE. SOUTH
Barghausen
Consulting Engineers Inc.
Land /lumrp. Survey & Inginaaring Specialists
Bedford Properties
12720 Gateway Ste. 107
Seattle, Washington 98168
Gateway Corporate Center
Phase V
`
ICemPrR
Kemper Real Estate Management Company
12720 Gateway Drive, Suite 107, Seattle, Washington 98168 • 206/241 -1103 • Fax 206/241 -2191
May 5, 1993
Ron Cameron
City Engineer
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Re: Bldg 10 - Gateway Corporate Center
Traffic Mitigation
Dear Ron,
ReaL ESTaTe
manacemenT
This letter provides a preliminary traffic impact and proportionate
share analysis for the proposed Bldg 10 at Gateway Corporate
Center. Because we do not anticipate applying for the Building
Permit this year (Until a user is identified, we will not build the
building), we suggest this report be supplemented at a later date
when better information becomes available.
The proportionate share analysis should be relatively straight-
forward as the formulas were established during prior developments
at Gateway Corporate Center.
The trip generation for the proposed Bldg 10 is projected to be
almost identical to the figures used for the existing Bldg 9.
These numbers for Bldg 10 are shown below:
Sq. Ft. Daily Trips
Office 40,500 696
Warehouse 27,000 442
Subtotal
(Less credit for prior
use - Allied Body Works)
Total
Proportionate Share Analysis
1, 138
47
1,091
The proportionate share analysis is based on the methodology used
to determine the "Fair Share" identified in the July 7, 1989 Memo
to Moira Carr - Bradshaw from Ron Cameron regarding the Gateway
Bedford /BECU Expansion. The Fair Share Allocations for Bldg 10 are
shown below:
MAY 0 5 1993
DEVELOP' iii- . 'N "i
"
'
Bldg 10
IVEmPIR
Read esTaTE
manacemenT
Improvement Fair Share
Improvement Project Fair Share Cost Allocation
S. 133rd Street /SR 599
SB Off -Ramp
Interurban Ave /I -5 NB
On -Ramp
Interurban Ave /SR 599
NB Off -Ramp
S. 133rd Street (Inter-
urban Ave. SB Off -Ramp
Totals
3% $124,106 $3,723
2% 94,946 1,899
1% 113,361 1,134
40 336,545 13,462
$668,958 $20,218
These numbers should be adjusted by 1) calculations of actual (or
proposed) daily trips upon development of the project, and 2)
actual cost of the improvements which were completed in 1992.
The right -of -way for the future linkage road between Gateway Drive
and 148th has already been established by recorded Traffic
Improvement Agreements.
I trust that this information is adequate for your .review and
analysis of Bldg 10's Shorelines and SEPA applications.
Sincerely,
x�
Robert Hart
Development Manager
e
ENTRANCO
ENGINEERS • SCIENTISTS • PLANNERS • SURVEYORS
April 11, 1991
Mr. Robert A. Hart
Project Manager
Bedford Properties
12720 Gateway Drive, Suite 107
Seattle, WA 98168
1(1900 NE 8TH STREET, SUITE 300
BELLEVUE, WA 98004
(206) 454.5600
FAX: (206) 454.0220
Re: Traffic Impact and Proportionate Share Analysis for the Proposed Gateway
Corporate Center Buildings No. 8 and 9 Located in Tukwila, Washington
Entranco Project No. 91809 -05
Dear Mr. Hart:
This letter report outlines the traffic impact and proportionate share analysis con-
ducted for the proposed Gateway Corporate Center Buildings No. 8 and 9 in Tukwila,
Washington. The proposed site is located in the southeast quadrant of the Interur-
ban Avenue /Gateway Drive intersection. The site currently is occupied by the Sea -
first Office Building (22,901 square feet) and Bowers Machinery Shop (20 employ-
ees).
The proposed development will consist of a 17,315 square foot retail center (Building
No. 8) and a combined 40,500 square foot office and 27,000 square foot warehouse
use facility (Building No. 9). Access to the project site will be provided by the exist-
ing driveways on Interurban Avenue and Gateway Drive.
Trip Generation
The trip generation values used in the impact analysis for the existing and proposed
facilities were based on the trip generation equations published in the Institute of
Transportation Engineers' Trip Generation, fourth edition, September 1987. The ex-
isting land use trip generation was determined by the gross square feet of office floor
space in the Seafirst Office Building and the number of employees occupying the
Bowers Machinery Shop. The trip generation values for the Bowers Machinery Shop
were based on a conservative daily trip rate of three trips /day per employee be-
cause the primary function of the facility is to service buses rather than personal
passenger vehicles.
The projected trip generation of the proposed Buildings No. 8 and 9 was determined
using the gross square footage of the planned retail, office, and warehouse floor
space. All trip generation calculations used in this analysis are attached at the end
of this report. Table 1 summarizes the trip generation used in this analysis for the
existing and proposed land uses.
WASHINGTON • ARIZONA • CALIFORNIA
Mr. Robert A. Hart
April 11, 1991
Page 2
Table 1
Trip Generation Summary for
Existing and Proposed Uses
Average Weekday Daily Traffic
Existing Use
Seafirst Office Building 454
Building No. 8— Retail
Bowers Machinery Shop
Building No. 9 —Office
— Warehouse
60
Proposed Use Net Increase
467* 13
696
442
1,138
1,078
Totals 514 1,605 1,091
* Assumes a 25 percent reduction for on- street passby traffic volumes.
Projected driveway volumes are 623 trips daily.
Proportionate Share Analysis
The proportionate share analysis was based on the methodology used to determine
the "Fair Share" identified in the July 7, 1989 Memo to Moira Carr - Bradshaw from
Ron Cameron regarding the Gateway Bedford /BECU (Boeing Employees Credit
Union) Expansion. The Carr - Bradshaw /Cameron memo identifies four transportation
improvement projects that would be impacted by the referenced expansion: coordi-
nated signal and intersection improvements at three intersections —South 133rd
Street /SR 599 southbound off-ramp, Interurban Avenue /I -5 northbound on -ramp, In-
terurban Avenue /SR 599 northbound off-ramp; and roadway safety and capacity im-
provements at South 133rd Street (interurban southbound off- ramp).
The fair share percentages of Buildings No. 8 and 9 were then determined by pro-
portioning the net increase in trip generation (1,091 daily trips) to the "increased
BECU" traffic volumes shown in the memo for the improvement projects identified
above. The calculations used to determine the proportionate volumes and fair share
percentages for Buildings No. 8 and 9 and a copy of the July 7, 1989 Carr -
Bradshaw /Cameron memo are attached at the end of this report. The fair share per-
centages for the identified improvement projects are shown in Table 2.
Mr. Robert A. Hart
April 11, 1991 \ -.-
Page 3
Table 2
Fair Share Allocations for
Buildings No. 8 and 9
Improvement Project
.>
Bldgs. 8/9 Improvement Fair Share
Fair Share Cost Allocation
S. 133rd Street/SR 599 SB Off -Ramp 3% $124,106 $3,723
Interurban Avenue /I -5 NB On -Ramp 2% 94,946 1,899
Interurban Avenue /SR 599 NB Off-Ramp 1% 113,361 1,134
S. 133rd Street (Interurban Ave. SB Off-
Ramp) 4% 336,545 13,462
Totals $668,958 $20,218
Fair Share Cost Allocation
The costs associated with the identified improvement projects are also shown in the
Carr - Bradshaw /Cameron memo. The fair share portion of these improvement costs
for Buildings No. 8 and 9 was determined by applying the percentages shown in ta-
ble 2 to the corresponding improvement costs (see attachment). Table 2 also
shows the fair share cost allocation for the proposed development associated with
each identified improvement.
Therefore, based on the improvement costs as provided in the Carr - Bradshaw/
Cameron memo (shown in table 2) and the fair share cost allocation analysis of the
proposed development as documented in this report, the developer (Bedford
Properties) fair share contribution for transportation improvements is $20,218.
Conclusion
The proposed development of the Gateway Corporate Center Buildings No. 8 and 9
will generate a net total of 1,091 average daily vehicle trips. Using the methodology
to determine the cost allocation for the prior development (BECU /Bedford) of the
study area, the fair share contribution for transportation improvement projects was
determined for the additional traffic created by the proposed project. Based on the
findings of the cost allocation analysis, the fair share contribution by the developer
should be a total of $20,218.
Mr. Robert A. Hart
April 11, 1991
Page 4
We trust that this trip generation and proportionate share analysis will assist you and
the City of Tukwila in gaining approval for the proposed development of Buildings
No. 8 and 9 in the Gateway Corporate Center. If you have any questions or con-
cerns regarding the information in this document, please do not hesitate to call.
Sincerely,
ENTRANCO
Sherman ' G ' . ng
Project Manager
SDG:ckm
Attachments: Calculations (three pages)
Carr - Bradshaw /Cameron memo (nine pages)
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
BOARD OF ARCHITECTURAL REVIEW
DESCG ::r- REVIEVE'
APPLICATION
/0
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. BRIEFLY DESCRIBE YOUR PROPOSAL: (.®Ni 01` , ' 4V ' Q f W972C -10U
WI RIZtjit-ICI b•ro IICNI311U*
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub -
division; or tax lot number, access street, and nearest intersection)
Quarter:
Section: Township: Range:
(This information may be found on your tax statement)
3. APPLICANT:* Name:
Address:i LE
Phone: 4; 'hRa 1
Signature:
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
Date:
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name:'_.. 4L`
OWNER
Address: i 27 7 64151b1 1.42 . art' V Ct
Phone: Vh- tiOV
I /WE,[signature(s)]
swear that i /we are the owner(s) or contract purchaser(s) of the property involved
in this application and that the foregoing statements and answersteontained in this
application are true and correct to the
best of my /our knowledge and belief. Date: 3 -7 -
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLIC' 'ION
■
CRITERIA
Page 2
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 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 it site.
RESPONSE:
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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:
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BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLIC ".TION
Page 3
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.
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 encour-
aged.
F. Screening of service yards, and other places which tend to be unsightly, should be accom-
plished 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 land-
scape. 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:
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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 de-
velopments.
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLY ' TION
Page 4
C. Building components - such as windows, doors, eaves, and parapets - should have good pro-
portions 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 ex-
posed accessories should be harmonious with 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:
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5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
A. Miscellaneous structures and street furniture should be designed to be part of the architec-
tural 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:
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BOARD OF ARCHITECTURAL REVIEW
• DESIGN REVIEW APPLIC TION
INTERURBAN SPECIAL REVIEW DISTRICT
Page 5
The following six criteria are used in the special review of the Interurban area in order to manage .
the development of this area, to upgrade its general appearance, to provide incentives for
compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including
the Green River and nearby recreational facilities, to encourage development of more people -
oriented use, and to provide for development incentives that will help to spur growth. Please
describe how your proposed development relates to the goals for this District. Use additional
response space, if necessary.
1. The proposed development design should be sensitive to the natural amenities of the area.
2. The proposed development use should demonstrate due regard for the use and enjoyment
of public recreational areas and facilities.
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3. The proposed development should provide for safe and convenient on -site pedestrian circu-
lation.
4. The proposed property use should be compatible with neighboring uses and complementary
to the district in which it is located.
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5. The proposed development should seek to minimize significant adverse environmental im-
pacts.
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6. The proposed development should demonstrate due regard for significant historical features
in the area.
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PROPOSED BUILDING #10
GATEWAY CORPORATE CENTER
GATEWAY DRIVE & CAMERON DRIVE
TUKWILA,. WASHINGTON
architect
8
O NO1103S
9 NO1103S
3 NO1103S
PROPOSED BUILDING #10 _.
GATEWAY CORPORATE CENTER
GATEWAY DRIVE i CAMERON DRIVE
TUKWILA, . WASHINGTON
Barghausen
Consulting Engineers Inc.
Lund Planning, Survey { Engineering Specialists
GATEWAY CRIME • CAMERON CRIME
TUKWILA, WASHINGTON
B.C.E. JOB Na. 4733
architect
0
O1
PROPOSED BUILDING #10
.PROPOSED
CORPORATE CENTER
GATEWAY DRIVE I CA191ERCN DRIVE
TUKWILA, WASHINGTON
1t6.u! 69
+LID NTEM11WAN AV S
SEAitiE WASN hGTON
9 1 ■ 6 0
1
PROPOSED BUILDING #1O
'GATEWAY CORPORATE CENTER
GATEWAY DRAM s CAPMFCM EWE
TUKWILA,. WASHINGTON
206,411•6997