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HomeMy WebLinkAboutPermit PL10-005 - SEGALE PROPERTIES - SEGALE OFFICE BUILDING DESIGN REVIEWSEGALE OFFICE BLDG PLI 0-005 L10-005 ADMINISTRATIVE DESIGN REVIEW • City of Tukwila Jim Haggerton, Mayor Department of Community Development NOTICE OF DECISION TO: Bob Fadden, Lance Mueller Architects, Applicant Steve Nelson, Segale Properties, Applicant Segale Properties, Owner King County Assessor, Accounting Division Washington State Department of Ecology Karen Walter, Muckleshoot Indian Tribe Fisheries Division Steve Bleifuhs, King County Water and Land Resources Division Tom Bean, King County Water and Land Resources Division Jack Pace, Director May 17, 2010 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L10-005 Applicant: Bob Fadden, Lance Mueller Architects; Steve Nelson, Segale Properties Type of Permit Applied for: Administrative Design Review Project Description: Development of a two-story 57,518 square foot office building with 209 parking spaces, associated landscaping, frontage improvements along Andover Park West, and pedestrian connections. Location: 18100 Andover Park West, Tukwila, WA 98188 (parcel #352304-9121) Associated Files: L09-057 (Shoreline Substantial Development Permit); D10-044 (Building Permit); PRE08-014 (Pre - Application Meeting) Comprehensive Plan Designation/Zoning District: Tukwila South Overlay (TSO) II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as part of the larger Tukwila South Project/overlay area, creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. A Draft Environmental Impact Statement was completed in April 2005, and the Final Environmental Impact Statement was completed in July 2005 (see Tukwila land use file number E04-015). There are no conditions of the Final EIS which apply to the current proposal. JR Page 1 of 3 08/25/2010 C:\DOCUME-1\Jaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005 ADR NOD Segale 2 -Story Office Bldg.doc 6300 Southcenter Boulevard, Suite #/00 • Tukwila, Washington 9S1cS'S • Phone 206-431-3670 • Fax: 206- 431-3665 • • Decision on Substantive Permit: The Community Development Director has determined that the application for an Administrative Design Review does comply with applicable City and state code requirements and has approved that application, subject to the following conditions based on the findings and conclusions contained in the staff report: 1. Revise the design of the sidewalk along Andover Park West to add a landscape strip between the roadway and the six foot wide sidewalk. 2. Pedestrian paths that cross drive aisles shall be raised six inches in order that pedestrians will be more visible to drivers when they are crossing within drive aisle areas. This change shall be reflected on the civil plans included in the building permit plant set. 3. Signage for the project will be reviewed for consistency with the architectural design of the building through separate sign permits to be submitted to the City of Tukwila. 4. Site furnishings to be added to the site by the building tenant shall be reviewed for architectural consistency with the design of the project prior to issuing the tenant improvement permit. 5. Trees planted as part of this project shall not be topped, unless an arborist's report to be submitted and reviewed by the City shows that such an action is necessary. Any trees that are topped will be required to be replaced. 6. Grasses shall be planted within the 10 foot easement area on top of levee retaining wall footing. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Board of Architectural Review of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Board of Architectural Review. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Board of Architectural Review decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision; that is by May 28, 2010. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. JR Page 2 of 3 C:\DOCUME— \Jaimie-R\LOCALS-1 \Temp\XPgrpwise\L10-005_ADR NOD_Segale 2 -Story Office Bldg.doc 08/25/2010 3. A statement identifying the decision being appealed and the- alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $225. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board of Architectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board of Architectural Review decision on the appeal is the City's final decision. Any party wishing to challenge the Board of Architectural Review decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Board of Architectural Review decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VL INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Department of Community Development City of Tukwila JR Page 3 of 3 08/25/2010 C:\D000ME—lUaimie-R\LOCALS-1 \Temp\XPgrpwise\L10-005_ADR NOD_Segale 2 -Story Office Bldg.doc IP cit* q .J u t wiea w Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: X Notice of Decision Determination of Non -Significance Project Number: L10-005 Notice of Public Meeting Mailing requested by: Jaimie Reavis Mitigated Determination of Non - Significance Mailer's signature: Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _13 day of _April in the year 2011 W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC Project Name: Segale Two Story Office Building - Minor Modification Project Number: L10-005 Mailing requested by: Jaimie Reavis Mailer's signature: )ed I' /(1W W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC April 12, 2011 a City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Steve Nelson Segale Properties LLC Re: Minor modification to the administrative design review decision for Segale 2 -story office building located at 18100 Andover Park West. File Number L10-005. Dear Mr. Nelson: Based upon the information submitted in connection with your request for minor modification of the administrative design review approval, I hereby approve the proposed changes. Background In May of 2010, the applicant received administrative design review and building permit approval for the construction of a new 2 -story office building with associated site improvements including landscaping, sidewalks, parking and circulation areas. Both the administrative design review and building permit were approved with conditions. The condition related to this minor modification request required a revision to the design of the sidewalk along Andover Park West (Segale Park Drive "A") to add a landscape strip between the roadway and the sidewalk. The addition of a landscape strip with street trees between the roadway and the sidewalk is the typical streetscape design approved for commercial development in Tukwila. The sidewalk and landscaping configuration required as a condition of approval was also consistent with the configuration of the sidewalk and landscape strip that currently existed along Segale Park Drive A and one side of Segale Park Drive C. Request The applicant is requesting that the City of Tukwila approve a modification to the design of the sidewalk required by the condition of approval, to allow an 8 -foot sidewalk adjacent to the roadway of Andover Park West (Segale Park Drive "A"). After approval of the design review and building permit, the City of Tukwila received a request by the applicant to withdraw the condition of approval requiring the landscape strip between the roadway and the sidewalk. The applicant stated that due to utility conflicts it was not feasible to install the landscaping area in between the sidewalk and the road. Subsequent discussions with the applicant and property owner revealed that Segale Properties LLC would like to reconstruct the sidewalks along the entire Segale Park Drive "A" and Segale Park Drive "C" using a consistent sidewalk design standard. The attached "Agreement Regarding Sidewalks", between the City of Tukwila and Segale Properties, outlines a set of sidewalk standards to be applied within the Segale Business Park on Segale Park Drive "A" and Segale Park Drive "C" as sidewalks are reconstructed or as JR Page 1 of 2 04/11/2011 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 new development occurs. One of the options contained in the agreement is an 8 -foot wide sidewalk adjacent to the roadway with a 4 -foot landscape strip at the back of the sidewalk. The Segale 2 -Story Office Building project includes 12.5 feet of landscaping at the back of the sidewalk along the front perimeter of the project, which exceeds the 4 feet specified in the "Agreement Regarding Sidewalks." No further changes are proposed to the landscaping or site design contained in the approved administrative design review in order to accommodate the 8 -foot wide sidewalk. Approval of this request requires changes to plans submitted with the building permit. DECISION The proposed 8 -foot width of the sidewalk will allow enough room for pedestrians, including employees at the project site, to walk comfortably to nearby destinations. This design will replace the sidewalk configuration required per condition number one of the originally approved design review (Tukwila land use file number L10-005). The sidewalk width proposed is greater than the 6 -foot sidewalk required for commercial development and previously approved as part of the design review approval. The proposed revisions to the approved design are considered minor modifications as permitted under 18.60.030 (E). This request for minor modification to the approved design is approved. APPEAL PROCESS This decision is a Type 1 decision that may be appealed to the City's Hearing Examiner. The Permit Application Types and Procedures chapter of the City's Zoning Code, Classification of Project Permit Applications section (18.104.010), outlines the authorization and process for appeal. If you have any questions, you can contact me at 206-431-3686. Sincerely, ck Pace Director Community Development Attachments: Agreement Regarding Sidewalks between the City of Tukwila and Segale Properties, outlining a set of sidewalk standards to be applied within the Segale Business Park on Segale Park Drive "A" and Segale Park Drive "C. Cc: Bob Fadden, Lance Mueller Architects Clayton P. Graham, Davis Wright Tremaine, LLP King County Assessor, Accounting Division Washington State Department of Ecology Karen Walter, Muckleshoot Indian Tribe Fisheries Division Steve Bleifuhs, King County Water and Land Resources Division Tom Bean, King County Water and Land Resources Division JR Page 2 of 2 04/11/2011 H:\Shoreline Permits\Segale Office Building\MinorModificationSR.doc il• eitti of J ativita 1. Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Mailer's si nature: g Board of Appeals Agenda Packet 9 Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box ?0 -Seattle WA 98111 Other: 1\115-1-7a of Diers/vvt., .- �d01v11StorbUQ S ' e,,u Was mailed to each of the addresses listed/attached on this 17 day of May in the year 20 10 W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC V '6 Project Name: SPGR kCe 1 0 ^ Shy (Ok LP' 1 d i � j , J � Project Number: / j D DD Mailing requested by: Jaimie Reavis Mailer's si nature: g ,,f /1 j,_/ J/7Y/?1 9 W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC V '6 Bob Fadden 130 Lakeside, Suite 250 Seattle, WA 98122 Tom Bean King county Water and Land Resources Division 201 S. Jackson Street, Suite 600 Seattle, WA 98104 Segale Properties P.O. Box 88028 Tukwila, WA 98138-2028 Attn: Mr. Mark A. Segale CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188-2599 (206) 433-1800 TO: WA DEPT OF ECOLOGY SEPA REVIEW SECTION PO BOX 47703 OLYMPIA, WA 98504-7703 CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188-2599 (206) 433-1800 TO: MUCKLESHOOT INDIAN TRIBE 39015 172nd AVE SE AUBURN, WA 98092 Steve Bleifuhs King County Water and Land Resources Division 201 S. Jackson Street, Suite 6 Seattle, WA 98104 '✓ .ITY OF TUKWILA SOUTHCENTER BLVD. TUKWILA, WA 98188-2599 (206) 433-1800 Steve Nelson Segale Properties P.O. Box 88028 Tukwila, WA 98138 • City of Tukwila Department of Community Development STAFF REPORT TO THE DCD DIRECTOR PREPARED MAY 13, 2010 FILE NUMBER: L10-005 APPLICANT: Steve Nelson, Segale Properties Bob Fadden, Lance Mueller Architects REQUESTS: Jim Haggerton, Mayor Jack Nice, Director Design Review approval for construction of a two-story, 57,518 square foot office building with 209 parking spaces, associated landscaping, frontage improvements along Andover Park West, and pedestrian connections. ASSOCIATED PERMITS: L09-057 Shoreline Permit, D10-044 Development Permit LOCATION: 18100 Andover Park West (parcel 11352304-9121) COMPREHENSIVE PLAN/ ZONING DESIGNATION: Tukwila South Overlay (TSO) SEPA DETERMINATION: A Determination of Significance was previously issued for the Tukwila South area in which this project is located; a Draft Environmental Impact Statement was completed in April 2005, and the Final Environmental Impact Statement was completed in July 2005 (see Tukwila land use file number E04-015). There are no conditions of the Final EIS which apply to the current proposal. STAFF: Jaimie Reavis, Assistant Planner ATTACHMENT: A. Site Plan B. Building Elevations C. Colored Elevations D. Landscaping Plan E. Applicant's Response to the Design Criteria JR Page 1 of 21 08/25/2010 C:\DOCUME-1Uaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005 ADR SR Segale 2 -Story Office Bldg.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 9<1188 • Phone 206-431-3670 • Fax: 206-431-3665 • • FINDINGS VICINITY/SITE INFORMATION Project Description The project is to construct a two-story 57,518 square foot office building with 209 parking spaces, associated landscaping, frontage improvements along Andover Park West, and pedestrian connections. A small block wall and concrete ramada located on the northern area of the site will be demolished. The project site is 8.35 acres in size and is currently completely paved and used as a parking lot. A little more than half of the project site will be developed as part of this project; the area proposed for development will be separated from the undeveloped area through a short plat prior to final approval of the building permit. Surrounding Land Uses The site is located just south of S 180th Street, at 18100 Andover Park West. This parcel is included in the Tukwila South Project overlay area (TSO), a 512 -acre area located in the area bounded by S 178th Street/S 180th Street on the north side, S 204th Street on the south side, Orillia Road and Interstate 5 on the west side, and the Green River on the east side. New zoning regulations were adopted for the TSO in June 2009, along with a development agreement between the City of Tukwila and the property owner La Pianta, LLC/Segale Properties. DESIGN REVIEW CRITERIA This project is subject to administrative design approval under Tukwila Municipal Code (TMC) Section 18.41.080. This project is subject to the design review criteria contained in the Tukwila South Overlay District Design Manual. The manual is organized into four sections covering Site Design, Building Design, Landscape Design and Signage. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural concepts and details, planting design and sign placement. For each of the subject areas, there are one or more Design Criteria, which are general in nature. The Design Criteria explains requirements for development proposals. They are the decision criteria by which the City will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criteria, provide guidance to the project applicant and to City Staff in determining whether the project meets the Design Criteria. The Design Criteria and Design Guidelines within the Tukwila South Overlay District Design Manual were written to address four major types of land use categories, including Campus Office, Urban Office, Retail, and Light Industrial. Within the design manual, guidelines have been added that provide additional design guidance specific to the land use category the project fits into; the current project fits within the Urban Office land use category. Below are the Design Criteria from the Tukwila South Overlay District Design Manual and the guidelines applicable to the proposed office building project. A discussion of how the project meets the Design Criteria is located under each section of the applicable Design Guidelines. JR Page 2 of 21 C:\DOCUME—lUaimie-R\LOCALS-1\ Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 I. Site Design A. Site Design Concept and Site Relationships Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. 2. Maintain visual and functional continuity between the development and adjacent properties where appropriate. Desivn Guidelines Site Layout 1. The site layout of structures, parking, driveways, and outdoor functions should be arranged and located to emphasize the aesthetically desirable components of the site, such as existing mature trees, other natural features, views, or interesting architectural features. See Natural Features, Section HE. 2. Service facilities, outside storage and equipment areas, and trash enclosures should be sited in an unobtrusive manner through building and landscaping placement and design. [See Section II.D. Siting and Screening of Service Areas and Mechanical Equipment] 3. The site should be planned to, accomplish a desirable transition from the streetscape and to provide for adequate landscaping and pedestrian movement. 4. Building locations, vehicular circulation systems and parking areas should be planned in a manner that can accommodate future expansion. Response: The site design elements for this project are located in a way that provides an easily -understood arrangement of the building, landscaping, parking, and circulation. The building entry is visible from Andover Park West, the roadway serving the project site. Two vehicular entrances to the project site are included in the project design, both of which are located off Andover Park West. Parking areas are clearly visible and easily accessed from either of the two vehicular entrances. A pedestrian connection from the new sidewalk to the entrance of the building is included in the project design. Additional pedestrian connections through parking lot areas are provided on the north and south sides of the building. Relationship to Neighboring Sites S. New building setbacks along streets should consider the setbacks of neighboring structures to allow for continuity among buildings and ensure visibility from the street. 6. The orientation of the buildings should complement adjacent structures through placement, mass and scale. 7. Provide landscaped buffers and other screening techniques between adjoining sites where commercial and/or industrial uses abut low density residential development. [See Section IV -Landscape Design] 8. Link the proposed development to existing and planned sidewalk, trail, storm drainage, and utility systems to assure their efficient continuation. JR Page 3 of 21 C:\DOCUME—lUaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 Response: The project maintains visual continuity with adjacent properties through use of the same building design, colors, and materials as buildings on the property to the north, and the property across the street to the west. The main entrance to the building is oriented to Andover Park West. Perimeter landscaping areas on the west, south, and north sides of the property, as well as interior parking lot landscaping islands, help screen parking areas from view of adjacent properties. An employee break area is included on the north side of the building, as well as a pedestrian connection that links the proposed office building to the adjacent office building to the north. A vehicular connection from the project site to the neighboring property to the north will be located at the northeastern area of the site, offering opportunities for shared parking. Focal Points 9. Look for opportunities to incorporate open spaces such as green areas, hard surface urban plazas, street parks and pocket parks. 10. Orient public open space to receive the maximum direct sunlight possible, consider using trees, overhangs and umbrellas to provide shade in the warmest months. Design such spaces to take advantage of view and solar access when available for the site. Response: An employee break area is located on the north side of the building within a triangular landscape area that includes trees, shrubs, and groundcover. At the front entrance to the building, a hardscape area has been included in the design covered by a canopy to provide weather protection. Orientation and Location of Buildings (Specific to Urban Office Uses) 11. Building facades should be parallel to their front property line and at the minimum setback. 12. A building's front facades should face the primary street that serves the development area. Response: The building facade is parallel to the front property line, and faces Andover Park West. The -minimum setback requirement for the project site is 15 feet. The Design Guideline above that calls for building facades to be located at the minimum setback was considered as part of this design review. However, the location of the project site within the 200 - foot shoreline management area, and Design Criteria contained in Section C, Siting and Screening of Parking Areas call for parking areas to screened and/ or deemphasized, through such means as building placement and landscape design. If the building had been brought to the front property line, a large parking area would likely have been located on the east side of the building that would be seen from a future trail to be constructed on the west side of the Green River. The larger setback of the building from the front property line allows parkingto be distributed around all sides of the building and helps break up parking areas into smaller groupings to minimize the appearance of the large number of parking spaces. B. Site Design for Safety Design Criteria 1. Reduce the potential for conflicts between drivers and pedestrians. 2. Provide building, site and landscape designs that allow comfortable and safe navigation by employees, customers and visitors. 3. Provide lighting at building entries, along walkways, parking areas and other public areas to enhance safety and visibility. JR Page 4 of 21 C:\DOCUME-1Uaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • 3. Avoid light trespass beyond the boundaries of the property lines. Design Guidelines Site Circulation 1. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrians and motorist paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. 2. Provide raised sidewalks, crosswalks, and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and /or landscaped areas. 3. Where possible, service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. Response: A sidewalk is included around the perimeter of the building, reducing the need for pedestrians to walk through parking areas to access different areas of the site. Pedestrian connections cross drive aisles, connecting building entrances on the west, north, and south sides to parking areas. The pedestrian pathways through the parking areas will be constructed of concrete, to provide a contrast in material from the asphalt used for the parking and drive aisle areas. Additionally, the site plan submitted on May 3, 2010, shows a change in response to staff comments that pedestrian paths that cross drive aisles will be raised six inches, in order for the pedestrians to be more visible to drivers when they are crossing within drive aisle areas. This change shall be reflected on the civil plans included in the building permit plan set, as a condition of approval of the design review. The dumpster area for trash and recycling is located in the southeast corner of the site; an area of the site easily accessed by trash service from the southern entrance off Andover Park West. This location also is an area that will not likely have much pedestrian traffic. A 10'x30' loading area, and a porte-cochere (a covered area where vehicle passengers can be picked up/dropped off) are located on the back/east side of the building, an area that can be accessed off the southern entrance along Andover Park West, preventing service and delivery vehicles from having to maneuver within areas where the greatest amount of pedestrian traffic can be expected. Visibility& Sightlines 4. Grades and materials of walkways, paths, parking spaces, terraces, and other paved areas should promote safety. 5. Avoid site and building design features that create entrapment areas (such as tunnels, long corridors, and opaque fences) in locations with pedestrian activity. 6. Select and locate trees, shrubs, and ground cover that allows for adequate surveillance. 7. Consider locating windows, balconies and entries to look out on pedestrian routes, vehicular circulation routes and parking areas to allow for informal surveillance of these areas. Response: Areas where the most pedestrian activity is expected are on the west, north, and south sides of the building. The grades and materials used for walkways in these areas are designed to promote safety. As discussed above, walkways will be constructed of concrete, including those which cross vehicular drive aisles. Use of concrete for pathways within the asphalt driveways will provide a visual signal to drivers that they can expect pedestrians to be crossing the drive aisles in these areas. Additionally, pathways which cross drive aisles will be raised six inches in order to delineate the pedestrian path clearly for both pedestrians and automobile drivers. Windows are one of the main design elements of the building, providing transparency for the entire length of each side of the building on the first and second floors, allowing surveillance of parking areas and pedestrian routes on the project site. JR Page 5 of 21 C:\DOCUME-1Vaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • Lighting 8. Where appropriate to the complexity of the project and the sensitivity of adjacent uses, prepare a lighting plan to idents standards, illumination levels, and other elements of lighting. 9. To promote a sense of security, provide lighting on the building facade, in all pedestrian areas, parking lots, on the underside of overhead weather protections, in recessed entrances and doorways, and around street furniture. 10. Provide lighting at consistent lumens with a gradual transition to unlit areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily disorienting. 11. Direct building lights onto the building itself or the ground immediately abutting to it. 12. Install nonglare parking lot or display lot light fixtures mounted above the ground to minimize the impact onto adjacent and abutting properties. Provide fixtures fitted with a cutoff type luminaire. 13. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. 14. Commercial signage should be placed facing away from low density residential properties. Response: A lighting plan was submitted with application materials for this permit that includes lighting in all areas of the site, including bollards, building -mounted lighting, and pole -mounted lighting for pedestrian areas, and pole -mounted lighting in parking lots. The lighting plan shows lighting will be provided at consistent levels. Shields or cut-offs will be used on lighting fixtures to prevent lighting from spilling over onto adjacent properties, including the Green River, which is located on the other side of the levee wall. As a condition of approval of the design review, signage for the project will be reviewed for consistency with the architectural design of the building through separate sign permits to be submitted to the City of Tukwila. C. Siting and Screening of Parking Areas Design Criteria 1. Organize site and building designs to deemphasize vehicular circulation and parking. 2. Use building placement, walls, berms and/or landscaping to create a distinct street edge. Design Guidelines Parking Lot Landscaping and Screening 1. Use the following techniques to screen surface parking and create a visible street edge a. Urban Office and Mixed Use Environments: Where feasible, surface parking should be placed behind or beside buildings rather than in front to achieve compactness and pedestrian orientation. (TCP 7.7.4 and 8.5.5) Where surface parking abuts streets, use trellises, low walls, and/or landscaping to screen it. 2. Parking spaces may be shared by two or more businesses with different peak usage times. Response: Surface parking for the project is located on all sides of the building, including a double -loaded parking area on the front side. Perimeter landscaping proposed along the front (west), south and north property lines will help screen the parking areas on the project site from adjacent properties. Landscape islands within parking areas help to break up rows of parking into smaller groupings, and provide additional screening. A vehicular connection to the property to the north is included in the project design, which provides an opportunity for shared parking between the two sites. JR Page 6 of 21 C:\DOCUME--1\Jaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • Specific to Campus Office and Urban Office Parking Location and Entrances 3. Structured and surface parking fields should be sited, where practicable, to provide maximum facade visibility. 4. Parking should not be adjacent to open spaces or high public visibility areas. 5. Parking should be integrated with pedestrian circulation routes to enhance site access and minimize walking distances between buildings. Response: Parking for the site is dispersed among the different sides of the building, allowing facade visibility while at the same time helping to break up the large number of parking spaces into smaller groupings. The pedestrian connection located on the north side of the office building, connecting the new office building to the existing building to the north, will help minimize the walking distance between the two office buildings; pedestrians will not have to walk to the sidewalk along Andover Park West in order to access the office building site to the north. Siting and Screening of Service Areas and Mechanical Equipment Design Criteria 1. Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping and screening. 2. Ensure that larger pieces of mechanical equipment are visually unobtrusive. 3. Locate and/or screen roof mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. Design Guidelines 1. Service areas include, but are not limited to, trash dumpsters, compactors, ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. 2. Screening of service areas should be accomplished by use of walls, fencing, plantings, or a combination. 3. Consideration should be given to developing common service courts between buildings and if adjacent sites. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses. 4. Mechanical or HVAC rooftop units shall be screened from public view. For example, screening may be integrated into the design and massing of the roof form or parapet walls. If mechanical equipment must be placed where it is visible, it must be screened with elements that are architecturally compatible with the building design. Response: The trash and recycling area for this project will be located in the southeastern corner of the site. The dumpster was originally proposed to be located in the northern part of the project site, but was moved in order to meet requirements of JR Page 7 of 21 C:\DOCUME-1Uaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • Chapter 18.44 of the Tukwila Municipal Code; Shoreline Overlay District, which does not allow the trash and recycling to be located within the first 40 feet from the mean high water mark of the Green River. A combination of enclosure and landscaping will help screen the trash and recycling area from public view and roadways, including the view from the future trail to be located at the top of the levee wall, as well as from Andover Park West. The enclosure will be constructed of board form concrete, to match the material and surface treatment of the building, and will include a pre -finished metal cap along the top of the walls of the enclosure to match the coping that will be used on the building. A tree and some shrubs will be located on the east side of the enclosure to help screen it from view of the future trail. From Andover Park West, the view of the trash/recycling enclosure will be screened by shrubs located in the interior parking lot landscaping island located on the west side of the enclosure, as well as trees and shrubs located in the perimeter landscape strip on the south side of the property. Mechanical equipment for the development will be located on the roof, as well as on the south side of the building. Rooftop equipment will be six feet in height and located in two areas. hi both areas of the roof, the mechanical equipment will be located behind a screen designed to match the grey color of the building, painted a "Cool Metallic Champagne". The setback of the mechanical equipment from the edge of the roof is approximately 35 feet from the edge of the rooftop on the east side; almost 50 feet from west edge, and approximately 30 feet from the north and south rooftop edges. Equipment located on either side of the pedestrian path leading up to the south entrance to the building will include the Double -Detector Check Valve and a Transformer. These will be partially screened from view by shrubs, and decorated with annuals on either side of the pedestrian path. Natural Features Design Criteria 1. Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate. 2. Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. Design Guidelines Shorelines 5. For sites in the shoreline jurisdiction provide and enhance physical and visual public access opportunities in the River Environment. a. Particularly where uses are intended to facilitate public enjoyment of the shoreline, orient structures and/or land uses to the Green River. b. Provide for plaza connectors between buildings and dikes where appropriate to enhance pedestrian access and for landscaping purposes. 6. Provide a north -south pedestrian network/ trail system through the Tukwila South District. The trail may align along the Green River and may connect to public and private sidewalk systems where appropriate to the environmental conditions of the shoreline and security requirements of adjacent developments. Commercial and residential developments should link to the Tukwila South trail system. 7. Connect the Tukwila South open space network to other public parks and trails along the Green River. Response: JR Page 8 of 21 C:\DOCUME-1Uaimie-R\LOCALS-1 \Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • The Green River is located adjacent to the project site to the east. According to the applicant's response to the design criteria, the building is located parallel to the retaining wall to provide visual access from the second floor of the new office building to the shoreline area. An 8 -foot tall retaining wall for the levee topped with. a 3 -foot chain link fence separates the project site from the river. The retaining wall prevents access from the project site to the top of the levee and the shoreline; however, access points to the future trail to be constructed on the levee will be available from S 18O`h to the north, an easement for levee maintenance to the south, and from future trail links to be built to the south of the project site within the Tukwila South Project area. Pedestrian and Vehicular Circulation Design Criteria 1. Provide an efficient and comprehensive internal circulation system, including motorized and non -motorized access points, parking, loading, and emergency access ways. 2. Create on-site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. Design Guidelines Vehicle Circulation 1. Traffic circulation patterns should be designed to accommodate garbage collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars. 2. Take advantage of opportunities for shared driveways and coordinate parking areas with adjoining sites to limit the number of access driveways. Response: Two entrances off Andover Park West are included in the design of this project. The location at the north side of the project site provides convenient access to the parking area at the front entrance of the building for visitors. The entrance to the south provides a straight path to the eastern area of the site, where the trash and recycling area and the loading/delivery area is located. A continuous drive aisle is located around the perimeter of the building, connecting to parking areas on the site, including a fire lane located on the back (east) side of the building. A connection to the office building on the property to the north is included in the design, allowing access between the two sites without having to use Andover Park West. Non -motorized circulation 3. Bicycle lanes shall be included where public or private street standards require them. [See Section II. G. regarding bicycles] 4. Pedestrian walkways. a. Definition: Pedestrian walkways are located on parcels/lots. Pedestrian walkways are typically 4 to 6 feet in width, and consist predominantly of an all weather walking surface. b. Visual Prominence: Pedestrian walkways should be made visually prominent through techniques such as paving, landscaping, and lighting. Consider using raised concrete pavement where a walkway traverses between parking stalls and/or is adjacent to vehicular circulation. c. Connection to Streets: New development, excluding secured sites and areas, should provide convenient and safe pedestrian access to adjacent streets. JR Page 9 of 21 C:\DOCUME-1\Jaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 1 • d. Through -Block Locations: Through -block pedestrian connections are encouraged through larger sites and districts. --v-T - e. Parking Areas: Pedestrian walkways should be provided through parking lots provided for public use. f Between Buildings: Development should incorporate convenient and safe access between buildings and public areas for pedestrians. Connections to Offsite Pedestrian Network: Provide pedestrian access to existing and proposed sidewalks, trails and parks. g. Response: Per the "Development Agreement by and between the City of Tukwila and La Pianta LLC, for the Tukwila South Development", La Pianta/Segale Properties will be identifying bicycle and pedestrian connections within the Tukwila South area in a plan to be completed and submitted to the City of Tukwila for approval by December 31, 2011. As part of the current development project, the sidewalk along Andover Park West will be reconstructed. The plans for frontage improvements show a 5 '/2 foot sidewalk directly adjacent to the roadway of Andover Park West. The Tukwila Public Works Department requires a minimum sidewalk width of 6 feet plus a 6 -inch curb in non-residential areas where the sidewalk is directly adjacent to the roadway. The established sidewalk configuration on both sides of the street in this part of Tukwila is a sidewalk separated from the roadway by a landscape strip. The landscape strip provides a buffer area between pedestrians on the sidewalk and automobiles within the roadway, which include many trucks accessing existing warehouses. The existing design is preferred in order to maintain the existing streetscape design that has been established for the area, as well as to provide additional pedestrian comfort and safety. The sidewalk has been designed adjacent to the roadway in order to provide the 15 feet of required perimeter landscaping along the front property line. Per section 18.52.020 of the TMC, the landscape perimeter may be averaged if the total required square footage is achieved, and if a set of criteria are met. If the sidewalk and landscaping were redesigned to be consistent with the existing pattern which includes a sidewalk separated from the roadway by a landscape strip, the criteria for perimeter averaging can be met, as perimeter landscaping has been provided on the north and south property lines where it is not required, and foundation landscaping has been provided along the base of the building on all sides. The total square footage of landscaping is achieved, and perimeter averaging would meet the following criteria: • Perimeter averaging enables significant trees or existing built features to be retained. • Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. • Averaging does no diminish the quality of the site landscape as a whole. Also, per TMC 18.52.020(A) note 2, in order to provide flexibility for the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line, if the perimeter strip is a minimum of ten feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. The site plan submitted with the design review application shows a new sidewalk adjacent to the roadway and 15 feet of landscaping between the sidewalk and the parking lot. As the redesign of the frontage improvements with sidewalk in between two landscape strips qualifies for perimeter averaging; meets the requirements of TMC 18.52.020(A) note 2; and is similar to what is already on the site the frontage improvements shall be revised to have the sidewalk in between two landscape strips. The details of the sidewalk and landscaping along JR Page 10of21 C:\DOCUME-1Uaimie-R\LOCALS-1 \Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • the frontage shall be reviewed and approved by the City prior to construction of frontage improvements and prior to final inspection of the building permit A pedestrian connection is designed to connect the sidewalk along Andover Park West through the parking lot to the front entrance of the building and the sidewalk located around the perimeter of the building. Additional pedestrian connections through parking lot areas are located on the north and south sides of the building. The pedestrian connection through the parking lot on the north side of the building connects to a sidewalk that will be constructed adjacent to the north property line which leads to another pedestrian connection through the parking lot of the property to the north. As a condition of approval of the design review, the pedestrian connections through parking areas shall be raised above the level of the parking lot six inches in order to provide greater visibility of pedestrians to automobile drivers. Pedestrian Environment Design Criteria L . Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. 2. Ensure that pedestrian amenities are durable and easy to maintain. 3. Select site furnishings that complement the building and landscape design of the development. Desijin Guidelines Site Furnishing -General 1. Provide durable site furnishings, such as benches, planters, bike racks, trash receptacles, and tree grates to create inviting and comfortable open spaces, plazas, and walkways. Site them in consideration of employee and pedestrian flow and convenience. 2. Site furnishings, especially weather protection, should be designed to be part of the architectural concept of building design and landscape. Materials should be compatible with nearby buildings or natural settings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. 3. Do not locate furnishings where users are likely to walk through landscaped areas or conflict with vehicles to access them. 4. Areas in front of retail can be used for merchandising, benches, planters, cafe seating, provided a clear pedestrian walkway is maintained. Response: According to the applicant's response to the design review criteria, the tenant of the new office building will provide site furniture such as benches, planters, and trash receptacles. As a condition of approval of this design review, any furniture the tenant proposes shall be reviewed and approved by the City of Tukwila for architectural consistency with the design of the building. JR Page 11 of 21 C:\D000ME-1Uaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 Trash Receptacles 5. Trash receptacles should be located in areas of high pedestrian uses, such as food establishments. 6. All trash receptacles should incorporate smoking receptacles. 7. Smoking receptacles should be located outside of all offices where employees congregate to smoke. Response: The tenant will be supplying site furniture, including trash receptacles. As mentioned above, the design of trash receptacles will be reviewed as a condition of approval to ensure their design and location meet the guidelines of this section. Bicycles 8. All development should incorporate bicycle stands or racks complementary to the buildings architectural form. 9. When possible, bike stands should be located on side streets versus on main streets. Response: A bike rack large enough to accommodate six bicycles will be located on the north side of the building, just west of the employee break area. The bike rack was originally planned to be located on the east side of the building, but was moved to the north side so that the bike'parking area was more visible from the entrance off Andover Park West and there could be surveillance by employees located in the break area and inside the building. II. Building Design Architectural Concept Design Criteria 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. 2. Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. 3. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian -oriented features where possible. 4. Provide prominent rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. Design Guidelines 10. Develop an architectural concept for development that is responsive to the functional characteristics of the development. 11. Display a unifying concept or architectural expression on sites with multiple structures. 12. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a corner location, a street or the river. 13. Scale: JR Page 12 of21 C:\DOCUME-1Uaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • _;–:.---aa.—Perceived building scale can be reduced through changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. b. Appropriately scaled and well-proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. 14. Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting cornice lines or articulated parapets to make the rooflines prominent and create a distinct character. 15. Take advantage of intersection locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. 16. Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of a building. Urban Office 17. Rooftops overlooked by other taller buildings should be attractively designed. 18. Consider incorporating innovative designs into a development, such as vegetated roofs. 19. Buildings of considerable lengths or with large floor plates should incorporate design features that reduce their apparent bulk. Examples of these techniques include building articulation, changes in facade patterns, building breaks, vertical setbacks and material changes. 20. Exterior openings should be in scale (i.e., proportionate) for the building's function and use. 21. At prominent building corners and spaces between buildings not crossed by streets, building projections are allowed to the maximum height of each building. Response: The building design imitates buildings located directly to the north and the west, and serves the function of the development as a suburban office building. Several buildings of the same general design exist within Tukwila, and have been built in other nearby cities throughout the region as well. These buildings are of a modern, minimalist style reminiscent of architecture popular in the 1960s and 1970s. The proposed building length is approximately 290 feet and approximately 150 feet wide. Modulation is provided in the "upside down layer cake" design of the building, with the floor of the second story projecting out almost three feet from the first story, and the roof of the second story projecting out approximately three and a half feet from the floor of the second story. On the west elevation, a 104 -foot section of the center of the facade projects out three feet to the west, adding a small amount of modulation along the length of the west facade. Fins included on all sides of the building at a spacing of 30 feet provide vertical as well as horizontal modulation, projecting out from the face of the building. A skylight feature connects the building to a canopy at the front entrance to the building. The canopy is just over 15 feet tall, with a 10 -foot clearance underneath. The canopy is approximately 37 feet wide, and projects out from the middle of the west face of the building a distance of approximately 23 feet. The canopy provides an entry feature to the building as well as weather protection for employees and visitors to the site. On the back side of the building at the rear entrance is a porte cochere; a canopy under which automobiles can drive, allowing for a pick up/drop off and service/delivery area that is weather -protected. In contrast with the similarly -designed building to the north and to the west, the proposed building is almost twice as long, making for a long, rectangular -shaped building with a very large floor plate. Staff had requested additional modulation for the proposed building during pre -application meeting held on April 24, 2008, a separate meeting held JR Page 13 of 21 C:\DOCUME-1\Jaimie-R\LOCALS-1 \Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • on August 5, 2008, and comments related to review of the submittal dated April 8, 2010. Additional comments related to colors and materials, to help reduce the stark appearance of the building; Were=also submitted to the architect... With the exception of a change to the design of the building from a three-story building to a two-story building, no additional modulation or changes to colors or materials were made by the applicant. While the building does include some modulation in form of tiered stories, fins and porte-cochere; and articulation in form of windows and glazing; it was the location of the proposed building with architecturally similar buildings in the vicinity that it was determined that the proposed design meets the design review criteria. This assessment was based on the fact that the first criteria requires to "develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement" and in order to be architecturally consistent with other buildings in the vicinity it can be stated that the proposed building meets this design review criteria. However it is important to note that this is the first project to be reviewed under the newly adopted Tukwila South Overlay District Design Manual, and this building is not a precedent setting for future development within the Tukwila South area that is currently undeveloped as there is no development or architectural concept to emulate in the majority of the Tukwila South Master Plan area. Building Elements and Architectural Details Desitin Criteria 1. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 2. Buildings and site design should provide an invitingentry orientation. 3. Colors used on building exteriors should integrate a building's various design elements or features. Design Guidelines Building Materials 1. Building structures are encouraged to employ a variety of durable materials. Response: The primary materials employed on the building are concrete, glass, and metal. Concrete used for the building is a combination of smooth finish concrete and board form concrete, creating a difference in the textures and patterns of the concrete used on the building. Concrete, glass, and metal are durable materials; however adjacent buildings of similar design have visible wear that raises a concern about the maintenance of the concrete material over time. The buildings to the north and across the street to the west have visible stains from water runoff that detract from their appearance; making them look dirty. This issue was raised with the applicant and architect during a meeting at City of Tukwila offices; their response was that the design of the cornice will help direct water runoff away from the face of the building. Building Entries 2. Building entrances should be visually prominent and easy for pedestrians and bicycles to reach. 3. Canopies, awnings, and protected entryways are encouraged to highlight and define building entrances as well as provide weather protection. 4. When the purpose is to provide weather protection, provide a sufficient width, typically at least 4 feet, and sufficient height, 8 to 15 feet, for awnings and canopies. JR Page 14 of 21 C:\DOCUME-1Vaimie-R\LOCALS-1\ Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • Response: The canopies included in the design at the front and rear entrances are visually prominent, providing a clear indication of where visitors to the site should enter the building. The canopy size at the front entranceis very large, covering an area over 500 square feet in size, and will allow enough room for site furniture, including benches and trash receptacles, to be added in the future. The porte cochere on the east side of the building covers an area over 1000 square feet in size. A portion of the sidewalk adjacent to the building is covered by the porte cochere, to provide weather protection for people being picked up/dropped off on the back side of the building. Colors 5. Use accent colors in a way to enhance or highlight building design, and avoid detracting from building design. Response: The accent color used on the proposed building is a "Cool Metallic Champagne," which will be used on the cornice and window sash, as well as the screen for the mechanical equipment. The color is similar to the color of the concrete, and will not detract from the building design. A dark bronze/black color will be used for the window frame and doors. Urban Office Building Materials 6. Buildings should be constructed with predominantly masonry material. Following is a list of encouraged and discouraged materials: Encouraged • Brick; • Stone; • Pre -cast Concrete Panels. Discouraged • EIFS; • Vinyl siding; • Other residential -type materials. 7. The use of reflective or darkly tinted glass on a buildings facade is discouraged unless the applicant can demonstrate special circumstances apply. 8. All -glass vertical expression is allowed in recessed areas. 9. Building trim may be of stone, metal, pre -cast glass fiber reinforced concrete (GFRC) or similar materials. 10. Punched windows are strongly encouraged for building facades. 11. Building design should incorporate a horizontal expression line above the first or second floor, depending on the building's height, to develop a sense of continuity. 12. Balconies on the second floors, especially above entrances, are encouraged to provide a focal point to the building facade. Response: The primary materials to be used for the building are concrete and glass. The glass is located on the first and second stories underneath the horizontal projections, and the glazing will be a bronze tint. The concrete panels located above the windows on the first and second floors create a strong horizontal expression line above the first and second floors. The concrete used in these areas incorporates a combination of matte finish concrete and board form concrete to create a visual JR Page 15 of 21 C:\DOCUME-1Uaimie-R\LOCALS-1 \Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • pattern. Each section of board form concrete is surrounded with a border of smooth matte finish concrete, and is separated from the other board form concrete sections by smooth finish concrete fins spaced every 30 feet along each-face=of the building. III. Landscape Design Desi'n Criteria 1. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. 2. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. Design Guidelines Complimentary to Building Character 1. Develop a landscape design concept that is consistent with or complementary to site design and the development's architectural character. The landscape concept should also enhance natural site features, significant existing landscaping, and/or other existing amenities, where appropriate. An effective landscape plan will direct and enhance the experience of a site when it: a. Takes advantage of views of the landscaping from inside the building. b. Enhances the building itself, as viewed from within the site and adjacent public streets. c. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition from the street to the development. 2. Landscaping should provide design continuity between neighboring sites. 3. Building facade modulation and setbacks should include features such as courtyards, landscaping, or other special features. 4. See associated design guidelines in Section II.E — Natural Environment related to hillsides. Screening and Buffering (Perimeter verses Interior) S. Required perimeter landscaping may be averaged and clustered if the total required square footage is achieved onsite. 6. Consider using landscaping as a buffer to reduce the impacts of wind, air pollution and noise on a development and surrounding sites. 7. See associated design guidelines in Section II.A, C, and D — Site Design Concepts and Site Relationships, Sitting and Screening of Parking and Siting and Screening of Service Areas and Mechanical Equipment, as well as Section IV B. Planting Design. Response: The proposed landscaping design on the project site works to frame the project site; to screen parking, service, and mechanical equipment areas; to create focal points; and to add visual interest along the sides of the building. Perimeter landscaping is only required along the front property line, but has been included along the west, north, and south property lines, helping to frame and add a variety of trees, shrubs, and groundcover to the project site. Trees currently located along the street front of Andover Park West will be removed as part of this project. The trees to be removed are the same type as JR Page 16 of 21 C:\DOCUME-1Uaimie-R\LOCALS—I\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • those located on adjacent properties within this area of Tukwila. These -trees have been topped, and have resulted in an entire area of the City which has strange, unhealthy looking trees: Els a condition of approval of this design review application, the trees to be planted as part of this project shall not be topped, unless an arborist's report to be submitted and reviewed by the City shows that such an action is necessary. The perimeter landscaping will help to screen the parking areas located on the west, north, and south sides of the building. Additionally, landscaping islands are included in the design per code requirements that help to provide additional screening of the parking areas. The trash/recycling area is screened by shrubs included in the landscaping island located adjacent to the trash enclosure on its west side, and trees and shrubs located landscape areas on the south and east sides of the enclosure provide additional screening from adjacent properties and from the future trail area to be constructed on top of the levee. Shrubs located around the Double Detector Check Valve and the Transformer located on either side of the pedestrian entrance to the south side of the building help to screen this equipment from view. Landscaping is clustered along the pathway leading from Andover Park West to the front entrance of the building, helping to establish a focal point for the pathway leading to the main entrance of the building. A combination of trees, shrubs, and groundcover is located at the base of the building, providing foundation landscaping on all sides of the building. Foundation landscaping located on the west side of the building has more of a variety and a greater number of trees than the foundation landscaping located on other sides of the building. This planting scheme provides visual interest at the most visible area of the site, and will help reduce the appearance of the long length of the building along the facade. Landscape islands along the east side of the project site add shrubs and a few trees to help screen the levee retaining wall from view. However, the Corps of Engineers requires that only grasses be planted on the 10 -foot wide retaining wall footing. Trees and shrubs originally proposed within this area had to be removed from plans and will be replaced with grasses as a condition of approval. Reinforce and Enhance Public Streetscape Improvements 8. Ensure that the landscape design reinforces and complements plantings in the public right-of-way. 9. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians and drivers' views. 10. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. 11. Landscaping is encouraged to help define pedestrian walkways and parking areas, and should be used to mitigate climate and solar conditions. Response: Landscaping within the interior parking lot islands in parking areas on the north and south sides of the building is located in curbed areas on either side of the pedestrian path, helping to define the pedestrian walkway through the parking areas. This design prevents the landscaping from being trampled while at the same time providing a curbed barrier for added pedestrian safety. Planting Design Design Criteria • 1. Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design. 2. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. JR Page 17 of 21 C:\DOCUME-1\Jaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • Design Guidelines 1. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent lots and natural areas. 2. Provide adequate plant quantity, size and spacing for the intended effect. 3. Areas not in use by structures, driveways, plazas, walkways and parking spaces should be landscaped. 4. Consider the use of indigenous plant species or plant species proven adaptable to the local climate in all landscaping. 5. Select a variety of plants with consideration of visual interest, including using plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. 6. All weeds and invasive species on site must be controlled including in sensitive areas 7. Landscape features such as decorative paving, fountains, rock features walkways, or benches are permitted within perimeter landscaping areas. 8. Planters and urns should be used extensively throughout the Tukwila South development in the development areas that are urban in nature. Large planters are movable for flexibility and give a more open feeling to the sidewalks and plazas. All planters should appear to be authentic materials such as terra-cotta, porcelain, stone, or heavy clay. Newer resins can be used, but must be compatible with adjacent architecture or site furnishings. 9. Tree grates may be used throughout the project. 10. See associated design guidelines in Section HE—Natural Environment. Response: A variety of different types of trees, shrubs, and groundcover are used within the proposed landscaping plan. Those areas not used for structures, driveways, walkways, and parking spaces are landscaped. Most of the plantings included in the landscape plan are native, providing additional vegetation in an area where there currently is very little, and providing native plantings within the 200 -foot buffer from the Green River. Plantings proposed will provide a variety of different colors on the site during different times of the year, and annuals will be for accent in high -visibility locations such as building entrances. CONCLUSIONS I. Site Design The site design provides an easily -understood arrangement of buildings, landscaping and circulation elements that will support the use of the site for a suburban office building. Access to the site for vehicles is easily understood, with a curb cut on the north side of the site providing access to the front parking area for visitors to the site; and another curb cut on the south side where employees can access a large area of parking, and where service and delivery vehicles can access the trash/recycling area at the southeast corner of the site and the loading/unloading area at the back (east) side of the building. A new sidewalk has been designed along the frontage of Andover Park West. The final design of this sidewalk, including a change to include a landscape strip between the roadway and the sidewalk, will be reviewed and approved by the City of Tukwila prior to construction of the frontage improvements and prior to final inspection of the building permit. A pedestrian connection will be located from the new sidewalk along Andover Park West through the front parking area to the building entrance. Pedestrian pathways through parking areas are also included on the north and south sides of the JR Page 18 of 21 C:\DOCUME—lUaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • building. The pedestrian pathways through the parking areas will be constructed of concrete, to provide a contrast in material from the asphalt used for the parking and drive aisle areas. Additionally, in response -to staff'comments, pedestrian paths that cross drive aisles shall be raised six inches as a condition of approval in order that pedestrians will be more visible to drivers when they are crossing within drive aisle areas. This change shall be reflected on the civil plans included in the building permit plan set, as a condition of approval of the design review. A lighting plan, including bollards, building -mounted lighting, and pole -mounted lighting shows lighting will be provided at consistent levels. Shields or cut-offs will be used on lighting fixtures to prevent lighting from spilling over onto adjacent properties, including the shoreline area of the Green River to the east of the project site. As a condition of approval of the design review, signage for the project will be reviewed for consistency with the architectural design of the building through separate sign permits to be submitted to the City of Tukwila. Surface parking is located on all sides of the building, and is screened by perimeter landscaping located on the west, north, and south sides of the project site. On the east side of the site, parking is located behind the building near the levee retaining wall. A trail is planned to be constructed on top of the levee by the City of Tukwila. The elevation difference between the future trail on top of the levee and the parking areas at the bottom of the 8 -foot tall retaining wall will help provide screening so that the view from the trail of parking areas on the east side of the building will be minimized. Landscape islands within the parking areas help to break up rows of parking into smaller groupings, and provide additional screening. The trash and recycling area is screened by a concrete enclosure designed to match the building, as well as by landscaping located on the south, west, and east sides of the enclosure. Mechanical equipment for the development will be located on the roof, as well as on the south side of the building. Rooftop equipment will be six feet in height, will be set back from the edge of all sides of the building, and will be located behind screens designed to match the grey color of the building. Equipment located on either side of the pedestrian path leading up to the south entrance to the building will be partially screened from view by shrubs. The Green River is located adjacent to the project site to the east. According to the applicant's response to the design criteria, the building is located parallel to the retaining wall to provide visual access from the second floor of the new office building to the shoreline. An 8 -foot tall retaining wall for the levee topped with a 3 -foot chain link fence separates the project site from the river. The retaining wall prevents access from the project site to the top of the levee and the shoreline; however, access points to the future trail to be constructed on the levee will be available from S 180th to the north, an easement for levee maintenance to the south, and from future trail links to be built to the south of the project site within the Tukwila South Project area. An employee break area is located on the north side of the building within a triangular landscape area that includes trees, shrubs, and groundcover. At the front entrance to the building, a hardscape area has been included in the design covered by a canopy that provides weather protection. Both areas include enough space to provide benches and/or other site furnishings. According to the applicant's response to the Design Criteria, site furnishings are to be provided by the tenant of the building. As a condition of approval of this design review, the design of any site furnishings to be added to the site shall be reviewed for architectural consistency with the design of the project. III. Building Design The building design imitates buildings located directly to the north and the west, and serves the function of the development as a suburban office building. These buildings are of a modern, minimalist style reminiscent of architecture popular in the 1960s and 1970s. In contrast with the similarly -designed building to the north and to the west, the proposed building is almost twice as long, making for a long, rectangular -shaped building with a very large floor plate. Modulation is provided in the "upside down layer cake" design of the building, by a section of the center of the facade which projects out three feet from the building, by fins included on all sides of the building which provide vertical and horizontal modulation at a spacing of 30 feet, and by canopies included in the design at the front and rear entrances of the building. The canopies are visually prominent, providing a clear indication of where visitors to the site should enter the building. JR Page 19 of 21 C:\DOCUME-1\Jaimie-R\LOCALS--1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • The porte cochere on the east side of the building covers an area over 1000 square feet in size, including a portion of the _sidewalk adjacent to the building to provide weather protection for people and goods being picked up/dropped off on the -- back side of the building. The primary materials employed on the proposed building are concrete, glass, and metal. Concrete used for the building is a combination of smooth finish concrete and board form concrete, creating a difference in the textures and patterns of the concrete used on the building. Concrete, glass, and metal are durable materials; however adjacent buildings of similar design have visible wear that raises a concern about the maintenance of the concrete material over time. The building across the street to the west has visible stains from water runoff that detract from the appearance of the building; making it look dirty. The applicant for the project stated that this concern will be addressed through the design of the cornice, to help direct water runoff away from the face of the building. The accent color used on the proposed building is a metallic champagne, which will be used on the cornice and window sash, as well as the screen for the mechanical equipment. The color is similar to the concrete color, and will not detract from the building design. A dark bronze/black color will be used for the window frame and doors. III. Landscape Design The proposed landscaping design on the project site works to frame the project site; to screen parking, service, and mechanical equipment areas; to create focal points; and to add visual interest along the sides of the building. Perimeter landscaping is only required along the front property line, but has been included along the west, north, and south property lines, helping to frame and add a variety of trees, shrubs, and groundcover to the project site. Foundation landscaping is provided on all sides of the building. A combination of trees, shrubs, and groundcover in this area will help provide visual interest to complement the design of the building. The amount of landscaping provided on site will allow the applicant to average the perimeter landscaping, if the design of frontage improvements are changed from the current design to be consistent with the existing streetscape design which includes a landscape strip to separate the sidewalk from the roadway. Trees currently located along the street front of Andover Park West will be removed as part of this project. The trees to be removed are the same type as those located on adjacent properties within this area of Tukwila. These trees have been topped, and have resulted in strange looking trees of an unhealthy appearance. As a condition of approval of this design review application, the trees to be planted as part of this project shall not be topped, unless an arborist's report to be submitted and reviewed by the City shows that such an action is necessary. A variety of different types of trees, shrubs, and groundcover are used within the proposed landscaping plan. Those areas not used for structures, driveways, walkways, and parking spaces are landscaped, with the exception of the area directly to the west of the retaining wall for the levee; a 10 -foot area located on top of the retaining wall footing that is reserved for maintenance. Since the Corps of Engineers only allows grasses to be planted on top of the retaining wall footing, trees and shrubs originally proposed within this area had to be removed from plans and will be replaced with grasses as a condition of approval. Most of the plantings included in the landscape plan are native, providing additional vegetation in an area where there currently is very little, and native plantings within the 200 -foot buffer from the Green River. Plantings proposed will provide a variety of different colors on the site during different times of the year, and annuals will be planted in some areas of the site, such as building entrance areas, for accent. RECOMMENDATION Staff recommends approval of the Design Review application with the following conditions: 1. Revise the design of the sidewalk along Andover Park West to add a landscape strip between the roadway and the six feet sidewalk. JR Page 20 of 21 C:\DOCUME--IUaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 • • 2. Pedestrian paths that cross drive aisles shall be raised six inches in order that pedestrians will be more visible to drivers when they are crossing within drive aisle areas. This change shall be reflected on the civil plans included in the building permit plant set. 3. Signage for the project will be reviewed for consistency with the architectural design of the building through separate sign permits to be submitted to the City of Tukwila. 4. Site furnishings to be added to the site by the building tenant shall be reviewed for architectural consistency with the design of the project prior to issuing the tenant improvement permit. 5. Trees planted as part of this project shall not be topped, unless an arborist's report to be submitted and reviewed by the City shows that such an action is necessary. Any trees that are topped will be required to be replaced. 6. Grasses shall be planted within the 10 foot easement area on top of levee retaining wall footing. JR Page 21 of 21 C:\DOCUME-1\Jaimie-R\LOCALS-1\Temp\XPgrpwise\L10-005_ADR SR_Segale 2 -Story Office Bldg.doc 08/25/2010 SEGALE PROPERTIES A LIMITED LIABILITY COMPANY COMMERCIAL • INDUSTRIAL • AGRICULTURAL • NATURAL RESOURCES Via Hand Delivery and Email April 4, 2011 Jack Pace Community Development Director City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Dear Mr. Pace, I am pleased to deliver to you a signed original of the Landscaping and Sidewalk Agreement between the City of Tukwila and Segale Properties LLC. I appreciate your assistance in creating a mutually beneficial solution to Segale Properties LLC's concerns and look forward to receiving a fully executed copy of the agreement as soon as possible. Please note that I am also delivering a letter from Steve Nelson regarding modification of Permit No. D10-044, consistent with the terms of the agreement. Mr. Nelson will contact the City later this week to arrange for final inspection. trulxyours, • Seale Properties, LLC Jami Balint Cc: Minnie Dhaliwal (email only) Sara Springer (email only) PO BOX 88028 • TUKWILA, WA 98138 ■ 5811 SEGALE PARK DRIVE C • TUKWILA, WA 98188 P 206.575.2000 • F 206.575.1837 • www.segaleproperties.com Contract No. LANDSCAPING AND SIDEWALK AGREEMENT BETWEEN THE CITY OF TUKWILA AND SEGALE PROPERTIES LLC This Landscaping and Sidewalk Agreement ("Agreement") is entered into by and between the City of Tukwila, Washington, a noncharter optional municipal code city, hereinafter referred to as "the City," and Segale Properties LLC, a Washington limited liability company hereinafter referred to as "Segale Properties," as of the 14 day of March, 2011. WHEREAS, a dispute has arisen regarding the applicable of new Tukwila South Design Review criteria for sidewalk and street landscaping; and WHEREAS, a six foot sidewalk separated from the roadway by a planting strip with street trees is a typical streetscape design in Tukwila on streets serving commercial and industrial areas; and WHEREAS; it is the City's belief that a landscape strip with street trees, located between the roadway and the sidewalk, provides for certain safety and aesthetic functions; and WHEREAS, Segale Properties maintains that conflict with underground utilities prevents them from installing a planting strip between the sidewalk and the street; and WHEREAS, on May 24, 2010, the City issued to Segale Properties permit no. D10-044 for construction of a commercial building (the "Project"), and which permit requires certain sidewalk and street landscape improvements that differ from the sidewalk and street landscape standards set forth in this Agreement. IN CONSIDERATION OF the mutual benefits and conditions set forth herein, the parties hereto agree as follows: 1. Purpose. The purpose of this Agreement is to provide standards for sidewalks and street landscaping along Segale Park Drive "A" and Segale Park Drive "C," (collectively "Drives"), located within the Segale Business Park legally described and depicted on Exhibits A and B, respectively, hereto if and when: (a) Sidewalks along the Drives are to be reconstructed but buildings located within in the Segale Business Park ("Business Park") are not; (b) The buildings located within the Business Park are to be reconstructed; -1— G:\Tukwila\Segale Sidewalk Agreement JLB edits_SBS Edits-Final.doc (c) Segale Properties requests an amendment to condition # 81 (Planning Department Condition #1) of Permit No. D10-044. 2. Standards if Sidewalks are Reconstructed, but Buildings are Not. If any of the sidewalks along the Drives are to be reconstructed but the buildings located within the Business Park are not, the following standards shall apply: (a) Sidewalks shall be eight feet (8') wide as calculated from the front face of curbs; and (b) Sidewalks shall be located directly adjacent to the Drives; and (c) Except in the areas identified on the map attached hereto as Exhibit C, a four -foot (4') wide planting strip shall be located directly adjacent to the sidewalks. The planting strips shall include street trees as provided for in this Agreement; provided, however, that in areas unable to accommodate a four -foot wide planting strip as identified on Exhibit C, a two and one-half feet (2.5') wide planting strip shall be installed without street trees. 3. Standards if Buildings are Reconstructed. If the buildings located along the Drives within the Business Park are demolished and reconstructed, the following standards shall apply: (a) Sidewalks shall be eight feet (8') wide as calculated from the front face of curbs; (b) Sidewalks shall be located directly adjacent to the Drives; and (c) Four -foot (4') wide planting strip shall be located directly adjacent to the sidewalks. The planting strips shall include street trees. 4. Street Tree Type Options. The street tree type and the use of a root barrier will prevent tree roots from damaging the sidewalk. A list of street trees appropriate for a five-foot (5') by five-foot (5') tree well or a four -foot (4') wide planter strip is included below. One or more of the following street trees may be used for streetscape planting along the Drives: Tree Common Name Fraxinus oxycarpa Raywood Acer Campestre Field Maple Acer Truncatum Purpleblow Maple/Shantung Maple Carpinus betulus Rastigiata -2— G:\Tukwila\Segale Sidewalk Agreement 'LB edits_SBS Edits-Final.doc 5. Tree Maintenance. New trees located along the Drives in the Business Park shall be maintained and pruned by Segale Properties, per the recommendations of an International Society of Arboriculture (ISA) certified arborist. 6. Duration of Agreement. This Agreement shall be in full force and effect for a period commencing April _, 2011 and ending 15 years from annexation (12/22/09) unless sooner terminated under the provisions hereinafter specified. 7. Indemnification. The City and Segale Properties shall each indemnify, defend, and hold harmless the other party, its agents, and employees from any and all claims, injuries, damages, losses, or suits, including reasonable attorney's fees and costs, arising out of or resulting from any act or omission of the parties in the performance of this Agreement, except for injuries or damages caused by the sole negligent conduct or omission of the other party. 8. Termination. This Agreement may not be terminated by either party without the mutual written consent of both parties upon at least sixty (60) days' advance written notice by one party to the other of the intention to terminate, provided that this Agreement shall automatically terminate if the City denies Segale Properties' request to amend condition # 81 (Planning Department Condition #1) of permit number D10-044. 9. Entire Agreement. This Agreement contains the entire agreement between the parties hereto, and no other agreements, oral or otherwise, regarding the subject matter of this Agreement shall be deemed to exist or bind any of the parties hereto. Either party may request changes to the Agreement. Proposed changes which are mutually agreed upon shall be incorporated by written amendments to this Agreement. 10. Notices. Notices to the City shall be sent to the following address: City Clerk, City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Notices to Segale Properties shall be sent to the address provided by Segale Properties upon the signature line below. 11. Applicable Law: Venue; Attorneys' Fees. This Agreement shall be governed by and construed in accordance with the laws of the State of Washington. In the event any suit, arbitration, or other proceeding is instituted to enforce any term of this Agreement, the parties specifically understand and agree that venue shall be exclusively in King County, Washington. The prevailing party in any such action shall be entitled to its attorneys' fees, expert witness fees, and costs of suit: -3— G:\Tukwila\Segale Sidewalk Agreement JLB edits SBS Edits-Final.doc CITY OF TUKWILA, WASHINGTON SEGALE PROPERTIES, LLC By: By: Jim Haggerton, Mayor Its: ?es; e, f o iF AM?, Date: Date: -A?C i 1 1. 20 l ) Attest/Authenticated: Christy O'Flaherty, CMC, City Clerk Approved As To Form: Shelley Kerslake, City Attorney -4— G:\Tukwila\Segale Sidewalk Agreement JLB edits_SBS Edits-Final.doc EXHIBIT A Legal Description of Segale Business Park Parcel No. 3523049121 LOTS 3 & 4 OF CITY OF TUKWILA SHORT PLAT NO 86-45 SS RECORDING NO 8609081152 AS AMENDED BY CITY OF TUKWILA LOT LINE ADJ NO 93-0085 RECORDING NO 9311301961 AS LOT 4 DAF - PORTION OF SW 1/4 OF NE 1/4 AND OF GOV LOT 2 & 5 - BEGIN NE CORNER OF SW 1/4 OF NE 1/4 TH S 07-44-56 W 346.40 FT TH S 82-15-04 E 30 FT TO POB TH N 75-05-56 E 75.10 FT TH ALONG CURVE TO LEFT RADIUS OF 409.26 FT THRU C/A OF 58-14-17 ARC DISTANCE OF 415.99 FT TAP OF COMPOUND CURVE TH ALONG CURVE TO LEFT RADIUS OF 572.96 FT THRU C/A OF 00-25-39 ARC DISTANCE OF 4.28 FT TAP ON S MGN OF S 180TH ST TH NELY ALONG SAID S MGN ON CURVE TO LEFT CENTER BEARING N 03-56-50 W RADIUS OF 336 FT THRU C/A OF 16-23-31 ARC DISTANCE OF 96.13 FT TH S 36-31-53 W 135.86 FT TH ALONG CURVE TO LEFT RADIUS OF 430 FT THRU C/A OF 14-28-22 ARC DISTANCE OF 108.63 FEET TH S 22-03-26 W 34.28. FT TH ALONG CURVE TO LEFT RADIUS OF 800 FT THRU C/A OF 18-44-11 ARC DISTANCE OF 261.61 FT TH S 03-19-15 W 141.75 FT TH ALONG CURVE TO LEFT RADIUS OF 3500 FT THRU C/A OF 03-41-20 ARC DISTANCE OF 225.34 FT TH S 07-00-35 W 20.08 FT TH S 09-03-25 W 579.24 FT TH S 06-44-45 W 82.23 FT TH N.66-54-09 W 338.39 FT TH IN NLY DIRECTION ALONG CURVE TO LEFT CENTER BEARING N 71-16-17 W RADIUS OF 2530 FT THRU C/A OF 10-58-47 ARC DISTANCE OF 484.83 FT TH N 07-44-56 E 610.27 FT TO POB --- LOT 4 OF CITY OF TUKWILA LOT LINE ADJ NO 93-0085 RECORDING NO 9311301961 --- LESS RR RNV ESMT IN NE 1/4 & SE 1/4 (OPERATING PROPERTY) Parcel No. 3523049018 PORTION OF GOV LOT 5 IN SE 1/4 OF SECTION 35-23-04 - BEGIN NW CORNER OF GOV LOT 5 TH S 87-56-03 E 1141.94 FT TO POINT OF CURVATURE AND POINT OF BEGINNING TH IN SLY DIRECTION ALONG CURVE TO RIGHT CENTER BEARING N 73-28-16 W RADIUS OF 2470 FT THRU C/A OF 09-57-44 ARC DISTANCE OF 429.47 FT TH N 69-15-04 W 85.77 FT TH N 20-44-56 E 12 FT TH N 69-15-04 W 180 FT TH S 20-44-56 W 511.97 FT TH S 66-31-28 E 253.17 FT TH S 29-14-18 W 75.38 FT TH S 66-31-39 E 262.75 FT TO POINT ON W LINE OF FLOOD CONTROL ESMT & RNV DEFINED UNDER K C RESOLUTION NO 31833 UNDER AUDITOR FILES 6014672 & 6027015 TH NLY ALONG SAID EASEMENT & RNV THE FOLLOWING COURSES N 13-55-00 E 84.58 FEET TH N 22-32-00 E 115.31 FT TH ON CURVE TO RIGHT RADIUS 560 FT THRU C/A OF 23-39-57 ARC DISTANCE 231.31 FT TH N 46-12-00 E 200 FEET TH ALONG CURVE TO LEFT RADIUS 460 FT THRU C/A OF 25-46-59 ARC DISTANCE 207 FT TH ALONG CURVE TO LEFT RADIUS 1000 FT THRU C/A OF 06-47- 12 ARC LENGTH 118.45 FT TH LEAVING SAID EASEMENT AND RNV N 66-54-13 W 338.39 FT TO POINT OF CURVATURE TH IN NLY DIRECTION ALONG CURVE TO LEFT RADIUS 2530 FT THRU C/A OF 02-33-00 ARC DISTANCE 112.60 FT TO POINT ON N LINE GOV LOT 5 TH N 87-56-03 W 61.91 FT TO POINT OF BEGINNING - PARCEL B OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT NO L99-0008 RECORDING NO 9906099010 Parcel No. 3523049104 POR GL 5 & OF SW 1/4 OF NE 1/4 AS FOLG BEG AT A MONUMENT AT NE COR OF SW 1/4 OF NE 1/4 TH S 07-44-56 W 956.67 FT TAP OF CURVE TH ALG A CURVE TO RGT RAD 2500 FT THRU C/A OF 05-22-20 ARC DIST.234.41 FT TH N 76-52-44 W 30 FT TO TPOB TH N 69-15-04 W 55.31 FT TH N 30-55-15 W 56.43 FT TH N 82-15-04 W 185.24 FT TH S 7-44-56 W 51.23 FT TH ALG A CURVE TO RGT RAD 447.465 FT THRU C/A OF 13-00-00 ARC DIST OF 108.33 FT TH S 20-44-56 W 396 FT TH S 69-15-04 E 180 FT TH S 20-44-56 W 15 FT TH S 69-15-04 E 85.77 FT TH ALG A CURVE TO LFT RAD 2470 FT THRU C/A OF 13-22-12 ARC DIST 576.38 FT TO TPOB LESS WLY 10 FT FOR RR R OF W ESMT Parcel No. 3523049119 PAR A OF TUKWILA BLA#L02-029 REC #20021007900001 SD PAR LOCATED E 1/2 & SW 1/4 OF SD SEC Parcel No. 3523049115 PAR E OF TUKWILA BLA #L02-029 REC #2002100790001 SD PAR LOCATED E 1/2 & SW 1/4 OF SD SEC . 2 : VIN C3535 PC C" F1019JOHTED AREAS CAMJOT ACCOMADATE 4 FOOT WIDE PLANTING MP. ::\PARKWAY 2011\PARKWAY 2011\dwq\PARKWAY 2011.dwg, 4/4 7.11 2:19/47 PM, \\se er2\SAVIN 0535 PCL6 April 1, 2011 Jack Pace Community Development Director City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Dear Mr. Pace, I am writing to you concerning Segale. Properties LIC's Development Permit No. D10-044. The permit was issued on May 24, 2010 with a number of conditions. Condition number 81 requires the revision of the design of the sidewalk along Andover Park West to add a landscape strip between the roadway and the sidewalk. After careful consideration of the proposed project, and future plans for the Segale Business Park, Segale worked with the City to craft an agreement that applies to sidewalk and street landscape design along Segale Park Drive "A" and Segale Park Drive "C". In order to implement the agreement, and to provide for continuity of design of future development within the Segale Business Park, Segale requests an administrative amendment to permit number D10-044. Segale specifically requests that condition number 81 be deleted in its entirety and replaced with the following: "Sidewalk design and street landscaping shall be consistent with the terms of that certain Landscaping and Sidewalk Agreement between the City of Tukwila and Segale Properties LLC dated April 1, 2011." Sincerely, Segale Properties, LLC Steve Nelson INSPECTION RECORD Retain a copy with permit INSPECTION NO. PERMIT NO. CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila. WA 98188 (206) 431-3670 Permit Inspection Request Line (206) 431-2451 Project: Type of Inspection: Type of Inspection: 121A,.:1 ,i) / .. ,, r [ l Ad4d�ressss/� /� ()� {') F ,,,,( 1 /SL/1!/ir9/ Address:Date i .?i'(c'�� f?/�1�J, Called: '� ------... Special Instructions: Date Wanted:? 2m.\ p.m. Requester: Phone No: • Phone No: `,-106 >> 1-3 9 - - i,r? (4 ® Approved per applicable codes. Corrections required prior to approval. COMMENTS: fl Inspector: Nil:f Date: atin ri REINSPECTION FEE REQUIRED. Prior to next inspection. fee must be paid at 6300 Southcenter Btvd., Suite 100. Call to schedule reinspection. INSPECTION RECORD copy Retain a co y with permit lb) D o II INSPECTION NO. PERMIT NO. CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila. WA 98188 (206) 431-3670 Permit Inspection Request Line (206) 431-2451 Project: -4(Le ;l[: A <441 1) Type of Inspection: 121A,.:1 ,i) / .. ,, r [ l Ad4d�ressss/� /� ()� {') F ,,,,( 1 /SL/1!/ir9/ f: / Mfr Date Called': ! Y 1 7 iii '� Special Instructions: UI y C% Pmt . !A,�t✓Jl;(.r �ti-7 PA(' PfJrk td hrr").B 6 ,, Jr st- ' 4 (h.,e-�' 6717 Date Wanted: A20d a.m. p.m. Requester: Phone No: • 2 Approved per applicable codes. Corrections required prior to approval. COMMENTS: ja!Aiifr,tl lkr6 i t) . rA..:jif.4d�, v , nr4A,rr,*,a.� ( (-411 �/.1 ea i /; -�a !,f, , c � -I tor, - �i 1 - 5 4 4 . 7 f J , F ` V fi,•".1.r/i_ei4:ilI) jd,<fiir"h5)-� f ?�_ tr,%!znf1/? < k,,,eY /%'9/s7 04-6,,, /���.t� tr.....'. 1rn/l,� t rend-'A'� -Ag "n/s ,.� d, -i/ CAr-7 ., + /%/car{ 4itii - 1 IAif4 d41,(iW IS' /,dc rl i i'-',", f, Si'" � %f,1774-ei.4-. r7"✓1 -hi/ fr �?t,(a,J ,,di,Fliq/PI r; WA!, „A,�i:h ,,fAd lZi , J ath,/, 4,,-,t,--/1 Y.I7 / .i f' r7;7.-7 �/oif. � m%,-9.41,b,r'.%I,,,,.., t -i UI y C% Pmt . !A,�t✓Jl;(.r �ti-7 PA(' PfJrk td hrr").B 6 ,, Jr st- ' 4 (h.,e-�' 6717 r i ii f; 4767/1 h4: if a- rave 9.o(1 r2-77 P l a Inspector: � 121p/1 l�fr�r,1i.> � � Date: 0 i REINSPECTION FEE REQUIRED. Prior to next inspection. fee must be paid at 6300 Southcenter Blvd.. Suite 100. Call to schedule reinspection. Page 1 of 2 Jaimie Reavis - RE: D10-260 covered walkway questions From: "Bob Fadden" To: "Jaimie Reavis" , Date: 09/27/2010 11:17 AM Subject: RE: D10-260 covered walkway questions Jaimie, The canopy is made from tube steel sections which are rectangular or square and has a painted finish that is similar in color to the building frames. The canopy sheeting is the same material that is used on the mechanical screens. The color will be medium bronze so it is in the same family as the columns and window frames. Down spouts will match the canopy sheeting in color. The rail siding dead ends into the Segale Business Park. It is privately held and is rarely used. Previously it ran through the parking lot of the building north of the project site. Currently this siding crosses the private street (Andover Park West) that is west of the site. When cars are pushed to the building's it serves a railroad crew provides supervision required by labor and industries of all crossing. The crossing will be constructed to meet rail road standards. Bob Fadden Associate Architect Lance Mueller & Associates / Architects 130 Lakeside Avenue, Suite 250 Seattle, WA 98122 206-325-2553 Office, 206-953-3174 Cell 206-328-0554 F www.lma-architects.com/ From: Jaimie Reavis[mailto:jreavis@ci.tukwila.wa.us] Sent: Friday, September 24, 2010 10:58 AM To: snelson@segaleproperties.com Cc: Bob Fadden Subject: D10-260 covered walkway questions Hi Steve, file://C:\Temp\XPgrpwise\4CAO7D2Ftuk-mail6300-po 100168626D 1 N'h91... 03/24/2011 I am reviewing the building permit for the covered walkway, and I have a couple of questions: What will be the finish of the canopy, columns, downspout, etc.? Is the rail spur the walkway will cross active? Jaimie Reavis Assistant Planner City of Tukwila Ph: (206) 431-3659 Page 2 of 2 file://C:\Temp\XPgrpwise\4CAO7D2Ftuk-mail6300-po 100168626D 1 r'h91... 03/24/2011 GREEN RIvER Calculation Summary Label CalcTyme Units Gbjeet Planar Illuminance Avg Mao Avc/Nln Max/Nin SUMP PUMP SLEEVE FOR A I50vER F -6 -ARK WEST (SEG -ALE DRIvE "4") SITE LIGHTING PLAN SCALE: 1' = 30'-0°. NORTH -1108 901 LTG ®.CASE ® ENGINEERING Consulting Electrical Engineers 100148 ,4,90eEW4 Suite C. Bales. 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UNLESS OTHERWISE NO ED >s1M TRAN3=IER --.-II- cM01T 9I19 PLUG-IN 0-Y1a11-OURET AO0MC AL 5Y1®OLS . > . ®.CASE ® ENGINEERING Consulting Electrical Engineers 100148 ,4,90eEW4 Suite C. Bales. Washington 90011 Phone: 425-402-9400 Fax 425402-9402 Imoralinemair m 0. a 0 0 C to 13 C 3 a 7 LL sheet 411.a INTERTIE .' PRV-7 VAULT �L I 0 V4757V617C T---7\ 03 E V4758 N o- ff 63 0 a' H2273 m co -TOV3f 5 h I -9 m. �- / A H227 _ 185.3_._ 6 `t6] 237.03 18000 / M12924 54379765 / / M12925 LOT 1 / / V3677 Vij V367, V3686 1127 C1. _rn vI • ,) V3687'4131 U m - WIr<c- I I I I H2J75 I I M212/6 LOT 3 RECEIVED DEC 0 8 2009 COMMUNITY DEVELOPMENT 9000CFSLINE 9000 CFS UNE i�vN re „ M.ren� GREEN RIVER -PARCEL "0"_.. —'-5 G903'25W 59921 w 0 o 1 0 U) 44 41 2 4 2. SEGALE - 2 STORY OFFICE BUILDING TUKWILA, WASHINGTON �v City �f Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace. Director October 26, 2010 Mr. Steve Nelson Segale Properties, LLC P.O. Box 88028 Tukwila, WA 98138 Dear Mr. Nelson, This is a follow up letter from our meeting on October 11, 2010, as well as a response to your letter dated September 29, 2010 in which you requested withdrawal of an administrative design review condition of approval for the two-story office building located at 18100 Andover Park West. The condition of approval you are requesting be withdrawn requires a revision to the design of the sidewalk along Andover Park West to add a landscape strip between the roadway and the sidewalk. This requirement was added as a condition of approval of the administrative design review decision, issued on May 17, 2010. The administrative design review decision had an associated appeal period during which you had the opportunity to appeal the decision. Your request to withdraw the condition of approval, submitted on September 29, 2010, did not contain any new information which would justify withdrawal of the condition of approval. As we discussed during our meeting, your request to withdraw the condition should have been made as an appeal to the administrative design review decision. Please submit a revision to the building permit showing the sidewalk and landscaping design in conformance with the condition of approval. This revision should be submitted as soon as possible so as to prevent a delay in the issuance of a certificate of occupancy for the building. Community Development Director cc. Minnie Dhaliwal 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206- 431-3665 • A LIMITED LIABILITY COMPANY COMMERCIAL • INDUSTRIAL • AGRICULTURAL • NATURAL RESOURCES September 29, 2010 Mr. Jack Pace Community Development Director City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Dear Mr. Pace: RErc/VFD CCT 0 2010 CITY Lr I.. .rvILA MAYOR'S OFFICE RECEIVED nrT; 0 41010 COMMUNQTY DEVELOPMENT I am writing to you concerning Segale Properties LLC's Development Permit No. D10-044. The permit was issued on May 24, 2010 with a number of conditions. Segale Properties LLC ("Segale") requests that condition number 81 which was imposed by the Planning Department be withdrawn. Condition number 81 requires the revision of the design of the sidewalk along Andover Park West to add a landscape strip between the roadway and the sidewalk. Segale's proposed sidewalk design, as shown on sheet A1.1 of the application materials, was modeled after the City of Tukwila's Typical Road Section and Sidewalk specifications (sheets RS -01 and RS -11 respectively), which do not include the planting strip desired by the Planning Department. In addition, the sidewalk design is consistent with the as -built sidewalk along Segale Park Drive "C" which connects with Andover Park West. The sidewalk along Segale Park Drive "C" was the most recently constructed sidewalk in the Segale Business Park. As other sidewalks within the Segale Business Park are reconstructed, it is Segale's intent to have a uniform and consistent sidewalk design. Furthermore, the sidewalk design as proposed by Segale is also consistent with the sidewalk design for the Southcenter Parkway Extension Project of which construction recently commenced. As you know, both the Southcenter Parkway Extension and the Segale Office Building, which is the subject of Permit Number D10-044, are located within the Tukwila South Overlay District. Segale desires continuity amongst streetscapes and sidewalks throughout the Segale Business Park and the Tukwila South project. It appears that the desired re -design would have adverse consequences as it would thwart one of the fundamental goals of the Tukwila South Overlay District, which as expressed in the Tukwila South Overlay District Design Manual is to ensure Tukwila South is developed in a coordinated manner that takes into consideration the design and layout of adjacent sites and promotes a consistent, harmonious theme throughout. In order to further the intent of the Overlay District, the sidewalk in front of the Segale Office Building should be consistent with the sidewalk design of Southcenter Parkway and Segale Business Park Drive "C." A careful adherence to the applicable city standards, rather than an ad hoc application of design review conditions, is the course of action that should be followed in order to have a consistent and coordinated theme throughout the Tukwila South Overlay District. In this instance, PO BOX 8 8 0 2 8 ° TUKWILA, WA 9 8 1 3 8 ° 5 8 1 1 SEGALE PARK DRIVE C ° TUKWILA, WA 9 8 1 8 8 P 206.575.2000 ° F 2 0 6. 5 7 5. 1 8 3 7 ° www.segaleproperties.com • • adherence to the applicable city standards means constructing the sidewalk as originally proposed by Segale Properties. Sincerely, Segale Properties, LLC Steve Nelson Mai oyesto STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Avenue SE • Bellevue, Washington 98008-5452 • (425) 649-7000 May 19, 2010 Bob Fadden Lance Mueller & Associates Architects 130 Lakeside, Suite 250 Seattle, WA 98122 Dear Mr. Fadden: Subject: City of Tukwila Permit # L09-057 - Approved Bob Fadden - Applicant Shoreline Substantial Development Permit # 147 Purpose: Notification of Receipt of Approved Substantial Development Permit (SDP) On May 10, 2010, the Department of Ecology received notice that the City of Tukwila approved your application for an SDP. Your permit is for construction of a two-story, 57,518 square foot office building with 209 parking spaces, associated landscaping, frontage improvements within shoreline jurisdiction of the Green River. By law, local governments must review all SDPs for compliance with the following: • The Shoreline Management Act (Chapter 90.58 RCW) • Ecology's Substantial Development Permit approval criteria (Chapter 173-27-150 WAC) . • The Tukwila Local Shoreline Master Program Local governments, after reviewing the SDP for compliance, are required to submit the SDPs to Ecology for. filing. Your approved SDP has been received and filed by Ecology. What Happens Next? Before you begin activities authorized by this permit, the law requires you to wait at least 21 days from the date we received the decision letter from the City of Tukwila on May 10, 2010. This waiting period allows anyone who (including you) disagrees with any aspect of this permit, to appeal the decision to the state Shorelines Hearings Board. You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. Bob Fadden May 19, 2010 2 of 2 If no appeal is submitted you may begin activities any time after June 1, 2010. The Shorelines Hearings Board will notify you by letter if they receive an appeal. We recommend, however, you contact the Shorelines Hearings Board before you begin permit activities to ensure no appeal has been received. They can be reached at (360) 459-6327 or http://www.eho.wa. gov/Boards/SHB.asp. If want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at: http://apps.leg.wa.gov/wac. Other federal, state and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Radabaugh at (425) 649-4260. Sincerely, David Radabaugh, Shoreline Specialist Shorelands and Environmental Assistance Program DR:cja cc: Jamie Reavis, City of Tukwila LANCE MUELLER S. A'CIATES A R CHI T EC TS. AI A April 20, 2010 City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Attn: Jaimie Reavis • RECEIVED 4APR 21+ 2010A Re: L09-057 (Shoreline Permit), L10-005 (Administrative Design Review), and Planning Division Comments for D10-044 (Building Permit) - Segale 2 -Story Office Building 18100 Andover Park West Dear Jaimie: COMMUNITY DEVELOPMENT In response to your correspondence dated April 8, 2010, we have the following comments: Zoning and Shoreline Regulations 1. Comment acknowledged. Segale Properties shall revise any landscape islands that do not meet the requirements of TMC 18.52.035. Enclosed herewith are the dimensions for the interior parking lot islands shown on Sheets L1.1 and L1.2, including the width of the islands at their narrowest dimension. These dimensional changes will be reflected on the architectural and civil building permit drawings. 2. Comment acknowledged. Segale Properties shall revise the plans to relocate the trash and recycling enclosure to a location that is service vehicle accessible away from the future trail, which shall be screened appropriately. Site Design 1 , . Comment acknowledged. Segale Properties shall revise the plans accordingly to raise the pedestrian crossing area by approximately 6 inches. Comment acknowledged. Segale Properties shall revise the location of the bicycle rack to the exterior plaza area at the north employee entry. ,3. Comment acknowledged. Segale Properties shall cause the tenant to provide this information. 130 LAKESIDE • SUITE 250 • SEATTLE, WA • 9E1122 • (208) 325-2553 • FAX: (206) 32B-0554 ARCHITECTURE • PLANNING • SPACE PLANNING • INTERIORS Nz'N/NN Building Design 1. Segale Properties has provided the City with a design that meets all of the terms and conditions of the Tukwila South Design Guidelines. Where interpretation of the design guidelines was needed, they have been made within the allowable parameters of the governing Tukwila South Design Guide Lines. As part of the application, a demonstration of consistency with the manual has been provided which has been accepted as complete. This document describes how the design meets all of the terms and conditions of the Tukwila South Design Guidelines. The project was design based the urban office designation in the manual. The design of this project is common in classic architecture, and shall unify the adjacent buildings by employingcommon styles, colors, architectural details and orientations. Segale Properties has taken into account the considerations of the manual for urban office with considerable lengths or large floor plates by incorporating design features that reduce the apparent bulk. The recommended techniques to be employed are building articulation, changes in facade patterns, building breaks, vertical setbacks, and material changes. The design features articulation of the building surfaces, changes in materials and surface treatment at the pedestrian level combined with strong base treatment of landscaping insures human scale. The dominant element is articulation, additional variation between building plains would not enhance the design or mitigate the apparent length. In fact, the design style of this proposed building and the other buildings is based upon repetition of a highly articulated element. The City's proposed changes would disrupt and compromise the design, resulting in a discordant and incoherent visual impact in relation to the adjacent buildings. Accordingly, the City's suggestions would make the design of the proposed building inconsistent with the terms and conditions of the Tukwila South Design Guidelines. Landscape Design 1. Comment acknowledged. Segale Properties shall correct any misspelled genus and species names. 2. Comment acknowledged. Segale Properties shall review the use of the noted species. 3. Comment acknowledged. Segale Properties shall consult with its landscaping consultant for alternatives. 4. Comment acknowledged. Segale Properties shall revise its landscaping plan accordingly. 5. Comment acknowledged. Segale Properties shall provide a legend for tree symbols. 6. Comment acknowledged. Segale Properties shall change the note accordingly. 7. Comment acknowledged. Segale Properties shall consult with its landscaping consultant. 8. Comment acknowledged. Segale Properties shall provide the City with the soil amendment/topsoil specifications. 9. Comment acknowledged. Segale Properties shall provide the City with the soil plant quality specifications. 10. Comment acknowledged. Segale Properties shall provide mulch as specified. If you have any questions, please call me. Sincerely, Bob Fadden Page 1 of 1 Jaimie Reavis - Segale 2 -Story Office Building Shoreline Permit From: Jaimie Reavis To: Steve Nelson Date: 04/12/2010 12:04 PM Subject: Segale 2 -Story Office Building Shoreline Permit Hi Steve, I am working to finish up my staff report for the Shoreline Permit, but I've noticed there are some inconsistencies in the location of the mean high water mark between the plans submitted for the Shoreline Permit and those submitted for the Building Permit, that affect the parking area on the eastern side of the project site. Section 18.44.130 B. TMC states: "River environment uses shall conform to the following standards: 1. Access roads, parking or storage areas, the closes edge of which shall be a minimum of 40 feet from the mean high water mark;" Both sets of plans submitted show that the dumpster area and parking stalls located to the north are partially within the 40 foot River Environment. We have already discussed an alternative location for the dumpster as a condition of approval of the Shoreline Permit. On the Site Plan showing shoreline cross-sections (dated 1/29/10), there is only one other parking stall of which a small corner is located within the 40 -foot River Environment (the parallel parking stall located farthest to the north). On the Site Plan submitted with the building permit (dated 2/11/10), all the stalls along the eastern edge of the site are partially within the 40 -foot River Environment. Please confirm the location of the mean high water mark, and let me know which plan is correct. There are a few options for you to consider, which we could add as conditions of approval of the Shoreline Permit. All of them involve moving the curb to the west so that the parking area is a minimum of 40 feet from the mean high water mark: (1) Make stalls in this area compact (14' long with a 2' foot overhang of the curb), which allows you to reduce the required aisle width to 20' (2) Make stalls in this area angled, which will allow you to reduce the required aisle width to 20'. If you went a further step and made traffic one-way where you change to angled parking, you can further reduce the aisle width, subject to approval of the design by the Tukwila Fire Department. Please let me know (1) which plan correctly shows the correct location of the mean high water mark, and (2) which, if any, of the above options will work for the parking stalls on the eastern area of the project site, so that I may add the revision of the design of this parking area as a condition of approval of the Shoreline Permit. If you have an alternative solution to meet the requirement of TMC 18.44.130 listed above we can discuss that as well. Sincerely, Jaimie Reavis Assistant Planner City of Tukwila Ph: (206) 431-3659 file://C:\Documents and Settings\Jaimie-R\Local Settings\Temp\XPgrpwise\4BC30C5Etu... 04/14/2010 April 8, 2010 Bob Fadden 130 Lakeside, Suite 250 Seattle, WA 98122 • City of Tukwila. • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Steve Nelson Segale Properties P.O. Box 88028 Tukwila, WA 98138 VU -‘414 4/l 9ih Tte t: Re: Comment Letter: L09-057 (Shoreline Permit), L10-005 (Administrative Design Review), and Planning Division Comments for D10-044 (Building Permit) - Segale 2 -Story Office Building 18100 Andover Park West Dear Mr. Fadden and Mr. Nelson, The City of Tukwila has completed a review of the above shoreline permit and administrative design review applications for the Segale 2 -Story Office Building, which were deemed complete on February 5, 2010. There were no comments submitted by the Fire, Public Works, or Building departments for the Administrative Design Review and Shoreline Permits. Per our meeting on April 8, 2010, the Shoreline Substantial Development Permit may be issued, as long as the items related to the Shoreline Permit are included as conditions of approval. All of the other conditions below are related to the Administrative Design Review and/or building permit. Please address any questions related to this letter, the shoreline permit or design review process, and resubmittal directly to the Project Planner, Jaimie Reavis, who can be reached by email or phone at jreavis@ci.tukwila.wa.us or (206) 431-3659. Zoning and Shoreline Regulations Zoning Standards: 18.52.035 Interior Parking Lot Landscaping Requirements 1. A few of the interior parking lot islands do not meet the minimum size requirement of 100 square feet, and/or width requirement of 6 feet minimum in any direction. For each of the interior parking lot islands shown on Sheets L1.1 and L1.2, please provide dimensions, including the width of the islands at their narrowest dimension, as well as a total square footage calculation. Change the size and/or dimensions of those landscape islands on the plans to meet minimum requirements. Shoreline Regulations: TMC 18.44.130 2. Trash/recycling use is not a specified use allowed within the River Environment. As discussed during our meeting on April 8, 2010, the trash and recycling collection point shall be relocated outside of the River Environment, within the row of parking stalls directly to the south on the northern edge of the site. The dumpster should be screened by landscaping, similar to the design proposed at the original dumpster location. Please revise plans to show an alternate location for the trash/recycling area and associated screening. JR Page 1 of 3 ' 04/14/2010 H:\Shoreline Permits\Segale Office Building\Segale DR and shoreline sent to Bob Fadden&Steve Nelson on 4-8-10.doc 6300 Souihcenter Boulevard, Suite #100 • .Tukwila, Washington 9ti18 • Phone 206-431-3670 • Fax: 206-431-3665 Tukwila South Design Manual SITE DESIGN 1. Pedestrian crossing areas within the parking lot need to be raised 6" above the parking lot surface. Provide a cross-section and detail with of crossing areas, as, a revision to the building permit. 2. The bike rack in its current proposed location is hidden from view by the building. Per our discussion on April 8, 2010, a location on the north side of the building would be more visible. This change can be made as a condition of approval of the design review application. 3. Cut sheets or photographs showing the design of any future site furnishings to be supplied by the building tenant - including any benches, picnic tables, trash receptacles, etc. - shall be submitted to the City, for a review of consistency with the architectural design of the building. As a condition of approval of the administrative design review application, these items shall be submitted for review at such time as the tenant proposes to install them. BUILDING DESIGN 1. This building has a long length, and large floor plate in comparison to surrounding development, including the buildings of similar design located directly to the north and across the street to the west. Per the Tukwila South Design Manual, "Buildings of considerable lengths or with large floor plates should incorporate design features that reduce their apparent bulk. Examples of these techniques include building articulation, changes in facade patterns, building breaks, vertical setbacks and material changes." Please revise the building design to incorporate features that will help to reduce its bulk. On page 22 of the Tukwila South Design Guidelines, under number 4, some suggestions to reduce perceived building scale include: "changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. Appropriately scaled and well-proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user." In our meeting on April 8, 2010, there were several options discussed that may help to address this comment. LANDSCAPE DESIGN 1. Sheet L1.2, Plant List: There are several misspelled plant names that could cause problems in obtaining the correct species (for example Hebe "glaucifolia" - do you mean "glaucophylla"). Please correct the genus and species names for clarity. These changes can be made as redlines to the submitted landscape sheets. 2. Sheet L1.2, Plant List: There are two species of Hebe and an Escallonia that are specified. These species have often not survived the winter cold spells. Since the landscaping must be maintained for the life of the project, consider substituting other evergreen shrubs for these species (or provide information that indicates that these particular species are hardy enough for our winters). These changes can be made as redlines to the submitted landscape sheets. 3. Sheet L1.2. Plant List: Consider substituting other species of evergreen shrubs in place of at least some of the laurels - these species are over -used in Tukwila, and we are concerned about the long-term potential for disease to spread. These changes can be made as redlines to the submitted landscape sheets. 4. Sheet L1.3, Plant Spacing Chart: Shrub and groundcover spacing is not clear. Spacing for small groundcovers should be no greater than 1 foot. After consultation with the landscape architect, these changes may be able to be made as redlines to the submitted landscape sheets, as long as the spacing of shrubs is adequate to screen parking areas. 5. Provide a legend for tree symbols. This may be added as a revision to the submitted landscape plans. JR Page2of3 H:\Shoreline Permits\Segale Office Building\Segale DR and shoreline_sent to Bob Fadden&Steve Nelson on 4-8-10.doc 04/14/2010 • • 6. Sheet L1.3, Planting details 10, 11, 12: change notes to read that all twine or wires shall be removed and top 3/4 of burlap shall be removed. These changes can be made as redlines to the submitted landscape sheets. 7. Sheet L1.3, Planting details 10, 11, 12. Recent studies have shown that planting pits should be no deeper than the root ball and that backfilling with amended soils is not a good idea for long-term plant survival and health. Therefore, please change planting notes to show that planting pits are equal to the length of the root ball, and that the entire planting bed will be amended prior to planting (not just the backfill material). Container grown plants should also have a note that indicates that plant roots are to be loosened prior to planting and that the tops of root balls should be level with the soil (not with mulch). These changes can be made as redlines to the submitted landscape sheets. 8. Provide soil amendment/topsoil specifications. These specifications may be submitted to the City and added to landscape sheets as redlines. 9. Provide plant quality specifications. These specifications may be submitted to the City and added to landscape sheets as redlines. 10. Planting areas should be mulched; provide mulch specifications and a notes (1) regarding depth, and (2) that mulch is to be kept 2-3 inches away from the crown and trunks of plants. These specifications may be submitted to the City and added to landscape sheets as redlines. JR Page 3 of 3 H:\Shoreline Permits\Segale Office Building\Segale DR and shoreline_sent to Bob Fadden&Steve Nelson on 4-8-10.doc 04/14/2010 • eitcy al .Jufillaa III Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl HEREBY DECLARE THAT: Project Number: L10-004, E10-001 Mailing requested by: Jaimie Reav' Notice of Public Hearing / hvi di, Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda x Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses.. listed/attached on this _16 day of February in the year 2010 W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC Han Phan, PE Project Name: Foster Short Plat and SEPA/Environmental Review Project Number: L10-004, E10-001 Mailing requested by: Jaimie Reav' Mailer's signature: / hvi di, W:\USERS\TERIWFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Notice of Application Foster Short Plat and SEPA/Environmental Review Location: 4419 S 144th Street (parcel #s 0040000375 and 0040000380) File #'s: L10-004, E10-001 Applicant: Han Phan, PE Property Owner: TL Investment Group, LLC Project Planner: Jaimie Reavis, 206-431-3659 Project Description: Environmental and short plat re- view to subdivide two existing tax lots into nine lots for development of eight new single-family homes, with an existing single family home to remain on one of the new lots. The project includes associated access, utilities, and frontage improvements along S 144th Street. Comments and Appeals: Written comments on this project must be received within 14 days of the Notice of Application; that is 5:00pm on March 3, 2010 and may be submitted by email to jreavis@ci.tukwila.wa.us, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. You may request a copy of any decision, information on hearings, and -- your appeal rights by calling Jaimie Reavis, project planner, at 206-431-3659.The application is available for review at the City of Tukwila, Department of Community Develop- ment (DCD), located at 6300 Southcenter Blvd #100. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Foster Short Plat and SEPA/Environmental Review liILL__L_t.1Le4. .,••1 ", J ME_ —1--- \i F[s�w•fc . G.6af i.;rirew feu:. I — N...V f"Lo-i l l""...r.3e M:d— 1_.—..--- . - ' 1 F )t¢ ,- '';, J 1 al 1 J-1- i _._ -�=I . ' "i '1--_- J� Pi ( F I`� L `Lii Location: 4419 S 144th Street (parcel #s 0040000375 and 0040000380) File #'s: L10-004, El0-001 Applicant: Han Phan, PE Property Owner: TL Investment Group, LLC Project Planner: Jaimie Reavis, 206-431-3659 Project Description: Environmental and short plat re- view to subdivide two existing tax lots into nine lots for development of eight new single-family homes, with an existing single family home to remain on one of the new lots. The project includes associated access, utilities, and frontage improvements along S 144th Street. Comments and Appeals: Written comments on this project must be received within 14 days of the Notice of Application; that is la 5:00pm on March 3, 2010, and may be submitted by email to jreavis@ci.tukwila.wa.us, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. You may request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206-431-3659.The application is available for review at the City of Tukwila, Department of Community Develop- ment (DCD), located at 6300 Southcenter Blvd #100. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Foster Short Plat and SEPA/Environmental Review Location: 4419 S 144th Street (parcel #s 0040000375 and 0040000380) File #'s: L10-004, E10-001 Applicant: Han Phan, PE Property Owner: TL Investment Group, LLC Project Planner: Jaimie Reavis, 206-431-3659 Project Description: Environmental and short plat re- view to subdivide two existing tax lots into nine lots for development of eight new single-family homes, with an existing single family home to remain on one of the new lots. The project includes associated access, utilities, and frontage improvements along S 144th Street. Comments and Appeals: Written comments on this project must be received within 14 days of the Notice of Application; that is 5:OOpm on March 3, 2010, and may be submitted by email to jreavis@ci.tukwila.wa.us, or by mail and delivery to DCD at 6300 Southcenter Blvd # 100. ay request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206-431-3659.The application is available for review at the City of Tukwila, Department of Community Develop- ment (DCD), located at 6300 Southcenter Blvd # 100. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Foster Short Plat and SEPA/Environmental Review I _ t 11 L,11 -1J-1-11(- � r,.- J ME_ —1--- \i F[s�w•fc . G.6af i.;rirew feu:. I LL ,- J 1 J-1- i tJ 1 - - - Location: 4419 S 144th Street (parcel #s 0040000375 and 0040000380) File #'s: L10-004, E10-001 Applicant: Han Phan, PE Property Owner: TL Investment Group, LLC Project Planner: Jaimie Reavis, 206-431-3659 Project Description: Environmental and short pl view to subdivide two existing tax lots into nine lot or development of eight new single-family homes, with an existing single family home to remain on one of the new lots. The project includes associated access, utilities, and frontage improvements along S 144th Street. Comments and Appeals: Written comments on this project must be received within 14 days of the Notice of Application; that is 1� 5:OOpm on March 3, 2010, and may be submitted by email to jreavis@ci.tukwila.wa.us, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. You may request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206-431-3659.The application is available for review at the City of Tukwila, Department of Community Develop- ment (DCD), located at 6300 Southcenter Blvd # 100. You are receiving this notice because you are a property owner or tenant within 500ft of this project. NAME STAR NURSERY TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TIMLICK,GEORGE D TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT PHAM,TRANG THANH CONDON,FLORENCE L OLSEN,KRISTIN M NELSON,LEO V & MARY ANN TL INVESTMENT GROUP LLC TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT DEPT/ATTN ADDRESS CITY ST 13916 42ND AVE S SEATTLE WA 14402 46TH AVE S TUKWILA WA 14406 42ND AVE S TUKWILA WA 14408 46TH AVE S TUKWILA WA 14412 42ND AVE S TUKWILA WA 14414 42ND AVE S TUKWILA WA 14414 46TH AVE S TUKWILA WA 14418 42ND AVE S TUKWILA WA 14421 46TH AVE S TUKWILA WA 14422 42ND AVE S TUKWILA WA 14424 46TH AVE S TUKWILA WA 14426 42ND AVE S TUKWILA WA 14428 46TH AVE S SEATTLE WA 14434 46TH AVE S TUKWILA WA 14437 46TH AVE S SEATTLE WA 14441 46TH AVE S TUKWILA WA 14442 46TH AVE S TUKWILA WA 14447 46TH AVE S TUKWILA WA 14448 46TH AVE S TUKWILA WA 14453 46TH AVE S TUKWILA WA 14460 46TH AVE S TUKWILA WA 14615 46TH AVE S TUKWILA WA 14625 46TH AVE S TUKWILA WA 14641 46TH AVE S TUKWILA WA 15618 44TH S SEATTLE WA 1819 N 178TH ST SHORELINE WA 2150 S PEARL ST SEATTLE WA 4055 S 148TH ST TUKWILA WA 4215 S 144TH ST TUKWILA WA 4220 S 146TH ST TUKWILA WA 4222 S 146TH ST TUKWILA WA 4223 S 144TH ST TUKWILA WA 4224 S 146TH ST TUKWILA WA 4226 S 146TH ST SEATTLE WA 4229 S 144TH ST SEATTLE WA 4234 S 146TH ST TUKWILA WA 4235 S 144TH ST TUKWILA WA 4237 S 144TH ST TUKWILA WA 4238 S 146TH ST TUKWILA WA 4240 S 146TH ST SEATTLE WA 4242 S 146TH ST TUKWILA WA 4244 S 146TH ST TUKWILA WA 4246 S 146TH ST SEATTLE WA 4259 S 146TH ST TUKWILA WA 4260 S 146TH ST TUKWILA WA 4261 S 144TH ST TUKWILA WA ZIP 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98133 98108 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT TUKWILA RESIDENT HANKIC,MIRZA & EMA TUKWILA SCHOOL DISTRICT TIMMONS,JOHN SHIPLEY TRUST MEHROK,AMANDEEP WA DEPT OF ECOLOGY SEPA REVIEW KC ASSESSOR'S OFFICE ACCOUNTING DIVISION KC DEV & ENVIRON SERVICES SEPA INFO CENTER KC DEPARTMENT OF NAIL RESOURCES TUKWILA SCHOOL DISTRICT FOSTER LIBRARY QWEST COMMUNICATIONS SEATTLE CITY LIGHT COMCAST VAL-VUE SEWER DISTRICT WATER DISTRICT # 125 PUGET SOUND CLEAN AIR AGENCY SEPA REVIEW Han Phan, PE TL Investment Group, LLC ENVIRONMENT & SAFETY DIV 4400 S 146TH ST 4405 S 146TH ST 4406 S 146TH ST 4407 S 146TH ST 4409 S 146TH ST 4411 S 146TH ST 4414 S 144TH ST 4418 S 146TH ST 4419 S 144TH ST 4421 S 146TH ST 4424 S 146TH ST 4427 S 146TH ST 4428 S 146TH ST 4431 S 144TH ST 4431 S 146TH ST 4433 S 144TH ST 4433 S 146TH ST 4434 S 146TH ST 4435 S 144TH ST 4439 S 144TH ST 4440 S 146TH ST 4443 S 144TH ST 4443 S 146TH ST 4444 S 146TH ST 4451 S 146TH ST 4452 S 146TH ST 4461 S 144TH ST 4633 S 168TH ST 4640 S 144TH ST 6533 SEAVIEW AVE NW 205A 662 WYNGATE DR W PO BOX 47703 500 4th AVE, RM# 709A 900 OAKSDALE AVE SW 201S JACKSON ST., STE 600 4640 S 144th STREET 4060 5 144th STREET 23315 66th AVE 5 PO BOX 34023 1140 N 9th STREET PO BOX 69550 PO BOX 68147 1904 3rd AVENUE, STE 105 5130 S 166th Lane 4055 5 148th Street TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 SEATAC WA 98188 TUKWILA WA 98168 SEATTLE WA 98117 VALLEY STREAM NY 11580 OLYMPIA WA 98504-7703 SEATTLE WA 98104 RENTON WA 98055-1219 SEATTLE WA 98104-3855 TUKWILA WA 98168 TUKWILA WA 98168 KENT WA 98032 SEATTLE WA 98124-4023 SEATTLE WA 98103 SEATTLE WA 98168 SEATTLE WA 98168 SEATTLE WA 98101-3317 SeaTac WA 98188 Tukwila WA 98168 Page 1 of 1 A sommomma 484 ft N CityGIS Copyright @ 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. http://maps.digitalmapcentral.com/production/CityG[S/v07_01_062/index.html 02/03/2010 N L /o -ob v/E )o -o -pasI - Shay -f P(i— AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 W ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife HINGTON STATE AGENCIES ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Division Dept of Ecology, SEPA ( ) Office of Attorney General ( ) Office of Hearing Examiner Section 3 ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation 0.0 KC Assessor's Office ING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle KC Dev & Enviro Services-SEPA Info Center QCj KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque QXf Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 S ' • OLS LIBRARIES (;‹ Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library (›f QWEST Communications Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept Comcast n 5 UTILITIES ( ) BP Olympic Pipeline .r`4;I-Val-Vue Sewer District ( ) Water District # 20 Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities ( ) Allied Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * Section 7 OCHER LOCAL AGENCIES (>4 Puget Sound Clean Air Agency ( ) Sound Transit/SEPA ( ) Duwamish River Clean Up Coalition * ( ) Washington Environmental Council ( ) People for Puget Sound * ( ) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Public Notice Mailings For Permits SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross-sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist • City of Tukwila Department of Community Development File Number L09-057 (Shoreline) L10-005 (Administrative Design Review) LAND USE PERMIT ROUTING FORM TO: * Building * Planning I Public Works ®Fire Dept. Police Dept. Parks/Rec Project: Segale Two Story Office Building — Shoreline Permit and Administrative Design Review Address: 18200 Andover Park West (parcel #352304-9121) Date transmitted: February 9, 2010 Response requested by: February 23, 2010 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) \4 O &iomfyvtcx eicks Plan check date:Comments Update date: 31 t '© \ prepared by: � • City of Tukwila Department of Community Development • RECEIVED FEB 0 9 EU10 TUKWILA PUBLIC WORKS File Number L09-057 (Shoreline), L10-005 (Administrative Design Review) LAND USE PERMIT ROUTING FORM TO: *Building * Planning ublic Works w* Fire Dept. n Police Dept. 0 Parks/Rec Project: Segale Two Story Office Building — Shoreline Permit and Administrative Design Review Address: 18200 Andover Park West (parcel #352304-9121) Date transmitted: February 9, 2010 Response requested by: February 23, 2010 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) SHog. EL./N� yvtEcr.; pus Wor u.o f2EQvigt si,EiS ./6s( E w `►n 6 E -f5 pugc.l c W ogi Ala u . cobthei `f/iG/io Plan check date: Comments Update date: prepared by: , February 5, 2010 City of Tukwila Jim Haggerton, Mayor 'Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Mr. Bob Fadden Mr. Steve Nelson 130 Lakeside, Suite 250 P.O. Box 88028 Seattle, WA 98122 Tukwila, WA 98138 Subject: Segale Two -Story Office Building, 18200 Andover Park West (parcel #352304-9121) L09-057 (Shoreline Permit) L 10-005 (Administrative Design Review) Dear Mr. Fadden and Mr. Nelson: Your applications for an Administrative Design Review and a Shoreline Substantial Development Permit are considered complete on February 5, 2010 -for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit 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 all necessary permits issued by other agencies. I received notice from Mr. Nelson that the notice board has been installed. The City of Tukwila will be sending out the public notice mailing and posting the notice board with required information for the public notice within 14 days. Once the public notice board is posted, the public comment period for this project will be 14 days for the Administrative Design Review application, and 30 days for the Shoreline Substantial Development Permit Application. These notice periods will run concurrently. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431-3659. Sincerely, Jaimie Reavis Assistant Planner cc. L09-057 dd. L10-005 JR Page 1 of 1 02/05/2010 H:\Shoreline Permits\Segale Office Building\L09-057 L10-005 Shoreline&ADR Complete Segale Office Bldg.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 LANCE MUELLER & ASSOCIATES A RCHITEC T 9 Memorandum AIA FEB 01 2010' Date: 1-29-2010 Vic'^i111uNsrr Job No. 09-236 To: Jaimie Reavis CC: Steve Nelson From: Bob Fadden— Lance Mueller & Associates Re: Segale Office Building — Administrative Design Review Based on the requirements for administrative design review provided in checklist we are furnishing the materials which are listed below except for those waived by the city or already are provided as part of the shoreline application. In addition we are providing other materials that provide clarification and understanding of the project and its design. Materials filed as part of the shoreline application that have been modified for this application. These modifications are design refinements that do not affect compliance with the Criteria for Projects Subject to the City of Tukwila Shoreline Regulations and the Consistency to Goals of Tukwila Shoreline Master Plan Materials Required: Application Checklist annotated Application Form Environmental Checklist — On file Concurrency Test Notices — On file Surface Water Certificate of Water Availability Traffic Concurrency Certificate Application — On file Affidavit of Ownership and Hold Harmless Permission to Enter Property — On file Major Materials Board 5 - Consistency with Design Guidelines of Tukwila South Design Manual 5 - Photo Exhibit Booklets - On file 5 - Site Lighting Fixture Cuts - updated 5 - 11 x 17 colored site plans - updated 5 - 11 x 17 colored landscape plan — On file 5 - 11 x 17 colored elevations - updated 5 - 11 x 17 perspectives (B & W) —On file 5_- Drawing Sets - updated AO Cover Sheet A0.1 Existing Conditions Drawing 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 A1.1 Site Plan L1.1 Landscape Planting Plan L1.2 Landscape Planting Plan L1.3 Planting and Irrigation Details A1.2 Site Section A1.3 Site. Sections A1.4 Site Sections . A1.5 Site Lighting Plan A2.1 First Floor Plan A2.2 Second Floor Plan A2.3 Roof Plan A3.1 Exterior Elevations A4.1 Building Section A8.1 First Floor Reflected Ceiling Plan - new A8.2 Second Floor Reflected Ceiling Plan -new 1 —11 x 17 set of drawings 1 disc of PDF's of drawings If after reviewing this materials you find that additional copies are needed or other information is required please contact me or Steve Nelson. Cordially ‘_c Bob Fadden OL_4R4Aoi 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122. • (206) 325-2553 • Fax (206) 328-0554 IFEB O1 2010 Tukwila South Overlay District DE E C.P ':`s :IT Design Manual Consistency and Design Guidelines 1-29-2010 I. Introduction and Applicability A. Design Guidelines Organization The Tukwila South Design Manual is organized in four major sections as listed below. For this review we will be showing consistency for only the following: • Site Design • Building Design • Landscape Design Within each section are supporting design topics. The general structure is shown below. Major Section (e.g. Site Design) A. Supporting Design Topic (e.g. Pedestrian Environment) 1. Intent Statement: Provided to guide the application of guidelines to differing site circumstances in a consistent manner. 2. Design Criteria: General requirements to be met by non-exempt development. 3. Design Guidelines (all uses): Example measures that guide development design to meet design criteria and the design topic intent above. B. Land Use Categories The criteria and guidelines are written to address four major types of land use categories. For this review we will be showing consistency to the following land use. Urban Office C. Applicability and Interpretation Page — 1 1. Applicability Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to TMC 18.41.080 2. Interpretation Design criteria are .requirements that are to be met by development subject to administrative design review. Design guidelines are examples of how the design cri``teria may be met, and equivalent or alternative techniques that meet the design criteria and design topic intent are allowed. In determining the degree of applicability of a design criteria or in case of conflict or site impracticality, priority has been given to criteria related to the "public realm" such as pedestrian and vehicular circulation, site design for safety, location and orientation of buildings, and screening of parking, and service areas. 11. Site Design A. Site Design Concept and Site Relationships 1. Intent • To ensure that Tukwila South is developed in a coordinated manner that takes into consideration the design and layout of adjacent sites and promotes a consistent, harmonious theme throughout. Response: The site is located within a mature business park that has established landscaping and architectural style. The building and landscape design provided is consistent with the two adjoining urban office buildings and uses the same material as other commercial buildings nearby to maintain a harmonious theme. • To encourage appropriate transitions between developments. Response: The proposed development is a infill lot within an existing business. park. Appropriate transitions between properties is achieved thought the use of similar building materials, colors, details, building and landscape design. 2. Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. Response: The site is designed for office use. It is organized so the entry points are easily understood, vehicle circulation avoids dead ends, parking is distributed around the building for convenient access, pedestrian access routes are provided to entries, and landscaping is employed as an organizational as well as a design element. Page -2 2. Maintain visual and functional continuity between the development and adjacent properties where appropriate. Response: The building and landscape design maintain visual continuity between adjacent properties. Functional continuity is maintained by providing access to the parking between sites and a pedestrian connection. See photo exhibit submitted with the application shoreline application. 3. Design Guidelines General Site Layout 1. The site layout of structures, parking, driveways, and outdoor functions should be arranged and located to emphasize the aesthetically desirable components of the site, such as existing mature trees, other natural features, views, or interesting architectural features. Response: The site is located west of the Green River levee retaining wall. It currently is a paved parking lot that has some landscaping along the private street Segale Drive A. The building is located on the site parallel with the river so it maximized the view of the river corridor. 2. Service facilities, outside storage and equipment areas, and trash enclosures should be sited tin an unobtrusive manner through building and landscaping placement and design. Response: The site design provides circulation around the building from two entry points. This allows service areas and trash enclosures to be located away from the street, and permits them to be screened from public view by landscaping, fencing, or the building. Mechanical equipment is located on the roof behind the parapet. Where the parapet doesn't screen the view from the street of mechanical equipment a free standing screen is provided. 3. The site should be planned to accomplish a desirable transition from the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The site design provides landscaping between the • street and the parking that conforms to the design standards of the TMC title 18. Along the street frontage is a public side walk from which an access walkway is provided that connects directly to the building entry. Page - 3 4. Building locations, vehicular circulation systems and parking areas should be planned in a manner that can accommodate future expansion. Response: The building as sited is located as far north as reasonably feasible without affecting the efficiency of the building envelope. This optimizes the amount of area available on the south part of the site for a future use. Relationship to Neighboring Sites 5. New building setbacks along streets should consider the setbacks of neighboring structures to allow for continuity among buildings and ensure visibility from the street. Response: The building is setback along the street at a distance that is comparable to the adjacent building. 6. The orientation of the buildings should complement adjacent structures through placement, mass and scale. Response: The building has the same height and design as the adjacent office building and the office building across the street. Since the building is longer than either of these buildings it has been sited further away from the street and is designed with additional base landscaping so it appears to have a similar scale and mass. 7. Provide landscaped buffers and other screening techniques between adjoining sites where commercial and/or industrial uses abut low densityresidential development. Response: The building is located in a mature business park where adjacent uses are the same or compatible. Additional landscape buffers or screening techniques are not needed. 8. Link the proposed development to existing and planned sidewalk, trail, storm drainage, and utility systems to assure their efficient continuation. Response: The site is currently linked to South 180th, Southcenter Parkway, and the river trail on the east side of the Green River by the current walkway system. In the future, the site will be connected to the river trail, to be constructed by the City on the west side of the Green River. Focal Points 9. Look for opportunities . to incorporate open spaces such as green areas, hard surface urban plazas, street parks and pocket parks. Page - 4 Response: The developer of this project as part of ordinance 2233 has dedicated part of this property to the City that will be developed for this purpose. 10. Orient public open space to receive the maximum direct sunlight possible, consider using trees, overhangs and umbrellas to provide shade in the warmest months. Design such spaces to take advantage of view and solar access when available for the site. Response: There is no public open space planned on this site. Public open space is provided through dedication and developed by the City under ordinance 2233. Orientation and Location of Buildings (Urban Office) 11. Building facades should be parallel to their front property line and at the minimum setback. Response: The majority of the site is located in the shoreline setback areas with the building placed in the high impact zone. The design goal of the shoreline master plan is to preserve a view of the waters edge from within the second floor of the building since from the ground level the levee stabilization wall prevents that view. To be consistent with this goal requires the building to be located on the edge of the low impact zone so a view of the shore can be achieved. She site line diagram on drawing sheet A1.3 section G. To achieve the goal of the shoreline master plan the building is not placed at the minimum street setback 12. A building's front facades should face the primary street that serves the development area. Response: The major entry faces Segale Drive A. B. Site Design for Safety 1. Intent • To ensure that the organization of site elements contributes to the safety of pedestrians on the site. Response: The site is designed with major vehicle circulation that connects to the street at two locations. Parking areas are connected to the major routes by a secondary system of drives. A pedestrian circulation system is provided that connects to the building entries from the parking areas and the street. This system which provides designated cross walks at the major vehicle circulation Page - 5 drives. These drives are of sufficient width that pedestrians can walk safely along the edge to the cross walks. • To encourage building and site design that enhances the feeling of personal safety and property security. Response: The project has been designed with both security and accent lighting within the landscaping and at the building so all areas and surfaces feel warm and secure. The landscape design provides planting next to the building and at parking area that employs a, selection and • placement of materials that permit views of pedestrians from within the building and the street. The site overall has been designed to provide open space around the building and view corridors to parking areas from the building and the street. This allows pedestrians to be visible and foster a sense of security and personal safety during the evening and the day. • To ensure that the night time environment is safe and inviting. Response: The project has been designed with both security and accent lighting within the landscaping and at the building so all areas feel safe and inviting. The parking areas, waiting areas under the building entry canopies, and the side walk system lighting is designed to provide a safe and inviting night time environment. • To avoid lighting that interferes with the use of neighboring properties or streets. Response: The lighting design complies with the standards set by TMC title 18. As shown on drawing sheet A1.5. 2. Design Criteria 1. Reduce the potential for conflicts between drivers and pedestrians. Response: The site design provides a major circulation route and a separate pedestrian circulation system which reduces the potential conflicts between vehicles and pedestrians. 2. Provide building, site and landscape designs that allow comfortable and safe navigation by employees, customers and visitors. Response: The site is designed with a main circulation route around the building. This makes it easy to navigate to the employee .parking areas, service areas, and visitors parking. This design is reinforced through the layout of landscape Page 6 islands, landscaping around the building, and the pedestrian walkway system. The building is designed with primary and secondary entries. The primary entry is visible from the street by pedestrians and from the entry drives by visitors. Secondary entries are visible from employee parking areas and from the service area at the rear of the building. The overall layout provides comfortable and safe navigation opportunities for employees, customers and visitors. 3. Provide lighting at building entries, along walkways, parking areas and other public areas to enhance safety and visibility. Response: The overall lighting design exceeds the design standard in TMC title 18 and the standard of the industry. The design insures adequate lighting for both safety and visibility at building entries, along walkways, parking areas and other public areas. 4. Avoid Tight trespass beyond the boundaries of the property lines. Response: Lighting is designed to follow the best practices of the industry and to conform to the lighting criteria of the TMC title 18. The design as shown on drawing sheet A1.5 avoids light trespassing beyond the property boundary. 3. Design Guidelines General Site Circulation. 1. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrians and motorists paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. Response: The site complies with the design guideline as shown on drawing sheet A1.1 because it limits the number of potential encounters between pedestrians and vehicles through site design by providing pedestrian path ways, designated cross walks, and adequate site distance at all pedestrian crossing areas. 2. Provide raised sidewalks, crosswalks and pedestrian walkways where possible, or provide at -grade walkways .protected by curbs and/or landscaped areas. Page -7. s Response: The site complies with the design guideline as shown on drawing sheet A1.1 because it provide at -grade walkways protected by curbs and/or landscaped areas. 3. Where possible, service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. Response: The site complies with the design guideline as shown on drawing sheet A1.1 because it provides service and delivery vehicle loading areas that are separated from building visitor and occupant traffic. Visibility & Sightlines 4. Grades and materials of walkways, paths, parking spaces, terraces and other paved areas should promote safety. Response: The site complies with the design guideline as shown on drawing sheet A1.1 and C-4. There are smooth slip resistant impervious surfaces at vehicle and pedestrian areas; slopes at parking areas range between 1 & 5%; slopes at pedestrian pathways range between 1 & 3%; and provides handicap accessible routes and parking stalls with slopes that meet ANSI standards for access. 5. Avoid site and building design features that create entrapment areas (such as tunnels, long corridors and opaque fences) in locations with pedestrian activity. Response: The site complies with the design guideline as shown on drawing sheet A1.1 because the site and building design features do not create entrapment areas (such as tunnels, long corridors and opaque fences) in locations with pedestrian activity. Select and locate trees, shrubs and ground cover that allows for adequate surveillance. Response: The site complies with the design guideline as shown on drawing sheets L1.1 & L1.2 because trees, shrubs and ground covers selected allows for adequate surveillance. 7. Consider locating windows, balconies and entries to look. out on pedestrian routes, vehicular circulation routes and parking. areas to allow for informal surveillance of these areas. Response: The site complies with the design guideline as shown on sheets A1.1, & A3.0 because windows and entries . look out on pedestrian routes, vehicular circulation routes and Page - 8 parking areas so that informal surveillance of these areas can occur. Lighting 8. Where appropriate to the complexity of the project and the sensitivity of adjacent uses, prepare a light plan to identify standards, illumination levels and other elements of lighting. Response: The site complies with the design guideline as shown on drawing sheet A1.5 because the lighting design, fixture layout and luminaries provided do not negatively impact adjacent uses and provide and appropriate level of lighting. 9. To promote a sense of security, provide lighting on the building facade, in all pedestrian areas, parking lots, on the underside of overhead weather protections, in recessed entrances and doorways and around street furniture. Response: The site complies with the design guideline as shown on sheets A1.1, A8.1 & A8.2 because it provides lighting on the building facade, in all pedestrian areas, parking lots, on the underside of overhead weather protections, in recessed entrances and doorways and around street furniture which promotes a sense of security. 10. Provide lighting at consistent lumens with a gradual transition. to unlit areas. Avoid creating highly contrasting pools of Tight and dark areas, which can be temporarily disorienting. Response: The site complies with the design guideline as shown on drawing sheet A1.5 because the design provides lighting at consistent lumens with a gradual transition to unlit areas; avoids creating highly contrasting pools of light and dark areas that can be temporarily disorienting. 11. Direct building lights onto the building itself or the ground immediately abutting to it. Response: The site complies with the design guideline as shown on drawing sheet A1.1, A1.5, A8.1, & A8.2 because building lights are directed on to the building or ground immediately abutting it. Page -9 12. Install nonglare parking lot or display lot light fixtures mounted above the ground to minimize the impact onto adjacentand abutting properties. Provide fixtures fitted with a cutoff type luminaire as exemplified below. Response: The site complies with the design guideline as shown on sheet A1.1 8, A1.5 because thefixtures provided meet the non -glare criteria for a parking lot Tight fixtures and area mounted above the ground to minimize the impact onto adjacent and abutting properties. 13. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. Response: Sign lighting is not part of this application 14. Commercial signage should be placed facing away from low density residential properties. Response: No residential properties are located close to this site. C. Siting and Screening of Parking Areas 1. Intent • To maintain active continuous sidewalks and street frontages. Response: The proposed development provides continuous sidewalks and street frontages as shown in drawing sheet A1.1. • To efficiently and appropriately locate parking areas to accommodate users and tenants. Response: The parking design employs 90 degree double loaded rows every where feasible so it is as efficient as possible. These areas are distributed around the building to provide convenient access to the building for the tenant as shown on drawing sheet A1.1. • To minimize the visual impacts of parking areas. Response: The visual impacts of parking areas are minimized by the installation of landscaping along the street frontage, limiting the number of stalls that can be grouped together, and the placement of islands with the parking area. 2. Design Criteria 1. Organize site and building designs to deemphasize vehicular circulation and parking. Page - 10 Response: The site is organized so the design priorities are achieved. Parking and vehicle circulation areas are minimized as shown on drawing sheet A1.1. The design priorities result in the building being placed where there is a view of the shoreline, service areas are located out of view from the street; and tenant parking areas are placed north and south of the building. As a result, the layout of circulation areas have been minimized and used jointly whenever possible. 2. Use building placement, walls, berms and/or landscaping to create a distinct street edge. Response: The project design provides a distinct street edge through the use of landscaping as shown on sheets A1.1, L1.1, & L2.1 3. Design Guidelines General Parking Lot Landscaping and Screening 1. Use the following techniques to screen surface parking and create a visible street edge. a. Urban Office and Mixed Use Environments: Where feasible, surface parking should be placed behind or beside buildings rather than in front to achieve compactness and pedestrian orientation. (TCP 7.7.4 and 8.5.5.). Where surface parking abuts streets use trellises, low walls and/or landscaping to screen it. Response: The project conforms to the guideline because. it provides landscaping between the street and the parking area as shown on sheet A1.1, L1.1, & L1.2. 2. Parking spaces may be shared by two or more businesses with different peak usage times. Response: A connection to the adjacent site to the north is provided which provides an opportunity to share parking. Specific to Urban Office Parking Location and Entrances 3. Structured and surface parking fields should be sited, where practicable, to provide maximum facade visibility. Page - 11 Response: The site has been designed with the majority of parking located north and south of the building. These areas are separated from the street by a landscape buffer. At the street facade, parking is grouped on each side of the building entry so that an unobstructed a view of the building entry is provided from the street. See drawing sheets A1.1, L1.1 & L1.2. 4. Parking should not be adjacent to open spaces or high public visibility areas. Response: Located at the east side of the site is the levee stabilization wall. In the future, on top of the wall, a pedestrian/bike trail will be constructed. Parking areas next to the future public open space will be about 8 feet below the trail and will not be highly visible. See drawing sheet A1.1 & A1.3. 5. Parking should be integrated with pedestrian circulation routes to enhance site access and minimize walking distances between buildings. Response: As shown on sheet A1.1 parking is integrated with the pedestrian circulation routes to enhance site access and minimize walking distances between buildings. Specific to Retail and Urban Office Parking Entrances and Loading Areas 6. Retail and urban office parking entrances and loading areas should be predominately located along secondary streets. Response: The site is serviced by only one street. The site however, has two entrances to the street which will minimize congestion. See drawing sheet A1.1. 7. Reduce the number of driveway entrances by exploring opportunities for internal connections between parking areas. Provide safe ingress/egress of vehicular traffic. Response: The site is located on a local collector street; has two points of emergency access to that street; and has an internal connection to an adjoining parking area to the north. This connection crosses a railroad track so the opportunity to share emergency access and eliminate a driveway is not possible because the second means of egress can be interrupted. See drawing sheet A1.1. Page - 12 Specific to Urban Office Parking Structures 8. Parking structures should reflect the design of its associated building(s). The Tukwila Parking Structure Design Guidelines. should be met. Response: No parking structures are purposed. 9. To the extent practical, parking structures located along public right-of-way should incorporate facade treatments, landscaping or other building design features to reduce aesthetic impacts. Response: No parking structures are purposed. D. Siting and Screening of Service Areas and Mechanical Equipment 1. Intent • To minimize the sight, odor and sound impacts of services areas. Response: All mechanical units and exhaust area fans are pre- engineered packaged units placed on the roof behind screens or are screened by the building parapet. The units are rectilinear boxes designed so the noise level they produce is less than that permitted by ordinance. 2. Design Criteria 1. Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping and screening. Response: The project site is located in a mature business park that is a substantial distance from any residential zoning. The service areas are located so that any visual, sound, and odor impacts will be mitigated by a screen wall or by distance to the street. 2. Ensure that larger pieces of mechanical equipment are visually unobtrusive. Response: Mechanical units on the roof that are higher than can be screened from the property line by the building parapet will have an architectural screen surrounding them so they will be visually unobtrusive as shown on sheet A3.1 & A4.1. Page - 13 3. Locate and/or screen roof mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. Response: The HVAC design calls for two rectilinear self contained box style mechanical units that are about 10 feet wide, 35 feet long and 9 feet height. These units will be placed behind an architectural screen so they will not be visible from the street, trail, and adjacent property. These units are located as far away from the edge of the roof as possible and will project above the parapet about 6 feet. One other unit will be provided in the middle of the building that is centrally located. This unit is about 5 feet wide, 4 feet height, and 9 feet. wide. The building parapet should adequately screen the view of this unit from the street, trail, and adjacent property. See drawing sheet A3.1 & A4.1. 3. Design Guidelines General 1. Service areas include, but are not limited to, trash dumpsters, compactors, ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. Response: Service areas for this project are limited to the trash/recycling area and an above ground electrical transformer that must be left open and visible for safety and access reasons. 2. Screening of service areas should be accomplished by use of walls, fencing, plantings, or a combination. Response: See sheets A1.1 for location and A1.2 design details for the trash/dumpster enclosure and sheet L1.1 for landscaping around the screen walls. 3. Consideration should be given to developing common service courts between buildings and if adjacent sites. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses. Response: This is a single building development with a single tenant. Service and loading area locations are shown on sheet A1.1. These areas are located where they will not create a nuisance for adjacent uses. Page - ;14 4. Mechanical or HVAC rooftop shall be screened from public view. For example, screening may be integrated into design and massing of the roof form or parapet walls. If mechanical equipment must be placed where it is visible, it must be screened with elements that are architecturally compatible with the building design. Response: Mechanical roof top units are placed as fair away from the roof's edges as possible and screened with structure that is architecturally compatible with the building design as shown on sheet A3.1 and A4.1. E. Natural Features 1. Intent To protect and enhance the Tukwila South site's natural environment. Response: The site is located in the shoreline zone west of the levee stabilization wall. As part of the redevelopment of this property under ordinance 2233 property from this site will be dedicated to the City which will provide additional protection and enhancement of Tukwila South's natural environment. • To create a comprehensive amenity system that leverages the site's assets, including the wooded hillside to the west, the Green River to the east, and views of the river valley and Mount Rainier. Response: The site is adjacent to the green river corridor and has a territorial view to the south. The redevelopment of this site contributes to the development of the Green River corridor as an amenity. 2. Design Criteria 1. Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overallsite plan where appropriate. Response: The site to be redeveloped is a paved parking lot located in the high and low impact zone of the shoreline. Under ordinance 2233 a dedication of property will be made that will provide the City additional opportunities to incorporate water course feature into the future Pedestrian/Bicycle trail. 2. Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. Response: As part of the future pedestrian/bicycle trail the City will provide connections to the open space and the trail. Page - 15 3. Design Guidelines General Natural Environment 1. Sensitive area tracts or public open spaces and trails should be linked with other tracts or open spaces on adjacent properties, and should be consistent with the open space network concepts in the Tukwila South Master Plan, Master Open Space and Trails Plan and Sensitive Area Master Pian Overlay (SAMP). Response: The site to be redeveloped is a paved parking lot located in the high and low impact zone of the shoreline. Part of the site and the intervening tract will be dedicated to the City under ordinance 2233. This will allow the City to develop this area according to the concepts of the Tukwila South Master Plan, Master Open Space and Trails Plan and Sensitive Area Master Plan Overlay (SAMP). 2. Consistent with the Tukwila South Master Plan open space network concept and SAMP, provide for a transition from built features to an informal development edge that is in keeping with the adjoining . natural features being preserved. Provide physical or visual access where appropriate. Response: The site to be redeveloped is a paved parking lot located in the high and low impact zone of the shoreline Part of the site and the intervening tract will be dedicated to the City under ordinance 2233. This will allow the City to develop this area so a transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved and to provide physical or visual access where appropriate. Shorelines 3. For sites in the shoreline jurisdiction provide and enhance physical and visual public access opportunities in the river Environment. a. Particularly where uses are intended to facilitate public enjoyment of the shoreline, orient structures and/or land uses to the Green River. Response: The site design locates the building parallel with the shoreline so visual access to the shore is maximized. Page - 16 b. Provide for plaza connectors between buildings and dikes where appropriate to enhance pedestrian access and for landscaping purposes. Response: Fire truck access around the building is required on all sides. The clearance requirement for a fire truck to pass under a connector makes in impractical to provide a connector to the dike. 4. Provide a north -south pedestrian network/trail system through the Tukwila South District. The trail may align along the Green River and may connect to public and private sidewalk systems where appropriate to the environmental conditions of the shoreline and security requirements of adjacent developments. Commercial and residential development should Zink to the Tukwila south trail system. Response: This project under ordinance 2233 will dedicate land to the City which will allow them to construct a north -south pedestrian network/trail system through the Tukwila South District. 5. Connect the Tukwila South open space network to other public parks and trails along the Green River. Response: This project under ordinance 2233 will dedicate land to the City which will allow them to connect the Tukwila South open space network to other public parks and trains along the Green River. F. Pedestrian and Vehicular Circulation 1. Intent • To ensure that internal vehicular circulation is designed in an efficient manner. Response: Internal vehicle circulation is designed in a manner so that main circulation route connects secondary access drives to parking areas to the extent feasible so efficiency is optimized. • To encourage development organized around pedestrian oriented circulation systems, with simplified vehicular circulation to foster linkages. Response: The site design provides a main access drive from the street around the building along with a separate pedestrian circulation system from parking areas and the street to the extent feasible without compromising efficiency. Page - 17 • To provide adequate parking with safe and convenient pedestrian access. Response: Parking is provided based on the tenants needs and at a level that meets the minimum standards of TMC tile 18. • To provide easily identified and functional pedestrian connections within sites, between properties and/or from the public right-of-way. Response: Pedestrian walkways are provided from the street, from each parking area, and to the adjacent building to the north. 2. Design Criteria 1. Provide and efficient and comprehensive intemal circulation system, including motorized and non -motorized access points, parking, loading, and emergency access -ways. Response: An efficient and comprehensive intemal circulation system for motorized and non -motorized vehicles from access points, parking, loading, and as well as an emergency vehicle route is provided as shown on drawing sheet A1.1. 2. Create on-site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. Response: An on-site pedestrian network from the streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites has been provided as shown on. drawing sheet A1.1. 3. Design Guidelines General Vehicle Circulation 1. Traffic circulation patterns should be designed to accommodate garbage collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars. Response: A 26 foot wide main circulation drive with a turning radius for a WB 50 vehicle has been provided to accommodate garbage collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars as shown on drawing sheet A1.1. Page - 18' Take advantage of opportunities for shared driveways and coordinate parking areas with adjoining sites to limit the number of access driveways. Response: The location of access driveways to the site is determined by the location of existing driveways that serve other developed properties. The site design was developed around the existing available access points. Consistency with the goal of sharing other available driveways is- achieved through cross access to the site north of this development. Transit 3. Ensure that public transportation facilities such as bus shelters, bus pullouts, and other similar features are accommodated in appropriate locations consistent with transit operator plans. Response: This site is in a mature business park. Public transportation facilities such as bus shelters, bus pullouts, and other similar features are accommodated in appropriate locations near the site. 4. When appropriate, look for opportunities to accommodate future regional transit facilities into development plans. Response: Accommodating future regional transit facilities into the development plan is not appropriate for this site because it is an individual lot within a mature business park. Non -motorized circulation 5. Bicycle lanes shall be included where public or private street standards require them. Response: Street standards do not require bicycle lanes at this site. However, the street section is sufficient to accommodate them in the future. 6. Pedestrian walkways. a. Definition: Pedestrian walkways are located on parcels/lots. Pedestrian walkways are typically 4 to 6 feet in width, and consist predominantly of an all weather walking surface. Response: Pedestrian walkway system that is consistent with the guidelines is shown on drawing sheet A1.1 b. Visual Prominence: Pedestrian walkways should be made visually prominent through techniques such as paving, landscaping, and lighting. Consider using raised concrete pavement where a walkway traverses. Page - 19 • between parking stalls and/or is adjacent to vehicular circulation. Response: Pedestrian walkways are made visually prominent through paving treatment, landscaping, and lighting. They are constructed with raised concrete where adjacent to vehicle circulation and separated from parking by curbs where walkways traverse between parking stalls as shown on drawing sheet A1.1, L1.1 & L1.2. c. Connection to Street:. ..New development, excluding secured sites and areas, should provide convenient and safe pedestrian access to adjacent streets. Response: Convenient and safe pedestrian access to adjacent street is provided by a handicap assessable pedestrian route that crosses a secondary circulation drive aisle as shown on drawing sheet A1.1. d. Through -Block Locations: Through -block pedestrian connections are encouraged through larger sites and districts. Response: Not applicable to this site. e. Parking Areas: Pedestrian walkways should be provided through parking lots provided for public use. Response: Not applicable to this site at this time because a physical barrier between the site and the shoreline exists. See drawing sheet A0.1 and A1.1 for barrier location. f. Between Buildings: Development should incorporate convenient and safe access between buildings and public areas for pedestrians. g. Response: Convenient and safe access between buildings and public areas for pedestrians is provided as shown on drawing sheet A1.1 Connections to Offsite Pedestrian Network: Provide pedestrian access to existing and proposed sidewalks, trails and parks. Response: Connections to offsite pedestrian networks is provided as shown on drawing sheet A1.1 Page - 20 G. Pedestrian Environment 1. Intent • To provide a common theme for street furniture, light fixtures and other streetscape structures throughout the Tukwila South development. Response: This project is constructed within a mature business park. A common theme consistent with the existing" environment for street furniture, light fixtures and other streetscape structures will be provided. • To provide site and pedestrian amenities that will facilitate and encourage theuse of pedestrian walkways and open space areas. • Response: The proposed design provides the opportunity for pedestrian amenities that will facilitate and encourage the use of pedestrian walkways and open space areas according to the design guidelines. • To create a comfortable, active, and safe pedestrian environment. Response: The purposed design provides a comfortable, active, and safe pedestrian environment through the use of design techniques permitted by the design guidelines. 2. Design Criteria • Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. Response: The tenant under separate permit will provide amenities to increase the utility of the site and enhance the overall pedestrian/employee environment. • Ensure that pedestrian amenities are durable and easy to maintain. Response: Amenities that are prefinished metal or concrete will be selected by the tenant so they are durable and easy to maintain. • Select site furnishings that complement the building and landscape design of the development. Response: The tenant will select site furnishings that compliment the building and landscape design of the development. Design Guidelines General Page - 21 Site Furnishing -General 1. Provide durable site fumishings, such as benches, planters, bike racks, trash receptacles, and tree grates to create inviting and comfortable open spaces at plazas, and walkways. Site them in consideration of employee and pedestrian flow and convenience. Response: The tenant will provide except for the bike rack durable site furnishings, such as benches, planters, bike, and trash receptacles, and to create inviting and comfortable open spaces, plazas, and walkways. 2. Site furnishings, especially weather protection, should be designed to be part of the architectural concept of building design and landscape. Materials should be compatible with nearby buildings or natural settings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. Response: The building has been designed to provide covered entry plazas and covered entries .of materials that are at the employee break areas and compatible with nearby buildings and the building design. The tenant will provide site furnishings and weather protection employing materials that are compatible with nearby buildings or natural settings, of appropriate scale and color that are in harmony with buildings and surroundings, and proportions. 3. Do not locate furnishings where users are likely to walk through landscapedareas or conflict with vehicles to access them. Response: The tenant will locate furnishings where users are unlikely to walk through landscaped areas or pass through areas where conflict with vehicles will occur. 4. Areas in front of retail can be used for merchandising, benches, planters, cafe seating, provided a clear pedestrian walkway is maintained. Response: Not applicable. Trash Receptacles 5. Trash receptacles should be located in areas of high pedestrian uses, such as food establishments. Response: Trash receptacles will be provided by the building tenant and located at entries. 6. All trash receptacles should incorporate smoking receptacles. Page - 22 Response: Trash receptacles will be provided by the tenant at building entries that will incorporate smoking receptacles Smoking receptacles should be located outside of all offices where employees congregate to smoke. Response: A designated smoking area will be provided by the tenant at a location away from the building entries as required by WAC regulations. See drawing sheet A1.1 for location of employee break area. Bicycles 8.. All development should incorporate bicycle stands or racks complementary to the buildings architectural form. Response: The bicycle rack selected has a design that is complementary to the buildings architectural form. 9. When possible, bike stands should be located on side streets versus on main streets. Response: The bicycle rack is located under the rear covered entry plaza. H. Gateways 1. Intent • To highlight important points of entry to Tukwila South as gateways by providing special design features, landscaping, and/or architectural elements at gateways. Response: Section H is not applicable to this development since it is not located at a gateway location within the Tukwila South District. 2. Design Criteria Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. Response: Does not apply. 2. Provide special treatment at designed gateway locations. Response: Does not apply. Design Guidelines General Page - 23 1. Provide gateway features at the primary arterial intersections of Tukwila South, such as Southcenter Parkway Expansion/S 180th Street, Southcenter • Parkway Expansion/Segale Park Drive C, and Southcenter Parkway Expansion/S 200th Street. Response: Does not apply. Gateway should be visually prominent. Gateways are encouraged to have two or more of the following types of features: a. Public art b. Monuments c. Special landscape treatment d. Open space/plaza, fountains e. Identifying building form or prominent architectural features f. Special paving, unique lighting, or bollards g. Signage, displaying entry identification h. Other features that meet the intent of highlighting gateway areas Response: Does not apply. 3. Secondary focal points may be established at future districts, such as office campuses, or retail districts, or other major districts. Focal points may have unique district signage, art, fountains, markers, landscaping or other features, compatible and complementary to the overall Tukwila South gateway features. Response: Does not apply. III Building Design A. Architectural Concept 1. Intent • To ensure that new development implements the vision for the Tukwila South Overlay District as a regional destination with multiple uses and as a memorable and regionally identifiable place. • Response: The proposed development is located within a mature business park. Good practice and design guidelines require consistency with the existing neighborhood and environment. Consistency with the vision for the Tukwila South Overlay District as a regional destination with multiple uses and as a memorable and regionally identifiable place is achieved through introduction of a corporate office for a major manufacturing company located in the valley. Page - 24 • To provide conceptual guidance on each of the envisioned building types in the Tukwila South Overlay District including: campus office, retail, urban office, and Tight industrial. Response: The conceptual guidance provided by the design guidelines has permitted this project to be designed in a manner consistent -with the other urban offices located adjacent to this project. • To provide for "human scale" in building design. Response: The design of this project is consistent with human scale as illustrated within the documents. It has been achieved through employing proven' design techniques. These design tools include the extensive use of landscaping, lighting, materials, color selection, and elements of appropriate scale at the pedestrian level. 2. Design Criteria 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. Response: The building is developed with a architectural concept that is consistent with the two adjacent office buildings. It provides the Targe floor plates needed for corporate office; central vertical core; secondary entries for employees close to major parking areas; and a covered service entry away from employee and visitor traffic areas. The architectural concept is a traditional design which employs a strong base element, landscaping; and a terminating element at the top, a cornice. As part of that traditional design a covered entry plaza projects forward from the facade so it is a major design element at the pedestrian level and identifies the entry from the street as you approach. The building is designed so that the second floor is setback from the roof and the ground floor setback from the second floor. This allows the building facade above to shade the windows below, provides an opportunity for accent lighting from the soffit above, allows landscaping to be placed next to the first floor sill wall and around the vertical supports so that there is a soft transition between the building and the ground. The design results in a stepped building facade that has vertical elements, the fin, and a continuous horizontal element behind, the window and spandrel bands. This results in a functional design that has a style that is consistent with the existing architectural concept of this part of the Tukwila South District. Page - 25 Reduce the apparent scale of Targe commercial and industrial buildings located adjacent to low density residential developments. Response: This project is located in a mature business park. No residential property is located nearby. 3. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian -oriented features where possible. Response: This project is not located at street corner. A distinctive pedestrian entry element is provided at a central location where provides visitor access to the tenants lobby area. 4. Provide prominent' rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. Response: The roof line provided is consistent with the character of the area, and the function of the building. 3. Design Guidelines General 1. Develop an architectural concept for development that is responsive to the functional characteristics of the development. Response: The architectural concept for this development provides the functional characteristics required by the development program. 2. Display a unifying concept or architectural expression on site with multiple structures. Response: This facility is the third building in a cluster of three office buildings constructed over the last 30 years. The latest building employs the same design concept so the architectural concept for development is unified. 3. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a corner location, a street or the river. Response: The site has been designed so that the building takes advantage of vista available along the river corridor. 4. Scale: Page - 26 a. Perceived building scale can be reduced through changes in materials, use of distinctive roofiines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, by windows, dormers and columns. Response: The scale of the building is appropriate for the site neighborhood and use. Elements that are not consistent with the overall design concept such as adding additional materials, conflicting roof lines, small additions that would not be functional, retail elements such as arcades, residential elements such as balconies and dormers, and decorative features have been avoided since they conflict with the existing design theme of the neighborhood and would not be effective for this scale of building. Extensive landscaping, surface textures, materials, architectural elements, and a design that employs shade and shadow has been utilized to reduce the scale in a manner consistent with techniques used on neighboring structures. In addition, vertical and horizontal modulation is provided along with a covered entry plaza that reduces the scale at the entry in a manner that is consistent with the unified design theme and is not detrimental to the appearance of the building and neighborhood. b. Appropriately scaled and well-proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. Response: The building is an urban office. The only traffic to the site comes from the visitors and tenants who arrive by private vehicle and transit uses that walk to the site from S180th. The site at the ground level has been designed with a warm, friendly and secure feeling pedestrian walkway system. This system includes pedestrian scale connection to a covered entry plaza from Segale Drive A. The building is designed so the facade steps back twice from the roof line above. This places the building facade at the pedestrian level approximately 15 feet away from the curb and provides an area between the pedestrian walkway and the building that is developed with building base landscaping. Page - 27 The pedestrian scale landscaping, separation from the building, step backs in the facade from the ground level, continuous windows along the ground floor level, surface textures, and the pathway lighting provided reduce the apparent scale of the structure and relate the scale of the building to the user. 5. Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting cornice lines or articulated parapets to make the rooflines prominent and create a distinct character. Response: The building roof line is consistent • with the neighborhood and meets the functional requirement for this type of use. The roof itself slopes to drains located in the middle of the building. This permits the building to have a continuous parapet around the perimeter. The surface of the parapet is articulated with a texture that contrasts against smooth surfaces that frame each segment of the facade. Below the parapet wall the building face steps back to the window wall. At the top of the parapet is a comice element that terminates the facade. This design uses techniques and elements that provide a distinct character and is consistent with other surrounding office buildings. 6. Take advantage of intersection locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. Response: This project is not located at street comer. A distinctive pedestrian entry element is provided at a central location where provides visitor access to the tenant's lobby area. 7. Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of a building. Response: This facility is a corporate office. Under a separate application the tenant may express its identity through a sign mounted on the spandrel of the entry plaza roof facade and a freestanding ground mounted sign complimentary to the building architecture. Urban Office Page -28 8. Roof tops overlooked by other taller buildings should be attractively designed. Response: The roof is not overlooked by taller buildings at this time. 9. Consider incorporating innovative designs into a development, such as vegetated roofs. Response: The project will employ the use of a roofing system that is considered under the LEED program as "green". A vegetated roof for this project is not economically viable and results in the expenditure of additional natural resources. 10. Buildings of considerable lengths or with large floor plates should incorporate design features that reduce their apparent bulk. Examples of these techniques include building articulation, changes in facade patterns, building breaks, vertical setbacks and material changes. Response: The building design employs the use of modulation, articulation, changes in facade pattems, projecting elements, recessed areas, vertical setbacks and material changes to reduce the scale of the building as shown on drawing sheets A1.1, A2.1, A2.2 & A4.1. 11. Exterior openings should be in scale (i.e., proportionate) for the building's function and use. Response: This building only requires door openings for pedestrian entry and for small parcels as shown on A2.1 and A3.1 12. At prominent building corners and spaces between buildings not crossed by streets, building projections are allowed to the maximum height of each building. Response: At building corners and spaces between buildings not crossed by streets, the building facade elements are at the maximum height permitted in the low impact shoreline zone. B. Building Elements and Architectural Details 1. Intent • To provide flexible design parameters to allow each development opportunities for creativity and expression in architectural design. Response: The flexibility in parameters has been used to create a building design that is consistent with the existing neighborhood and has individual characteristics that differentiate this development from previous buildings. Page,- 29 • To provide texture to streetscapes and interest and variety to the building facade. Response: The flexibility in the parameters has allowed the existing streetscape to be renovated so its texture compliments the overall building design, allows view of the design features, and provides opportunity for landscape features. To make major building entrances obvious, visually prominent, and welcoming. Response: The flexibility in the design parameters allowed the design of a building entry that is obvious, visually prominent, and welcoming. 2. Design Criteria 1.. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. Response: Materials selected are concrete, glass and prefinished metal all of which are durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 2. Buildings and site design should provide an inviting entry orientation. Response: The main entry faces the street and can be seen from the north and south as you approach by car or walk along the sidewalk. The entry sequence is designed so as you approach from the street there is architecturally articulated walkway with landscape areas and bollard lights at each side of the walkway where you cross the drive aisle to the covered entry plaza as .shown on drawing sheets A1.1, A1.5, L1.1 and L1.2. The building entry plaza is articulated concrete paving, lighted from the soffit above, surrounded by landscaping, and has a skylight in the middle. As you approach the building the entry doors are recessed so the sloping clearstory can provide Tight to wash the building entrance. See drawing sheets A1.1, A1.5, A2.1 ceiling plan and A3.1. The site is designed so visitor parking is provided between the building and the street. Visitors once parked can walk along the collector walk to the entry plaza adjacent to the landscaping along the building base. Page - 30 The combination of building and site elements provide an inviting entry for the pedestrian or the visitor who arrives by car. 3. Colors used on building exteriors should integrate a building's various design elements or features. Response: The building is constructed with precast concrete so it is primarily a single earth tone. The services and facades are designed to create a wide variety of shade and shadow which is enhanced by the textured wall surfaces. As a result, many differenttones of color appear on the building as the natural Tight transitions through the day. The color of the metal elements, window sash, copings, mechanical screen siding, and cornices has been selected to coordinate with the tint of the glazing and compliment the building color. 3. Design Guidelines General Building Materials 1. Building structures are encouraged to employ a variety of durable materials. Response: The building design employs a variety of durable materials which consist of precast concrete, bronze tinted glass, dark bronze anodized aluminum, and prefinished metal. See major materials color board. Building Entries 2. Building entrances should be visually prominent and easy for pedestrians and bicycles to reach. Response: The building entry is visually prominent and easy for pedestrians and bicycles to reach as shown on drawing sheets A1.1, A2.1 and A3.1 3. Canopies, awnings, and protected entryways are encouraged to highlight and define building entrances as well as provide weather protection. Response: The building design features a covered entry plaza which highlights and defines the building entrance as well as provides weather protection. 4. When the purpose is to provide weather protection, provide a sufficient width, typically at least 4 feet, and sufficient height, 8 to 15 feet, for awnings and canopies. Page -31 Colors Response: Covered entry features for weather protection exceeds the guidelines as shown on drawing sheets A1.1, A2.1, A3.1 and A4.1. 5. Use accent colors in a way to enhance or highlight building design, and avoid detracting from building design. Response: The accent color used for the cornice highlights the terminus of the facade, is coordinated with the mechanical screen color and window sash finish, all of which compliments the building design. See major materials color board. Urban Office Building Materials 6. Buildings should be constructed with predominately masonry material. Following is a list of encouraged and discouraged materials: Encouraged Brick Stone Pre -cast Concrete Panels Discouraged EIFS Vinyl Siding Other residential -type materials Response: The major construction material is precast concrete panels with a natural finish. 7. The use of reflective or darkly tinted glass on a buildings facade is discouraged unless the applicant can demonstrate special circumstances apply. Response: Low E Argon filled 1 inch insulating solar bronze glazing units are proposed which are consistent with neighboring building glazing: 8. All -glass vertical expression is allowed in recessed areas. Response: No vertical all glass areas are proposed. Building trim may be of stone, metal, pre -cast glass fiber reinforced concrete (GFRC) or similar materials. Response: The building cornice, building mechanical screen and trim are a pre -finished metal material. Page 32 10. Punched windows are strongly encouraged . for building facades. Response: The project design utilizes continuous window bands to provide a view from the interior of the vista provided by the river corridor and to enhance the environment within the building. 11. Building design should incorporate a horizontal expression line above the first and second floor, depending on the building's height, to develop a sense of continuity. Response: The building design features a continuous cornice, bands of windows and spandrel elements. These create horizontal lines that develop a sense of continuity as shown on drawing sheet A3.1 12. Balconies on the second floors, especially above entrances are encouraged to provide a focal point to the building facade. • Response: The entry design has been developed to provide a Targe covered plaza that can be utilized by the building occupants. This feature is of more value to the tenant than a balcony which would not be complimentary to the function inside the building at this site. IV. Landscape Design A. Landscape Design 1. Intent • Integrate landscape design with site and building design in a cohesive manner. Response: Site landscaping has been designed so it is integrated with the building and the site design so they are cohesive and complement one another. • Soften and screen the visual impact of hard surfaces such as parking Tots, service areas, walls, pedestrian walkways, public rights-of-way, sidewalks and gathering places, by incorporating trees and landscaping into the site design. Response: Hard surfaces such as parking Tots, service areas, walls, pedestrian walkways, public rights-of-way, sidewalks and gathering places have been softened and screened by incorporating trees and landscaping into the site design as shown on drawing sheets L1.1 and L1.2. Page - 33 • • Ensure private landscaping reinforces, complements and enhances public streetscape improvements and reinforces onsite pedestrian connections. Response: Site landscaping has been designed to reinforce, complement and enhance public streetscape improvements and reinforce on-site pedestrian connections as shown on drawing sheets L1.1 and L1.2. 2. Design Criteria 1. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. Response: The landscape design concept has been developed that is consistent and complementary. to the site design and the building's architectural character. This design recognizes and honors landscaping design on adjacent sites, special architectural features, view corridors to and from the building, along with pedestrian and vehicular circulation patterns. 2. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. Response: The landscaping design satisfies the functional requirements of the site such as organizing parking and circulation; defining pedestrian routes, softening the appearance of parking areas; screening parking from the public realm, and buffering the view of dumpsters and ground mounted mechanical equipment. 3. Design Guidelines General Complimentary to Building Character 1. Develop a landscape design concept that is consistent with or complementary to site design and the development's architectural character. The landscape concept should also enhance natural site features, significant existing landscaping, and/or other existing amenities, where appropriate. An effective landscape plan will direct and enhance the experience of a site when it: a. Takes advantage of views of the landscaping from inside the building. Page - 34 b. Enhances the building itself, as viewed from within the site and adjacent public streets. c. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition from the street to the development. Response: The landscape design shown on drawings L1.1 and L1.2 will direct and enhance the experience of a site because it: a. Takes advantage of views of the landscaping from inside the building. b. Enhances the building itself, as viewed from within the site and adjacent public streets. c. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition from the street to the development. 2. Landscaping should provide design continuity between neighboring sites. Response: The site is located in a mature business park. The landscape design recognizes the style and materials of neighboring sites which provides design continuity between properties. 3. Building facade modulation and setbacks should include features such as courtyards, landscaping, or other special features. Response: The building facade is fully modulated and provides shade and shadow as result of the lattice work of elements. The building surfaces consist of. glass and concrete which is textured and articulated. The area around the base of the building is landscaped. This provides a soft transition to walks, parking, and drives that allows the landscaping to compliment the design and be a predominate feature at the pedestrian level. As a central focal point a covered entry plaza extends beyond the building facade and is connected to the street with a walkway. This area has special paving treatment, landscaping, and lighting. Page - 35 4. See associated design guidelines in Section H. E — Natural Environment related to hillsides. Response: Hillside design guidelines are not applicable to this site. Screening and Buffering (Perimeter verses interior) 5. Required perimeter landscaping may be averaged and clustered if the total required square footage is achieved onsite. Response: The total amount of required landscaping has been provided on the site. Clustering has been used as a design element to provide a superior design. 6. Consider using landscaping as a buffer to reduce the impacts of wind, air pollution and noise on a development and surrounding sites. Response: No buffers are required for this project to reduce the impacts of wind, air pollution and noise on the development and surrounding sites. 7. See associated design guidelines in Section .II. A, C, and D — Site Design Concepts and Site Relationships, Siting and Screening of Parking and Siting and Screening of Service Areas and Mechanical Equipment, as well as Section IV. B Planting Design. Response: Consistency with these associated guidelines is demonstrated within the sections listed above. Reinforce -and Enhance Public Streetscape Improvements 8. Ensure that the landscape design reinforces and complements plantings in the public right-of-way. Response: As part of the redevelopment the street landscaping will be reconstructed to meet the City standard for width, materials, and plant spacing. 9. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians' and drivers' views. Response: Landscaping has been designed at crosswalks and other locations where vehicles and pedestrians intersect so the view of pedestrians' and drivers' is not blocked. 10. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. Page -36 Response: At building entries side walks which cross planting areas have been provided for convenient pedestrian circulation and prevent plants from. being trampled. 11. Landscaping is encouraged to help define pedestrian walkways and parking areas, and should be used to mitigate climate and solar conditions. Response: Shade is provided by trees along the pedestrian walkways and parking areas as shown on drawings L1.1 and L1.2 B. Planting Design 1. Intent • To encourage selection of plant materials that will enhance the overall landscape design concept and provide for variety and visual interest on the site. Response: This project is located within a mature business park that has an established design concept and pallet of materials. The landscape design concept used provides for variety and visual interest that is consistent with established park standards. • To encourage the use of plant materials that will survive with minimal or reasonable maintenance, are resistant to drought, and are otherwise appropriate for conditions. Response: This project is located within a mature business park that has and established design concept and pallet of materials. The planting materials selected will survive with minimal or reasonable maintenance, are resistant to drought, and are otherwise appropriate for conditions. Design Criteria 1. Incorporate existing significant trees, wooded areas and/or vegetable in the planting plan where they contribute to overall landscape design. Response: The site is a paved parking lot that has landscaping between the parking area and the street. The existing landscape buffer is non -conforming and will be replaced as part of the redevelopment. See drawing sheets A0.1, A1.1, L1.1 and L1.2 2. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. Page = 37 Response: The plant materials selected and the location of the materials reinforce the landscape design concept and are appropriate to there location in terms of hardiness, maintenance needs and growth characteristics. See drawing sheets A1.1, L1.1 and L1.2. 3. Design Guidelines General 1. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent lots and natural areas. Response: This project is located within a mature business park that has and established design concept and pallet of materials. The landscape design as shown on sheets L1.1 and L1.2 is consistent with plantings on adjacent lots. 2. Provide adequate plant quantity, size and spacing for the intended effect. Response: The planting quantity, size and spacing achieve the desired effect and meet or exceed the requirements of the TMC title 18. 3. Areas not in use by structures, driveways, plazas, walkways and parking spaces should be landscaped. Response: AH pervious areas of the site are landscaped. See drawing sheets A1.1, L1.1 and L1.2. 4. Consider the use of indigenous plant species or plant species proven adaptable to the local climate in all landscaping. Response: Indigenous plant species or plant species proven adaptable to the local climate are provided where appropriate. See drawing sheet L1.1 and L1.2. 5. Select a variety of plants with consideration of visual interest, including using plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. Response: To the extent feasible the landscape design employs a variety of plants that provide visual interest, including plants as accents, with contrasting textures and are coordinated to provide a succession of blooms and seasonal color. 6. All weeds and invasive species on site must be controlled including in sensitive areas. Page -38 Response: Through a scheduled maintenance program weeds and invasive species on site will be controlled. 7. Landscape features such as decorative paving, fountains, rock features,walkways, or'benches are permitted within perimeter landscaping areas. Response: Landscape features such as decorative paving, fountains, rock features, walkways, or benches are not proposed within perimeter landscaping areas. 8. Planters and urns should be used extensively throughout the Tukwila South development in the development areas that are urban in nature. Large planters are movable for flexibility and give a more open feeling to the sidewalks and plazas. All planters should appear to be authentic materials such as terra- cotta, porcelain, stone, or heavy clay. Newer resins can be used, but must be compatible with adjacent architecture or site furnishings. Response: Planters and urns conforming to this guideline will be provided by the tenant at the covered entry plaza. 9. Tree grates may be used throughout the project. Response: Grates will not be needed since no trees are located in sidewalks or plazas. 10. See associated design guidelines in Section II. E — Natural Environment. Response: No site improvements will be within the river environment. V. Signage — Not part of this application Page - 39 COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items- are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). rEC, p 9E Check items submitted with application Information Required. , ff FEB -01: 2t May be waived in unusual. cases, upon.approval of both Public Works and Planning DEvELgw E-6 APPLICATION MATERIALS: 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed Application Form and drawings (5 copies). 3. One set of all plans reduced to 8 1/2" by 11" or 11" by 17". `---- 4. Application Fee: See Land Use Fee Schedule. 6)i Fii4 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). pJ i✓G. 6. SEPA Environmental Checklist if required (see SEPA Application Packet) PUBLIC NOTICE MATERIALS: iitE4 7. If the project requires SEPA review: Payment of a $365 notice board fee to Fast Signs Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). Mailed notice is not required. PROJECT DESCRIPTION AND ANALYSIS: 00 VtVt 8. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). ���� 9. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. , W 10. A written discussion of project consistency with decision criteria. (See Application) i. Pi 1`" 11. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines (online at www.ci.tukwila.wa.us/dcd/dcdplan.htm) for additional information. SITE PLAN: 12 (a) The site plan must include.a-graphic scale, north arrow and project name. Maximum size 24" x 36". '..A , (b) Existing and proposed building footprints. '." (c) Dash in required setback distances from all parcel lot lines. '� (d) Fire access lanes and turn-arounds per Fire Department standards. P:\Forms\2009 Applications\Design Review-Administrative-JAN09.doc 10 T Check items submitted ' with • . appiyat on :: Information. Reipii. ired; May be waived in::unusual,cases, upon approval; of both Public Works:. and Planning ✓ (g) Locate the nearest existing hydrant and all proposed hydrants: (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. 1y4 (i) Plan, profile and cross-section for any right-of-way improvements. '. (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: . g 16. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. Maximum size 24" x 36". `, 17. Color and materials board accurately representing the proposed project. . .. 00 ct� . 18. A rendering or photo montage showing the project in context is suggested; If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). PCCIP 19. Luminaire plan including location and type of street and site lighting if any changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot- candles), and measures to shield adjacent properties from glare. ni D5 , 20. All existing and proposed signage with sign designs and locations. P: \ Planning Forms \Applications \ 2007 Applications \ AdminBAR-12-07. d oc 2008 January 23, LANCE MUELLER B ABBOCIATEB A R C H 1 T E C T $ A 1 A SEGALE 2 STORY OFFICE BUILDING 18200 Andover Park West Tukwila Exterior Materials Schedule " THE CITATION SERIES FOR MAXIMUM OPERATIONAL - .,• One of the hest just got better. - Featuring the ultimate in high performa .,_-. efficient construction, the Citation Seri '.' been improved to offer a wider variety of enhanced : - optical choices. Depending on your requirements,‘,.. -4 FE1& FE2 you can choose from three sizes in wattages ranging from 100 to 1000 For new construction or upgrades to existing - sites, the Citation Series offers you an extensive-------:,! selection of energy-iaving features designed to help improve the safety, security and overall-- - --- image of any outdoor lighting area . THE CITATION 11- The Citation 11 features a 400 Watt ----I-717-- • e - • - envelope Vertical or Horizontal Burn lamp optiiinin-Tft--, • , the small Citation housing. With the Citation 11-yoli", can enjoy one of the outdoor lighting iiiritifi-Z-72"1-3 finest operational valueS. The Citation II is loaded with cost-saving features r-, including flat or sag glass lenses, Pulse:Start Metal Halide lamps, optional tool -Jess entry/ground re-lamping (ground re-lamping on Citation 11 Vertical Burn only), more. -- NIDE VARIETY OF OPTICAL CHOICES Flat -lensed fixtures meet IESNA full cutoff classification. CITATION MEDIUM HORIZONTAL BURN. CITATION II VERTICAL BURN OTATION II HORIZONTAL BURN Vertical Bum Utilizing a sag lens, Vertical Burn fixtures control light output and distribute light more evenly over a larger area. High-performance, multi -faceted reflectors surround the vertically oriented lamp to deliver brilliant light and provide maximum lighting distribution and uniformity. This creates better "see -ability" and efficiency using fewer fixtures, thus lowering your total cost of ownership. • Greater lighting effectiveness and efficiency with fewer fixtures • Lower energy costs • Lower installation costs • Lower total cost of ownership Horizontal Bum When your lighting requirements include sharp cutoff luminaires with a high degree of light control, specify Horizontal Burn. Utilizing a flat lens, horizontal lamp orientatio and high-performance, multi -faceted reflector Horizontal Burn fixtures allow you to place more direct emphasis on ground elements without sacrificing uniformity. • Powerful, sharp cutoff illumination - meets IESNA full cutoff classification • Excellent for areas with strict zoning requirements HOUSING One-piece aluminum housing is available in small, medium and large sizes. Welded and finished corners provide a clean, sharp appearance, increased housing strength and weather -tight construction. LENS/GASKET Clear, flat tempered glass lens or sag tempered glass lens is sealed to the housing with an EPDM gasket to prevent entry of moisture and insects. LIGHT SOURCES Designed to operate with either a Pulse -Start Metal Halide; Super Metal Halide; Super Metal Halide Reduced Envelope; Metal Halide; Metal Halide Reduced Envelope or High Pressure Sodium lamp with mogul -base sockets. A clear lamp is supplied as standard. FIXTURE SHOWN: CT2V CrranoN n SOCKETS Porcelain, mogul -base sockets feature spring -reinforced contacts for long life. EASY ACCESS Standard doors feature two captive, stainless steel door fasteners, which provide secure closure and easy access. Optional, on Citation 11 fixtures, is a new spring-loaded quarter -turn fastener which allows for "tool -less entry" by hand, or "ground re -tamping' with a special re -tamping tool. Ground re -tamping is only possible on Vertical Bum Citation 11 fixtures. BALLAST High-power factor type ballast is designed for -20° F operation. Ballast is mounted to the housing reinforcing plate. BRACKETS Aluminum bolt -on bracket is shipped standard (2 1/2" x 6", x 6" on small models, 2 1/2" x 6" x 8" on medium models, 21/2" x 6" x 12" on large models). Optional 6" bracket is available for single and D180° configurations. INTERNAL FITTERS Upgrading to the Citation Series is easy and cost-efficient with one of LSI's patented Internal Fitters (U.S. Patent No. 5,599,094). For existing 4" or 5" square poles, insert an Internal Fitter in the pole, and turn to tighten. ;ELECTOR PTIOI The Citation Series offers a wide variety of reflector choices to meet your needs, including these high-performance options: Note: Various reflector models are protected by U.S. Patent 6,464,378. CITATION 11 (CT2H) HORIZONTAL LAMP/FLAT LENS OPTIONS TYPE 3 TYPE 5 CITATION II (CT2V) VERTICAL LAMP/SAG LENS OPTIONS FORWARD THROW TYPE 5 Please visit our web site at www.lsi-industries.com for detailed photometric data. CITATION MEDIUM (CTM) TYPE 5 Optional Ground Re-Lamping A ground re -tamping option is available for Vertical Burn Citation II fixtures with lower pole heights. A special ground re-lamping tool opens and closes the unit, in addition to removing and replacing the lamp, making re -Tamping remarkably easy • No bucket truck or ladders necessary • No need for the added expense of hiring an outside contractor • Maximum tool length of 15' Pulse -Start Metal Halide Lamps With Pulse -Start Metal Halide lamps, you can enjoy the white light of Metal Halide, along with the energy efficiency and lumen maintenance of High Pressure Sodium. Consider the benefits: COMPARE • Longer lamp life (up to 30,000 hours) ■ More lumens per watt ■ Better lumen maintenance for more light output over time • Improved color stability and less color shift E Faster warm-up PULSE -START CASE STUDY Feature Standard Color White Efficacy (L/W) 60 85` Lumen Maint. 65a1n _: xy Lamps 1751000. Lamp Life (kHrs) a6 ifi Pulse -Start Metal Halide Whiter • 90-110 80-85% 35-750 15-30 :100-125 "' 400 CWA 320 Super CWA (Standard M.H.) (Pulse -Stan) System Watts 1,458 Watts; Per Fixture C.:. Mean Lumens L 28,800 Fixtures ( 20 Power Cost Per Fiat Per Yr. .514600 @ 84 (4000 firs) Total Savings = $30 X 20 = $600 Per Year, Forever! elect apprvprrate choice from each column to foannlate order code Refer ii'example betot u) - Luminaire ."Prefix t l'` ,, Lamp -'-.tDistubutron_� � ; Wattage- Light ` i- " ; Source �-', ; r ��r�� `-.•: : Line LuminaiN ;-:Voltage',�� .- , pilishV : - - .yopuoi._ CT2H - Small A - Asymmetrical 100 PSMH - Pulse -Start Metal Halide' :RZ- Bron BK - 6" Bracket (Horizontal lamp) 3 - Type III - Forward Throw 150 175 320 Watt • SMH - Super Metal Halide empered Glass - - •p. p' BLK - : ack PLP -.Platinum PCR -Photoelectric Control 5 - Type V 250 175, 250 Watt Plus Receptacle° 320 SMHR - Super Metal Halide BUF - Buff TE - Tool -less Entry 400 Reduced Envelope 400 Watt WHT - White GR - Ground Re -Lamp MH - Metal Halide GRN - Green (includes tool -less entry)° 175, 250 Watt GPT- Graphite LL - Less Lamp MHR - Metal Halide Reduced Envelope 400 Watt HPS - High Pressure Sodium 100,150, 250, 400 Watt - CT2V - Small FP - Forward 150 PSMV - Pulse -Start Metal Halide CT - Contoured (Vertical lamp) Perimeter 175 175, 250, 320 Watt Clear 5 = Type V 250 SMVR - Super Metal Halide Tempered 320 Reduced Envelope 400 Watt Glass • 400 MH - Metal Halide 175, 250 Watt MHR - Metal Halide • Reduced Envelope 400 Watt HPS - High Pressure Sodium '150 Watt CTM - Medium A - Asymmetrical 250 PSMH - Pulse -Start Metal Halide F - Flat Clear (Horizontal lamp) 3 - Type III Throw 320 320 Watt Tempered SMH - Super Metal Halide Glass O FT - Forward 5 - Type V 400 250, 400 Watt W CZ MH - Metal Halide N h 250, 400 Watt "- �s HPS - High Pressure Sodium 1.0. l 250, 400 Watt CI OI CTL - Large A - Asymmetrical 1000 MH - Metal Halide Y, - �u (Horizontal lamp) 3 - Type III FT - Forward Throw' 1000 Watt HPS - High Pressure Sodium ,, C;; Z 1000 Watt I I II el vl 11C Example of Typical Order CT2H. 3 40 11 CTL -FT -Forward Throw reflectors are field -rotatable. 2) For international voltages, consult factory. 3) MT- Multi -Tap is shipped standard unless otherwise specified. Multi -Tap consists of 120V, 208V, 240V and 27N Multi -Tap is pre -wired for 277V. Alternate voltages will require field re -wiring. 4) Tn-Tap is shipped standard for C -UL applications. Tn-Tap consists of 120V, 277V, and 347V Tn-Tap is pre -wired for 347V Alternate voltages will require field re -wrong. 0 .SMHR LUMINAIRE EPA CHART Includes Bracket Small Citation (CT2V) 6" Bracket Small Citation (CT2H) 6" Bracket Medium Citation (CTM) 8" Bracket Large Citation II (CTL)12" Bracket House side shield adds to fore EPA Consult factory. 5) A 6" bracket can only be ordered with single and 01800 configurations on CTL and CTM. 6) PCR factory installed and pre -wired for 277V. Alternate voltages will require field re-winng. 7) Tod -less Entry option available on CT2V and CT2H. 8) Ground re -lamp option available on CT2V only. Maximum length 15 ft. See below for Ground Lamp Changer. LISTED Listed for wet locations. 110€ x'11 *24 Single 1.5 1.4 2.2 3.2 D90° 2.4 2.2 3.9 5.1 D180° 3.0 2.8 4.0 6.4 T90° 3.9 3.6 6.1 8.3 104 TN120° 3.9 3.6 6.2 8.5 Q90° 4.7 4.4 7.8 10.2 Parallel 2.4 2.2 3.9 5.1 i .ACCESSORY;ORDERING INF.ORMATIONy. Description Order Number PC120V - Photocell 122514 PC208V - Photocell 122515 PC240V - Photocell 122516 PC27N - Photocell 122517 PC480V -Photocell 1225180 FK120V-Single Fusing FK120V FK27N - Single Fusing FK277V DFK208, 240V- Double Fusing DFK208, 240V DFK480V- Double Fusing DFK480V FK347V - Single Fusing FK347V iIMINAIREFINISHES Each Citation fixture is finished with DuraGrip*, LSI's baked -on, polyester -powder coat finishing process LSI's DuraGrip finish withstands weather changes without cracking or peeling, and is guaranteed for 5 full years ndustries" LSI OUTDOOR LIGHTING THE_ POWEROfENIAGE 10000 Alliance Road 9 Cincinnati, Ohio 45242 9 (513)793-3200 FAX (513)793-0147 9 www.lsi-industries.com © 2004. LSI INDUSTRIES INC. 4/04 - 10M - 2215 Bum •t~'a+LIER COATED tOuG1r GREEN WHITE BRONZE GRAPHITE BLACK PLATINUM PLUS Description Order Number CT2V HSS - House Side Shield 122519BLK' - CT2H HSS - House Side Shield CTM HSS - House Side Shield 122519BLK' 122520BLK' CTL HSS - House Side Shield 122521BLK' CT2H PLS - Polycarbonate Shield 168702 CTM PLS - Polycarbonate Shield 122523 CTL PLS - Polycarbonate Shield 122524 RPP2 - Round Pole Plate 162914BLK' BKS-B0-WM-'-CLR Wall -Mount Plate 123111CLR Ground Lamp Changer 132678A" 'Black only. h'MENS/ONS "For use with 250, 320, standard and 400 watt Reduced Envelope 8E Jj A B C D E CT2V (Small) 20-1/8" 8" . 14-58" 6" 11-1/4" CT2H (Small) 20-1/8" 8" 14.5/8" 6" - CTM (Medium) 25" 8" 18-3/8" 8" - CTL (Large) 29" 10" 21" 12" BruaxEe - 2 -Bou PArrERN Note: A six-inch bolt -on bracket is shipped standard with a small Citation. An eighrmch bolt -on bracket is shipped standard with a medium Citation. A twelve -inch bolt -on bracket is shipped standard with a large Citation, unless otherwise noted. • GREENLEE INTREPID (Various reflectors are protected by U.S. Patent No. 6,464,378.) DIMENSIONS R2" (52mm) 12-1/2" 320mm) icaIlatmeetsed Mums ESNA COMMUNITY full cutoff RIENDLY classification 111011).J 21 11/16 (551 mm) 31-13/16" (808mm) 020-1/4" (514mm) 6-3'8" (162n1m) 8" j (202mm) 2-1/2" (63mm) Small Side Arm R2" (52mm) 25" (634mm) 37-3/4" (958mm) 11-12". \,(291mm) 025-1/2" (5648mm) 8-1/8" (206mm) Medium Side Arm -1/4" (107mm) 020-1/4" (514mm) — 025-1/2" (648mm) —I 8" (2p2mm) 11-1/2" FE3, HOUSING - Modular fixture is available in small or medium sizes and two mounting configurations. One piece housing / support frame is die-cast aluminum. Combination mounting arm / ballast enclosure on side mount versions is die-cast with integral ribs for heat dissipation. Ballast enclosure, access - cover and support arms for post top versions are die-cast aluminum. HOUSING TOP CAP: Removable spun aluminum cap, which provides "Top Access" for relamping, is retained by captive stainless steel fasteners and safety cables. Housing and top cap interface is sealed with a one-piece extruded silicone gasket. Tool -less entry option is available. LENS: Lens is flat tempered glass, which is sealed to the die-cast aluminum housing with an extruded, high temperature, silicone gasket and retained intemally by zinc plated steel clips. LAMPHOLDER: Matched to the lamp. Glazed porcelain in either medium or mogul base, 4KV pulse rated, with spring center contact. CFL fixtures have one piece, 4 -pin, thermoplastic lampholders. LIGHT SOURCES: Pulse -Start Metal Halide, Pulse -Start Metal Halide Reduced Envelope, Ceramic Metal Halide, Metal Halide, High Pressure Sodium, and CFL - Compact Fluorescent. Lamps supplied as standard - HID -clear and compact fluorescent coated, 3500K. (292mm) 30-1/2" (774mm) 18-1/8" (461mm) 35-11/16 (906mm) 19-3/8" (492mm) 05" (127mm) Small Post Top Single Sliplits 4" Dia. Tenon Or Pole 06/29/09 05" (127mm) Medium Post Top Single Sliplits 4" Dia. Tenon Or Pole c@us LISTED wet location IP65 QE BALLASTS: Ballast is mounted on removable power tray. Tool -less option is available. Electronic HID and dimmable electronic HID ballasts are available in select wattages for 120-277V current or 200-277V current (see ordering chart). Core and coil ballasts are high-power factor designed for -20°F operation. Terminal block, for easy wiring, is standard with all magnetic ballast types. CFL ballasts are universal electronic, with 0°F starting, which accommodate current from 120-277V in either 50HZ or 60HZ for worldwide operation. OPTICS: Four available distributions — Type 11, 111, V, and FT -Forward Throw for perimeter applications. Reflectors may be rotated in 90° increments. Lamps may be horizontally or vertically oriented. FASTENERS: All exposed fasteners are black oxide coated stainless steel. Internal fasteners are stainless steel or zinc electro -plated steel. FINISH: Fixtures are finished with LSI's DuraGrip® polyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling, and is guaranteed for five full years. Standard colors include bronze, black, platinum plus, buff, graphite, satin veid-e`green, metallic silver and white. SHIELDING: Internal house side shields for small and medium are available. PHOTOMETRICS - Please visit our web site at: www.lsi-industries.com for detailed photometric data. • SHIPPING WEIGHTS - Intrepid Catalog Number INS (PT or SA) Est. Weight (kg/lbs.) 20/45 INM (PT or SA) 29/65 Project Name - 1 Fixture Type © 2009 LSI INDUSTRIES INC. Catalog # A Company with.rZS::... GREENLEE INTREPID LUMINAIRE ORDERING INFORMATION FE3 TYPICAL ORDER EXAMPLE: INS PT H 5 100MH F MT MSV SOT Luminaire Mounting Style Orientation Optics Watts/Lamp Lens Voltage Luminaire Finish Options INS ' Small PT - Post Top - SM - Side Arm Mount for 4° Poles1 SA5 - Side Arm Mount for 5" Polest H - Horizontal2 V - Vertical 2 - Type II 3 - Type III FT - Forward Throw 5 - Type V 175 PSMH, 150 CMH' 39-150 MH 50-150 HPS F - Flat 1.0 BRZ – Bronze LL - Less Lamp SON - Standby Quartz (Non -Time Delay) SOT - Standby Quartz (Time Delay) PC120 - 120V Photocell PCHV - 208-277V Photocell TE - Tool -less Entry 'Accessoriesa: ": ,;,,� MT TT BLK – Black PLP – Platinum Plus BUF – Buff WHT – White SVG - Satin Verde Green.. GPT - Graphite MSV - Metallic Silver 480 39-150 EMHS UE(120-277) UEDIM(120-277) 5 - Type V - Only 26-57 CFL Single CFL Lamp 26-42 CFL2 Dual CFL Lamps UE(120-277) FK120, F1(277, FK347 - Single fusing DFK208, DFK240, DFK480 - Double fusing IHSS - Internal House Side Shield SPA - Square Pole Adapter WM - Wall Mount (PT only) SAWM - Side Arm Wall Mount (SA4 or SA5) BK SPT BO - Small Bolt on Arm Bracket(for BK MPT BO - Medium Bolt on Bracket (for PT 180)13 PT 180)v INM Medium 2 - Type II 3 - Type III FT - Forward Throw 5 - Type V 200-350 PSMH 400 PSMHR 250-400 HPS2 MT TT 2.2 480 250-350 EPSMFP 400 EPSMHR6 . UE(200-277) UEDIM (200-277) Consult Factory for International Voltages and Light Sources MT– Multi Tap consists of for highest voltage. Alternate TT – Tri -Tap consists of 120V, for Canadian applications and 20V, 208V, 240V and 277V and is prepared voltages will require field adjustment 277V and 347V and is shipped standard is prepared for highest voltage. Alternate require field adjustment SA - voltages will 3.4 1- For correct drilling pattern, order Greenlee bolt -on poles or consult factory. 2- 250-400 HPS available with Horizontal lamps only. 175 Watt PSMH available with vertical orientation only. 3- Available with vertical orientation only 4- Provided with Ceramic Metal Halide lamp. 020-1/4" (514mm) 35-1/4" (896mm) sra 04" Y 3-1/3" (102mm) (84mm) 20-5/8" (524mm) Intrepid Small Post Top with WM Accessory 06/29/09 © 2009 LSI INDUSTRIES INC. Catalog # 025-1/2" (648mm) 40" (1018mm) 025-1/2" (648mm) 11 04" IN 3-1/3" (102mm) (84mm) 24 5/8" (625mm) Intrepid Medium Post Top with WM Accessory 5- Metal Halide lamp with electronic ballast. 6- Pulse -Start Metal Halide lamp with electronic ballast. 7- For PT mounting configurations other than D180, consult factory. Order one bracket per fixture. . 40" (1018mm) h A i= • =ln 04" —21 3-1/3" (102mm) (84mm) Project Name 24-1/2" J (521 mm) 04" (102mm) or 05" (127mm) Intrepid Medium Post Top with BK MPT BO (x2) Mounts to 4" or 5" Dia. 0180 Bolt -on Pole 2- ...II o L' tart G Fixture Type 020-1/4" (514mm) 35-1/4" (896mm) (84mm) 04" (102mm) 20-(5211 " m) '/2" or 004" 5(127mm) Intrepid Small Post Top with BK SPT BO (x2) Mounts to 4" or 5" Dia. 0180 Bolt -on Pole LUMINAIRE EPA CHART - Greenlee MOUNTING SME Intrepid SMALL FIAT LENS MEDIUM FLAT LENS IN PT Single PT 1.0 1.2 DM PT D180° PT 2.0 2.5 1111 Single SA 1.0 13 NW -II 01B0° SA 2.0 2.5 4; 090" SA 1.7 2.2 fii T90° SA 2.5 3.4 4 4 T120" SA - 2.8 3.4 090° SA 3.2 4.0 A Company with • GREENLEE HYPERION SERIES ' DIMENSIONS (1070mm) 421/8° Amami aimems1116 (1006mm) 39.5/8" Bolt Circle 6" Conduit Opening 3" Anchor Bolt ur X 10" (219mm) 8-5/8" 2° Bolt —Projection FE4 LAMP TYPE: Standard or Ceramic_ Metal Halide HOUSING: One-piece, heavy -walled, extruded aluminum, .322" thick for vandal resistance. CROWN ASSEMBLY: Flat or domed, heavy cast aluminum. For added security against vandals, crown attaches to lower housing with four captive, concealed 1/4" x 20 Allen - head screws. LENS: One-piece, heavy -walled borosilicate lens is recessed .764" and protected by three cast ribs for vandal resistance. Exposed portion of the lens is only .671" tall. OPTICS: Patented OptXTM optical assembly uses Constructive Occlusion® technology. A precisely positioned clear lamp in a Cavity and FanTM assembly projects radiant energy into selective zones. Proprietary coating on the cavity is 96% reflective. c Y� US LISTED wet location BALLAST: High Power Factor, multi -tap ballast designed for -20°F operation is standard. Universal electronic ballast for 120-277V, 50 or 60 HZ. operation is available. LAMPHOLDER: Matched to lamp. Glazed porcelain, medium base, 4KV pulse rated with spring center contact. ANCHOR BOLTS: Anchor bolts are 3/8" x 10" heavy-duty galvanized steel. Four (4) are furnished. FINISH: Each fixture is finished with LSI's DuraGrip® polyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling, and is guaranteed for five full years. Standard colors include bronze, black, platinum plus, buff, white, graphite, satin verde green, and metallic silver. EXTRA VALUE FEATURES: • Unique OptXTM optical assembly • Tailored, uniform distribution over greater distances. • Increased spacing between luminaires • Vandal Resistant Aperture • Heavy Duty Construction • Premium Materials Bollards are subjected to extreme environments — from severe weather to pedestrian wear -and -tear, and senseless vandalism. The Hyperion Bollard Series was designed with this harsh reality in mind, and that's why its materials are of the highest quality, ruggedly durable, and feature superior vandal resistant construction. O OPTICS — OptX optics are the heart of this luminaire. A clear lamp is precisely positioned in a highly engineered, and patented, Cavity and Fan assembly that functions like an integrating sphere. Known as Constructive Occlusion technology, this sphere uses a proprietary intemal coating that realizes 96% reflectance. The lamp's radiant energy is distributed by this finely tuned, reflective surface to desired zones. ® VANDAL RESISTANT APERTURE — Hyperion features the narrowest aperture of any bollard on the market, a mere 1.167' wide, which gives the luminaire a sleek and elegant appearance while minimizing the target area available to vandals. VANDAL RESISTANT LENS — The one-piece, heavy -walled borosilicate lens is recessed a full .764' and protected by three cast ribs. The exposed portion of the lens is only .671' tall. These design features and premium materials provide supenor vandal resistance. LAMPS — Standard and Ceramic Metal Halide O HEAVY -WALL HOUSING — One-piece, heavy -wall extruded aluminum, .322' thick for vandal resistance. O CROWN — Flat or domed heavy -wall cast aluminum. One-piece castings provide for greater impact strength. O CONCEALED ACCESS — Added secunty against vandals, crown attaches to lower housing with tour captive, concealed 1/4' x 20 Allen -head screws. O SEALING AND GASKETS — Silicone gaskets and seals ensure Hyperion is as dependable as it is rugged. O BALLASTS — Standard ballast is high power factor, designed for -20° operation. Universal electronic ballast available. 0 FINISHES — Metallic Silver, Satin Verde Green, Black, Bronze, White, Buff, Graphite or Platinum Plus polyester powder coating. MOUNTING BASE — Extra thick, 1/2' cast aluminum /magnesium (cromate, converted and powder coat finished in black standard). Bis corrosion resistant. ANCHOR BOLTS — 3/8" x 10" heavy-duty galvanized steel; four (4) fumished. 06/29/09 02009 LSI INDUSTRIES INC. Catalog # Project Name I Fixture Type G.7"1 10. AI Li - w Company with GREENLEE HYPERION SERIES LUMINAIRE ORDERING INFORMATION �.r TYPICAL ORDER EXAMPLE: HYPR 100MH MT OPTX MSV FT H42 PC120 Luminaire Prefix Wattage/ Lamp Typet Line Voltage Optics Luminaire Finish Top Height 3 Options HYPR 50, 70,100 MH E-17 Medium Base Metal Halide Quartz Arc Tube 50, 70,100 CMH/Med E-17 Medium Base Metal Halide Ceramic Arc Tube 39, 70 CMH/T6 T-6 Ceramic Metal Halide with G12 Bi -pin base 4802 MT - Multi Tap TT -Tri-Tap OptX® UE - Universal Electronic (120-277V 50/60Hz) 347 (60Hz) Consult Factory for International Voltages BRZ - Bronze BLK - Black PLP - Platinum Phis BUF- Buff WHT - White SVG - Satin Verde Green . GPT=Graphite MSV - Metallic Silver FT - Flat Top DT - Dome Top MT - Multi Tap consists of 120V, 208V, 240V and 277V and is prepared fo highest voltage. Alternate voltages will equire field adjustment. TT - Tri -Tap consists of 120V, 277V and 347V and is shipped standard for Canadian applications and is prepared for highest voltage. Alternate voltages will require field adjustment. H42 PC120- 120 Volt Photocell PCHV - 208- 277V Photocell PC347 - 347V Photocell GFR - Ground -Fault Receptacle LPG-- BLK Lens Protector casting painted black LL - Less Lamp LAB - Less Anchor Bolts ,Aocesoriesl,`: HSS - House Side Shield 4 FOOTNOTES: 1. All Hyperion Bollards are shipped with lamps installed ands 36" leads to facilitate wiring. 2.480 volt Magnetic Ballast is available for 70 and 100 Watt Metal Halide only. 3. Nominal standard height if 42'. Non -Standard heights are available in 6a increments. Minimum height is 18' 4. House Side Shield provides 180° shielding. Maximum fixture rating with HSS is 70 watts. HSS is NOT available for 100 watt fixtures. 06/29/09 © 2009 LSI INDUSTRIES INC. BASE DETAIL ALUMINUM SHAFT INSTALLATION'. Bollard shaft attaches to base plate casting with:four (4) . each .257 stainless steel pins„ .• Anchor bolts are positioned in a,poured footing (by others) Project Name 1 Fixture Type Catalog #. A Ccmpanywiths 'S..wC'7rr:eh PREEN RIVER, C•1.1.0.1A 3•••••41, ---===mainiili11110011 _ •- 4, PROPOSED BUILDING LLi Le 0110 PUMP 002 5110 1.10 s s • • .. U 4.(.414. 1._ece,_ _ E.• • kn'rr' '1'1" • ,QC• 1-• • • 1r • • 446.oveR 18-.4ex west (5EGALE DRIVE ".4") SITE LIGHTING PLAN NORM CAZ -,„ • , •.• 5 Fr 1 SYMBOL LEGEND PONIARZIPIACLI 011110 * weal A PAM 10 was snag rums le gra a[1:01.0.[ non mons wan 0 'Oa PILIP0al ▪ 11/11.1..1 • .1 0.0 ..00 .00.. 00. 101 P10 Waft. 101100 C001100.11. 000 2-00 110 ¢100 0001. 1000 ezp 11/ n00 001.0 1.0 4,4444.11/000/00 NM as Oa • a POLO 0010 0140 00161 ...4c4e4 a. me ones ueo room new - nom nu no COW 3/4T -L. la ante no 04111•01011. SolOCI 6101.0rt .G wan mums noel 0110.00 ea MOIR 1000. anral c5 HAMA urnrr 0 unarm* net onte 1000 0 00 ▪ 100001 0.101 05 mai occo.s, unen ▪ 11011000. norm • moon, nen • rm omen. • 'anon coma= 0 .0 cOm.a. ipz„ FORM AM IMAM 01. 001 000 11001101. 0001 ea 000 010•11 VA IR 001 011.11 O mno mono "mama O nano ow Q cgs mu mass D mown names nnme OR 00000 • 111100 000210 1011111 WOK OR 1.011 (10 O rocas .surnow rasa =0 soma 110111001 113 1020111110001 P00., • OM PRP mowing, occcammeonme nuscreon 1111011100 11000 MISS /1.10000 LP MR tad MPG 01 000 1•0110 OP as um na 1010 'coon. onneenna GAM tr Ivo mono. ostes nowt • AAILA1/10)..11 INA L401.MT11 /3 01 01 .1) en WI 0010 a ulna nen anon pone O -. W01 A. POLE 10100 Amass nen' II.111A PA 11141131 9.10111 k 03100.1:13 • 9021_001.0 S. MLR 11001-191 111101.10110 1. 10-101011. 1111.11-10.7 S. 100 SA 000 US 0110010 S. en nun PAW • e CUM 10000 0/0010 0100 • 0100110 MOOR Mal 110 O anew son. C01.1007013 1000 111110010 • mune sly Rai 01/00 •00 000 0.1•110 000 4 1111100/10 • EI TRIP0On •001110111 - SORG COKLOSPR RI OLIO 01 110 - 1003/ 100000 - --- 000 aRao 0001 RP040 avaa 0100 1000110010 -0/ 00.010 0.000 :110:"*""1/1110111=1 (10,070) ANa1X01 0400 1rando1aA3C1 KuNnvgwoo 010Z 1 0 el 17. 7 um CASE ir ENGINEERING Consulting Eleenicsd Engineer. Ions snows ose. awn esswe nwohnsm sso I P1001211-02.100 11.1211-10.1•1011 1§, 9fs t7, 0_ I= 0 Ze •hmst LANCE MUELLER & ASS0IATES A R C H 1 T E C TS Memorandum A. 1 A RECEIVED DEC 3 0 2009 COMMUNiTY DEVELOPMENT Date: 12-29-09 To: Jamie Reavis CC: Steve Nelson From: Bob Fadden— Lance Mueller & Associates Job No. 09-236 Re: Segale Office Building — Shoreline Permit - Completeness Items L09-057 Jamie, As requested in your letter of December 15, 2009 Steve Nelson already provided you a document titled "CRITERIA FOR PROJECTS SUBJECT TO THE CITY OF TUKWILA SHORELINE REGULATIONS" that was inadvertently omitted from the original application. Steve has also submitted to the city "The Administrative Design Review Application" you requested and materials separately. With this memo I an providing you five copies of the first draft of the additional item you requested which is a discussion of "Consistency to Goals of Tukwila Shoreline Master Plan". This is a 27 page document that discusses all seven elements of the programs goals and policies. If after reviewing this materials you find that additional copies or information is needed please contact me or Steve Nelson. Cordially (N.D-s&-ra, Bob Fadden 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 • • Consistency to Goads of Tukwila Shoreline Master Plan 12-28-09 The city of Tukwila shoreline Master Plan in Chapter 3 on page 3.1 lists seven elements to be considered when developing goals and policies for development within the shoreline zone. Those goals and policies are listed in Chapter 4 "Goals and Policies" on pages 4.2 to 4.8. Consistency to each element of the goals and policies results in compliance to the "Overall Goals of the Shoreline Master Plan" listed on page 4.1 of the "City of Tukwila Shoreline Master Plan". I. Economic Development Element A. Goals 1. Encourage economic development along the shorelines that will enhance the quality of life for the residents of the city of Tukwila with minimum disruption of the environment. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The project purposes redevelopment of the site within the high and low impact zone of the shoreline west of . the stabilization wall: Redevelopment work consists of modifying existing parking areas and construction of at building envelope that complies with the permitted heights allowed. Consistency with the goal has been achieved because property owner has previously provided an easement that reduced the build able area of this site that has permitted the enhancement of the river environment and construction of the stabilization wall in 2009; the existing site is a paved parking area; and only a small amount of the building envelope (2,130 sf.) is placed within the low impact zone enhancement of the quality of life of the residents of Tukwila has occurred and a minimum disruption of the environment will occur. 2. Encourage economic development along shorelines that will result in long-term over short-term benefits for the river shoreline. Response: This property is located in the shoreline zone but is separated from the river by a separate parcel. As such receives no direct economic benefit from the river except for the view of the open space it creates. As a result the proposed development as a corporate • office building is the highest and best use of the property short term and long term bases: Consistency with the goal has been achieved because of its initial development as the highest use the long-term over short-term benefits for the river shoreline are being realized at this time. 3. Recognize the quality of the existing economic activities along the river and discourage any future economic activities that may be of Tess quality. Response: This property is located in the shoreline zone but is separated from the river by a separate parcel. As such it cannot support a water dependant use. North of the site adjoining the river parcel to the is a corporate office building. As a result the proposed development a second corporate office will be constructed. The use of an upland site adjacent in the urban shoreline in the short term and long term represents the highest and best use of this property. Consistency with the goal has been achieved because this development is the highest and best use it provides the highest quality of use and discourages any future economic activities that may be of less quality on this site. 4. Encourage inland location of development so that access along the shorelines is enhanced. Response: The proposed redevelopment area occurs is west of the levy stabilization wall constructed in 2009. This wall provides an eight foot high barrier to river access from the site. The building envelope is located, except an small area (2,130 sf.) within the high impact zone. This places the envelope 100 feet inland of the shoreline so the building location has no affect on access to the shoreline. The owner of the site however under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Consistency is achieved because the redevelopment is inland of the river and enhanced access to the shoreline is achieved through construction of the future Bike/Pedestrian trail through dedication of a portion of the this property. 5. Encourage commercial development of public recreational facilities consistent with shoreline goals and policies. Response: The shoreline overlay zone designation for this parcel is "Urban". Under the that designation commercial development in river environment is not outright permitted but allowed under conditional use permit only when a specific benefit to the public benefit can be demo • • started. In addition this property is located within the Tukwila South Overlay District. This district permits under TMC 18.41.020 Commercial Indoor Recreational Facilities under section 47 & 48 in the low impact zone. Consistency with this goal cannot be achieved because of the underlying shoreline policies governing the use river environment in the "Urban" shoreline zone and the provision of the Tukwila South Overlay District that limit commercial recreational facilities indoor. B. Policies 1. Commercial/industrial development along the shorelines should not favor outside interests at the expense of the local population. Response: The redevelopment of this property doesn't require any special privileges. The project conforms to policy because it doesn't favor outside interests at the expense of the local population. 2. Locate commercial/industrial development in areas with low potential for recreation or other public uses. Response: This redevelopment project is located within a mature business park adjacent to a future Bike/Pedestrian trail. The project conforms to policy because by dedicating part of the property east of the levy wall has no impact on the potential for recreation or other public uses. 3. Preference should be given to commercial/industrial development that will provide an opportunity for a substantial number of people to enjoy the shoreline. Response: The proposed redevelopment from a parking lot to a corporate office results in an increase in employment within the Segale Business Park of up 200 people in a building within the shoreline zone. The project conforms to policy because it provide an opportunity for a substantial number of people to visually enjoy the shoreline in their work environment. 4. Determine and consider the visual impact that the commercial/industrial development will have on the surrounding area. Response: The project has been designed to conform to the design criteria for commercial and industrial building list in TMC section 18.60.050(A). A detailed analysis provided in the "Compliance to Design Review Criteria" document submitted with this application. The project conforms to policy because it conforms to design criteria in TMC 18.60.050(A) which requires design consistency with surrounding structures. • Encourage provisions for public access, especially visual and pedestrian, as an integral part of commercial/industrial water front development. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The ordinary water of the shoreline is approximately 15 feet from the top of the stabilization wall. Any view of the shoreline from Andover Park West (AKA Segale Drive A) street is blocked by the wall. The owner of the site however under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide visual access to the shoreline area from the pedestrian trail along this portion of the river. The project conforms to policy because the building envelope doesn't block a view of the shoreline from the street and public view of the shoreline will be achieved when the city constructs the Bike/Pedestrian Trailon the intervening parcel. 6. Design new commercial/industrial facilities and improve existing ones in such a way as to minimize wasteful use of the shoreline. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. The project conforms to policy since it has not effect on the use of the shoreline. 7. Encourage multiple use types of commercial/industrial development to provide public access and promote round-the-clock utilization of the shorelines. Response: This redevelopment project is located within a mature business park adjacent to a future Bike/Pedestrian trail. Around the clock uses are unusual in this environment. The proposed redevelopment area occurs is west of the levy stabilization wall constructed in 2009. This wall provides an eight foot high barrier to river access from the site. The owner of the site however under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so • . • the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Access to the shoreline after hours would be a security and safety concern and would require the city to Tight the Bike /Pedestrian trail. The project cannot conform to this policy since public access to the river is not reasonably feasible, after hour access represents a security and safety concern. 8. Short-term economic gain or convenience in developments should be evaluated in relation to long-term and potential impairments to the desirable biological features of the river and its shoreline. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The project purposes redevelopment of the site within the high and low impact zone of the shoreline west of the stabilization wall: Redevelopment work consists of modifying existing parking areas and construction of at building envelope that complies with the permitted heights allowed. The building envelope is located, except an small area (2,130 sf.) within the high impact zone. This places the envelope 100 feet inland of the shoreline so the building and parking area improvement have no impact on the river environment. The project conforms to policy because no potential long term impairments to the desirable biological features of the river and its shoreline. II. Public Access Element A. Goals 1. Encourage safe, convenient and diversified access for the public to the. shorelines of Tukwila. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade: The level • • area along the top of the levy is a maintenance road which is located partially within an easement granted to the city. The owner of the site however under city ordinance 2233 has agreed to dedicate the land between this levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Because of the barrier created by the wall safe, convenient and diversified access for the through this parcel to the shoreline: to the general public is not feasible. Consistency with the goal of safe, convenient and diversified access for the public to the shorelines of Tukwila will be achieved however through the construction of the bike/pedestrian trail in the future by the city. Assure that the intrusions created by public access will not endanger life, property or have adverse effects on fragile natural features. Response: Between the maintenance road and the shore is the river environment that a part of the levy stabilization project done by the city recently restored to a native habitat. Consistency with the goal is not affected by this project because no public access is proposed so no additional risk of intrusions that could endanger life, property or have adverse effects on fragile natural features will result because of the redevelopment of this parcel. 3. Increase public access to publicly owned shorelines. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located partially within an easement granted to the city. The owner of the site however under city ordinance 2233 has agreed to dedicate a parcel of land between this levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Consistency with the goal of increasing public access to publicly owned shorelines is achieve through the dedication of land to the city. 4. Encourage public access to privately owned shorelines, consistent with private property. rights. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders .the river since an • • intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area alongthe top of the levy is a maintenance road which is located partially within an easement granted to the city. The owner of the site however under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city. can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. . Consistency with the goal of encouraging public access to privately owned shorelines is achieve through the dedication of land to the city. 5. Encourage inland location of development so that access along shorelines is enhanced. Response: The proposed redevelopment area occurs is west of the levy stabilization wall constructed in 2009. This wall provides an eight foot high barrier to river access from the site. East of the wall is a separate parcel that is not part of this development application on which an enhanced river environment was constructed as part of the stabilization wall project. The building envelope is located, except an small area (2,130 sf.) within the high impact zone. This places the envelope 100 feet inland of the shoreline so the building location has no affect on access to the shoreline environment. The owner , of the site under city ordinance 2233 has . agreed to dedicate a the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Consistency with the goal is achieved because the redevelopment is inland of the river and access along the shoreline is enhanced through this projects dedication of land for construction of the future Bike/Pedestrian B. Policies 1. Public access to and along the water's edge should be provided in new developments. a. Water -dependent economic activities should be designed to allow substantial public access to the shoreline. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Conformance to this policy is not appropriate for this site. b. For non -water dependent economic activities, where permitted the entire water's edge should be available for public access, consistent with private property rights. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lotseparates the parcel from the river. Conformance to this policy is not appropriate for this site. c. For multi -family residential developments the water's edge should be kept free of buildings and fences with public access made possible. Response: The project consists of the development of a parking lot into an urban office building. Conformance to this policy is not appropriate for this site. d. For a new single-family dwelling unit, the water's edge should be kept free of buildings' and fences. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Conformance to this policy is not appropriate for this site. e. For other non-specified development, the water's edge should be available for public access. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Conformance to this, policy is not appropriate for this site. f. All public shorelands, except as noted in other policies, should be available for public access to the water's edge. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail _which will provide access to the shoreline area from the public right of way along this portion of the river. Conformance to the policy of public access to the waters edge is achieved through the dedication of and to the city of land for construction of a Bike/Pedestrian trail along the shoreline. 2. Any modifications or extensions to existing development should be designed to allow public access. Response: The project consists of the conversion of portions of an existing parking lot in an urban office building. The area to be redeveloped is located occur west of the levy stabilization wall that was constructed in 2009. This wall provides an eight foot high barrier to river access from the site. East of the wall is a separate parcel that is not part of this development application on which an enhanced river environment was constructed as part of the stabilization wall project. Because of the barrier reasonably feasible public access through the site to the shoreline cannot be achieved; however the owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Conformance to this policy of providing public access to the shoreline when a modification of an existing development made is achieved through the dedication of and to the city of land for construction of a Bike/Pedestrian trail along the shoreline. 3. A trail system should be developed along the river. a. Trails should be developed for linear access through public shoreline areas. Response: The proposed redevelopment area occurs is west of the levy stabilization wall constructed in 2009. This wall provides an eight foot high barrier to river access from the site. East of the wall is a separate parcel that is not part of this development application on which an enhanced river environment was constructed as part of the stabilization wall project. Consistency with the goal of providing a trail system along the river is achieved through the dedication of land to the city to for construction of a Bike/Pedestrian trail. b. Access points to and along the river should be linked by a system of trails. Response: The project consists of the conversion of portions of an existing parking lot in an urban office building. The area to be redeveloped is located west of the levy stabilization wall that was constructed in 2009. This wall provides an eight foot high barrier to river access from the site. Because of the barrier reasonably feasible public access through the site to the river trail cannot be achieved; however the owner under city ordinance 2233 has agreedto dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Consistency with the goal of providing a link to the trail system along the is achieved through the dedication of land to the city for construction of a Bike/Pedestrian trail that will provide a link for the public to the trail from a nearby public way. c. The connection of other trails in the region to the shoreline trail system should be encouraged and developed. Response: The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will be part of the trail system along the west side of the. river. This trail when complete will Zink into the Green River Valley trail system through a Bike/Pedestrian bridge to be constructed over the river to Briscoe Park. Consistency to the policy of providing connection other trails in the region to the shoreline trail system is achieved through the dedication of land for the construction of the trail by the system and the contribution of $500,000 toward the construction of the Briscoe Bridge. d. To assist in developing a trail system, incentive should be offered to property owners for utilizing set -back areas. Response: As part of the stabilization wall project the property owner under permit provided by the city was permitted to constructed a retaining wall within the100 foot low impact zone. The placement of this wall permits the future trial system to be located on top of the dike and east of the wall. As an incentive to the property owner the city is requested to approve a site design which will allow the area next to the wall to remain as previous so site parking and drive lanes behind the buildings are not by the due to the property dedication for the future trail. Consistency to the policy providing of incentives to property owners for assisting in the development of the trail system would be achieved by approval of the site development design currently submitted. III. Circulation Element • • The circulation element deals with location and extent of existing and proposed major thoroughfares, transportation routes, terminals and other public facilities . and correlating those facilities with the shoreline use elements. A. Goals 1. Encourage a safe, convenient and diversified circulation system to assure efficient movement of persons during their daily and other activities with minimum conflict between the different users. Response: The project design submitted is for a single user. Parking is placed around the building and a looped circulation drive encircles the it that connects to two separate access points to a local commercial street. Larger parking areas at the north and south are provided that connect to the main circulation drive to minimize cross traffic. The commercial street in front of the site connects to two different arterial routes that have sufficient capacity that traffic generated can quickly disperse into the public street system. Consistency with the goal is achieved because the design provide multiple exit and entry options, the site serves a single user so conflicts don't occur, and the circulation system on the site provides two choices for an exit or entry route from all location within. 2. Encourage a balanced system for transporting people and moving goods in existing corridors. Response: The proposed development is a single user corporate office building. The site is served from a commercial street which is has adequate width for the delivery trucks that service office building. Within the site adequate width drives are provided from the entry point • to the loading and unloading area at the rear of the building. Loading area are placed away from the site entries, do not obstruct drive aisles, and are separated from parking area. Consistency with the goal of a balanced system for transporting people and moving goods in existing corridors is achieved because the site is served by a commercial street and loading areas have been separated from conflicting uses. B. Policies 1. Roadways adjacent to the shoreline should be designed primarily for slow-moving traffic that would provide for recreational activities. Response: This policy is not applicable to this project. 2. Parking facilities should be located upland with provisions for adding pedestrian access to the shoreline. Response: The project consists of the conversion of portions of an existing parking lot in an urban office building all of which is located upland of the shoreline. The area to be redeveloped is located west of • the levy stabilization wall that was constructed in 2009. This wall provides an eight foot high barrier to river access from the site. Because of the barrier reasonably feasible public access through the site to the river trail cannot be achieved; however the owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization' wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Conformance to the policy of locatingparking facilities should upland with of the shoreline is achieved since they are placed west of the levy stabilization wall away from the shore line environment. The goal of providing direct pedestrian access from parking on the site to the shoreline through the dedication of land to the city for construction of a Bike/Pedestrian trail that will provide a link for pedestrians from parking areas to the public to the trail from a nearby public way. 3. Public transportation should be designated to facilities access to and along the shoreline Response: This policy is not applicable to this project. Public access to the shoreline from the nearest transit stop will be provided from S. 180th Street as part of the city construction of a Bike/Pedestrian trail along the West shoreline of the river 4. Railroads should be encouraged to offer their rights-of-way for multiple use consistent with a shoreline location and with public safety. Response: This policy is not applicable to this project. IV. Recreational Element The recreational element deals with the preservation and expansion of the recreational opportunities through programs of acquisition, development and various means of less -than fee acquisition. A. Goals 1. Encourage recreational activities and related facilities unique to or dependent upon the use of the river which benefit the public interest. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. • • Consistency with this goal is achieved through the dedication which then permits the city to develop and expand recreational opportunities through programs of acquisition. 2. Encourage diverse, convenient and adequate recreational opportunities along the shorelines for the local residents anda reasonable number of transient users. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the. site borders the river since an intervening lot separates the parcel from the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. ' Consistency with the goal is achieved through the dedication which then permits the city to provide diverse, convenient and adequate recreational opportunities along the shorelines for the local residents and a reasonable number of transient users. B. Policies 1. Publicly owned recreational uses should be enhanced and, when feasible, enlarged. a. The public should have first option to buy shoreland as it becomes available for sale, based on an acquisition plan with clear public intent. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Conformance with the policy is achieved through the dedication which then permits the city to acquire ownership of the shoreline parcel for development of a public Bike/Pedestrian Trail. b. The opportunity for sport fishing in the river should be enhanced. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river. since an intervening lot separates the parcel from the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Conformance with the policy is achieved through the dedication which then permits the city to acquire ownership of the shoreline parcel for development of a public Bike/Pedestrian Trail. This provides the city the opportunity to provide access points for sport fishing in the river. 2. Recreational uses should be incorporated with other shoreline activities. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shorelineareafrom the public right of way along this portion of the river. Conformance with the policy is achieved through the dedication which then permits the city to acquire ownership of, the shoreline parcel for development of a public Bike/Pedestrian Trail and other shoreline activities. 3. Those unique or fragile areas of the shoreline which cannot be maintained in a natural condition under human uses should be designed and maintained as open space for passive forms of recreation. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Within the intervening lot the city has constructed a river environment as part of the levy stabilization project which restores this area to a natural condition this area is not currently assessable because of the 8 foot height level wall. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. As part of that project the city will be responsible design and maintain as open space for passive forms of recreation in those unique or fragile areas of the shoreline which cannot be maintained in a natural condition under human uses . • • Conformance with the policy will be achieved by the city through design and maintenance of the open space for passive forms of. recreation in those unique or fragile areas of the shoreline which cannot be maintained in a natural condition under human uses. Views of the shoreline and water from shoreline and upland areas should be preserved and enhanced. a. New shoreline development should not significantly obstruct view of the shoreline or the water. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Within the intervening lot the city has constructed a river environment as part of the levy stabilization project which restores this area to a natural condition this area is not currently assessable because of the 8 foot height level wall. The view of the shoreline because of the levy stabilization wall blocks the view or the shoreline which is about 15 feet lower than the upland area of the site. The river environment as currently developed along the shoreline area doesn't obstruct, the view of the shoreline area from the second floor of the proposed building. Conformance with the policy is achieved because the current constructed river environment and future trail doesn't obstruct view of the shoreline and water from the adjacent upland areas and future trail. b. Enhancement of views shall not be construed to mean excessive removal of vegetation. Response: This policy is not,applicable. The project consists of the conversion of portions of an existing parking lot into an urban office building all of which is located upland of the shoreline. The area to be redeveloped is located west of the levy stabilization wall that was constructed in 2009. This places the development area entirely outside the river environment in which a new river environment has been constructed. The portions of the site that are located within the high and low impact shoreline zones currently are imperious. V. Shoreline Use Element The shoreline use element deals with the pattern of distribution and location requirements for the whole scope of human activities for all segments of the population. How the various uses should be distribute, which shorelines to what extent would be utilized for agriculture, residential development, industry and other i uses. Again it should be remembered that the distribution and extent of the various uses along shorelines will be influenced to,a great extent by the overall development within the City. A. Goal 1. Encourage appropriate development in suitable locations without diminishing the quality of environment along the shorelines of the river. Response: The project consists of the conversion of portions of an existing parking lot to an urban office building upland of the shoreline river environment. The area to be redeveloped is located west of the levy stabilization wall that was constructed in 2009. This wall provides an eight foot high barrier to river access from the site. The property is located within a mature business park and is within the Tukwila South Overlay District. The city comprehensive plan and the shoreline master plan intend that properties that are upland of the river environment be developed with the highest and best long term use such as urban office. Consistency with the goal is achieved through development of a outright permitted use that is the highest use of the land in a suitable locations that doesn't diminishing the quality of environment along the shorelines of the river. 2. Shoreline activities should be consistent with the overall goals for development along the river. Response: The project consists of the conversion of portions of an existing parking lot to an urban office building upland of the shoreline ever environment. The area to be redeveloped is located west of the levy stabilization wall that was constructed in 2009. This wall provides an eight foot high barrier to river access from the site. The property is located within a mature business park and is within the Tukwila South Overlay District this area is intended do be developed with uses such as urban office in areas outside the river environment. This building envelope, except for a small area of (2130 sf.), is being located entirely outside of the river environment and low impact zone. As a result the redevelopment is consistent with the shoreline and comprehensive plan goals. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. The dedication of land from this project allows the city to develop the. river environment of shoreline in a manor consistent with the overall goal for of. "The Shoreline Master Program" for this site. • • Consistency with the overall goals for development along the river is achieved through development of project that has a building envelope largely with in the high impact zone; maintains the current low impact use in the low impact zone, that provides the best long term use of the property, and that provides access to the shoreline for the public. B. Policies 1. Shoreline activities identified as . being appropriate shoreline , uses should be planned for and encouraged. a. Short-term economic gain or convenience in developments should be evaluated in relationship to Tong -term and potential impairments to the desirable biological and aesthetic features of the river and its shoreline. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The project purposes redevelopment of the site within the high and low impact zone of the shoreline west of the stabilization wall. Redevelopment work consists of modifying existing parking areas and construction of at building envelope that complies with the permitted heights allowed. The building envelope is located, except an small area (2,130 sf.) within the high impact zone. This places the envelope 100 feet inland of the shoreline so the building and parking area improvement have no impact on the river environment. The project conforms to policy because no potential long term impairments to the desirable biological and aesthetic features of the river and its shoreline. b. Preference will be given to those activities which protect and enhance the desirable features of the river, depend on a shoreline location, and/or provide public access to the shoreline. Response: The project consists of the conversion of portions of an existing parking lot to an urban office building upland of the shoreline river environment. The area to be redeveloped. is located west of the levy stabilization wall that was constructed in 2009. This wall provides an eight foot high barrier to river access from the site.. • The property is located within a mature business park and is within the Tukwila South Overlay District this area is intended do be developed with uses such as urban office in areas outside the river environment. Construction of this project provides a desirable activity and feature adjacent to the river environment along the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. The dedication of land from this project allows the city to develop the ever environment of shoreline in a manor consistent with the overall goal for of "The Shoreline Master Program" for this site. The project conforms to policy because it provides a land use that is desirable in the shoreline, it .provides land to the city which can be used to protect and enhance the desirable features of the river and property on which the city can provide public access to the shoreline. c. Shorelines particularly suited for a specific and appropriate use or activity should be planned for and designated. Response: The project consists of the conversion of portions of an existing parking lot to an urban office building upland of the shoreline river environment. The area to be redeveloped is located west of the levy stabilization wall that was constructed in 2009. This wall provides an eight foot high barrier to river access from the site. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the . river. This provides property that is particularly suited for the designated use under the shoreline master plan. The project conforms to policy because it provides shorelines property to the city that is particularly suited for a specific and appropriate use or activity that is be planned for and designated under the shoreline master plan. d. Multiple use of shorelines should be planned for locations where integration of compatible uses is feasible. Response: This redevelopment project is located within a mature business park adjacent to a future Bike/Pedestrian trail. Around the clock uses are unusual in this environment. • The proposed redevelopment area occurs is west of the levy stabilization wall constructed in 2009. This wall provides an eight foot high barrier to river access from the site. The owner of the site however under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Access to the shoreline after hours would be a security and safety concern and would require the city to Tight the Bike /Pedestrian trail. The project cannot conform to this policy since public access to the river environment of shoreline is not reasonably feasible and after hour access represents a security and safety concem. 2. Relocation of those activities identified as being inappropriate should be planned for and encouraged. Response: Conformance to this policy is not appropriate for this site 3. Aesthetic considerations should be encouraged when contemplating a new development, redevelopment of existing facilities or for general enhancement of shoreline areas. Response: The project has been designed to conform to the design criteria for commercial and industrial building list in TMC section 18.60.050(A). A detailed analysis provided in the "Compliance to Design Review Criteria" document submitted with this application. The project conforms to policy because it conforms to design criteria in TMC 18.60.050(A) which requires design consistency with surrounding structures. 4. Planning, zoning, capital improvements and other policy and regulatory standards should not tend to increase the density or intensity of activities on the shoreline. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The project purposes redevelopment of the site within the high. and low impact zone of the shoreline west of the stabilization wall. . • Redevelopment work consists of modifying existing parking areas and construction of. at .building envelope that complies with the permitted heights allowed. VI. Conservation Element The conservation element is intended for the preservation of the natural shoreline resources, considering such characteristics as scenic vistas, parkways, estuarine areas for fish and wildlife protection, beaches and other valuable or aesthetic features. A. Goals 1. Encourage preservation of unique, fragile and scenic elements, utilization of the renewable resources. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Within the intervening lot the city has constructed a river environment as part of the levy stabilization project which restored this area to a natural condition. This area is not currently assessable because of the 8 foot height level wall. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. As part of that project the city will be responsible design and maintain as open space for passive forms of recreation in those unique or fragile areas of the shoreline which cannot be maintained in a natural condition under human uses . Consistency with the goal will be achieved by the city through design and maintenance of the shoreline Bike/Pedestrian trail so preservation of unique, fragile and scenic elements in the shoreline will occur and renewable resources will be maintained. 2. Encourage the preservation of as much as possible of the natural character of the river and its shoreline. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an. intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The project purposes redevelopment of the site within the high and low impact zone of the shoreline west of the stabilization wall. • Redevelopment work consists of modifying existing parking areas and construction of at building envelope that complies with the permitted heights allowed. Consistency with the goal on preserving as much as possible of the natural .character of the river and its shoreline has already been achieved by the granting of and easement for shoreline restoration done in 2009 as part of the levy stabilization project and by the dedication of land to the city riverward of . the wall according to ordinance 2233. 3. Encourage the protection of resources and ecology of the river and its shoreline. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Within the intervening lot the city has constructed a river environment as part of the levy stabilization project which restored this area to a natural condition. This area is not currently assessable because of the 8 foot height level wall. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. As part of that project the city will be responsible design and maintain as open space for passive forms of recreation in those unique or fragile areas of the shoreline which cannot be maintained in a natural condition under human uses. Consistency with the goal will be achieved by the city through design and maintenance of the shoreline Bike/Pedestrian trail so the resource and ecology of the river and its shoreline is protected. 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: Prior to discharge a filtration system for all remaining parking areas will be installed which will result in a improvement in water quality discharged from this site to the public system. As a result of the redevelopment of the site will an overall increase in water quality in the river will occur. Consistency with the goal of providing Water quality in the river sufficiently high to permit human use and provide a suitable use and habitat for desirable forms of aquatic life will not be affected by this project. B. Policies 1. Determine and consider the visual impact a commercial/industrial development will have on the surrounding area. Response: The project has been designed to conform to the design criteria for commercial and industrial building list in TMC section 18.60.050(A). A detailed analysis provided in the "Compliance to Design Review Criteria" document submitted with this application. As part of this review visual impacts the development will have on the surrounding area have been determined and considered. The project conforms to policy because it conforms to design criteria in TMC 18.60.050(A) which requires design consistency with surrounding structures. 2. Develop regulations requiring the maintenance of a buffer of permanent vegetation between developed areas and associated water bodies to improve the aesthetic qualities of the river, retard surface run-off, maintain consistent water temperature, and reduce siltation. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is, it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the -cities levy stabilization project. The project purposes redevelopment of the site within the high and low impact zone of the shoreline west of the stabilization wall. No work is propose that will affect a change in run off into the river. Redevelopment work consists of modifying existing parking areas and construction of at building envelope that complies with the permitted heights allowed. Drainage from the area east of the stabilization wall flows through the newly constructed river environment according to a design approved under that land use permit. All other site area west of the wall located in the shoreline zone is impervious and follows in to an underground drainage system which discharges into the public system in Andover Park West. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. As part of that project the city will be responsible for design of the buffer and open space between the stabilization wall and the shoreline. • Conformance with the policy of the maintaining a buffer of permanent vegetation between developed areas and associated water bodies to improve the , aesthetic qualities of the river, retard surface run-off, maintain consistent water temperature, and reduce siltation will be followed by the city during the design and construction the maintenance of a buffer of permanent vegetation between developed areas and associated water bodies to improve the aesthetic qualities of the river, retard. surface run-off, maintain consistent water temperature, and reduce siltation. 3. Promote linear shoreline access, especially pedestrian and other non - motorized types, in the areas close to population centers; such areas would also serve as buffer between water and developed areas. Response: Parts of the project site is located within the 200 feet shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. Conformance with the policy is achieved through the dedication which then permits the city to acquire ownership of the shoreline parcel for development of a' public Bike/Pedestrian Trail in the areas close to population centers. This area would also serve as buffer between water and developed areas. 4. Develop regulations for site coverage, building height, set -backs and density to insure visual access to water, promote interesting development and prevent encroachment over water. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The project purposes redevelopment of the site within the high and low impact zone of the shoreline west of the stabilization wall. Redevelopment work consists of modifying existing parking areas and construction of at building envelope that complies with the permitted heights allowed. No work under this permit is proposed between the stabilization wall and the river environment so no encroachment over water will occur. Views of the river from the street on at ground level of the river, which is 15 feet below the site, are blocked by the levy wall. The property owner has previously provided an easement in 2009 that reduced the build able area of this site that has permitted the enhancement of the river environment and construction of the stabilization wall in 2009. This dedication dictated that the site be developed with a linier building parallel with the shoreline. This design results maximizes view of the river from the second floor. The building located in the high impact zone a 100 feet from the shoreline except for a small part of the building envelope (2,130 sf.) which is in,within the low impact zone. This location maximizes visual access to the river corridor. The site is designed with a two story building to minimize lot coverage as a result the length of the building along the shoreline is minimized and views of the down the river corridor are available from the second floor. The building structure as designed is articulated and provides and interesting facade along the river face that has an equal importance as the street facade. The building and site design conforms to policies developed because it follows already developed regulations for site coverage, building height, set -backs and density to insure visual access to water, provides an interesting design and consistent design, and doesn't encroachment over water. 5. Provide facilities for intensive recreational activities where the sewage disposal and vector control can be accomplished to meet public health standards without adversely altering the natural features attractive for recreational uses. Response: This policy is no applicable to this project. 6. Evaluate the effect of proposed recreational developments on environmental quality and natural resources of an area. Response: The proposed Bike/Pedestrian trail project is not part of the this application. Evaluation of the effect is of this project is not appropriate as part of this application. 7. Develop standards for preservation and enhancement of scenic views and vistas. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The project purposes redevelopment of the site within the high and low impact zone of the shoreline west of the stabilization wall. Redevelopment work consists of modifying existing parking areas and construction of at building envelope that complies with the permitted heights allowed. The building located in the high impact zone a 100 feet from the shoreline except for a small part of the building envelope (2,130 sf.) which is in within the low impact zone. This location maximizes visual access to the river corridor and enhances vistas along the river corridor. The project as proposed is designed to reflect existing standards established in the shoreline master program for the urban environment. The building and site design conforms to policies developed because it complies to allowed height in the low and high impact zone along the shoreline setback, minimizes development above the existing grade in the low impact zone, is set back as fair as feasible from the river environment and future recreational trail. 8. Outfalls and surface run-offs should be controlled to minimize adverse effects on the river. Response: Parts of the project site is located within the 200 shoreline, however no part of the site borders the river since an intervening lot separates the parcel from the river. Near the riverward boundary is it a levy stabilization wall that was constructed in 2009. The top of that wall is about 8 feet above the existing grade. The level area along the top of the levy is a maintenance road which is located within an easement granted to the city. East of the road is the "River Environment" which has recently been restored as part of the cities levy stabilization project. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the . city. can construct a bike/pedestrian trail which will provide access to the shoreline area from the public right of way along this portion of the river. As part of that project the city will be responsible design of a water quality system for this project that will not impact the river environment. Drainage from the area east of the stabilization wall flows through the newly constructed river environment according to a design approved under that land use permit. All other site area west of the wall located in the shoreline zone is impervious an follows in to an underground drainage system which discharges into the public system in Andover Park West. Consistency with the goal of minimizing adverse effects on the river by controlling outfalls and surface run-offs as result of the Bike/Pedestrian Trail construction by the responsibility of the city. This project as i proposed achieves constancy because it has no new run off to the river environment of the shoreline. 9. Open space should be distributed along the river. Response: The proposed redevelopment area occurs is west of the levy stabilization wall constructed in 2009. This wall provides an eight foot high barrier to river access from the site. East of the wall is a separate parcel that is not part of this development application on which an enhanced river environment was constructed as part of the stabilization wall project. The owner under city ordinance 2233 has agreed to dedicate the land between the levy stabilization wall and the river so the city can construct a bike/pedestrian trail which will provide continuous open space along the river Consistency with the goal of providing open space distributed along the river will be achieved when construction of trail system along the river is constructed by the city as a result of the dedication of land. VII. Historical/Cultural Elements A. Goals 1. Protect or restore areas having historic, cultural, educational or scientific values. Response: The site is an existing private parking lot that was constructed to provide parking temporary Simulcast facility that has been relocated to Aubum. It has no historic, cultural, educational, or scientific values. Consistency with this goal is not applicable 2. The long-term effects upon the river must be considered over short- term benefits, economic or otherwise. Response: This property is located in the shoreline zone but is separated from the river by a separate parcel. As such receives no direct economic benefit from the river except for the view of the open space it creates. As a result the proposed development as a corporate office building is the highest and best use of the property short term and long term bases. Conformance with the policy has been achieved because of its initial development as the highest use the long-term over short-term benefits for the river shoreline are being realized at this time. B. Policies 1. Protect and restore areas having historical, cultural, educational or scientific values. Response: Application of this policy is not appropriate 2. Access to such sites should be made available to the general public. Response: Application of this policyis not appropriate 3. Visitors should be provided with clear identification and interpretation of historical/cultural sites.. Response: Application of this policy is not appropriate 4. Public and private cooperation should be encouraged in site preparation and protection. Response: Application of this policy is not appropriate 5. Suspected significant sites should be retained. Response: The property was filled and graded under a prior site development permit. No evidence of Historical/Cultural elements was found during that environmental review. Conformance to this policy has already been demonstrated under prior land use actions. 6. Newly discovered sites should be kept free from other intrusions until their value is determined. Response: The river environment of the shoreline adjacent to the property was modified under a 2009 land use action and the original dike constructed many years ago. The property being redeveloped is west of the river environment and separated by the levy stabilization wall. The proposed project will have no new intrusions into the ever environment, however excavation below the fill already on the site may our which in the past has resulted in no evidence of Historical/Cultural elements. Conformance to this policy has will be followed if materials are encountered indicate evidence of Historical/Cultural elements. Consistency to Goals of Tukwila Shoreline Master Plan.doc 71j511 -t egpSlrie5 tcs-/ly advl bdL \i2(1-5, loupte(irpl aft_49 caa-44t, e(ispo-Nk ( -r14. use -11,1 11,--7,61( em 4-S 4 )kev i/k14,1 tiAttettAs , Ikqe-417 4P s -i e tigt, _tas ly uvt4cf;civoLe (46 tylet-tko 140.411 t its 51'* tyrxid(k5 ge 06s iv -114. p Wit-gt vt s ko4-e3.ft. $k / coo cp eiNtstk.w- C.Jt rryi. q.kg. oke/y.( e,,,Arlaulteas. ro.AA etcsill teas...5 et Vvey. emkP r79 AAA d vouch spma, (Lavok/ vtli etes ceok! et(056 4Yitglt/ oicit/L.- uweet 41,a 5t,A,,ce sife,414 .1144, oat v fri to 4-1 'uvet. c€ed 414- b (4)44,0 s- 46 (el: fkg, 1014,14 retaqf tom ( &e on 9,11.14i rtiv44 Sikwe.,) aistryL3 Acky.oc polife‘ wus+- -4104,1/ Frn4 apc,i&tboldti Wthala CZ. OdiSirtaivi pc," w • 6 /4" • kW Tfrt.mUan /Ix r5-Mv 444 s th Def 414 &1/ lett ittse froll'hat46 4we eoneivote nifce4 cav,(4,4-- 4ke ac hoiga vircef (Foy 114 y)144(k5 speas eon e? dA we bus( s & (et/ r-hcA f krgloavAil SV14.0 194v 1LI tiV.) IS ID (ed&i ct1Ci eia- ft,/ d cqtyte,,t4 y e.sc6y /K5 10 relied 014 161,4 tw virri:11/ cota fpvt-77 6/cto 5 0( 4Le ry)y2 ct le Oft "04 tact s/ 74--- 1/4 546 f'dcw5 `.s v/iwLd 2th (014 itAt tct( 61,444 16 t:et /la P, Ye— VI A2/5(4), 014 re4 '1C1 (We tkain irAt. cc/ , 1. Applicability Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to TMC 18.41.080 2. Interpretation Design criteria are requirements that are to be met by development subject to administrative design review. Design guidelines are examples of how the design criteria may be met, and equivalent or alternative techniques that meet the design criteria and design topic intent are allowed. In determining the degree of applicability of a design criteria or in case of conflict or site impracticality, priority has been given to criteria related to the "public realm" such as pedestrian and vehicular circulation, site design for safety, location and orientation of buildings, and screening of parking, and service areas. 11. Site. Design A. Site Design Concept and Site Relationships 1. Intent • To ensure that Tukwila South is developed in a coordinated manner that takes into consideration the design and layout of adjacent sites and promotes a consistent, harmonious theme throughout. Response: The site is located within a mature business park that has established landscaping and architectural style. The building and landscape design provided is consistent with the two adjoining urban office buildings and uses the same material as other commercial buildings nearby to maintain a harmonious theme. • To encourage appropriate transitions between developments. Response: The proposed development is a infill lot within an existing business. park. Appropriate transitions between properties is achieved thought the use of similar building materials, colors, details, building and landscape design. 2. Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. Response: The site is designed for office use. It is organized so the entry points are easily understood, vehicle circulation avoids dead ends, parking is distributed around the building for convenient access, pedestrian access routes are. provided to entries, and landscaping is employed as an organizational as well as a design element. Page -2 2. Maintain visual and functional continuity between the development and adjacent properties where appropriate. Response: The building and landscape design maintain visual continuity between adjacent properties. Functional continuity is maintained by providing access to the parking between sites and a pedestrian connection. See photo exhibit submitted with the application shoreline application. 3. Design Guidelines General Site Layout 1. The site layout of structures, parking, driveways, and outdoor functions should be arranged and located to emphasize the aesthetically desirable components of the site, such as existing mature trees, other natural features, views; or interesting architectural features. Response:. The site is located west of the Green River levee retaining wall. It currently is a paved parking lot that has some landscaping along the private street Segale Drive A. The building is located on the site parallel with the river so it maximized the view of the river corridor. 2. Service facilities, outside storage and equipment areas, and trash enclosures should be sited In an unobtrusive manner through building and landscaping placement and design. Response: The site design provides circulation around the building from two entry points. This allows service areas and trash enclosures to be located away from the street, and permits them to be screened from public view by landscaping, fencing, or the building. Mechanical equipment is located on the roof behind the parapet. Where the parapet doesn't screen the view from the street of mechanical equipment a free standing screen is provided. 3. The site should be planned to accomplish a desirable transition from the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The site design provides landscaping between the street and the parking that conforms to the design standards of the TMC title 18. Along the street frontage is a public side walk from which an access walkway is provided that connects directly to the building entry. Page - 3, • 4. Building locations, vehicular circulation systems and parking areas should be planned in a manner that can accommodate future expansion. Response: The building as sited is located as far north as reasonably feasible without affecting the efficiency of the building envelope. This optimizes the amount of area available on the south part of the site for a future use. Relationship to Neighboring Sites 5. New building setbacks along streets should consider the setbacks of neighboring structures to allow for continuity among buildings and ensure visibility from the street. Response: The building is setback along the street at a distance that is comparable to the adjacent building," 6. The orientation of the buildings should complement adjacent structures through placement, mass and scale. Response: The building has the same height and design as the adjacent office building and the office building across the street. Since the building is longer than either of these buildings it has been sited further away from the street and is designed with additional base landscaping so it appears to have a similar scale and mass. 7. Provide landscaped buffers and other screening techniques between adjoining sites where commercial and/or industrial uses abut low density residential development. Response: The building is located in a mature business park where adjacent uses are the same or compatible. Additional landscape buffers or screening techniques are not needed. 8. Link the proposed development to existing and planned sidewalk, trail, storm drainage, and utility systems to assure their efficient continuation. Response: The site is currently linked to South 180th, Southcenter Parkway, and the river trail on the east side of the Green River by the current walkway system. In the future, the site will be connected to the river trail, to be constructed by the City on the west side of the Green River. Focal Points 9. Look for opportunities.. to incorporate open spaces suchas green areas, hard surface urban plazas, street parks and pocket parks. Page -4. Response: The developer of this project as part of ordinance 2233 has dedicated part of this property to the City that will be developed for this purpose. 10. Orient public open space to receive the maximum direct sunlight possible, consider using trees, overhangs and umbrellas to provide shade in the warmest months. Design such spaces to take advantage of view and solar access when available,for the site. Response: There is no public open space planned on this site. Public open space is provided through dedication and developed by the City under ordinance 2233. Orientation and Location of Buildings (Urban Office) 11. Building facades should be parallel to their front property line and at the minimum setback. Response: The majority of the site is located in the shoreline setback areas with the building placed in the high impact zone. The design goal of the shoreline master plan is to preserve a view of the waters edge from within the second floor of the building since from the ground level the levee stabilization wall prevents that view. To be consistent with this goal requires the building to be located on the edge of the low impact zone so a view of the shore can be achieved. She site line diagram on drawing sheet A1.3 section G. To achieve the goal of the shoreline master plan the building is not placed at the minimum street setback 12. A building's front facades should face the primary street that serves the development area. Response: The major entry faces Segale Drive A. B. Site Design for Safety 1. Intent • To ensure that the organization of site elements contributes to the safety of pedestrians on the site. Response: The site is designed with major vehicle circulation that connects to the street at two locations.. Parking areas are connected to the major routes by a secondary system of drives. A pedestrian circulation system is provided that connects to the building entries from the parking areas and the street. This system which provides designated cross walks at the major vehicle circulation Page -5 • drives. These drives are of sufficient width that pedestrians can walk safely along the edge to the cross walks. To encourage building and site design that enhances the feeling of personal safety and property security. Response: The project has been designed, with both security and accent lighting within the landscaping and at the building so all areas and surfaces feel warm and secure. The landscape design provides planting next to the buildingand at parking area that employs a selection and placement of materials that permit views of pedestrians from within the building and the street. The site overall has been designed to provide open space around the building and view corridors to parking areas from the building and the street. This allows pedestrians to be visible and foster a sense of security and personal safety during the evening and the day. • To ensure that the night time environment is safe and inviting. Response: The project has been designed with both security and accent lighting within the landscaping and at the building so all areas feel safe and inviting. The parking areas, waiting areas under the building entry canopies, and the side walk system lighting is designed to provide a safe and inviting night time environment. • To avoid lighting that interferes with the use of neighboring properties or streets. Response: The lighting design complies with the standards set by TMC title 18. As shown on drawing sheet A1.5. 2. Design Criteria 1. Reduce the potential for conflicts between drivers and pedestrians. Response: The site design provides a major circulation route and a separate pedestrian circulation system which reduces the potential conflicts between vehicles and pedestrians: 2. Provide building, site and landscape designs that allow comfortable and safe navigation by employees, customers and visitors. Response: The site is designed with a main circulation route around the building. This makes it easy to navigate to the employee parking areas, service areas, and visitors parking. This ''design is reinforced through the layout of landscape Page ; 6 • islands, landscaping around the building, and the pedestrian walkway system. The building is designed with primary and secondary_ entries. The primary entry is visible from the street by pedestrians and from the entry drives by visitors. Secondary entries are visible from employee parking areas and from the service area at the rear of the building. The overall layout provides comfortable and safe navigation opportunities for employees, customers and visitors. 3. Provide lighting at building entries, along walkways, parking areas and other public areas to enhance safety and visibility. Response: The overall lighting design exceeds the design standard in TMC title 18 and the standard of the industry. The design insures adequate lighting for both safety and visibility at building entries, along walkways, parking areas and other public areas. 4. Avoid Tight trespass beyond the boundaries of the property lines. Response: Lighting is designed to follow the best practices of the industry and to conform to the lighting criteria of the TMC title 18. The design as shown on drawing sheet A1.5 avoids Tight trespassing beyond the property boundary. 3. Design Guidelines General Site Circulation. 1. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrians and motorists paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. Response: The site complies with the design guideline as shown on drawing sheet A1.1 because it limits the number of potential encounters between pedestrians and vehicles through site design by providing pedestrian path ways, designated cross walks, and adequate site distance at all pedestrian crossing areas. 2. Provide raised sidewalks, crosswalks and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and/or landscaped areas. Page - Response: The site complies with the design guideline as shown on drawing sheet A1.1 because it provide at -grade walkways protected by curbs and/or landscaped areas. 3. Where possible, service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. Response: The site complies with the' design guideline as shown on drawing sheet A1.1 because it provides service and delivery vehicle loading areas that are separated from building visitor and occupant traffic. Visibility & Sightlines 4. Grades and materials of walkways, paths, parking spaces, terraces and other paved areas should promote safety. Response: The site complies with the design guideline as shown on drawing sheet A1.1 and C-4. There are smooth slip resistant impervious surfaces at vehicle and pedestrian areas; slopes at parking areas range between 1 & 5%; slopes at pedestrian pathways range between 1 & 3%; and provides handicap accessible routes and parking stalls with slopes that meet ANSI standards for access. 5. Avoid site and building design features that create entrapment areas (such as tunnels, long corridors and opaque fences) in locations with pedestrian activity. Response: The site complies with the design guideline as shown on drawing sheet A1.1 because the site and building design features do not create entrapment areas (such as tunnels, long corridors and opaque fences) in locations with pedestrian activity. Select and `locate trees, shrubs and ground cover that allows for adequate surveillance. Response: The site complies with the design guideline as shown on drawing sheets L1.1 & L1.2 because trees, shrubs and ground covers selected allows for adequate surveillance. 7. Consider locating windows, balconies and entries to look. out on pedestrian routes, vehicular circulation routes and parking areas to allow for informal surveillance of these areas. Response: The site complies with the design guideline as shown on sheets A1.1, & A3.0 because windows and entries . look out on pedestrian routes, vehicular circulation routes and (Page -8 parking areas so that informal surveillance of these areas can occur. Lighting 8. Where appropriate to the complexity of the project andthe sensitivity of adjacent uses, prepare a Tight plan to identify standards, illumination levels and other elements of lighting. Response: The site complies with the design guideline as shown on drawing sheet A1.5 because the lighting design, fixture layout and luminaries provided do not negatively impact adjacent uses and provide and appropriate level of lighting. 9. To promote a sense of security, provide lighting on the building facade, in all pedestrian areas, parking lots, on the underside of overhead weather protections, in recessed entrances and doorways and around street furniture. Response: The site complies with the design guideline as shown on sheets A1.1, A8.1 & A8.2 because it provides lighting on the building facade, in all pedestrian areas, parking lots, on the underside of overhead weather protections, in recessed entrances and doorways and around street furniture which promotes a sense of security. 10. Provide lighting at consistent lumens with a gradual transition. tounlit areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily disorienting. Response: The site complies with the design guideline as shown on drawing sheet A1.5 because the design provides lighting at consistent lumens with a gradual transition to unlit areas; avoids creating highly contrasting pools of Tight and dark areas that can be temporarily disorienting. 11. Direct building lights onto the building itself or the ground immediately abutting to it. Response: The site complies with the design guideline as shown on drawing sheet A1.1, A1.5, A8.1, & A8.2 because building lights are directed on to the building or ground immediately abutting it. 12. Install nonglare parking lot or display lot light fixtures mounted above the ground to minimize the impact onto adjacentand abutting properties. Provide fixtures fitted with a cutoff type luminaire as exemplified below. Response: The site complies with the design guideline as shown on sheet A1.1 & A1.5 because the fixtures provided meet the non -glare criteria for a parking lot Tight fixtures and area mounted above the ground to minimize the impact onto adjacent and abutting properties. 13. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. Response: Sign lighting is not part of this application 14. Commercial signage should be placed facing away from low density residential properties. Response: No residential properties are located close to this site. C. Siting and Screening of Parking Areas 1. Intent • To maintain active continuous sidewalks and street frontages. Response: The proposed development provides continuous sidewalks and street frontages as shown in drawing sheet A1.1. • To efficiently and appropriately locate parking areas toaccommodate users and tenants. Response: The parking design employs 90 degree double loaded rows every where feasible so it is as efficient as possible. These areas are distributed around the building to provide convenient access to the building for the tenant as shown on drawing sheet A1.1. • To minimize the visual impacts of parking areas. Response: The visual impacts of parking areas are minimized by the installation of landscaping along the street frontage, limiting the number of stalls that can be grouped together, and the placement of islands with the parking area. 2. Design Criteria 1. Organize site and building designs to deemphasize vehicular circulation and parking. Page 1.0 Response: The site is organized so the design priorities are achieved. Parking and vehicle circulation areas are minimized as shown on drawing sheet A1.1. The design priorities result in the building being placed where there is a view of the shoreline, service areas are located out of view from the street; and tenant parking areas are placed north and south of the building. As a result, the layout of circulation areas have been minimized and used jointly whenever possible. 2. Use building placement, walls, berms and/or landscaping to create a distinct street edge. Response: The project design provides a distinct street edge through the use of landscaping as shown on sheets A1.1, L1.1, &L2.1 3. Design Guidelines General Parking Lot Landscaping and Screening 1. Use the following techniques to screen surface parking and create a visible street edge. a. Urban Office and Mixed Use Environments: Where feasible, surface parking should be placed behind or beside buildings rather than in front to achieve compactness and pedestrian orientation. (TCP 7.7.4 and 8.5.5.). Where surface parking abuts streets use trellises, low walls and/or landscaping to screen it. Response: The project conforms to the guideline because it provides landscaping between the street and the parking area as shown on sheet A1.1, L1.1, & L1.2. 2. Parking spaces may be shared by two or more businesses with different peak usage times. Response: A connection to the adjacent site to the north is provided which provides an opportunity to share parking. Specific to Urban Office Parking Location and Entrances 3. Structured and surface parking fields should be sited, where practicable, to provide maximum facade visibility. Page - 11 Response: The site has been designed with the majority of parking located north and south of the building. These areas are separated from the street by a landscape buffer. At the street facade, parking is grouped on each side of the building entry so that an unobstructed a view of the building entry is provided from the street. See drawing sheets A1.1, L1.1 & L1.2. 4. Parking should not be adjacent to open spaces or high public visibility areas. Response: Located at the east side of the site is the levee stabilization wall. In the future, on top of the wall, a pedestrian/bike trail will be constructed. Parking areas next to the future public open space will be about 8 feet below the trail and will not be highly visible. See drawing sheet A1.1 & A1.3. 5. Parking should be integrated with pedestrian circulation routes to enhance site access and minimize walking distances between buildings. Response: As shown on sheet A1.1 parking is integrated with the pedestrian circulation routes to enhance site access and minimize walking distances between buildings. Specific to Retail and Urban Office Parking Entrances and Loading Areas 6. Retail and urban office parking entrances and loading areas should be predominately located along secondary streets. Response: The site is serviced by only one street. The site however, has two entrances to the street which will minimize congestion. See drawing sheet A1.1. 7. Reduce the number of driveway entrances by exploring opportunities for internal connections between parking areas. Provide safe ingress/egress of vehicular traffic. Response: The site is located on a local collector street; has two points of emergency access to that street; and has an internal connection to an adjoining parking area to the north. This connection crosses a railroad track so the opportunity to share emergency access and eliminate a driveway is not possible because the second means of egress can be interrupted. See drawing sheet A1.1. Page - 12 Specific to Urban Office_ Parking Structures 8. Parking structures should reflect the design of its associated building(s). The Tukwila Parking Structure Design Guidelines. should be met. Response:. No parking structures are purposed. 9. To the extent practical, parking structures located along public right-of-way should incorporate facade treatments, landscaping or other building design features to reduce aesthetic impacts. Response: No parking structures are purposed. D. Siting and Screening of Service Areas and Mechanical Equipment 1. Intent • To minimize the sight, odor and sound impacts of services areas. Response: All mechanical units and exhaust area fans are pre- engineered packaged units placed on the roof behind screens or are screened by the building parapet. The units are rectilinear boxes designed so the noise level they produce is less than that permitted by ordinance. 2. Design Criteria 1. Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping and screening. Response: The project site is located in a mature business park that is a substantial distance from any residential zoning. The service areas are located so that any visual, sound, and odor impacts will be mitigated by a screen wall or by distance to the street. 2. Ensure that larger pieces of mechanical equipment are visually unobtrusive. Response: Mechanical units on the roof that are higher than can be screened from the property line by the building parapet will have an architectural screen surrounding them so they will be visually unobtrusive as shown on sheet A3.1 & A4.1. Page - 13 3. Locate and/or screen roof mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. Response: The HVAC design calls for two rectilinear self contained box style mechanical units that are about 10 feet wide, 35 feet long and 9 feet height. These units will be placed behind an architectural screen so they will not be visible from the street, trail, and adjacent property. These units are located as far away from the edge of the roof as possible and will project above the parapet about 6 feet. One other unit will be provided in the middle of the building that is centrally located. This unit is about 5 feet wide, 4 feet height, and 9 feet wide. The building parapet should adequately screen the view of this unit from the street, trail, and adjacent property. See drawing sheet A3.1 & A4.1. 3. Design Guidelines General 1. Service areas include, but are not limited to, trash dumpsters, compactors, ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. Response: Service areas for this project are limited to the trash/recycling area and an above ground electrical transformer that must be left open and visible for safety and access reasons. 2. Screening of service areas should be accomplished by use of walls, fencing, plantings, or a combination. Response: See sheets A1.1 for location and A1.2 design details for the trash/dumpster enclosure and sheet L1.1 for landscaping around the screen walls. 3. Consideration should be given to developing common service courts between buildings and if adjacent sites. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses. Response: This is a single building development with a single tenant. Service and loading area locations are shown on sheet A1.1. These areas are located where they will not create a nuisance for adjacent uses. Page -;14 Mechanical or HVAC rooftop shall be screened from public view. For example, screening may be integrated into design and massing of the roof form or parapet walls. If mechanical equipment must be placed where it is visible, it must be screened with elements that are architecturally compatible with the building design. Response: Mechanical roof top units are placed as fair away from the roof's edges as possible and screened with structure that is architecturally compatible with the building design as shown on sheet A3.1 and A4.1. E. Natural Features 1. Intent • To protect and enhance the Tukwila South site's natural environment. Response: The site is located in the shoreline zone west of the levee stabilization wall. As part of the redevelopment of this property under ordinance 2233 property from this site will be dedicated to the City which will provide additional protection and enhancement of Tukwila South's natural environment. • To create a comprehensive amenity system that leverages the site's assets, including the wooded hillside to the west, the Green River to the east, and views of the river valley and Mount Rainier. Response: The site is adjacent to the green river corridor and has a territorial view to the south. The redevelopment of this site contributes to the development of the Green River corridor as an amenity. 2. Design Criteria 1. Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overallsite plan where appropriate. Response: The site to be redeveloped is a paved parking lot located in the high and low impact zone of the shoreline. Under ordinance 2233 a dedication of property will be made that will provide the City additional opportunities to incorporate water course feature into the future Pedestrian/Bicycle trail. 2. Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. Response: As part of the future pedestrian/bicycle trail the City will provide connections to the open space and the trail. Page - 15 3. Design Guidelines General Natural Environment 1. Sensitive area tracts or public open spaces and trails should be linked with other tracts or open spaces on adjacent properties, and should be consistent with the open space network concepts in the Tukwila South Master Plan, Master Open Space and Trails Plan and Sensitive Area Master Plan Overlay (SAMP). Response: The site to be redeveloped is a paved parking lot located in the high and low impact zone of the shoreline. Part of the site and the intervening tract will be dedicated to the City under ordinance 2233. This will allow the City to develop this area according to the concepts of the Tukwila South Master Plan, Master Open Space and Trails Plan and Sensitive Area Master Plan Overlay (SAMP). 2. Consistent with the Tukwila South Master Plan open space network concept and SAMP, provide for a transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved. Provide physical or visual access where appropriate. Response: The site to be redeveloped is a paved parking lot located in the high and low impact zone of the shoreline Part of the site and the intervening tract will be dedicated to the City under ordinance 2233. This willallow the City to develop this area so a transition from built features to an informal development edge that is in keeping with, the adjoining natural features being preserved and to provide physical or visual access where appropriate. Shorelines 3. For sites in the shoreline jurisdiction provide and enhance physical and visual public access opportunities in the river Environment. a. Particularly where uses are intended to facilitate public enjoyment of the shoreline, orient structures and/or land uses to the Green River. Response: The site design locates the building parallel with the shoreline so visual access to the shore is maximized. I?age - 16 Provide for plaza connectors between buildings and dikes where appropriate to enhance pedestrian access and for landscaping purposes. Response: Fire truck access around the building is required on all sides. The clearance requirement for a fire truck to pass under a connector makes in impractical to provide a connector to the dike. 4. Provide a north -south pedestrian network/trail system through the Tukwila South District. The trail may align along the Green River and may connect to public and private sidewalk systems where appropriate to the environmental conditions of the shoreline and security requirements of adjacent developments. Commercial and residential development should link to the Tukwila south trail system. Response: This project under ordinance 2233 will dedicate land to the City which will allow them to construct a north -south pedestrian network/trail system through the Tukwila South District. 5. Connect the Tukwila South open space network to other public parks and trails along the Green River. Response: This project under ordinance 2233 will dedicate land to the City which will allow them to connect the Tukwila South open space network to other public parks and trains along the Green River. F. Pedestrian and Vehicular Circulation 1. Intent • To ensure that internal vehicular circulation is designed in an efficient manner. Response: Internal vehicle circulation is designed in a manner so that main circulation route connects secondary access drives to parking areas to the extent feasible so efficiency is optimized. • To encourage development organized around pedestrian oriented circulation systems, with simplified vehicular circulation to foster linkages. Response: The site design provides a main access drive from the street around the building along with a separate pedestrian circulation system from parking areas and the street to the extent feasible without compromising efficiency. • • To provide adequate parking with safe and convenient pedestrian access. Response: Parking is provided based on the tenants needs and at a level that meets the minimum standards of TMC tile 18. • To provide easily identified and functional pedestrian connections within sites, between properties and/or from the public right-of-way. Response:. Pedestrian walkwaysare provided from the street, from each parking area, and to the adjacent building to the north. 2. Design Criteria 1. Provide and efficient and comprehensive intemal circulation system, including motorized and non -motorized access points, parking, loading, and emergency access -ways. Response: An efficient and comprehensive internal circulation system for motorized and non -motorized vehicles from access points, parking, loading, and as well as an emergency vehicle route is provided as shown on drawing sheet A1.1. 2. Create on-site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. Response: An on-site pedestrian network from the streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites has been provided as shown on drawing sheet A1.1. 3. Design Guidelines General Vehicle Circulation 1. Traffic circulation patterns should be designed to accommodate garbage collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars. Response: A 26 foot wide main circulation drive with a turning radius for a WB 50 vehicle has been provided to accommodate garbage collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars as shown on drawing sheet A1.1. Page - i18 • 2. Take advantage of opportunities for shared driveways and coordinate parking areas with adjoining sites to limit the number of access driveways. Response: The location of access driveways to the site is determined by the location of existing driveways that serve other developed properties. The site design was developed around the existing available access points. Consistency with the goal of sharing other available driveways is achieved through cross access to the site north of this development. Transit 3. Ensure that public transportation facilities such as bus shelters, bus pullouts, and other similar features are accommodated in appropriate locations consistent with transit operator plans. Response: This site is in a mature business park. Public transportation facilities such as bus shelters, bus pullouts, and other similar features are accommodated in appropriate locations near the site. 4. When appropriate, look for opportunities to accommodate future regional transit facilities into development plans. Response: Accommodating future regional transit facilities into the development plan is not appropriate for this site because it is an individual lot within a mature business park. Non -motorized circulation 5. Bicycle lanes shall be included where public or private street standards require them. Response: Street standards do not require bicycle lanes at this site. However, the street section is sufficient to accommodate them in the future. 6. Pedestrian walkways. a. Definition: Pedestrian walkways are located on parcels/lots. Pedestrian walkways are typically 4 to 6 feet in width, and consist predominantly of an all weather walking surface. Response: Pedestrian walkway system that is consistent with the guidelines is shown on drawing sheet A1.1 b. Visual Prominence: Pedestrian walkways should be made visually prominent through techniques such as paving, landscaping, .'and lighting. Consider using raised concrete pavement where a walkway traverses. Page- 19� i i ' between parking stalls and/or is adjacent to vehicular circulation. . Response: Pedestrian walkways are made visually prominent through paving treatment, landscaping, and lighting. They are constructed with raised concrete where adjacent to vehicle circulation and separated from parking by curbs where walkways traverse between parking stalls as shown on drawing sheet A1.1, L1.1 & L1.2. c. Connection to Street:. New development, excluding secured sites and areas, should provide convenient and safe pedestrian access to adjacent streets. Response: Convenient and safe pedestrian access to adjacent street is provided by a handicap assessable pedestrian route that crosses a secondary circulation drive aisle as shown on drawing sheet A1.1. d. Through -Block Locations: Through -block pedestrian connections are encouraged through larger sites and districts. Response: Not applicable to this site.. e. Parking Areas: Pedestrian walkways should be provided through parking Tots provided for public use. Response: Not applicable to this site at this time because a physical barrier between the site and the shoreline exists. See drawing sheet A0.1 and A1.1 for barrier location. f. Between Buildings: Development should incorporate convenient and safe access between buildings and public areas for pedestrians. g. Response: Convenient and safe access between buildings and public areas for pedestrians is provided as shown on drawing sheet A1.1 Connections to Offsite Pedestrian Network: Provide pedestrian access to existing and proposed sidewalks, trails and parks. Response: Connections to offsite pedestrian networks is provided as shown on drawing sheet A1.1 Page 20 G. Pedestrian Environment 1. Intent • To provide a common theme for street furniture, light fixtures and other streetscape structures throughout the Tukwila South development. Response: This project is constructed within a mature business park. A common theme consistent with the existing environment for street furniture, light fixtures and other streetscape structures will be provided. • To provide site and pedestrian amenities that will facilitate . and encourage the use of pedestrian walkways and open space areas. • Response: The proposed design provides the opportunity for pedestrian amenities that will facilitate and encourage the use of pedestrian walkways and open space areas according to the design guidelines. • To create a comfortable, active, and safe pedestrian environment. Response: The purposed design provides a comfortable, active, and safe pedestrian environment through the use of design techniques permitted by the design guidelines. Design Criteria • Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. Response: The tenant under separate permit will provide amenities to increase the utility of the site and enhance the overall pedestrian/employee environment. • Ensure that pedestrian amenities are durable and easy to maintain. Response: Amenities that are prefinished metal or concrete will be selected by the tenant so they are durable and easy to maintain. Select site furnishings that complement the building and landscape design of the development. Response: The tenant will select site furnishings that compliment the building and landscape design of the development. 3. Design Guidelines General Page -21 Site Furnishing -General 1. Provide durable site furnishings, such as benches, planters, bike racks, trash receptacles, and tree grates to create inviting and comfortable open spaces at plazas, and walkways. Site them in consideration of employee and pedestrian flow and convenience. Response: The tenant will provide except for the bike rack durable site furnishings, such as benches, planters, bike, and trash receptacles, and to create inviting and comfortable open spaces, plazas, and walkways. 2. Site furnishings, especially weather protection, should be designed to be part of the architectural concept of building design and landscape. Materials should be compatible with nearby buildings or natural settings, scale should be appropriate, colors should be in harmony withbuildings and surroundings, and proportions should be to scale. Response: The building has been designed to provide covered entry plazas and covered entries of materials that are at the employee break areas and compatible with nearby buildings and the building design. The tenant will provide site furnishingszand weather protection employing materials that are compatible with nearby buildings or natural settings, of appropriate scale and color that are in harmony with buildings and surroundings, and proportions. 3. Do not locate furnishings where users are likely to walk through landscapedareas or conflict with vehicles to access them. Response: The tenant will locate furnishings where users are unlikely to walk through landscaped areas or pass through areas where conflict with vehicles will occur. Areas in front of retail can be used for merchandising, benches, planters, cafe seating, provided a clear pedestrian walkway is maintained. Response: Not applicable. Trash Receptacles 5. Trash receptacles should be located in areas of high pedestrian uses, such as food establishments. Response: Trash receptacles will be provided by the building tenant and located at entries. All trash receptacles should incorporate smoking receptacles. Page - 22 Response: Trash receptacles will be provided by the tenant at building entries that will incorporate smoking receptacles 7. Smoking receptacles should be located outside of all offices where employees congregate to smoke. Response: A designated smoking area will be provided by the tenant at a location away from the building entries as required by WAC regulations. See drawing sheet A1.1 for location of employee break area. Bicycles 8. All development should incorporate bicycle stands or racks complementary to the buildings architectural form. Response: The bicycle rack selected has a design that is complementary to the buildings architectural form. 9. When possible, bike stands should be located on side streets versus on main streets. Response: The bicycle rack is located under the rear covered entry plaza. _ H. Gateways 1. Intent • To highlight important points of entry to Tukwila South as gateways by providing special design features, landscaping, and/or architectural elements at gateways. Response: Section H is not applicable to this development since it is not located at a gateway location within the Tukwila South District. 2. Design Criteria 1. Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. Response: Does not apply. Provide special treatment at designed gateway locations. Response: Does not apply. 3. Design Guidelines General Page - 23 Provide gateway features at the primary arterial intersections of Tukwila South, such as Southcenter Parkway Expansion/S 180th Street, Southcenter Parkway Expansion/Segale Park Drive C, and Southcenter Parkway Expansion/S 200th Street. Response: Does not apply. 2. Gateway should be visually prominent. Gateways are encouraged to have two or more of the following types of features: a. Public art b. Monuments c. Special landscape treatment d. Open space/plaza, fountains e. Identifying building form or prominent architectural features f. Special paving, unique lighting, or bollards g. Signage, displaying entry identification h. Other features that meet the intent of highlighting gateway areas Response: Does not apply. 3. Secondary focal points may be established at future districts, such as office campuses, or retail districts, or other major districts. Focal points may have unique district signage, art, fountains, markers, landscaping or other features, compatible and complementary to the overall Tukwila South gateway features. Response: Does not apply. III. Building Design A. Architectural Concept 1. Intent • To ensure that new development implements the vision for the Tukwila South Overlay District as a regional destination with multiple uses and as a memorable and regionally identifiable place. • Response: The proposed development is located within a mature business park. Good practice and design guidelines require consistency with the existing neighborhood and environment. Consistency with the vision for the Tukwila South Overlay District as a regional destination with multiple uses and as a memorable and regionally identifiable place is achieved through introduction of a corporate office for a major manufacturing company located in the valley. Page - 24 • • • To provide conceptual guidance on each of the envisioned building types in the Tukwila South Overlay District including: campus office, retail, urban office, and Tight industrial. Response: The conceptual guidance provided by the design guidelines has permitted this project to be designed in a manner consistentwith the other urban offices located adjacent to this project. • To provide for "human scale" in building design. Response: The design of this project is consistent with human scale as illustrated within the documents. It has been achieved through employing proven design techniques. These design tools include the extensive use of landscaping, lighting, materials, color selection, and elements of appropriate scale at the pedestrian level. 2. Design Criteria 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. Response: The building is developed with a architectural concept that is consistent with the two adjacent office buildings. It provides the large floor plates needed for corporate office; central vertical core; secondary entries for employees close to major parking areas; and a covered service entry away from employee and visitor traffic areas. The architectural concept is a traditional design which employs a strong base element, landscaping; and a terminating element at the top, a cornice. As part of that traditional design a covered entry plaza projects forward from the facade so it is a major design element at the pedestrian level and identifies the entry from the street as you approach. The building is designed so that the second floor. is setback from the roof and the ground floor setback from the second floor. This allows the building facade above to shade the windows below, provides an opportunity for accent lighting from the soffit above, allows landscaping to be placed next to the first floor sill wall and around the vertical supports so that there is a soft transition between the building and the ground. The design results in a stepped building facade that has vertical elements, the fin, and a continuous horizontal element behind, the window and spandrel bands. This results in a functional design that has a style that is consistent with the existing architectural concept of this part of the Tukwila South District. Page - 25 • Reduce the apparent scale of Targe commercial and industrial buildings located adjacent to low density residential developments. Response: This project is located in a mature business park. No residential property is located nearby. 3. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian -oriented features where possible. Response: This project is not located at street corner. A distinctive pedestrian entry element is provided at a central location where provides visitor access to the tenants lobby area. 4. Provide prominent rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. Response: The roof line provided ,is consistent with the character of the area, and the function of the building. 3. Design Guidelines General 1. Develop, an architectural concept for development that is responsive to the functional characteristics of the development. Response: The architectural concept for this development provides the functional characteristics required by the development program. 2. Display a unifying concept or architectural expression on site with multiple structures. Response: This facility is the third building in a cluster of three office buildings constructed over the last 30 years. The latest building employs the same design concept so the architectural concept for development is unified. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a corner location, a street or the river. Response: The site has been designed so that the building takes advantage of vista available along the river corridor. 4. Scale: Page - 26 1 a. Perceived building scale can be reduced : through changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, by windows, dormers and columns. Response: The scale of the building is appropriate for the site neighborhood and use. Elements that are not consistent with the overall ,design concept such as adding additional materials, conflicting roof lines, small additions that would not be functional, retail elements such as arcades, residential elements such as balconies and dormers, and decorative features have been avoided since they conflict with the existing design theme of the neighborhood and would not be effective for this scale of building. Extensive landscaping, surface textures, materials, architectural elements, and a design that employs shade and shadow has been utilized to reduce the scale in a manner consistent with techniques used on neighboring structures. In addition, . vertical and horizontal modulation is provided along with a covered entry plaza that reduces the scale at the entry in a manner that is consistent with the unified design theme and is not detrimental to the appearance of the building and neighborhood. b. Appropriately scaled and well-proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. Response: The building is an urban office. The only traffic to the site comes from the visitors and tenants who arrive by private vehicle and transit uses that walk to the site from S180th. The site at the ground level has been designed with a warm, friendly and secure feeling pedestrian walkway system. This system includes pedestrian scale connection to a covered entry plaza from Segale Drive A. The building is designed so the facade steps back twice from the roof line above. This places the building facade at the pedestrian level approximately 15 feet away from the curb and provides an area between the pedestrian walkway and the building that is developed with building base landscaping. Page - 27 The pedestrian scale landscaping, separation from the building, step backs in the facade from the ground level, continuous windows along the ground floor level, surface textures, and the pathway lighting provided reduce the apparent scale of the structure and relate the scale of the building to the user. 5. Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting cornice lines or articulated parapets to make the rooflines prominent and create a distinct character. Response: The building roof line is consistent with the neighborhood and meets the functional requirement for this type of use. The roof itself slopes to drains located in the middle of the building. This permits the building to have a continuous parapet around the perimeter. The surface of the parapet is articulated with a texture that contrasts against smooth surfaces that frame each segment of the facade. Below the parapet wall the building face steps back to the window wall. At the top of the parapet is a cornice element that terminates the facade. This design uses techniques and elements that provide a distinct character and is consistent with other surrounding office buildings. 6. Take advantage of intersection locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. Response: This project is not located at street corner. A distinctive pedestrian entry element is provided at a central location where provides visitor access to the tenant's lobby area. Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of a building. Response: This facility is a corporate office. Under a separate application the tenant may express its identity through a sign mounted on the spandrel of the entry plaza roof facade. and a freestanding ground mounted sign complimentary to the building architecture. Urban Office Page - 28 8. Roof tops overlooked by other taller buildings should be attractively designed. Response: The roof is not overlooked by taller buildings at this time. 9. Consider incorporating innovative designs into a development, such as vegetated roofs. Response: The project will employ the use of a roofing system that is considered . under the LEED program as "green". A vegetated roof for this project is not economically viable and results in the expenditure of additional natural resources. 10. Buildings of considerable lengths or with large floor plates should incorporate design features that reduce their apparent bulk. Examples of these techniques include building articulation, changes in facade patterns, 'building breaks, vertical setbacks and material changes. Response: The building design employs the use of modulation, articulation, changes in facade pattems, projecting elements, recessed areas, vertical setbacks and material changes to reduce the scale of the building as shown on drawing sheets A1.1, A2.1, A2.2 & A4.1. 11. Exterior openings should be in scale (i.e., proportionate) for the building's function and use. Response: This building only requires door openings for pedestrian entry and for small parcels as shown on A2.1 and A3.1 12. At prominent budding corners and spaces between buildings not crossed by streets, building projections are allowed to the maximum height of each building. Response: At building corners and spaces between buildings not crossed by streets, the building facade elements are at the maximum height permitted in the low impact shoreline zone. B. Building Elements and Architectural Details 1. Intent • To provide flexible design parameters to allow each development opportunities for creativity and expression in architectural design. Response: The flexibility in parameters has been used to create a building design that is consistent with the existing neighborhood and has individual characteristics that differentiate this development from previous buildings. Page'i- 29 • To provide texture to streetscapes and interest and variety to the building facade. Response: The flexibility in the parameters has allowed the existing streetscape to be renovated so its texture compliments the overall building design, allows view of the design features, and provides opportunity for landscape features. • To make major building entrances obvious, visually prominent, and welcoming. Response: The flexibility in the design parameters allowed the design of a building entry that is obvious, visually prominent, and welcoming. 2. Design Criteria 1.. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. Response: Materials selected are concrete, glass and prefinished metal all of which are durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 2. Buildings . and site design should provide an inviting entry orientation. Response: The main entry faces the street and can be seen from the north and south as you approach by car or walk along the sidewalk. The entry sequence is designed so as you. approach from the street there is architecturally articulated walkway with landscape areas and bollard lights at each side of the walkway where you cross the drive aisle to the covered entry plaza as shown on drawing sheets A1.1, A1.5, L1.1 and L1.2. The building entry plaza is articulated concrete paving, lighted from the soffit above, surrounded by landscaping, and has a skylight in the middle. As you approach the building the entry doors are recessed so the sloping clearstory can provide light to wash the building entrance. See drawing sheets A1.1, A1.5, A2.1 ceiling plan and A3.1. The site is designed so visitor parking is provided between the building and the street. Visitors once parked can walk along the collector walk to the entry plaza adjacent to the landscaping along the building base. Page - 39 • The combination of building and site elements provide an inviting entry for the pedestrian or the visitor who arrives by car. 3. Colors used on building exteriors should integrate a building's various design elements or features. Response: The building is constructed with precast concrete so it is primarily a single earth tone. The services and facades are designed to create a wide variety of shade and shadow which is enhanced by the textured wall surfaces. As a result, many differenttones of color appear on the building as the natural light transitions through the day. The color of the metal elements, window sash, copings, mechanical screen siding, and cornices has been selected to coordinate with the tint of the glazing and compliment the building color. 3. Design Guidelines General Building Materials 1. Building structures areencouraged to employ a variety of durable materials. Response: The building design employs a variety of durable materials which consist of precast concrete, bronze tinted glass, dark bronze anodized aluminum, and prefinished metal. See major materials color board. Building Entries 2. Building entrances should be visually prominent and easy for pedestrians and bicycles to reach. Response: The building entry is visually prominent and easy for pedestrians and bicycles to reach as shown on drawing sheets A1.1, A2.1 and A3.1 3. Canopies, awnings, and protected entryways are encouraged to highlight and define building entrances as well as provide weather protection. 4. Response: The building design features a covered entry plaza which highlights and defines the building entrance as well as provides weather protection. When the purpose is to provide weather protection, provide a sufficient width, typically at least 4 feet, and sufficient height, 8 to 15 feet, for awnings and canopies. Page -31 j i Colors Response: Covered entry features for weather protection exceeds the guidelines as shown on drawing sheets A1.1, A2.1, A3.1 and A4.1. 5. Use accent colors in a way to enhance or highlight building design, and avoid detracting from building design. Response: The accent color used for the cornice highlights the terminus of the facade, is coordinated with the mechanical screen color and window sash finish, all of which compliments the building design. See major materials color board. Urban Office Building Materials 6. Buildings should be constructed with predominately masonry material. Following is a list of encouraged and discouraged materials: Encouraged Brick Stone Pre -cast Concrete Panels Discouraged EIFS Vinyl Siding Other residential -type materials Response: The major construction material is precast concrete panels with a natural finish. 7. The use of reflective or darkly tinted glass on a buildings facade is discouraged unless the applicant can demonstrate special circumstances apply. Response: Low E Argon filled 1 inch insulating solar bronze glazing units are proposed which are consistent with neighboring building glazing. 8. All -glass vertical expression is allowed in recessed areas. Response: No vertical all glass areas are proposed. 9 Building trim may be of stone, metal, pre -cast glass fiber reinforced concrete (GFRC) or similar materials. Response: The building cornice, building mechanical screen and trim are a pre -finished metal material. Page - 32 10. Punched windows are strongly encouraged . for building. facades. Response: The project design utilizes continuous window bands to provide a view from the interior of the vista provided by the river corridor and to enhance the environment within the building. 11. Building design should incorporate a horizontal expression line above the first and second floor, depending on the building's height, to develop a sense of continuity. Response: The building design features a continuous cornice, bands of windows and spandrel elements. These create horizontal lines that develop a sense of continuity as shown on drawing sheet A3.1 12. Balconies on the second floors, especially above entrances are encouraged to provide a focal point to the building facade. Response: The entry design has been developed to provide a large covered plaza that can be utilized by the building occupants. This feature is of more value to the tenant than a balcony which would not be complimentary to the, function inside the building at this site. IV. Landscape Design A. Landscape Design 1. Intent • Integrate landscape design with site and building design in a cohesive manner. Response: Site landscaping has been designed so it is integrated with the building and the site design so they are cohesive and complement one another. • Soften and screen the visual impact of hard surfaces such as parking lots, service areas, walls, pedestrian walkways, public rights-of-way, sidewalks and gathering places, by incorporating trees and landscaping into the site design. Response: Hard surfaces such as parking lots, service areas, walls, pedestrian walkways, public rights-of-way, sidewalks and gathering places have been softened and screened by incorporating trees and landscaping into the site design as shown on drawing sheets L1.1 and L1.2. Page - 33 • • Ensure private landscaping reinforces, complements and enhances. public streetscape improvements and reinforces onsite pedestrian connections. Response: Site landscaping has been designed to reinforce, complement and enhance public streetscape improvements and reinforce on-site pedestrian connections as shown on drawing sheets L1.1 and L1.2. 2. Design Criteria 1. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. Response: The landscape design concept has been developed that is consistent and complementary, to the site design and the building's architectural character. This design recognizes and honors landscaping design on adjacent sites, special architectural features, view corridors to and from the building, along with pedestrian and vehicular circulation patterns. 2. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. Response: The landscaping design satisfies the functional requirements of the site such as organizing parking and circulation; defining pedestrian routes, softening the appearance of parking areas; screening parking from the public realm, and buffering the view of dumpsters and ground mounted mechanical equipment. 3. Design Guidelines General Complimentary to Building Character 1. Develop a landscape design concept that is consistent with or complementary to site design and the development's architectural character. The landscape concept should also enhance natural site features, significant existing landscaping, and/or other existing amenities, where appropriate. An effective landscape plan will direct and enhance the experience of a site when it: a. Takes •advantage of views of the landscaping from inside the building. Page - 34 • b. Enhances the building itself, as viewed from within the site and adjacent public streets. c. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition from the street to the development. Response: The landscape design shown on drawings L1.1 and L1.2 will direct and enhance the experience of a site because it: a. Takes advantage of views of the landscaping from inside the building. b. Enhances the building itself, as viewed from within the site and adjacent public streets. c. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition from the street to the development. 2. Landscaping should provide design continuity between neighboring sites. Response: The site is located in a mature business park. The landscape design recognizes the style and materials of neighboring sites which provides design continuity between properties. 3. Building facade modulation and setbacks should include features such as courtyards, landscaping, or other special features. Response: The building facade is fully modulated and provides shade and shadow as result of the lattice work of elements. The building surfaces consist of .glass and concrete which is textured and articulated. The area around the base of the building is landscaped. This _ provides a soft transition to walks, parking, and drives that allows the landscaping to compliment the design and be a predominate feature at the pedestrian level. As a central focal point a covered entry plaza extends beyond the building facade and is connected to the street with a walkway. This area has special paving treatment, landscaping, and lighting. Page - 35 4. See associated design guidelines in Section 11. E — Natural Environment related to hillsides. Response: Hillside design guidelines are not applicable to this site. Screening and Buffering (Perimeter verses Interior) 5. Required perimeter landscaping may be averaged and clustered if the total required square footage is achieved onsite. Response: The total amount of required landscaping has been provided on the site. Clustering has been used as a design element to provide a superior design. 6. Consider using landscaping as a buffer to reduce the impacts of wind, air pollution and noise on a development and surrounding sites. Response: No buffers are required for this project to reduce the impacts of wind, air pollution and noise on the development and surrounding sites. 7. See associated design guidelines in Section 11. A, C, and D — Site Design Concepts and Site Relationships, Siting and Screening of Parking and Siting and Screening of Service Areas and Mechanical Equipment, as well as Section IV. B Planting Design. Response: Consistency with these associated guidelines is demonstrated within the sections listed above. Reinforce -and Enhance Public Streetscape Improvements.. 8. Ensure that the landscape design reinforces and complements plantings in the public right-of-way. Response: As part of. the redevelopment the street landscaping will be reconstructed to meet the City standard for width, materials, and plant spacing. 9. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians' and drivers' views. Response: Landscaping has been designed at crosswalks and other locations where vehicles and pedestrians intersect so the view of pedestrians' and drivers' is not blocked. 10. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. Page -36 Response: At building entries side walks which cross planting areas have been provided for convenient pedestrian circulation and prevent plants from being trampled. 11. Landscaping is encouraged to help define pedestrian walkways and parking areas, and should be used to mitigate climate and solar conditions. Response: Shade is provided by trees along the pedestrian walkways and parking areas as shown on drawings L1.1 and L1.2 B. Planting Design 1. Intent • To encourage selection of plant materials that will enhance the overall landscape design concept and provide for variety and visual interest on the site. Response: This project is located within a mature business park that has an established design concept and pallet of materials. The landscape designconcept used provides for variety and visual interest that is consistent with established park standards. • To encourage the use of .plant materials that will survive with minimal or reasonable maintenance, are resistant to drought, and are otherwise appropriate for conditions. Response: This project is located within a mature business park that has and established design concept and pallet of materials. The planting materials selected will survive with minimal or reasonable maintenance, are resistant to drought, and are otherwise appropriate for conditions. 2. Design Criteria 1. Incorporate existing significant trees, wooded areas and/or vegetable in the planting plan where they contribute to overall landscape design. Response: The site is a paved parking lot that has landscaping between the parking area and the street. The existing landscape buffer is non -conforming and will be replaced as part of the redevelopment. See drawing sheets A0.1, A1.1, L1.1 and L1.2 2. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. Page .37 Response: The plant materials selected and the location of the materials reinforce the landscape design concept and are appropriate to there location in terms of hardiness, maintenance needs and growth characteristics. See drawing sheets A1.1, L1.1 and L1.2. 3. Design Guidelines General 1. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent Tots and natural areas. Response: This project is located within a mature business park that has and established design concept and pallet of materials. The landscape design as shown on sheets L1.1 and L1.2 is consistent with plantings on adjacent lots. 2. Provide adequate plant quantity, size and spacing for the intended effect. Response: The planting quantity, size and spacing achieve the desired effect and meet or exceed the requirements of the TMC title 18. 3. Areas not in use by structures, driveways, plazas, walkways and parking spaces should be landscaped. Response: All pervious areas of the site are landscaped. See drawing sheets A1.1, L1.1 and L1.2. 4. Consider the use of indigenous plant species or plant species proven adaptable to the local climate in all landscaping. Response: Indigenous plant species or plant species proven adaptable to the local climate are provided where appropriate. See drawing sheet L1.1 and L1.2. 5. Select a variety of plants with consideration of visual interest, including using plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. Response: To the extent feasible the landscape design employs a variety of plants that provide visual interest, including plants as accents, with contrasting textures and are coordinated to provide a succession of blooms and seasonal color. 6. All weeds and invasive species on site must be controlled including in sensitive areas. Page - 38 • • Response: Through a scheduled maintenance program weeds and invasive species on site will be controlled. 7. Landscape features such as decorative paving, fountains, rock features, walkways, or benches are permitted within perimeter landscaping areas. Response: Landscape features such as decorative paving, fountains, rock features, walkways, or benches are not proposed within perimeter landscaping areas. 8. Planters and urns should be used extensively throughout the Tukwila South development in the development areas that are urban in nature. Large planters are movable for flexibility and give a more open feeling to the sidewalks and plazas. AH planters should appear to be authentic materials such as terra- cotta, porcelain, stone, or heavy clay. Newer resins can be used, but must be compatible with adjacent architecture or site furnishings. Response: Planters and urns conforming to this guideline will be provided by the tenant at the covered entry plaza. 9. Tree grates may be used throughout the project. Response: , Grates will not be needed since no trees are located in sidewalks or plazas. 10. See associated design guidelines in Section II. E — Natural Environment. Response: No site improvements will be within the river environment. V. Signage — Not part of this application Page - 39 Public Works Department DEC 0 8 2009 6300 Southcenter Boulevard Suite 100 Tukwila; WA 98188 COMMUNITY 206.433.0179 DEVELOP6diEid'G CONCURRENCY TEST NOTICE SURFACE WATER For all development except one single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, or non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: /82c0 f?P / PARCEL #: 35Z3Or?/2,I Contact's Name: 'V,E /t/4Z5z 4/ Contact Phone #: X90 Contact e-mail: 5 tOE -SQVg5�.(a9/6'4i° I6 . C Yvi Contact Address: PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established levet of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: By: DOES NOT PASS Print Name: Ryan D. Larson Approved 01.20.2006 7//3o%y Date Sr. Surface Water Engineer APPLICANT NAME: Segale Properties -1 rt li :.yo DEC 0 8 Beg COMMUNITY DEVELOPMENT ATTACHMENT TO HIGHLINE WATER DISTRICT CERTIFICATE OF WATER AVAILABILITY The following terms and conditions apply to the attached Highline Water District Certificate of Water Availability. 1. This Certificate of Water Availability is valid only for the real property referenced herein for the sole purpose of submission to King County Department of Development and Environmental Services, the Cities of Des Moines, Federal Way, Auburn, Kent, SeaTac, Tukwila, Normandy Park, Burien, or local jurisdictions. This Certificate of Water Availability is between Highline Water District and the applicant only, and no third person or party shall have any rights hereunder whether by agency or as a third -party beneficiary or otherwise. 2. As of the date of issuance of this Certificate of Water Availability, Highline Water District has water availability to provide such utility service to the property that is the subject of this Certificate, and the utility system exists or may be extended to provide service to such property. However, the issuance of this Certificate creates no contractual relationship between Highline Water District and the applicant, and the issuance of this Certificate may not be relied upon and does not constitute the District's guarantee that water will be available at the time the applicant may apply to Highline Water District for such service. 3. Customer recognizes that the water pressure/fire flow information provided pursuant to this request is general in nature and may not be accurate for any specific location at any specific time. Customer remains solely responsible for determining the specific water pressure/flow information available for Customer's intended use. The general information provided by the District is not intended for and should not be relied upon to design a water system or fire suppression system for a specific location. Customer is responsible to field verify the specific water pressure at the meter at Customer's specific location for Customer's specific needs. n Customer Initial a DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA-1 00 /09 AND LA PIANTA LLC, FOR THE Ordinance a Approval No. 2233 By Ordinance 2233 TUKWILA SOUTH DEVELOPMENT THIS DEVELOPMENT AGREEMENT ("Agreement") is made and entered into this 10th day. of June, 2009, by and between the CITY OF TUKWILA ("CITY"), a non -charter, optional code Washington municipal corporation, and LA PIANTA LLC, a Washington limited liability company ("La Pianta"). I. RECITALS WHEREAS, the Washington State Legislature has authorized the execution of development agreements between a local government and a person having ownership or control of real property within its jurisdiction and between a local government and a person owning real . property outside its boundaries as part of a proposed annexation, pursuant to RCW 36.708.170 through RCW 36.70B.210. WHEREAS, the "Tukwila South Project" (hereinafter defined) comprises approximately 512 acres of real property, which site is shown on the vicinity map attached hereto as Exhibit 1, and La Pianta owns or controls approximately 503 of those acres, which is known as the "Tukwila South Property" and legally described in Exhibit 2. The Tukwila South Project is generally located between the boundaries of South 178' Street/South 180th Street on the north; South 204th Street on the south; Orillia Road and Interstate -5 on the west; and the Green River on the east. Approximately 259 acres will be annexed to the City pursuant to this Agreement. WHEREAS, the Tukwila South Property is located within an Urban Growth Area and is appropriate for urban development pursuant to the Growth Management Act, and the City's adopted Comprehensive Plan. The City will provide public services to the Tukwila South Property, with the exception of power and water. WHEREAS, La Pianta intends to develop the Tukwila South Property consistent with the Tukwila South Master Plan ("Master Plan"). The Master Plan envisions the creation of a major new employment and housing base on the Tukwila South Property. The plan calls for approximately ten million square feet of development that would be accommodated in a combination of campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech ("Tukwila South Project"). The Tukwila South Project will use the topographic and environmental constraints of the site to define the limits. of its development area, as shown on Exhibit 3 ("Development Areas" and "Non -Development Areas"). The Tukwila South Project includes the extension of Southcenter Parkway in an alignment along the west edge of the valley floor ("Southcenter Parkway Project"); thus, functioning as the major transportation arterial through the site. The Tukwila South Project will also contain an integrated, internal circulation system of streets, sidewalks and pedestrian connections that link its various developments and will serve vehicles, cyclists and pedestrians. 06/]0/2009 -1- Exhibit A to Ordinance No. 2233 WHEREAS, La Pianta's goals for the Tukwila South Project are for a return on investment, quality public infrastructure and service, certainty regarding the costs and flexibility in how and when it develops. The City's goals in the development of the Tukwila South Property include implementing its comprehensive plan, producing positive economic impacts to the City and promoting environmental quality, mitigating financial risk for City funds, and. mitigation of project impacts. WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing. WHEREAS, a public hearing for this Development Agreement was held on May 18, 2009 and the City Council approved this Development Agreement by Ordinance No. 2233 on June 8, 2009. WHEREAS, this Agreement constitutes a final land use action pursuant to RCW 36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq. NOW, THEREFORE, in consideration of the mutual promises set forth herein and the long-term benefit to both the City and La Pianta, the parties hereby agree as follows: II. AGREEMENT 1. Project Description. The master -planned development to be sited on the Tukwila South Property in accordance with the terms and conditions of this Agreement as well as other applicable development regulations is called the "Tukwila South Project." As used in this Agreement, the term Tukwila South Project (or "Project") means the proposed development of the Tukwila South Property with a mix of uses, types and density of development, public and private infrastructure and amenities consistent with the Tukwila South Master Plan and this Agreement. 2. Zoning Approvals. 2.1 Comprehensive Plan Designation. The Tukwila South Property is described within the "Tukwila South" element of the City's 1995 Comprehensive Land Use Plan, as amended ("Comprehensive Plan"). This includes both the portion of the property currently located within the City limits and the portion within the City's Potential Annexation Area ("PAA"). The City's Comprehensive Plan provides for use of a master plan in the Tukwila South district to guide and authorize development. La Pianta has submitted a Master Plan which identifies its development proposal. The City's Comprehensive Plan contemplates an overlay district for the property subject to the Tukwila South Master Plan. 06/10/2009 -2- 2.2 Master Plan Approval. In accordance with the City's Comprehensive Plan and TMC 18.40.075, the City approved the Tukwila South Master Plan on June 8, 2009. This Master Plan covers approximately 512 contiguous acres and provides the vision and framework for the creation of a "campus -type environment" focused on office and research facilities for emerging technology industries, along with a mix of supporting retail, residential, commercial and flex - tech and hotel uses. The Master Plan is attached as Exhibit 4 t� this Agreement and incorporated by this reference. The first phase of the Master Plan implementation will involve grading the entire site and installation of street and utility infrastructure. The approved Master Plan will remain in effect for the Term of this Agreement. The Master Plan may not be amended. or superseded without the consent of both parties. In addition, any amendment to the master plan must follow the process for such amendments that is in effect at the time of the request. 2.3 Sensitive Areas Overlay and Master Plan. The City Council approved the designation of Tukwila South Property as a Sensitive Area Master Plan Overlay district on June 8, 2009. La Pianta has submitted for City review a Sensitive Areas Master Plan ("SAMP") for the Tukwila South Property. The Department of Ecology ("DOE") has issued a Section 401 water quality certification for the Tukwila South Property (Certification Order No. 2877, dated November 7, 2005) (the "401 Certification"). Pursuant to TMC 18.45.160.6.8, the City will review the SAMP to ensure it conforms to the conditions of the 401 Certification. If the SAMP conforms to the conditions of the 401 Certification and TMC 18.45.160, the Director of Community Development will take action to approve the proposed SAMP, pursuant to TMC 18.45.160.G, within .30 calendar days after the effective date of the annexation. The Sensitive Areas Overlay and associated SAMP require mitigation of impacts to sensitive areas associated with the Tukwila South Project through build -out. 2.4 Land Use Permit Process. The above referenced plans will be implemented in phases by a series of Land Use Permit Process applications. These include but are not limited to, applications for clearing and grading permits, tree permits, building permits, shoreline substantial development permits, development permits, design review approvals, conditional use permits, planned residential developments, and such other permits and approvals described in Chapter 18.104 of the TMC and necessary to authorize development and implementation of the Master Plan approval. The Land Use Permit process requires the applicant to demonstrate consistency with the requirements of the approved Master Plan, as implemented through the Tukwila South Overlay District described in Section 2.5 below. All land use fees not specifically addressed in this Agreement will be paid at the time of permit application or when otherwise due. 2.5 Application of Tukwila South Overlay District. Consistent with the Comprehensive Plan, the City has amended the Tukwila Municipal Code ("TMC") to adopt the Tukwila South Overlay District as Chapter 18.40,7a copy of which is attached hereto as Exhibit 5. The purpose of the Tukwila South Overlay District is to encourage innovative uses, sites and comprehensive planning of large land parcels through a master plan. The Tukwila South Overlay contains the development regulations, including commercial design guidelines, that will' apply to the Tukwila South Property The City agrees to apply the Tukwila South Overlay District regulations to the portion of the Tukwila South Property within its PAA, after that area is annexed to the City. 06/10/2009 -3- 2.6 Shoreline Map Amendment. The City, by ordinance, has pre -designated a portion of the Tukwila South Project as "Tukwila Urban" under its Shoreline Master Program/Plan, TMC Chapter 18.44 ("SMP"). Upon completion of the annexation, the City shall, consistent with this development regulation, amend its SMP map to include the Tukwila South Property as urban. It is understood by the parties that this amendment is subject to the approval of the State Department of Ecology. The parties agree that this map designation does not vest La Pianta to any shoreline regulations under the SMP. 3. Allowable Development. 3.1 Maximum Allowable Development. Except as otherwise provided herein, the :maximum allowable development in the Development Area of the Tukwila South Project shall be limited to a maximum development (including any mix of buildings and permitted uses) that does not generate more than 10,166 Net New Trips (as defined below),from onsite development and is limited to 10.3 million square feet of new building floor area ("Allowable Development"). For the purposes of determining Allowable Development, new "building floor area" shall include new floor area generating vehicle trips, but shall not include floor area that does not generate vehicle trips, such as parking areas and mechanical space. 3.2 Site Clearing, Grading and Coverage. Subject to the limitations of Section 35 below, (i) up to 100% of the Development Area, outside of sensitive area or shoreline buffers,,' may be cleared and graded; and (ii) in the Development Area, up to 85% of the developable area, served by each stormwater facility may be covered with impervious surfaces. 3.3 Limit on Certain Uses. The following uses in the Tukwila South Project will be subject to the restrictions set forth in this Section 3.3: (a) Movie theaters with three (3) or fewer screens shall be a permitted use. Movie theaters with more than three (3) screens shall be treated as special permission uses (TMC 18.41.060). (b) Regional malls shall be a prohibited use. For purposes of this Agreement, "Regional Mall" shall mean an independent, retail complex of at least 500,000 square feet of building floor area (as that term is defined in Section 3.1 above) containing privately -owned indoor and outdoor walkways for shoppers traveling to and from multiple retail uses. The square footage limitation under this definition shall be applied on a project -by -project basis, and shall not be applied to the Tukwila South Property as a whole. (c) No_ warehouse uses will be allowed in the Tukwila South Project beyond what is, in existence at the time of execution of this: Agreement, and redevelopment of existing warehouses to warehouse use will not be permitted: Notwithstanding the foregoing, with respect to existing warehouse uses and buildings, La Pianta shall be entitled to undertake normal maintenance and repair, reconstruction in thee. 06/10/2009 -4- event of casualty and condemnation, modifications necessary to meet current code requirements, and for each building, a one-time "minor expansion" (not exceeding 5% of building floor area). The City shall require special permission uses (TMC 18.41.060). approval for such "minor expansions". 3.4 Expansion Areas. Several parcels that are not currently owned by La Pianta are located within the Project boundaries and are more particularly described and depicted in Exhibit 6. These parcels were included within the 512 acres analyzed in the Tukwila South EIS (hereinafter defined). The Tukwila South Overlay District regulations shall apply to these parcels if they are acquired and developed by La Pianta during the Term of this Agreement. Another parcel owned by La Pianta, hereinafter referred to as the "Arnold Parcel", also described in Exhibit 6, was not studied as part of the Tukwila South EIS. La Pianta and the City acknowledge that the Tukwila South Overlay District regulations shall apply to the Arnold Parcel, but that additional environmental review may be necessary when La Pianta elects to develop the Arnold Parcel. In the event that La Pianta desires to develop an Expansion Area under the Development Agreement, La Pianta shall provide (i) written notice to the City, (ii) evidence of its ownership or control of the Expansion Area(s) in question or the agreement by La Pianta and the owner(s) of the Expansion Area in question to subject such area to the terms of the Agreement, and (iii) evidence that no further additional environmental analysis is required beyond that covered in the Tukwila South EIS for the development proposed. 3.5 Floodplain Development Review. Development in any areas of the Tukwila South Property lying within a 100 -year floodplain, as designated by the Federal Emergency Management Agency ("FEMA"), shall be subject: (i) to review by the City and/or agencies with jurisdiction to ensure that such development will not result in a "take" of any endangered species in violation of federal law; and (ii) to all laws and regulations governing development within such FEMA -designated 100 -year floodplains that are in effect at the time of a complete development application (the "Floodplain Regulations"). The clearing and grading permit for initial, overall site development for the Tukwila South Project ("Clearing and Grading Permit") shall be executed in accordance with the Floodplain Regulations, as applicable. Upon completion of the clearing and grading, subject to the Clearing and Grading Permit, and the Levee Modification, as defined herein, La Pianta will. prepare for review by the City a Letter of Map Revision ("LOMR"). The City shall forward the LOMR to FEMA for review and when the LOMR is approved by FEMA, future building applications will not be subject to the Floodplain Regulations. 4. Parties Obligations Under this Agreement. This Agreement establishes certain roles and responsibilities for the development of the Tukwila South Project, including but not limited to City commitments for partial funding and construction of certain public infrastructure improvements benefiting the Tukwila South Project, as well as the community at large, and La Pianta commitments to participate in the funding of certain public improvements, to fund all private aspects of the development and to develop the. Tukwila South Property consistent with all applicable land use policies and regulations. 06/10/2009 -5- 4.1 Annexation. Upon execution of this Agreement, La Pianta shall submit a signed 60% petition for annexation to the City of Tukwila for the portion of the Tukwila South Property located within the PAA. The City will take all steps necessary to consider the annexation in a timely manner after submittal of a signed 60% petition. In the event that La Pianta fails to submit the 60% petition, the City may terminate this Agreement upon giving 14 days notice to La Pianta. Should the annexation fail to occur by December 31, 2009 (the "Outside Annexation Date"), this Agreement will terminate and all obligations herein will be extinguished. The Outside Annexation Date shall automatically be extended for the period of any review of the annexation by the Boundary Review Board, if jurisdiction is taken, and/or the courts. For purposes of this Agreement, the "effective date of the annexation" hereunder shall be the date on which the ordinance of annexation of the Tukwila South Property adopted by the City Council is effective, final and unappealable. 4.2 Levee Modification and 404 Permit Approval. The City has submitted to the U.S. Army Corps of Engineers, Seattle District ("ACOE") an application for modification of the levee system in the Tukwila South Property which will, among other things, permit the removal of the existing cross -levee structure at South 196th Street (the "Levee Modification"). La Pianta has submitted to ACOE an application for a Section 404 permit under the Clean Water Act, to permit the grading, filling and development of the Tukwila South Property as contemplated in the Tukwila South Master Plan (the "404 Permit"). The parties will take all reasonable steps necessary to secure from the ACOE the issuance of the Levee Modification and the 404 Permit in a timely manner. If either the Levee Modification or the 404 Permit has not been issued by the Corps, and all appeal periods having passed with no appeals filed, by June 30, 2010 (the "Outside Approval Date"), this Agreement will terminate and all obligations herein will be extinguished. The Outside Approval Date may be extended by mutual agreement of the parties. As provided herein, the parties will place in the Escrow (as established under Section 4.8.4.6 below) all documents, payments and other undertakings required to be delivered prior to the Outside Approval Date. Upon approval of the Levee Modification and issuance of the 404 Permit, the Escrow Agent (hereinafter defined) shall be instructed to release, deliver or record, as appropriate, all sums and documents held in escrow unless expressly provided otherwise in this Agreement. The City shall incur no costs for the maintenance of the new levee constructed as a result of the Levee Modification. Failure of La Pianta to secure maintenance for the levee prior to issuance of the Clearing and Grading Permit, shall result in denial of said permit. 4.3 Southcenter Parkway Project. 4.3.1 Southcenter Parkway Project Design. The City shall, using grant funds secured for this Project, promptly complete the final design of the extension and relocation of Southcenter Parkway from S. 180t Street to S. 200th Street ("Southcenter Parkway Project" or "SCP Project"), including necessary sewer, water, stormwater, natural gas, power and telecommunications utility system improvements associated with this roadway improvement project (the "Final Design Plans"), as documented in the 90% drawings completed by David 06/10/2009 -6- Evans and Associates dated September 2005 (the "90% drawings") and on file with the City. The City may use up to $300,000 of the grant funds identified in Section 4.3.7 below for the purpose of completing the Final Design Plans; any costs to complete the Final Design Plans in excess of $300,000 shall be borne by the City. The Southcenter Parkway Project will provide additional access to the Tukwila Urban Center and the Tukwila South Project. Except as set forth in this subsection, the Final Design PIans shall not materially deviate from the 90% drawings without the written consent of both parties. For the purposes of this Section, the Final Design Plans shall be deemed to "materially deviate" from the 90% drawings if the Final Design Plans include modifications to the 90% drawings that will result in a construction cost increase in the aggregate of more than $250,000. The Southcenter Parkway Project will not include the' relocated South 178th Street improvements or the bike lanes as specified on the 90% drawings! 4.3.2 Land Dedication for Southcenter Parkway Project. La Pianta agrees to dedicate, at no cost to the City, the land necessary to construct the Southcenter Parkway as depicted in Exhibit 7. La Pianta waives all credit for this dedication of land against any traffic impact fee assessed for the Project. In addition, La Pianta agrees to waive any claim for just compensation pursuant to RCW 8.12 and any claims under the Washington and Federal Constitutions in connection with the dedication of this right-of-way. La Pianta shall deliver a signed but undated statutory warranty deed (free of all encumbrances and easements unacceptable to the City) for this land and a signed and dated right of way easement encumbering the same property described in the deed, in commercially reasonable form acceptable to the City, to the Escrow no later than 5 days after the effective date of the annexation specified in Section 4.1. Upon receipt, the City shall record the right of way easement and retain the undated deed in Escrow until the City is prepared to vacate Frager Road/Southcenter Parkway as provided in Section 4.10. Simultaneously with the transfer of the properties described in Section 4.10, the City shall cause the deed delivered by La Pianta into Escrow to be dated and recorded. If the deed and the right of way easement are not delivered in the time specified by this Section, this Agreement will terminate. For the purpose of the real estate excise tax, the City acknowledges that the transfer of property pursuant to this section shall be for a "public use in connection with the development of real property" as provided under WAC 458-61A-205. 4.3.3. Planning and Design Work. La. Pianta has provided the following planning and design services in connection with the Southcenter Parkway Project: (i) Geotechnical reports and information; (ii) Survey, topographical maps; (iii) As -built survey of utilities; (iv) Legal description of final right-of-way; (v) Plans and designs for wetland and stream mitigation, including plans for land, cost of restoration, permitting, on-going maintenance and monitoring; (vi) 30% design work; and (vii) Plans and designs for temporary stormwater detention and treatment for Southcenter Parkway Project during construction, and permanent 06/10/2009 -7- stormwater detention and water quality facilities for Southcenter Parkway and South 200t'' Street as more particularly described in Sections 4.3.5 and 5.4. 4.3.4 Highline/PSE/Southcenter Parkway Costs. La Pianta shall obtain power and gas utility service for the Tukwila South Project from Puget Sound Energy ("PSE") and water service from the Highline Water District ("Highline"). La Pianta shall pay for all costs related to the design and construction of Highline Water systems and PSE systems for the Tukwila South Project (not including costs for which PSE and Highline are responsible for undergrounding and relocation of existing systems, as described herein). The City shall cause Highline to relocate its existing water system facilities pursuant to its franchise agreement with the City. The City shall cause PSE to relocate and underground existing power and gas system facilities pursuant to its franchise agreement with the City and applicable tariff. Any costs or fees assessed to the City by those utilities for invoking either of the franchise terms discussed in this Section shall be paid to the City by La Pianta within 30 days of invoice. 4.3.4.1 Highline Water. The City will include the work for the relocation and upgrade of the Highline Water system utilities in its SCP Project bid as a bid additive (the "Highline Work"). The Highline Work will be accounted for and invoiced separately from the SCP Project. The City shall enter into an agreement with Highline pursuant to which Highline shall reimburse the City for the cost of the Highline Work. La Pianta shall enter into a separate agreement with Highline pursuant to which La Pianta shall reimburse Highline for La Pianta's portion of the costs of the Highline Work. Pursuant to Section 4.8.4 of this Agreement, La Pianta shall provide the City with a letter of credit in the amount of 110% of La Pianta's portion of the estimated cost of the Highline Work as security for payment of those associated costs. In the event that Highline fails to reimburse the City, pursuant to the terms of the agreement between the City and Highline, for La Pianta's portion of the cost of the Highline Work, the City may draw upon the letter of credit as provided in Section 4.8.4. In addition, La Pianta shall provide .the City with a copy of La Pianta's agreement with Highline and evidence of timely payments to Highline thereunder. 4.3.4.2 PSE. The City will exclude the work for the PSE power and gas utilities from the SCP Project bid. PSE will provide the specifications for such power and gas utility work to serve the Tukwila South Project (the "PSE Work"), which will be constructed in coordination with the SCP Project. The PSE Work will be conducted by third parties on behalf of PSE. The bid documents and the final construction contract for the SCP Project shall include a "cooperation clause," requiring cooperation and communication between the City (and the City's contractor on the SCP Project), La Pianta LLC and PSE or PSE's designees and contractors undertaking the PSE Work. La Pianta shall indemnify and defend the City against delay claims made by the City's contractor for the SCP Project because of the PSE Work. La Pianta shall pay (i) PSE directly for La Pianta's share of the cost of the PSE Work in accordance with PSE Tariff Schedule 85, and (ii) the City directly for the City's share of the cost of the PSE Work in accordance with PSE Tariff Schedule 74. La Pianta's obligation under this Section 4.3.4.2 shall be secured by an irrevocable standby letter of credit in the amount of 110% of the City's estimated share of the PSE Work, naming the. City as beneficiary as provided in Section 06/10/2009 -8- 4.8.4. In the event that La Pianta fails to pay the amount due under this Section 4.3.4.2 within thirty (30) days of demand by the City, the City may draw upon the letter of credit as provided in Section 4.8.4. 4.3.5 Southcenter Parkway Storm Drainage. La Pianta shall provide, at no cost to the City, sufficient capacity for all drainage from the Southcenter Parkway Project within the regional storm drainage facilities more particularly described in Section 5.4 to be constructed by La Pianta as part of the permanent stormwater drainage facilities for the Tukwila South Project. La Pianta shall provide easements granting the City the right to discharge stormwater from Southcenter Parkway and South 200th Street to La Pianta's regional stormwater facilities. La Pianta covenants that the regional stormwater facilities will be sized to accommodate stormwater run-off from the Tukwila South Project, including Southcenter Parkway, South 200th Street and all other development proposed as part of the Tukwila South Project. The stormwater system includes a "South Facility" and a "North Facility", both as defined in Section 5.4 below. 4.3.5.1 South Facility. Easements and stormwater facilities for the South Facility may, at the discretion of La Pianta, be temporary, provided however, that except as provided in Section 4.3.5.3 below, La Pianta shall: (i) provide permanent, no -cost easement and stormwater facilities in the South Facility prior to the issuance of the first construction permit for a new building development in the Tukwila South Project; and (ii) ensure that the South Facility will be operational and ready for use prior to the completion of the Southcenter Parkway Project. 4.3.5.2 North Facility. At La Pianta's option, stormwater to be treated in the North Facility may be piped to the South Facility for treatment and discharge on an interim basis. The development of the North Facility shall occur prior to the date on which the capacity of the South Facility is fully utilized. 4.3.5.3 WSDOT/FHWA Approval. Immediately upon execution of this Agreement, the City shall amend its submissions to WSDOT/FHWA to describe the storm drainage plan for the Southcenter Parkway Project that is more particularly set forth in Section 5.4, and shall request approval for such change. La Pianta shall cooperate in good faith to provide all necessary documentation reasonably necessary to secure WSDOT's approval of such stormwater plan for Southcenter Parkway. In the event that the stormwater plan for Southcenter Parkway described in Section 5.4 is not approved by WSDOT/FHWA, the City shall construct the stormwater ponds described in its original proposal to WSDOT, for treating and detaining stormwater runoff from Southcenter Parkway and South 200th Street. In such case, La Pianta shall, within thirty (30) days of the City's written demand therefore, grant at no cost to the City temporary easements necessary to construct the stormwater ponds needed to accommodate the stormwater run-off from Southcenter Parkway and South 200th Street that was described in the City's original SCP Project proposal to WSDOT. The easement agreements shall provide that at such time La Pianta completes the South Facility and it is available to accommodate the run-off from Southcenter Parkway and South 200th Street, the temporary easements shall terminate and shall be replaced by permanent easements to the South Facility. 06/10/2009 -9- 4.3.6 Southcenter Parkway Bidding/Construction. Upon the issuance of the 404 Permit contemplated in Section 4.2, the City shall be responsible for the bidding and construction of Southcenter Parkway ("Southcenter Parkway Project"). The City shall request formal bids from contractors for the constructionof the Southcenter Parkway Project as soon as all necessary approvals and permits have been received. This Agreement is premised on the assumption that the project costs for the Southcenter Parkway Project (including the up to $300,000 allocated to completion of the Final Design Plans under Section 4.3.1 above) will not exceed available financing in the amount of $26,800,928 ("Construction Cost Cap"). The total project cost of the Southcenter Parkway Project ("Total Project Cost") shall be the lowest responsible bid received by the City, and shall allow and include up to a 15% construction management allowance and a 15% project contingency allowance. For the purpose of determining whether the Total Project Cost exceeds the Construction Cost Cap, the Total Project Cost shall not include the costs for the Highline Work and PSE Work (which costs shall be paid by La Pianta and the utilities as provided in Section 4.2.4), and shall not include the City's costs for its employees in connection with or related to the management and/or supervision of the construction of the "Southcenter Parkway Project, which costs the City shall bear. The City shall use commercially reasonable efforts to minimize the Total Project Cost of the Southcenter Parkway Project. For purposes of this Agreement, "commercially reasonable efforts" means the actions normally taken to reduce costs for any City project. If the Total Project Cost exceeds the Construction Cost Cap, the City shallhave no obligation to construct the Southcenter Parkway Project unless La Pianta gives written notice as provided herein to the City that La Pianta shall pay such difference ("Project Cost Differential"). In such case, the City shall send written notice to La Pianta of the Project Cost Differential, and La Pianta shall, within 15 days of receipt thereof, give the City written notice of whether La Pianta elects to pay the Project Cost Differential. If La Pianta elects to pay the Project Cost Differential, then La Pianta must provide the City cash security for such amount ("Cash Security") also within the 15 days. Provided that La Pianta timely provides the City such notice and Cash Security, the City shall promptly execute a construction contract for the Southcenter Parkway Project. If La Pianta does not timely provide the City with the notice and/or the cash security, the City shall reject all bids and this Agreement shall immediately terminate without further action required by any party. If La Pianta pays the Project Cost Differential, the City agrees to utilize the funds within the Construction Cost Cap prior to utilizing the Cash Security. Should any Cash Security remain after completion of the Southcenter Parkway Project, said remainder shall be refunded to La Pianta within thirty (30) days after final acceptance of the Southcenter Parkway Project. In the event of cost overruns in excess of the Total Project Cost (including Cash Security for the Project Cost Differential), the City shall promptly notify La Pianta, and La Pianta shall provide additional Cash Security equal to or greater than the amount of any overruns within ten (10) days of invoice. Upon completion of the Southcenter Parkway Project, if state or federal auditors identify any charges that fall outside the scope of work, excluding mutually agreeable change orders and agreed to modifications to the scope of work, for the Southcenter Parkway Project, La Pianta shall be entitled to a refund for those sums identified within thirty (30) days after completion of said audit(s). 06/10/2009 -10- 4.3.7 Southcenter Parkway Financing. The City shall use $18,530,345.00 in state and federal grant money secured for the cost of design and construction of Southcenter Parkway Project. The City shall also utilize limited tax general obligation debt ("General Obligation Bonds") or other fmancing mechanisms to finance up to $8,250,000.00 dollars toward the construction of the Southcenter Parkway Project. In the event that any state or federal grant funds are withdrawn from the Southcenter Parkway Project prior to the Outside Approval Date (as defined in Section 4.2), the parties will use best efforts to seek replacement grant funds ("Replacement Funds"). If the parties are unable to secure commitments for such Replacement Funds by December 31, 2010, then this Agreement will immediately terminate, all obligations hereunder will be extinguished, and the Escrow shall be terminated. In the event that any additional state or federal grant funds, debt or credit enhancements, including but not limited to interest rate reductions, tax credits or reimbursements, and which are not Replacement Funds, are provided to the Southcenter Parkway Project, the parties shall equally share the economic benefit of such additional measures. 4.3.8 Closure of Southcenter Parkway and Frager Road. The City shall close the existing Southcenter Parkway and Frager Road from South 180th Street to South 200th Street during the construction phase of the Southcenter Parkway Project, except for local traffic, and agrees that La Pianta can use the roadway for project purposes, without compensation to the City or the need for issuance of right-of-way permits, provided that La Pianta maintains the roadway during that period of time and La Pianta's use does not unreasonably interfere with use for local traffic. La Pianta shall ensure that local traffic may access their properties from the north access point to Tukwila South. The City acknowledges that a certain portion of Frager Road and the existing stormwater pond near South 200th Street shall be permanently closed and removed upon issuance of a grading permit to La Pianta for the purpose of constructing the "Green River Off - Channel Habitat Area." Provided that WSDOT approval for stormwater plan is granted pursuant to Section 4.3.5.3, the City shall permit La Pianta to use said portions of the right of way and existing detention pond for such purpose prior to conveying ownership of such parcels ,to La Pianta pursuant to Sections 4.10 and 4.11, provided however, La Pianta shall indemnify and hold the City harmless for any claims or damages because of or arising out of La Pianta's use or possession of this land, except to the extent caused by the negligence of the City, its employees or agents. Before commencing the construction of the Green River Off Channel Habitat Area, La Pianta shall provide temporary detention of stormwater from South 200th Street in place of the removed stormwater pond until the South Facility is complete and operational. 4.4 Sanitary Sewer System. As outlined in the Tukwila South EIS, additional sewer capacity may be required to serve the Tukwila South Project, as the Project develops. Sewer Lift Station #2 may need to be upgraded to create sufficient pumping capacity; and the force sewer main along Andover Park West from Minkler Ave to Strander Blvd (the "Force Sewer Main") may need to be upgraded to provide sufficient capacity to carry the additional flows generated by the Tukwila South Project. If at any time during the Term of this Agreement, a capacity analysis of the system shows that any of the Sewer Lift Station #2, the Force Sewer Main, or any other facility within the City's sanitary sewer system necessary to provide service to the Tukwila 06/10/2009 -11- South Property (each a "Facility") is at 80% or more of its capacity, then the City shall promptly initiate its standard process of planning, financing and construction for improvement to the Facility (or more than one) necessary to provide adequate sanitary sewer service to accommodate the Allowable Development. The City will fmance the construction of the Facility through bonds or any other source of City capital funding and/or through connection fees, sewer rates or other charges to be paid by all the benefited ratepayers. If the City elects to form a Utility Local Improvement District ("ULID") or other special district to pay for the Facility, La Pianta shall execute a No Protest ULID Agreement for the formation of an ULID to provide improvements to the sanitary sewer system as outlined herein. The No Protest agreement shall be in a form acceptable to the City. La Pianta shall be responsible for paying citywide sewer system connection charges and fees at the time of each building permit application, subject to the terms of any applicable No Protest Agreement as described herein and La Pianta's participation in any ULID or special district assessment. Construction of the initial Southcenter Parkway sewer line serving the Tukwila South Property will be included in the cost of the Southcenter Parkway Project, and therefore a portion of the cost of the sewer improvements will be funded by sources other than the City. La Pianta or Parcel Builders (hereinafter defined) shall pay sewer connection charges based on the total project cost. Each sewer connection charge paid by La Pianta or a Parcel Builder for the initial Southcenter Parkway sewer line shall be credited to La Pianta as O&M Revenue pursuant to Section 4.8.3. 4.5 Parks and Open Space: 4.5.1 Bike/Pedestrian Trail. Within thirty (30) days of the effective date of the annexation, La Pianta shalldonate to the City an easement for a north -south trail system through the Tukwila South Property from S. 180th Street to S. 204th Street, provided however, that Lthe City shall not permit the public to use the easement area until the later. of: (i) three (3) years after, the conveyance of the easement,a'or (ii) completion of initial site grading and the Green River Off Channel Habitat Area, but not later than four (4) years after the conveyance of the easement. The width of the easement shall be at a minimuml4 feet or such greater width as may be required under the City's Shoreline Master Program. The easement shall be delivered into the Escrow. The bike/pedestrian trail shall be located along the Green River within the crown of the levee. When the new levee is constructed, as contemplated by this Agreement, the easements will be revised to follow the crown of the new levee configuration. La Pianta waives any credit for this donation against any future park impact fee assessed against the Project and waives all claims for just compensation pursuant to RCW 8.12 and State and Federal Constitutions. La Pianta shall not be responsible for costs of construction or maintenance of any improvements within the trail easement. la Pianta will develop and submit to the City for approval a plan for trails and/ bike/pedestrian _ connections within the Tukwila South Property. The Plan will identify the general goals and objectives of a system of pedestrian connections for the Tukwila South Property and will identify possible locations for eight (8) 14 foot wide pedestrian corridors and connections from the bike/pedestrian trail described above through the Tukwila South Property; 06/10/2009 -12- in locations approved by La Planta, to off-site pedestrian trails and City rights-of-way. The eight locations will include the City's existing trail connection points at South 180th Street, South 200th Street and South 204th Street. La Pianta will complete this plan and submit it for approval to the Parks and Recreation Director by December 31, 2011. 4.5.2 Green River Pedestrian Bridge. La Pianta shall be responsible for $500,000.00 toward the cost of construction of a pedestrian bridge across the Green River to the Green River Trail and Briscoe Park (the "Bridge"). Any additional cost for this bridge project and all permitting obligations shall be the responsibility of the City. Within thirty (30) days of the date the City notifies La Pianta that the City will make application for a grant or grants for any portion of the cost of construction of the Bridge, La Pianta shall provide to the City a letter of credit in the amount of $500,000 pursuant to Section 4.8.4.3 of this Agreement. The letter of credit shall have a term of one (1) year (or less than one year in the initial year, as set forth in Section 4.8.4.4) and shall be renewed until the $500,000 payment is made to the City. In the event that La Pianta fails to pay $500,000 to the City within thirty (30) days of the date the City notifies La Pianta that any grant(s) have been awarded to the City, which grants, together with other funds available to the City, will underwrite the full cost of construction of the Bridge, the City may draw upon the letter of credit as provided in Section 4.8.4. The City will use best efforts to obtain full funding to provide the additional funding necessary to complete construction of the Bridge project. If the City is unable to obtain grant funding for construction of the Bridge within five (5) years of the date of this Agreement, then La Pianta shall pay $500,000 in cash to the City within thirty (30) days after such date, or the City may thereafter draw upon the letter of credit as provided in Section 4.8.4. If the City is unable to secure adequate funding for the Bridge, the City may utilize the $500,000.00 for general park facilities within the Tukwila South area: La Pianta waives credit for this donation against any future park impact fee assessed for the Tukwila South Project and waives any claim for just compensation pursuant to RCW 8.12 and the State and Federal Constitutions. The City and La Pianta acknowledge that construction of the Bridge will occur after December 31, 2012 when significant development has occurred within the Tukwila South Project. Prior to commencement of construction of the Bridge project, La Pianta shall grant to the City an easement in commercially reasonable form on a portion of the Tukwila South Property for the purpose of installing and maintaining bridge supports and touchdowns (the "Bridge Easement"). The area of the Bridge Easement shall not exceed 3,000 square feet and shall be located subject to mutual agreement of the parties, provided such location shall be within the river buffer of the City's Shoreline Master Program. If the City has obtained funding and is commencing construction of the bridge, La Pianta shall grant the Bridge Easement within thirty (30) days of the City's request. 4.5.3 Donation of Levee Easements. La Pianta will grant permanent easements, at no cost to the City, on property under its ownership, to the City of Tukwila for improvements to the City's levee system on the west side of the Green River. The easements will be sized to accommodate (i) an overall slope gradient of 2.5:1 on the river side of the levee from S. 196th Street to S. 204th Street; (ii) a slope gradient of 2:1 on the landward side of the levee from S. 196`h Street to S. 204th Street and on both sides of the levee from S. 180th Street to S. 196th Street and (iii) a 14 -foot -wide levee crown. In each case, the easement area to be granted will 06/10/2009 -13- commence at the waterside toe of the existing levee. If levee improvements are made before redevelopment in the existing Segale Business Park, the levee improvements shall not unreasonably interfere with La Pianta's use of the existing Segale Business Park.. "Unreasonably interferes" shall be deemed, to include, without limitation, any restriction on the use of the existing buildings or the paved areas around them. If it is determined that additional easement area is needed, the City will negotiate with La Pianta or take necessary legal action to acquire the additional easement. The easements referenced in this section shall be delivered to the Escrow within thirty (30) days of the effective date of the annexation. 4.6 Fire Service. 4.6.1 Voluntary Fire Impact Fee. Pursuant to RCW 82.02.020, La Pianta agrees to voluntarily pay a fire service mitigation fee of $0.50 per square foot for commercial/industrial development and $500.00 per dwelling unit for residential development. If the City adopts a fire impact fee pursuant to RCW 82.02 or other enabling legislation, those impact fees will apply to the Tukwila South Project, replacing the fee set forth above, and will be assessed at the time of building permit issuance. In either case, La Pianta will not be assessed an impact fee for new development which replaces existing building square footage, currently served by Tukwila Fire, if redeveloped. 4.6.2 Donation of Land for Fire Station. La Pianta shall donate to the City up to three (3) acres of undeveloped land along Southcenter Parkway south of South 180th Street for future use as a fire station. The location of the specific property must be mutually acceptable and the property shall meet the following criteria of the City: (1) Able to accommodate a 25,000 gsf building, parking and outdoor storage (more specific detail will be provided by the City's architect no later than 180 days after execution of this Agreement); (2) level topography; (3) rectilinear site; (4) clear title (i.e., subject to liens and encumbrances approved by the City, created under this Agreement, or which are not inconsistent with the City's intended use); (5) soils capable of bearing the load of the proposed fire station without shoring, bracing, piling, or other extraordinary construction methods, and containing no hazardous substances; (6) direct access onto an arterial street; (7) located in the vicinity of S. 180th Street, but outside the shoreline environment. La Pianta shall transfer such property to the City in its as -is, where -is condition, without warranties other than good title. No credit will be given against any fire impact fee for this land donation. The parcel will be identified and agreed upon, and the deed therefore shall be delivered to the Escrow, prior to the City Council's adoption of the ordinance vacating existing Frager Road, as provided in Section 4.11 below. La Pianta will be responsible for all closing and escrow costs associated with this land donation. La Pianta waives any credit for this land donation against any fire impact fee assessed under the Tukwila Municipal Code. For the purpose of the real estate excise tax, the City acknowledges that the transfer of property pursuant to this section shall be for a "public use in connection with the development of real property" as provided under WAC 458-61A-205. The City agrees to cooperate with La Pianta to implement modifications to the boundaries of the fire station parcel (prior to commencement of construction of the fire station) to promote logical development of adjacent lands by La Pianta, as long as such modifications are consistent with the parameters set forth above. 06/10/2009 -14- 4.7 Impact Fees. Nothing in this Agreement shall preclude the City from assessing duly enacted impact fees to this Project at the time of building permit issuance. 4.8 City Revenues and Costs; La Pianta Financial Guarantees. 4.8.1 Operations and Maintenance Services. Pursuant to the protocols set forth in Section 4.8.3, the City will track the following revenue generated from the Tukwila South Property (including all use and development thereon): sales tax, real estate excise taxes, utility taxes, franchise fees, business license revenues, commercial parking taxes, hotel/motel tax, admission tax, where those taxes and/or fees are paid by the owners of property or businesses developed as part of the Tukwila South Project (collectively, the "O&M Revenue"); provided, however, that if the Washington State Department of Revenue begins to report liquor excise taxes, motor vehicle excise taxes and/or fire insurance premium taxes in such a way that they can be identified as having been generated from the Tukwila South Property, then each of those taxes that is so reported shall be included in O&M Revenue. The O&M Revenue will not include any property tax revenue from the Tukwila South Property, or any revenue from any business or land use existing or in operation on any portion of the Tukwila South Property as of the date of this Agreement. The City will also track expenditures related to providing operations and maintenance public services to new development within the Project and pre -construction expenses related to the Project, including without limitation, the provision of police, fire, public works and parks services allocable to new development at Tukwila South, the pro -rata capital costs for such services (not covered by impact fees), and the pro -rata operations and maintenance expenses related to the Southcenter Parkway Project once completed (collectively, the "O&M Expenses"). The City covenants to use commercially reasonable efforts to minimize the O&M Expenses during the Term of this Agreement (i.e., the same efforts the City uses to minimize its O&M Expenses city-wide). On or before March 31, 2010 and each March 31 thereafter, the City shall provide to La Pianta an Annual Statement (hereinafter defined). If for any year the Annual Statement shows that O&M Expenses have exceeded O&M Revenue, La Pianta shall pay the difference to the City within thirty (30) days of receipt of the Annual Statement ("O&M Guarantee"). If for any year the Annual Statement shows that O&M Revenue has exceeded O&M Expenses, the City is not prohibited from using the excess funds for general City purposes. If La Pianta requests an audit of an Annual Statement pursuant to Section 4.8.3, it shall nonetheless pay to the City any amount shown to be due by the Annual Statement within thirty (30) days of receipt of the Annual Statement, and if the audit shows an error in the Annual Statement then the City shall refund to La Pianta any sums it has paid that were not due pursuant to this Section 4.8.1, or La Pianta shall make any additional payment due, in either case within thirty (30) days of the Accountant's decision. La Pianta's total obligation under this section 4.8.1 shall be limited to $12,000,000. 06/10/2009 -15- 4.8.2 General Obligation Bonds and Increased Property Tax Revenues. Pursuant to the protocols set forth in Section 4.8.3, the City shall track the Increased Property Tax Revenues from the Tukwila South Property. For the purposes of this section, "Increased Property Tax Revenues" shall mean the property tax revenue attributable to that property annexed to the City of Tukwila pursuant to this Agreement. If any Annual Statement shows that the Increased Property Tax Revenue in that year is less than the annual debt service for the General Obligation Bonds in that year ("Debt Service Shortfall"), then La Pianta shall pay to the City within thirty (30) days of receipt of the Annual Statement a sum equal to the Debt Service Shortfall. However, notwithstanding the foregoing, (a) the City shall be responsible for debt service on the first $6,000,000 of bonds, and (b) La Pianta's yearly obligation under this Section 4.8.2 shall not in any year exceed a sum equal to the difference, between the total annual debt service on the General Obligation Bonds in that year minus the debt service on $6,000,000 of those bonds in that year. If, for any year, the Annual Statement shows that Increased Property Tax Revenue has exceeded the City's annual debt service for the General Obligation Bonds in that year, the City is not prohibited from using the excess funds for general City purposes. For example, if the City issues General Obligation Bonds totaling $7,000,000, the City will be responsible for the first six -sevenths of the debt service ($6,000,000 divided by $7,000,000) in each year, whether or not the Increased Property Tax Revenues are sufficient to fully provide for that portion of the debt service. If there is no Debt Service Shortfall in a given year, the City will be responsible for all of the debt service in that year. If, in this example, however, there is a Debt Service Shortfall in a year, then for that year La Pianta will be responsible for the Debt Service Shortfall up to one-seventh of the debt service on those General Obligation Bonds and must make a shortfall payment to the•City in that amount. In no event will the City issue more than $8.25 million of General Obligation Bonds. If La Pianta requests an audit of an Annual Statement pursuant to Section 4.8.3, it shall nonetheless pay to the City any amount shown to be due by the Annual Statement within thirty (30) days of receipt of the Annual Statement, and if the audit shows an error in the Annual Statement then the City shall refund to La Pianta any sums it has paid that were not due pursuant to this Section 4.812, or La Pianta shall make any additional payment due, in either case within thirty (30) days of the Accountant's decision. 4.8.3 Project Revenue/City Expenditures — Protocols. Within thirty (30) days of execution of this Agreement, the parties will meet and confer regarding the development of accounting protocols for tracking Project revenue and City expenditures related to the Tukwila South Project, as required under this Section 4.8. Within thirty (30) days of said meeting, the parties shall retain the services of a mutually agreeable certified public accountant with expertise in municipal accounting (the "Accountant"). With the assistance of the parties, the Accountant will develop protocols for tracking revenue and expenditures consistent with the terms of this Section 4.8. The protocols will be developed and will be reduced to writing in the form of a memorandum of understanding signed by both parties within one hundred eighty (180) days of 06/10/2009 -16- the retention of the Accountant. Each party will share equally the cost for the Accountant's services outlined in. this section. In the event that the parties do not execute the memorandum of understanding documenting the accounting protocols within one hundred eighty (180) days of the retention of the Accountant, this Agreement shall terminate. On or before March 31, 2010 and each March 31 thereafter, the City shall prepare a statement ("Annual Statement") showing the O&M Revenue, O&M Expenses, O&M Guarantee, the Increased Property Tax . Revenues, the annual debt service for the General Obligation Bonds, any Debt Service Shortfall, and the portion of any Debt Service Shortfall which La Pianta has guaranteed under the terms of this Agreement, consistent with the protocols set forth in the memorandum of understanding. If La Pianta questions the City's determination of any of the items set forth in the Annual Statement for the prior calendar year, La Pianta may request an audit of the disputed matter from the Accountant who developed the protocols, or his or her designee. Within thirty (30) days of La Pianta's request, the Accountant shall review the Annual Statement and La Pianta's dispute therewith, and render a decision based on generally accepted governmental accounting practices, the protocols, and the terms of this Agreement. The Accountant's decision shall be final and binding on the parties, excepting manifest error by the Accountant. The parties agree to cooperate in good faith with the Accountant concerning any requests for information or documentation to resolve the issue.,, If there is a variance of 10% or more between the Accountant's decision and the City's determination of revenue or expenditures, the City shall pay the cost of the audit. If the variance is less than 10%, La Pianta shall pay the cost of the audit. 4.8.4 Security for La Pianta's Financial Guarantees. 4.8.4.1 O&M Guarantee. 4.8.4.1.1 O&M Collateral. La Pianta's obligation under Section 4.8.1 (not to exceed $12,000,000) shall be secured during the Term of this Agreement by collateral comprised of: (i) an irrevocable standby letter of credit naming the City as beneficiary ("O&M LC"), and (ii) a first -lien deed of trust on Building No. 931 located in Segale Business Park, which is currently occupied by Qwest Communications Corporation ("O&M Deed of Trust"). If La Pianta fails to pay timely any amount due under Section 4.8.1, the City may draw upon the O&M LC and/or foreclose on the O&M Deed of Trust as provided in this Section 4.8.4. 4.8.4.1.2 O&M LC. (a) The O&M LC shall be in the form, and meet the requirements, set forth in Section 4.8.4.4 below. The O&M LC shall be in the sum of $6,000,000 and shall be delivered to the Escrow Agent following Boundary Review Board action on the annexation described in Section 4.1 but no later than 10 days before the date on which the City Council is scheduled to take final action on the annexation at a public meeting. To the extent La Pianta makes any payments to the City under the O&M Guarantee, then the amount of 06/10/2009 -17- the letter of credit shall be reduced by 50% of the total of such payments, and the credits set forth in Section 4.4, except that the amount of the O&M LC shall not be less than $2,000,000 at any time during the Term. The amount of the O&M LC shall be determined annually pursuant to the foregoing upon renewal. If a longer term O&M LC is provided, the amount shall be recalculated annually on the anniversary of the initial issuance date and may be adjusted at that time. If La Pianta is not required to make any payments to the City under the O&M Guarantee, then at any time, and from time to time, during the last five (5) years of the Term, the parties may agree to a reasonable reduction in the amount of the O&M LC, taking into consideration the remaining Term of this Agreement, the historical receipt of O&M Revenue by the City, the likely obligation of La Pianta pursuant to the O&M Guarantee, the security provided under the O&M Deed of Trust, and all other relevant factors. (b) Failure of La Pianta to provide and maintain the O&M LC at the time and in the amount required by this Section 4.8.4.1, where such failure continues after written notice from the City specifying the nature of the default and 20 days' opportunity to cure, shall entitle the City to accelerate that portion of the O&M Guarantee obligation represented by the amount of the O&M LC, draw on the O&M LC, and deposit the amount drawn ("O&M Deposit") into an escrow account with the Escrow Agent described in Section 4.8.4.6 (the "Escrow Agent"), except that in the case of a failure to provide a replacement of the O&M LC no Tater than 15 days prior to its stated expiration, no notice and opportunity to cure shall be required prior to a City draw on the O&M LC. The City may subsequently draw upon the O&M Deposit if La Pianta shall default on its obligations under the O&M Guarantee. If the City shall draw on the O&M Deposit at any time during the Term of this Agreement, La Pianta shall, within 30 days of notice by the City, restore the O&M Deposit to the amount required at the time the O&M Deposit was established. Upon expiration of the Term, any remaining funds held in the escrow account, including any remaining accrued interest, shall be released to La Pianta. La Pianta's obligation to provide the O&M LC, and the City's remedy for failure to provide the O&M LC, shall not be subject to the Dispute Resolution Process set forth in Section 7 of this Agreement. 4.8.4.1.3 O&M Deed of Trust. (a) The remaining $6,000,000 of La Pianta's total potential liability under the O&M Guarantee shall be secured by the O&M Deed of Trust. The O&M Deed of Trust shall be in the form attached to this Agreement as Exhibit 8 and shall be delivered to the City at the same time that the O&M LC is delivered to the Escrow Agent. La Pianta shall have the right, to substitute as security from time to time one or more deeds of trust in the same or similar form on other real estate acceptable to the City in the exercise of reasonable discretion, so long as the unencumbered value of the substituted collateral is equal to or greater than $9,000,000 as shown by a current appraisal performed by a neutral appraiser having no less than 10 years' experience appraising commercial property in the area in which the real estate is located, with appraisal cost shared equally between the parties. Any permitted substitute deed of trust given under this Section 4.8 shall be delivered to the City in an escrow arrangement (the cost of which shall be paid by La Pianta) that provides for delivery and recording of the substitute deed of trust simultaneously with release of the original deed of trust. 06/10/2009 -18- Substituted collateral must be located in the State of Washington, shall have an appraised value of nine million dollars ($9,000,000) or more, shall be income producing, shall be improved by structures of a quality that is the same as or similar to the improvements existing on the land encumbered by the initial deed of trust, and shall be of a character suitable as collateral for a substantial commercial loan from a recognized commercial real estate lender. The City shall not have the right to unreasonably reject proposed substitute collateral, and the characteristics listed in the previous sentence will be relevant in determining reasonableness of a City rejection. (b) In the event of a default that entitles the City to foreclose on the O&M Deed of Trust, then the O&M Deed of Trust shall provide that there shall be no default entitling the City to' foreclose the O&M Deed of Trust until (1) La Pianta shall have failed after notice and 20 days to cure to pay the sum(s) required under the terms of this Agreement, (2) the City has drawn on the letter of credit (or cash deposit) securing the obligation in default to the maximum amount of the letter of credit (or cash deposit) and has applied the sum(s) so drawn to the obligation in default, and (3) there remains outstanding an additional sum due under the terms of this Agreement for which the deed of trust has been granted as security. 4.8.4.2 Southcenter Parkway Project General Obligation Bonds Guarantee. La Pianta's obligation pursuant to Section 4.8.2 of this Agreement to guarantee a portion of the General Obligation Bonds (the "Bond Guarantee") shall be secured during the Term of this Agreement by a separate irrevocable standby letter of credit naming the City as beneficiary ("SCPW LC"). The amount of the SCPW LC shall be determined annually as of January 1 of each calendar year during the Term of this Agreement, and shall initially be in the amount of $185,000, and, upon issuance of the General Obligation Bonds, shall be adjusted to an amount equal to twice the average annual debt service on the Bonds for that portion of the General Obligation Bonds that exceeds $6,000,000. The SCPW LC shall be delivered to the Escrow Agent before the date on which the City awards the contract for construction of the Southcenter Parkway Project. If La Pianta fails to pay timely any amount due under Section 4.8.2, the City may draw upon the letter of credit as provided in this Section 4.8.4. Failure of La Pianta to provide and maintain the SCPW LC at the time and in the amount required by this Section 4.8.4.2, where such failure continues after written notice from the City specifying the nature of the default and 20 days' opportunity to cure, shall entitle the City to accelerate that portion of the Bond Guarantee that is represented by the amount of the SCPW LC, draw on the SCPW LC, and deposit the amount drawn ("SCPW Deposit") into an escrow account with the Escrow Agent, except that in the case of a failure to provide a replacement of the SCPW LC no later than 15 days prior to its stated expiration, no notice and opportunity to cure shall be required prior to a City draw on the SCPW LC. The City may subsequently draw upon the SCPW Deposit if La Pianta shall default on its obligation under the Bond Guarantee. If the City shall draw on the SCPW Deposit at any time during the Term of this Agreement, La Pianta shall, within 30 days of notice by the City, restore the SCPW Deposit to the amount required at the time the SCPW Deposit was established. Upon expiration of the Term, any remaining funds held in the escrow account, including any remaining accrued interest, shall be released to La Pianta. La Pianta's obligation to provide the SCPW LC, and the City's 06/10/2009 -19- remedy for failure to provide the SCPW LC, shall not be subject to the Dispute Resolution Process set forth in Section 7 of this Agreement. 4.8.4.3 Other Secured Obligations. For each of the remaining obligations of La Pianta under this Agreement for which security is required specifically, (i) the letter of credit required pursuant to Section 4.3.4.1 in the amount of 110% of La Pianta's portion of the Highline Work (the "Highline Work LC"), (ii) the letter of credit required pursuant to Section 4.3.4.2 in the amount of 110% of the City's share of the cost of the PSE Work in accordance with PSE Tariff Schedule 74 (the "PSE Work LC"), and (iii) the letter of credit required pursuant to Section 4.5.2 in the amount of $500,000 (the "Bridge LC"), La Pianta shall provide to the City an irrevocable standby letter of credit naming the City as beneficiary. The Highline Work LC and the PSE Work LC shall .be delivered to the Escrow Agent at the same time that the SCPW LC is delivered, which shall be prior to the award of the construction contract for the Southcenter Parkway Project. The Bridge LC shall be delivered to the Escrow Agent no later than thirty (30) clays after the date the City notifies La Pianta that the City will snake application for a grant or grants for any cost of constructing a pedestrian bridge across the Green River to connect Tukwila South to Briscoe Park. Only upon La Pianta paying the amount due in fulfillment of an obligation secured by one of the foregoing letters of credit, the City shall release the letter of credit for that obligation, and. La Pianta's obligation to provide that letter of credit shall terminate. Failure of La Pianta to provide and maintain any letter of credit at the time and in the amount required by this Section 4.8.4.3, where such failure continues after written notice from the City specifying the nature of the default and 30 days' opportunity to cure, shall constitute a default with respect to the obligation secured by that letter of credit ("Secured Obligation in Default"), except that in the case of a failure to provide a replacement letter of credit no later than 15 days prior to its stated expiration, no notice and opportunity to cure shall be required prior to a City draw on the letter of credit for which no replacement has been delivered. The default shall entitle the City to draw on the letter of credit securing the Secured Obligation in Default, and deposit the amount drawn into an escrow account with the Escrow Agent. The City may subsequently draw upon that deposit if La Pianta shall default in the obligation so secured. Upon expiration of the Term or fulfillment of the obligation so secured (whichever shall first occur), any remaining funds held in the escrow account, including any remaining accrued interest, shall be released to La Pianta. La Pianta's obligation to provide any letter of credit under this Section 4.8.4.3, and the City's remedy for failure to provide a letter of credit under this Section 4.8.4.3, shall not be subject to the Dispute Resolution Process set forth in Section 7 of this Agreement. 4.8.4.4 General Terms and. Conditions for the Letters of Credit. Each letter of credit provided under this Section 4.8.4 (including the O&M LC, the SCPW LC and each letter of credit provided pursuant to Section 4.8.4.3) shall be in form substantially similar to Exhibit 9. Each letter of credit shall be issued by Bank of America or, at La Pianta's option, another financial institution having a branch in the State of Washington that 06/10/2009 -20- is reasonably acceptable to the City; provided, however, that the City shall not withhold its consent to any institution having a long term debt rating of at least A from Standard and Poor's Corporation, or at least Aa3 from Moody's Investors Service. Each letter of credit shall have at least a one-year term (except that any initial letter of credit may have a shorter term so that when all letters of credit have been issued they will expire simultaneously), and La Pianta shall provide the City with a replacement letter of credit 15 days prior to the expiration of the respective letter of credit, or within 90 days after the downgrade of an existing letter of credit below the long term debt rating set forth above. Each letter of credit shall provide that it will be honored by presentation or at sight at an office of the issuer upon presentation of a certificate signed by the City stating that (i) La Pianta has defaulted on an obligation under this Agreement that is secured by the letter of credit and (ii) the City is entitled to draw on the letter of credit. If any letter of credit is drawn by the City because of La Pianta's failure to provided a replacement letter of credit 15 days prior to the expiration of the existing letter of credit, or within 90 days after the downgrade of an existing letter of credit below the long term debt rating set forth above (each draw resulting in a "Deposit" pursuant to the terms of this Section 4.8), then within five (5) after delivery to the Escrow Agent of a replacement letter of credit that complies with the requirements of this Section 4.8, the resulting Deposit shall be refunded to La Pianta except to the extent (if any) that the City shall have drawn upon the Deposit pursuant to the terms of this Agreement. 4.8.4.5 Specific Remedy under Section 4.8.4. The City shall have the right to specific performance of La Pianta's obligations under this Section 4.8.4. 4.8.4.6 Escrow and Escrow Agent. An escrow shall be established as set forth herein (the "Escrow"). The Escrow Agent initially shall be The Bank of New York Mellon Trust, N.A. The Escrow Agent shall hold funds as provided in Section 4.8.4.1.2 and in this Section 4.8.4.6, and various deeds and easements as provided in this Agreement, pursuant to a written escrow agreement among the Escrow Agent, La Pianta and the City to be agreed by the parties within one hundred twenty (120) days after full execution of this Agreement. The Escrow Agent selected by the parties may be replaced by another financial institution with trust powers that has a branch in Seattle, Washington, selected by the City and approved by La Pianta (which approval shall not -be unreasonably withheld). The Escrow Agent shall hold each of the letters of credit on behalf of the City and shall receive deposits of amounts and deliveries of documents as set forth in this Agreement. Upon the direction of the City, the Escrow Agent shall present and make draws on the letters of credit described in Section 4.8.4.1.1, Section 4.8.4.2 and Section 4.8.4.3. The Escrow Agreement shall also provide that the Escrow Agent shall, with or without direction from the City,draw the full amount of any letter of credit that is not replaced or extended on or before the date that is 15 . days prior to the expiry date of that letter of credit. Upon any such withdrawal, the Escrow Agent will hold the amount drawn as an O&M Deposit, an SCPW Deposit or a deposit made pursuant to Section 4.8.4.3 and apply such amounts on deposit consistent with this Agreement. If this Agreement is not terminated following the Outside 06/10/2009 -21- Approval Date (as defined in Section 4.2 above), the Escrow Agent shall deliver all deeds and easements in the Escrow to the City for recording, with the exception of the deed to the fire station parcel pursuant to Section 4.6.2, which shall be delivered to the City at its request following adoption of the ordinance vacating existing Frager Road. The parties shall share equally the cost of the Escrow Agent for services performed pursuant to this Agreement. 4.9 Grading Permit Review. The City will complete review and issue a determination regarding La Pianta's Clearing and Grading permit application for the Tukwila South Project within 30 days of determining that such application is complete for areas outside of the shoreline jurisdiction. For areas within the shoreline jurisdiction, La Pianta shall submit a Shoreline Substantial Development Permit along with the Clearing and Grading Permit. The City will promptly review the Shoreline Substantial Development Permit, and forward its decision to the Department of Ecology for review. The City will complete review of the Clearing and Grading permit application within thirty (30) days and issue a decision after the expiration of the Department of Ecology's review period for the Shoreline Substantial Development permit. La Pianta shall segregate the Clearing and Grading permit application into separate applications for those portions of the Tukwila South Project inside and outside the 200 -foot shoreline environment, respectively, and the City shall review and issue such separate permits independently. These grading permit applications shall not operate to vest La Pianta to the SMP or any Floodplain Regulations. 4.10 South 178th Street Project. The Administration of the City shall recommend to the City Council that the realignment of South 178th Street, as depicted in the 90% construction drawings, be added to the City's Capital Improvement Plan. 4.11 Vacation of Frager Road/Southcenter Parkway and the City Triangular Parcel. Pursuant to RCW 35.79.010, the City has by resolution initiated a vacation of (i) that portion of Frager Road/Southcenter Parkway described in Exhibit 7., attached hereto, and (ii) the "City Triangular Parcel," which is more particularly described in Exhibit 6 of this Agreement. The City agrees that there will be no remaining public use or benefit to that portion of Frager Road/Southcenter Parkway described in Exhibit 7 and the City Triangular Parcel, following dedication of the Southcenter Parkway right-of-way as set forth in Section 4.3.2 above. Therefore, the City shall, simultaneous with La Pianta's dedication of the Southcenter Parkway right-of-way set forth in Section 4.3.2 above, vacate Frager Road/Southcenter Parkway and the City Triangular Parcel at no cost to La Pianta and the other adjoining landowners, as applicable. The conveyance of the property to La Pianta pursuant to the vacation will occur within thirty (30) days after the completion of the Southcenter Parkway Project. 4.12 Transfer of the City Detention Pond. The City hereby determines that there is no remaining public use or benefit to the following property and shall transfer to La Pianta, free and clear of all encumbrances and for no additional consideration, in its as -is, where -is condition, the "City Detention Pond," which is more particularly described in Exhibit 6 of this Agreement. Subject to the terms set forth in Section 4.2.5, the City shall convey the City Detention Pond within thirty (30) days of the completion of the annexation. The City shall undertake all 06/10/2009 -22- necessary actions required to declare said parcel surplus, and convey the parcel to La Pianta in the manner required by law. 5. Development Under This Agreement. The Tukwila South Project will be developed under the jurisdiction of the City pursuant to the terms and conditions of this Agreement. This Agreement sets forth the development standards, mitigation measures, and other conditions of development for the Project. Proper operation and maintenance of surface water management systems, adequate sewer service capacity, adequate public safety facilities and services, and adequate transportation facilities will be fully satisfied through La Pianta's compliance with the requirements of this Agreement. Provided La Pianta satisfies its obligations under this Agreement as such obligations may arise, the City shall provide on a timely basis the necessary City public infrastructure specified in this Agreement needed to support build -out of the Project, subject to the condition of securing the necessary funds to construct such improvements and City Council approval for such improvements. 5.1 Native Growth Protection Areas (NGPA). No development shall be permitted to occur in a Native Growth Protection Area except trails, the Orillia Road Connector and utilities, including, but not limited to, electrical transmission lines, placement of which must be approved by the City; water and sewer system lines; access roads for levy maintenance. Clearing limitations within NGPA areas shall be those identified in the existing Tukwila Municipal Code, subject to the provisions of this Section 5.1. Clearing and ground disturbing activities associated with mitigation activities are permitted, with City permits. Once the Sensitive Areas Master Plan is implemented and mitigation areas are enhanced, restored, or created, NGPAs shall be left permanently in an undisturbed vegetated state and shall not be cleared or improved except as necessary to (1) prune or remove dead or diseased trees, and vegetation reasonably adjacent to developed areas of the Tukwila South Property, (2) remove invasive or exotic vegetation, (3) prune or remove trees or other vegetation presenting a threat to life or safety or growing over roadways, levees, drainage ditches, trails, or other corridors that must be kept clear, or (4) maintain mitigation areas; or (5) permit the work expressly described in this Section 5.1. For the purposes of this Agreement, the NGPAs on the Tukwila South Property are identified in Exhibit 3 attached hereto. 5.2 Vesting of Development Regulations. The proposed development as described in this Agreement shall vest to the following development regulations in effect on the date of execution of this Agreement (the "Development Regulations") for the Term of this Agreement: The Tukwila Comprehensive Plan (Ord No. 2070 adopted November 22, 2004, as amended by Ordinance 2218 adopted December 15, 2008); the Tukwila Zoning Ordinance (Title 18, TMC); the Tukwila Subdivision Ordinance (Title 17, TMC); Shoreline Master Program designations and pre -designations, transportation concurrency regulations; stormwater, surface water treatment and quality, and surface water retention and detention design standards and ordinances (including the requirement of the NPDES permit effective February 2007); SEPA regulations and substantive SEPA policies. 06/10/2009 -23- Development of the Property shall not be subject, during the Term of this Agreement, to any amendments to, or replacements of, the Development Regulations listed above. These are rights vested under state law for purposes of RCW 36.70A.300 (3)(a). In accordance with Section 3.5 above, La Pianta will comply with the provisions of the SMP and the Floodplain Regulations in effect on the date of each complete development permit application. 5.2.1 Police Power/Pre-emption. Nothing herein relieves La Pianta of any obligations it may have during the Term to comply with state or federal laws or regulations of any kind, including but not limited to those related to storm, surface water and floodplain management. The proposed development shall not be vested against the application of development standards that are imposed by virtue of state or federal pre-emption of the City's regulatory authority. As provided by RCW 36.70B.170(4), the proposed development shall not vest against new development regulations to the extent the new regulations are required by a serious threat to public health and safety. 5.2.2 International Codes. The International Building Code, International Fire Code, and other construction codes in effect in the State of Washington as of the date of the filing of a complete application for a building permit shall apply to all new development and the redevelopment or modification of existing development. 5.2.3 Scope of Vesting. The vesting described herein shall apply for fifteen (15) years from the effective date of the annexation provided in Section 4.1 (the "Term" of the Agreement). For those development standards not specifically enumerated in this section or in Section 5.2.1, the Land Use Process approvals shall be governed by the City codes and standards in effect upon the date of complete application.. 5.2.4 FEMA. La Pianta is obligated to comply with applicable FEMA National Flood Insurance Program regulations that are in effect at the date of any building, grading or clearing permit application. 5.2.5 Optional Regulations. During the Term of this Agreement, La Pianta may at its option develop the Property or portions thereof in accordance with new code provisions or generally applicable standards for that subject adopted after the date of execution of this Agreement, without the obligation to bring other portions of the Property into conformance with newly -adopted codes or regulations. 5.3 Transportation. 5.3.1 Concurrency Approval. Pursuant to TMC 9.48 and TMC 21.04, the City has determined that the Tukwila South Project, up to the Trip Ceiling (hereinafter defined), meets the City's standards for transportation concurrency approval and mitigates significant adverse impacts to the City's transportation system; provided that the Tukwila South Project must be developed in compliance with the terms of this Agreement, including compliance with requirements that La Pianta pay transportation impact fees applicable at the time of building permit issuance. 06/10/2009 -24= 5.3.2 Trip Ceiling for Tukwila South Project. New development within the Tukwila South Project under this Agreement is limited to new development generating net new p.m. peak hour vehicle trips (inbound and outbound) ("Net New Trips") not exceeding the Trip Ceiling. New development within the project exceeding the Trip Ceiling shall be subject to mitigation and concurrency requirements applicable at the time of application. The number of Net New Trips for the Project for which full mitigation and concurrency approval is established under this Agreement (the "Trip Ceiling") shall be 10,166 Net New Trips from new development, comprising not more than 2,646 Net New Trips inbound to the Project and not more than 7,520 Net New Trips outbound from the Project. The methodology for determining Net New Trips for any phase of the Tukwila South Project (including assumed values for trip generation and percentages for trip reductions) shall be as set forth in the Transportation Impact Study incorporated in the Tukwila South EIS for the Tukwila South Project. Trip counts shall be estimated at the perimeter of the Project site; trips internal to the Project shall not count against the Trip Ceiling. Transportation impact fees shall apply only to the Net New Trips allocated to the proposed new development. Subject to the provisions of this Agreement, these 10,166 Net New Trips shall be reserved by the City for use by La Pianta hereunder for the Term of this Agreement. If La Pianta is in compliance with the requirements of this Section, La Pianta will only be required to produce a trip generation study for each development project in order to identify the associated Net New Trips for that project. (a) Construction of Orillia Road Connector. La Pianta shall construct at its own expense a new 4 -lane arterial connector between Orillia Road S. and Southcenter Parkway Extension ("Orillia Road Connector"). La Pianta shall complete construction of the Orillia Road Connector within 6 years of the time 7500 Net New Trips are generated by the Project (the "Orillia Road Completion Date"). After the Orillia Road Completion Date, no Net New Trips from the remainder of the Trip Ceiling may be used by La Pianta until this improvement is completed and accepted by the City. La Pianta shall, at its own cost, obtain all state, federal, and local permits and approvals required for the Orillia Road Connector. Subject to applicable laws and ordinances and the terms and conditions of this Development Agreement, the City agrees to cooperate with La Pianta in obtaining such permits and approvals. The Orillia Road Connector will consist of four lanes. A diagram of the Orillia Road improvement is attached hereto as Exhibit 10. (b) If the Orillia Road Connection, required hereunder cannot be constructed within the time frame set out herein for reasons outside the control of La Pianta, then if La Pianta desires to continue with new development absent the construction of either of this improvement, La Pianta may, as an alternative to construction of the Orillia Road Connector (i) reduce or defer the amount of development proposed in the Project; (ii) - implement Transportation Demand Management (TDM) strategies and/or (iii) construct other transportation system improvements ("Alternative Mitigation"). The City shall approve such Alternative Mitigation if, with such Alternative Mitigation in place, the Project passes a test under the City's transportation concurrency requirements, applying the requirements of TMC 9.48 and the City's traffic concurrency ordinance. Provided that under no circumstance can the cap of 10.3 million square feet of new building floor area (as that term is defined in Section 3.1) be exceeded by implementing TDM strategies or Alternative Mitigation measures. 06/10/2009 -25- 5.3.3 Credit for Existing Trips. As described in the Tukwila South EIS, the existing development on the Project site generates a total of 1,241 p.m. peak hour vehicle trips (298 trips inbound and 943 trips outbound) ("Existing Development Trips"). Existing Development Trips shall not count against the Trip Ceiling, and are not subject to impact fees hereunder. Existing Development Trips may be used as a credit against trip generation from new development to the extent existing uses are permanently discontinued and/or existing structures are removed ("Credit Trips"). The existing development and Existing Development Trips are set forth in Exhibit 11. La Pianta may allocate available Credit Trips to the proposed new individual development, as development occurs. 5.3.4 No Additional Transportation Concurrency or SEPA Review Required. Since the City has determined compliance with the mitigation requirements identified in this Agreement satisfies transportation concurrency and substantive SEPA requirements for the Tukwila South Project, no additional SEPA review or transportation concurrency review shall be required for development that is within the Trip Ceiling for the Term of this Agreement, except additional SEPA review may occur as set forth in Section 6.2 below. 5.4 Stbrmwater Regulation. 5.4.1 Description of Surface Water Control Facilities. The surface water control facilities for the Project shall include: 5.4.1.1 Parcel storm drains. Parcel storm drains will provide collection and conveyance of runoff from individual development parcels to a primary trunk storm drain within Southcenter Parkway from S. 180t Street to S. 200th Street (the "Trunk Storm Drain"). 5.4:1.2 Trunk storm drain. The Trunk Storm Drain will drain into two detention/water quality facilities the North Basin ("North Facility") and the South Basin ("South Facility"), and are more particularly described in Section 5.4.1.3. The North Basin will outflow into the S. 180th Street Pump station, which will route stormwater either to the Green River or into the P-17 Drainage Basin. The South Basin will outflow into the Green River. Emergency overflow of the South Basin will be discharged to Johnson Creek. 5.4.1.3 Water quality treatment and detention facilities. The stormwater control system includes two major water quality treatment and runoff control facilities (one each in the north and south portions of the site). Each facility shall be constructed as a combined water quality/detention ponds and sized to meet the water quality treatment and runoff control requirements for the area being served, including the Expansion Areas. The South Facility shall provide at. least Level 1 flow control as defined in the 2005 King County SWDM. The North Facility shall control the peak flow magnitude of runoff to at or below 75% of the designed pumping capacity of the S. 180`h Street Pump Station. Both the North and South Facilities will be open ponds, and a preliminary design of the facilities are set forth in the Tukwila South EIS. The water quality/detention facilities will operate to 06/10/2009 -26- provide the required level of downstream peak flow control. The detention facilities will include a dead storage component for water quality and a live storage component representing the required detention volumes. The site development phasing may include phased construction of detention and water quality facilities or the use of temporary facilities for the early site development. Temporary use of the South Facility may also be used for site development within the North Basin, provided that such use does not exceed the capacity of the South Facility. 5.4.2 Stormwater Standards. This Section specifies the surface water management standards applicable to the Tukwila South Projectduring the Term of the Agreement, including the existing Segale Business Park and the proposed Expansion Areas. 5.4.2.1 Vested Design Standards for Surface Water Control Facilities. City of Tukwila Development Guidelines and Design and Construction Standards (Second Edition, Revision 1, 2005) and the 1998 King County SWDM provide the approved methods for the analysis and design of the surface water management components for the Project during the Term of this Agreement, except for the South Facility where conservation flow control is required under the 2005 King County SWDM, and except for those modifications listed in Table 1 (the "Stormwater Standards"). Where not otherwise specified, design standards of the 1998 King County SWDM will apply. The Stormwater Standards supersede any other applicable TMC, SWDM, and basin/water quality plan requirements during the Term of this Agreement. The Stormwater Standards include the Code Modifications specified in Table 1. Furthermore, some adjustments in the natural location of discharge (including minor inter-subbasin diversions of runoff) will be permitted as a result of changes in development area drainage collection, detention, treatment, and outfall locations. Other adjustments from the applicable SWDM, design standards or other applicable surface water management regulations may be requested during the site plan review process and evaluated in accordance with the criteria in TMC 18.41D.090. Nothing herein shall relieve La Pianta from any obligation to comply with applicable state and federal stormwater regulations currently in effect or adopted in the future. 06/10/2009 -27- TABLE 1. Code Modifications ..SWDM ; :Mannar_ • Section./ TMC ; SWD i anual. TMC 'Reference - Text:. Code_ Modifications Rationale SWDM Core Requirement #1•"All Discharge at the Natural Location surface and storm water runoff from a proposed project that proposes to construct new, or modify existing drainage facilities must be discharged at the natural location so as not to be diverted onto, or away from, the adjacent downstream property..." • • During development, minor changes to natural drainage shed boundaries and tributary areas are inevitable due to grading of roadways etc. Interpretation that existing discharge points to the Green River do not constitute separate "natural" discharge points • • Other minor on-site sub - basin routing through detention ponds and discharges to on-site wetlands etc. are not formal variances from core requirement #1 but shall be reviewed during the preliminary plat technical review or the detailed engineering drainage review. The existing discharge points are man -installed culverts through the levee system. The Green River is a "managed" flow system and is a direct receiving water above and below the project site, Proposed future discharge points from post developed basins will not pose an adverse impact to the River. SWDM Core Requirement #3 Flow Control • Level 1 flow control identified for the Site area of Tukwila South • The Manual prescribed Level 1 flow control is not proposed for the North Basin runoff, • All runoff from the North Basin drains to City stormwater pump stations. The control of runoff and stormwater detention design is geared to the capacity of these existing pump stations. This is not specifically listed in the Manual as an allowed exemption. SWDM Core Requirement Basic Water Quality Treatment Design • water quality design flow per KCSWDM Sec. 6.2.1 • Sizing methods utilizing the HSPF model from the project Master Drainage Plan • Would best meet the intent of the design standard by utilizing continuous simulation and historic data. TMC 14.30 Storm Water Management TMC 14.30.070 Standards requires that all activities be undertaken in accordance with the 1998 King County Surface Water Design Manual • All facilities would be in accordance with the 1998 King County Surface Water Design Manual, unless site constraints or other provisions such as LID require variation to design specifics. • To allow for maximum flexibility of the site, and acknowledging the site design particulars, adequate water quality and detention will be provided, but may vary from Manual design specifics. 06/10/2009 -28- 5.4.2.2 Grading Ordinance Design Standard Modifications. The following exceptions from Grading Ordinance No. 2062 shall apply to the Project during the Term of this Agreement: a. A significant tree survey and tree replacement plan are not required. b. Slope grading - Slope stability and slope grading limitations shall be evaluated within site development areas based on geotechnical evaluation and applicable codes. c. A vegetative restoration plan is not required except for the wetland mitigation portions of the NGPAs. d. Project notification and permanent NGPA signs are required. e. Points of drainage discharge are not limited to the nearest practicable drainageway - Required methods of managing natural discharge from springs, streams, or other natural sources are to be defined in the approved Master Stormwater Infrastructure Plan (hereinafter defined). f. Proposed modifications to surface water management provisions are governed by TMC 18.41D.090. g. Any construction activities, including site grading and building, during wet or dry seasons shall be allowed provided such activities meet with the stormwater quality requirements set forth in the NPDES Permit. 5.4.2.3 Impervious Area Limitations. In the "Development Area", up to 85% of the developable area served by each stormwater facility may be covered with impervious surfaces, unless otherwise altered with City approval in the design phase. Expansion Areas described in Section 3.4 of the Development Agreement are included in the impervious area calculations. The sizing of surface water control facilities may be adjusted to reflect actual land use impervious areas in final design as indicated in the fmal approved Master Stormwater Infrastructure Plan. 5.4.2.4 TESCP and NPDES Requirements for all Construction. Temporary Erosion and Sedimentation Control Plans ("TESCPs") will use SWDM Best Management Practices ("BMPs") to minimize the extent of soils disturbance in contact with surface runoff during construction, and to maximize disturbed soil stabilization/cover practices to reduce erosion potential. This will apply to both dry and wet season construction. The TESCPs will be developed to comply with Core Requirement No. 5 and Appendix D of the SWDM, and Department of Ecology requirements as identified in the NPDES Permit. The TESCPs will be implemented in Project grading permits, which shall be submitted for City review and approval. Multiple TESCPs will be required to accommodate the phasing of site development. La Pianta shall comply with all project inspection requirements concerning surface water TESC plans that are set forth in the NPDES Permit. 06/10/2009 -29- 5.4.3 Stormwater Infrastructure Development. 5.4.3.1 La Pianta Obligations. La Pianta shall implementthe following stormwater mitigation conditions at its sole expense, in accordance with the timing requirements set forth below: Mitigation Measures Timing 1. A temporary stormwater treatment system shall be installed per the requirements of the 1998 King County SWDM during the first construction season. Prior to its completion, all stormwater from construction or cleared areas shall be retained on site. During the first construction season. 2. Install a long-term construction stormwater polymer treatment system. Constructed and operational prior to the start of any discharges from the site. 3. Construct the elevation of the separating berm between the Green River and the Green River Off Channel Habitat Area excavation to prevent Green River inflow to the excavation during the high flow season. During the first construction season and prior to first wet season construction activities. 4. Install a sediment curtain or similar measures to minimize sediment release to the Green River when the separating berm between the Green River Off Channel Habitat Area and the river is removed. Installation before breaching the berm adjacent to the off -channel habitat restoration project, during a time window defined in the Hydraulic Project Approval (HPA) for the project. 5. Prepare and implement the SAMP wetland mitigation plan to compensate for the filling of low -value wetlands. Approval of SAMP plan by the Department of Community Development Director prior to the start of site mass grading during the first construction season; wetland mitigation construction will start the first year of construction and be complete during the third year of construction. 6. Prepare and implement a fisheries mitigation plan pursuant to the SAMP. Approval of the SAMP plan by the Department of Community Development Director prior to the start of site mass .grading during the first construction season; mitigation construction will start the first, year of construction and be complete during the third year of construction. 06/10/2009 -30- 7. Construct a temporary North Facility and the South Facility as part of the permanent stormwater management system. Approval of the temporary North and permanent South Facilities plans shall occur prior to the start of site grading during the first construction season. 8. Prepare a Master Stormwater Infrastructure Plan. Approval shall be obtained prior to start of utility work. 5.4.3.2 City Obligations. During construction of the Southcenter Parkway Project, the City shall install stormwater conveyance infrastructure, including the Trunk Storm Drain, within Southcenter Parkway to connect to the North Facility and the South Facility. 5.4.4 Master Stormwater Infrastructure Plan. Master Stonnwater Infrastructure Plan. La Pianta shall prepare and submit as . part of the Tukwila South Project's application for a Clearing and Grading Permit, a Master Stormwater Infrastructure Plan for Tukwila South. The plan shall substantially comply with all the criteria of Section 5.4 of this Agreement including this Section 5.4.4, and be consistent with the Stormwater Standards of this Agreement and shall address the Tukwila South Project's compliance with the eight core requirements and five special requirements specified in Section 1.1.2.4 of the 1998 King County Surface Water Design Manual - Large Site Drainage Review. The City shall review the Stormwater Infrastructure Plan and may require changes if necessary to ensure overall compliance. Issuance of the Clearing and Grading Permit shall be governed by Section 4.9 herein, and approval of a final Master Stormwater Infrastructure Plan shall not be required prior to issuance of the Clearing and Grading Permit. 5.4.5 Monitoring. Monitoring shall be performed as required under the 401 Certification and the NPDES permit for construction discharge issued and administered by the Washington Department of Ecology, and for Total Suspended Solids ("TSS") as shown in Table 2. - TABLE 2 NORTH AND SOUTH FACILITIES TOTAL SUSPENDED SOLIDS (TSS) MONITORING PLAN Plan Element Implementation Comments Objective Report Facility water quality performance to the City as estimated by TSS monitoring (used as performance measure in the 1998 SWDM). Monitoring Start for Each Facility Upon 70% buildout in the catchment served by each Facility Begin monitoring when there is sufficient buildout to generate TSS, but not while active construction influence persists (construction discharge to be monitored under NPDES permit requirements). 06/10/2009 -31- Plan Element Implementation Comments Monitoring Frequency Monitoring Duration o Five times per year o During storms exceeding 'A inch of rain in 24 hours o Four times during Oct 1 through March 30 (wetter season) o One time during May.1 through Sept 30 (drier season) Three consecutive years per Facility Collect samples under a range of conditions through the year, but concentrating on the wetter season when the majority of discharge volume will occur. Monitoring Method Grab samples at Facility outlet during active rainfall Samples analyzed at a Washington Certified analytical laboratory Criterion TSS (cumulative average during the monitoring for each Facility) shall be lower than 20 mg/L The 1998 King County SWDM's treatment goal is to remove 80% of TSS for flows or volumes up to and including the WW design flow or volume. Flows and volumes in excess of the WQ design flow or volume can be routed around the WQ facility or can be passed through untreated. The monitoring plan assumes that the inflow WQ will between 30 to 100 mg/L TSS and therefore proposes a criterion of 20 mg/L (80% removal of the upper estimate). Reporting Once annually to the City Within 60 days of last wet season result from the analytical laboratory. Response to Data The water quality performance data shall be provided to the City for its use in making future decisions on stormwater management. If the data indicates that the North and South Facilities are not functioning properly due to improper construction or lack of required maintenance by La Pianta, then La Pianta shall remedy such condition promptly at its expense. 06/10/2009 -32- 6. SEPA Compliance. 6.1 Prior SEPA Documents. Development within the Project areas as contemplated in this Agreement has been addressed and analyzed in prior environmental documents, including but not limited to environmental impact documents prepared for Tukwila's Comprehensive Plan and the Tukwila South environmental impact statement (collectively, the "SEPA Documents"). The SEPA documents shall constitute compliance to the fullest extent possible under SEPA for all Implementing Approvals. For purposes of this Agreement, an "Implementing Approval" means a land use approval or permit subsequent to the execution of this Agreement which implements or otherwise is consistent with this Agreement, including but not limited to plats, short plats, binding site plans, site development permits, grading and building permits and utility permits. Subject to the provisions of this Section, no further SEPA review is required, and no additional substantive SEPA mitigation measures are required beyond those set forth in this Agreement. 6.2 Further SEPA Review Limited. Except as set forth herein, no further SEPA review shall be required for the Project. The City may require additional SEPA review based only the following conditions: (a) An Implementing Approval or requested modification materially exceeds the Project Envelope (hereinafter defined) and governing Development Regulations; or (b) The City concludes (pursuant to SEPA, SEPA Rules, and City SEPA regulations) that substantial changes have been made to the Tukwila South Project so that, as mitigated, it is likely to have significant adverse impacts not previously analyzed in a SEPA environmental document, and which impacts cannot be mitigated below a level of significance by applicable local, state or federal regulations; or The City concludes (pursuant to SEPA, SEPA Rules, and City SEPA regulations) that there is new information indicating probable significant adverse environmental impacts of the Tukwila South Project not previously analyzed in a SEPA environmental document which cannot be mitigated below a level of significance by applicable local, state or federal regulations. For purposes of this Agreement, "Project Envelope" means the level and range of development (including maximum structure height, floor area, bulk and use) analyzed within one of the alternatives reviewed in the Tukwila South EIS and any subsequent addenda or SEPA Documents which may be issued by the City. The Project Envelope includes all of the physical aspects of a general development plan, individual project, or other on-site or off-site physical improvements as disclosed and analyzed in (c) 06/10/2009 -33- the Tukwila South EIS. As used herein, "materially exceeds" means the proposal, as mitigated, is likely to have significant adverse impacts not previously analyzed in the SEPA Documents or any other SEPA environmental document prepared for property within the Tukwila South Project area and which impacts cannot be mitigated below a level of significance by applicable local, state or federal regulations. 6.3 Written Notice. If the City determines at any time during the Term that it intends to require additional SEPA review for any Implementing Approval, the City shall give La Pianta written notice thereof and provide La Pianta an opportunity to modify the Implementing Approval application so as to render such additional SEPA review unnecessary. 7. Dispute Resolution Process. 7.1 The parties shall use their best efforts to resolve disputes arising out of or related to this Agreement using good faith negotiations by engaging in the following dispute escalation process should any such disputes arise: (a) Level One — La Pianta's project manager and a City staff member appropriate to the nature of the dispute (selected from among the City's Deputy Director of DCD, Building Official, Fire Marshall or City Engineer, or a designee of any of the foregoing identified by the Administration)) shall meet to discuss and attempt to resolve the dispute in a timely manner. If they cannot resolve the dispute within fourteen (14) calendar days after referral of that dispute to Level One, either party may refer the dispute to Level Two. (b) Level Two — La Pianta's principal and the City's Community Development Director or Public Works Director (or a designee of either of the foregoing identified by the Administration) shall meet to discuss and attempt to resolve the dispute, in a timely manner. If they cannot resolve the dispute within fourteen (14) business days after referral of that dispute to Level Two, either party may refer the dispute to Level Three. (c) Level Three — La Pianta's principal (or designee) and the Mayor and the City Administrator (or the City Administrator's designee) shall meet to discuss and attempt to resolve the dispute in a timely manner. Counsel for the parties shall be permitted to attend Level Three meetings. 7.2 Except as otherwise specified in this Agreement, in the event the dispute is not resolved at Level Three within fourteen (14) calendar days after referral of that dispute to Level Three, either party may . refer the dispute to binding arbitration, as set 06/10/2009 -34- forth herein. At all times prior to resolution of the dispute, the parties shall continue to perform and make any required payments under this Agreement in the same manner and under the same terms as existed prior to the dispute. 7.3 In the event that a dispute is referred to binding arbitration, the parties agree to the following procedure: (a) Binding arbitration between the parties pursuant to this Section shall be governed by the rules and procedures set forth in this Section. (b) Within seven (7) calendar days of the date the dispute is referred to binding arbitration, each party shall provide the other party with the names of three neutral arbitrators having significant experience in the subject matter of the dispute and in arbitrating disputes. The parties will thereafter attempt in good faith to select an arbitrator from this panel of six candidates. (c) If the parties to the dispute are unable to agree upon a single arbitrator within twenty-eight (28) calendar days of the date the dispute is referred to binding arbitration, then each party shall designate one arbitrator from its panel of three, the two arbitrators selected in that manner will choose a third arbitrator from among the remaining panel members, and this third arbitrator so selected would act as the single arbitrator for the dispute. (d) Upon selection of the arbitrator, said arbitrator shall determine the question(s) raised within fourteen (14) calendar days, unless a different period of time is otherwise agreed upon by the parties in writing, provided that issues of arbitrability may not be decided by the arbitrator. Said arbitrator shall then give both parties reasonable notice of the time (which time shall be within thirty (30) calendar days of the arbitrator's determination of the questions raised, unless a different period of time is otherwise agreed upon by the parties), and place of hearing evidence and argument; take such evidence as the arbitrator deems relevant, with witnesses required to be sworn; and hear arguments of counsel or others. (e) After consideration of all evidence, testimony and arguments, said single arbitrator shall, within thirty (30) days of completion of the hearing, promptly state such decision or award in writing. Said decision or award shall be final, binding, and conclusive on all parties to the arbitration when delivered to them, except as provided in Subsection 7.3(h). Until the arbitrator issues the first decision or award upon any question submitted for the arbitration, performance 06/10/2009 -35- under the Agreement shall continue in the manner and form existing prior to the rise of such question. After delivery of said first decision or award, each party shall forthwith comply with said first decision or award immediately after receiving it. (f) La Pianta and the City shall share equally the compensation, costs, and expenses of the arbitrators, but each shall be responsible for their own fees and expenses of its own witnesses, exhibits, and counsel. La Pianta and the City shall pay the compensation, costs and expenses of the single arbitrator or the additional arbitrator in the board of arbitrators in equal shares. (g) The arbitrator shall have the authority to enter awards of equitable remedies consistent with the obligations of the City and La Pianta under this Agreement. (h) The arbitrator shall not have the authority to enter any award, the satisfaction of which by the party to be bound, would be impermissible under any law, regulation, or funding agreement to which the bound party is subject. The determination of any such impermissibility shall be made by a court of competent jurisdiction within the State of Washington and under the laws of the State of Washington. Any such determination shall be appealable. 7.4 This dispute resolution process will not apply to the following disputes: (i) disputes regarding the accounting of Project revenues and City expenditures; and (ii) disputes concerning the letters of credit. Any disputes regarding revenues/expenditures must utilize the dispute resolution process outlined in Section 4.8.3. Issues of arbitrability of a dispute shall be determined by the Presiding Judge, King County Superior Court. 7.5 Nothing in this Section 7 shall preclude either party from seeking injunctive or equitable relief prior to the initiation or completion of this dispute resolution process. 8. Modifications to Agreement. This Agreement contains all terms, conditions and provisions agreed upon by the parties hereto, and shall not be modified except by written amendment executed by both parties. Amendments to this Agreement that materially modify the intent and policy of the Agreement must be approved by the City Council. Other amendments may be approved by the City Mayor. 9. General Provisions. 9.1 Governing Law. This Agreement shall be governed by and interpreted in accordance with the laws of the State of Washington. 06/10/2009 -36- 9.2 Recording. This Agreement or a memorandum thereof shall be recorded against the Tukwila South Property as a covenant running with the land and shall be binding on La Pianta, its heirs, successors and assigns until this Agreement expires on its own terms pursuant to Section 5.2.3. 9.3 Agreement Binding on Successors; Respective Obligations of La Pianta and Parcel Builders. This Agreement shall be binding upon and shall inure to the benefit of the heirs, successors and assigns of La Pianta, and upon the City, except as limited and conditioned in this Agreement. La Pianta's general duties and obligations under this Agreement for the Tukwila South Project are not intended to be delegated to Parcel Builders unless a particular duty or obligation, specifically and directly related to the Development Parcel in question, is expressly imposed by the City as a term or condition of an Implementing Approval for that Parcel. 9.4 Parcel Builders' Obligations; Notice to City re Parcel Builder; Declaration of Covenants for Tukwila South Project. The parties acknowledge that development of the Tukwila South Project may involve transfer of undeveloped or partially -developed development parcels in the Tukwila South Property or the Expansion Areas, each a "Development Parcel," to one or more Parcel Builders. Those Parcel Builders will in turn own, develop and/or occupy portions of the Tukwila South Property and buildings thereon as part of the Tukwila South Project. Parcel Builders shall be obligated with respect to all conditions of Implementing Approvals applicable to their respective Development Parcels, unless such an obligation is specifically identified in this Agreement or in the Implementing Approval as that of La Pianta. For purposes of this Agreement, a "Parcel Builder" shall mean an owner or lessee of all or a portion of the Development Area authorized for development pursuant to this Agreement, or a successor or assign of an owner or lessee, who develops and/or occupies portions of the Tukwila South Property or an Expansion Area, or develops and/or occupies buildings thereon as part of the Tukwila South Project, provided however, that building tenants shall be excluded from this definition. 9.5 Interpretation; Severability. 9.5.1 Interpretation. The parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.170 et seq., and this Agreement shall be construed to exclude from the scope of this Agreement and to reserve to the City, only that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. If a Tukwila South Development Standard conflicts with an otherwise applicable provision of the Tukwila Municipal Code, the Tukwila South Development Standard shall control. 06/10/2009 -37- 9.5.2 Severability. If any provisions of this Agreement are determined to be unenforceable or invalid in a final decree or judgment by a court of law, then the remainder of this Agreement not decreed or adjudged unenforceable or invalid shall remain unaffected and in full force and effect. In that event, this Agreement shall thereafter be modified, as provided immediately hereafter, to implement the intent of the parties to the maximum extent allowable under law. The parties shall diligently seek to agree to modify the Agreementconsistent with the final court determination, and no party shall undertake any actions inconsistent with the intent of this Agreement until the modification to this Agreement has been completed. If the parties do not mutually agree to modifications within forty-five (45) days after the final court determination, then either party may initiate the arbitration process under Section 7 for determination of the modifications that will implement the intent of this Agreement and the final court decision. 9.6 Authority. Each party respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Agreement. 9.7 Exhibits and Appendices Incorporated. Exhibits 1 through 11 are incorporated herein by this reference as if fully set forth. 9.8 Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terns and conditions of this Agreement. 9.9 Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time period shall be extended automatically to the next business day. 9.10 Entire Agreement. This Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements, oral or written. 9.11 Default and Remedies. 9.11.1 Cures Taking More Than Thirty Days. Except as expressly provided otherwise in this Agreement, no party shall be in default under this Agreement unless it has failed to perform as required under this Agreement for a period of thirty (30) days after written notice of default from any other party. Each notice of default shall specify the nature of the alleged default and the manner in which the default may be cured satisfactorily. If the nature of the alleged default is such that it cannot be 06/10/2009 -38- reasonably cured within the thirty (30) day period, then commencement of the cure within such time period and the diligent prosecution to completion of the cure shall be deemed a cure.. 9.11.2 Rights of Non -Defaulting Party. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel performance or require action consistent with this Agreement. 9.11.3 Attorneys' Fees. In any action to enforce or determine a party's rights under this Agreement, the prevailing party shall be entitled to attorney's fees and costs. 9.12 Relief Against Defaulting Party or Portion of Tukwila South Property. In recognition of the anticipated transfers by La Pianta of parcels of the Tukwila South Property to Parcel Builders, remedies under this Agreement shall be tailored to the Tukwila South Property or parties as provided below. 9.12.1 Relief Limited to Affected Development Parcel. Any claimed default shall relate as specifically as possible to the portion or Development Parcel of the Tukwila South Property involved, and any remedy against any party shall be limited to the extent possible to the owners of such portion or Development Parcel of the Tukwila South Property. 9.12.2 Relief Limited to Affected Owner. To the extent possible, the City shall seek only those remedies that do not adversely affect the rights, duties or obligations of any other nondefaulting owner of portions of the Tukwila South Property under this Agreement, and shall seek to utilize the severability provisions set forth in this Agreement. 9.13 Term. The Term of this Agreement shall be as set forth in Section 5.2.3 above. Until such time as the City revises the comprehensive plan or development regulations which apply to Tukwila South during the Term of this Agreement, the goals of the comprehensive plan and the development regulations to which the project vests will continue to apply to the Tukwila South Property following the expiration of this Agreement. 9.14 No Third -Party Beneficiary. This Agreement is made and entered into for the sole protection and benefit of the parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement. Parcel Builders in Tukwila South shall be deemed to be successors under this provision. 06/10/2009 -39- 9.15 Interpretation. This Agreement has been reviewed and revised by legal counsel for both parties, and no presumption or rule construing ambiguity against the drafter of the document shall apply to the interpretation or enforcement of this Agreement. 9.16 Notice. All communications, notices, and demands of any kind that a party under this Agreement requires or desires to give to any other party shall be in writing and either (i) delivered personally, (ii) sent by facsimile transmission with an additional copy mailed first class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Attn: Mayor's Office and Director of Public Works and Director of Community Development If to La Pianta: La Pianta LLC P.O. Box 88028 Tukwila, Washington 98138-2028 Attn: Mr. Mark A. Segale Notice by hand delivery or facsimile shall be effective upon receipt, provided that notice by facsimile shall be accompanied by mailed notice as set forth herein and shall be evidenced by a machine -printed confirmation of successful transmission. If deposited in the mail, certified mail, return receipt requested, notice shall be deemed delivered forty- eight (48) hours after deposited. Any party at any time by notice to the other party may designate a different address or person to which such notice or communication shall be given. 9.17 Delays. If either party is delayed in the performance of .its obligations under this Agreement due to Force Majeure, then performance of those obligations shall be excused for the period of delay. For purposes of this Agreement, economic downturns, loss in value of La Pianta assets, inability to obtain or retain financing, do not constitute a force majeure event. 9.18 Payments. Any payments made pursuant to the terms of this Agreement shall be made within thirty days of invoice, unless otherwise specified in the Agreement. Any late payments shall be subject to interest charges at the rate of 12% per annum. 9.19 Indemnification. Except as otherwise specifically provided elsewhere in this Agreement and any exhibits hereto, each party shall protect, defend, indemnify and hold harmless the other party and their officers, agents, and employees, or any of them, 06/10/2009 -40- from and against any and all claims, actions, suits liability, loss, costs, expenses, and damages of any nature whatsoever, which are caused by or result from any negligent act or omission of the party's own officers, agents, and employees in performing services pursuant to this Agreement. In the event that any suit based upon such a claim, action, loss, or damage is brought against a party, the party whose negligent action or omissions gave rise to the claim shall defend the other party at the indemnifying party's sole cost and expense; and if final judgment be rendered against the other party and its officers, agents, and employees or jointly the parties and their respective officers, agents, and employees, the parties whose actions or omissions gave rise to the claim shall satisfy the same; provided that, in the event of concurrent negligence, each party shall indemnify and hold the other parties harmless only to the extent of that party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity, and not for members of the general public. 9.20 Tukwila South Project is a Private Undertaking. The Tukwila South Project is a private development and the City has no interest therein except as authorized in the exercise of its governmental functions. In Witness Whereof, the parties have caused this Agreement to be executed, effective on the day and year set forth on the first page hereof. 06/10/2009 -41- CITY OF TUKWILA, a Washington municipal corporation By: f' Haggert,!fryor Date: 4 , —1 7 — Q Al ' EST: APPROVED AS TO FORM: La Pianta LLC, a Washington limited liability corporation By: Metro Land Development, Inc., Its: Manager By: M.A. Segale, Pres' ent Date: (o--to-O9 06/10/2009 -42- • Ciz of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Bob Fadden Lance Mueller Architects 130 Lakeside, #250 Seattle, WA 98155 August 5, 2008 Dear Mr. Fadden: This letter is a summary of the key points of our recent discussion relating to the proposed Continental Mills building in the Segale Business Park. We encourage you to incorporate the following into the building design in order to lighten the feel of the structure, break up its linearity and lessen the impact of its overall mass and scale: 1. Increase the use of glass to break up the heavy spandrels. Incorporate curtain wall elements. Consider lighter -colored glass. 2. Providesignificant modulation in the footprint of the building, so that it is not a simple rectangle. It is not necessary for the walls of the building to be so "stepped" as is shown in the preliminary plan. 3. Lighten the natural concrete color through painting 4. Provide alternative and/or contrasting surface treatments, textures and patterns for glass and concrete. 5. Consider strengthening the entry element. Please note that these comments are preliminary and are not based on review of submitted applications. The City of Tukwila reserves the right to request additional information and/or require modifications once staff have an opportunity to review your complete application materials. rf Page 1 08/06/2008 O•\Seaale-Continental Mills\PrelimDesianComm--8 5 08 doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 Please contact me at 206-431-3683 or via email at rfox c(�ci.tukwila.wa.us if you wish to discuss these comments further prior to submitting your shoreline and design review applications. Sincerely, Rebecca Fox Senior Planner rf Page 2 08/06/2008 Q:\Segale-Continental Mills\PrelimDesignComm--8.5.08.doc CITY OF `,. ;KWILA Depart t of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Phone: (206) 431-3670 http://www.ci.tukwila.wa.us S & wi reci tri env. ;.St d iwr. .64A0 sz Ham.! 4 f ext 1) y v eavl `Ivy\c Ci otr-v 1 -.411/ Pre -Application Checklist .Pre=Applicatiot File}No. ;PRE08 ;14 Meeting Date and'Time :.04.-24 0842.30i.pfn Project, Name SegaleCOffic'e,B'uildincil Site Address <t 1.8200;"AndbVer Pk W The following comments are based on a preliminary review. Additional information may be needed. Ot requirements/regulations may need to be met. PLANNING DIVISION - Land Use Information 1. Comply with Tukwila Municipal Code (zoning, land use, sign regulations, etc.) ❑ 2. Obtain the following land use permits/approvals: Binding Site Plan Improvement Plan Boundary Line Adjustment/Lot Consolidation Comprehensive Plan Amendment Conditional Useerm�nit Design Review Permit Environmental (SEPA) Planned Mixed Use Development Planned Residential Development Rezone 3. Zoning designation: WI 4. Minimum setback requirements: Shoreline Management Permit Tree Permit Short Subdivision Sign(s) Subdivision Unclassified Use Variance Other: Site located in sensitive area? Front: 2,S .ed— Second Front: i Z °5 L- Side: Yes ❑ No sLJY2i, 3 Rear: W-`_. 5. Maximum Building Height: 115 U Height exception area? 0 Yes [ No 6. Minimum parking stalls required: 3�zti IoOc� SHandicap stallrequired: k•u4ai 7. No more than 30% of required parking stalls may be compact. No landscape overhangs into compact stalls are permitted, although no wheel stops prior to hitting the curb will be required 8. Minimum landscaping required: Front: I7 S ' Second Front: V) - Side: - Rear: pp11i�.c.��� i,.‘tki 64, . ge,, e rz,,- e c:-�, r, c .� (� r.. --mc ) • N 0 ❑ 9. Minimum interior parking lot requirements: 10. Landscape plans must be stamped by a Washington State licensed landscape architect. All landscape areas require a landscape irrigation system (Utility Permit Required). [X 11. Roof -top mechanical units, satellite dishes and similar structures must be properly screened. Provide elevations and construction details as part of building permit application submittal. 12. Trash enclosures and storage areas must be screened to a minimum of 8' in height. Provide elevations and construction details as part of building permit application submittal. 13. Building permit plans which deviate from that already approved by the Board of Architectural Review may require re-application for design review approval. Checklist prepared by (staff): v'`'""`' ( - Date. \dre\planlist.doc ` S �.�C.L �-GY3 Updated: 2-25-05 v- 1 wt p y� Q�• Pa.A-i p( `t'- wcLi (Qe .7"--(-2..e.1(A, .e� L,.„:) ,�ry_13`v e..., n v^ �( �2 1 / 1 PrA u� �? ! ��Ll lti cc u G�� 0 S ('l4 �^� Leei.! v'v"mi j e,'1�, (til °s-�e 11/10,-, s �a Fk r4_ i o s-4-ac.c, �vl rw2-44 CJ 1A -7r i vim G3i r� (cw i s . ,5.LA }v ✓ en. Se,�c�rct�e-'m �t i j tvo v A-6 — iav'�#.etin�, w►�i , Is c�.c�cah CITY OF TUKWILA Community Development Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Permit Center/Building Division: 206-431-3670 Public Works Department: 206-433-0179 Planning Division: 206-431-3670 CERTIFICATE OF WATER AVAILABILITY Required only if outside of City of Tukwila Water District PERMIT NO.: Part A: To be completed by applicant Site Address: 180XX Segale Park Dr "D" (attach map and legal description showing hydrant location and size of main):. Owner; Information:°, 'r` : Agent/Contact Person:: Owner Name: Segale Properties Agent/Contact: Steve Nelson, Property Manager Owner Address: P.O. BOX 88028 Tukwila 98138 Agent Address: P.O. BOX 88028 Tukwila 98138 Owner Phone: 206-575-2000 Contact Phone: 206-575-2558 This certificate is for the purposes of: ❑ BUILDING PERMIT 0 COMMERCIAL INDUSTRIAL 3 story office building ❑ PRELIMINARY PLAT ❑ SHORT SUBDIVISION ❑ REZONE ❑ OTHER Estimated number of service connection and water meter size(s): One - 1 1/2" irrig meter, one 2 dstit2thatig8netcs,81ttr2"dtamaestic Vehicular distance from nearest hydrant to the closest point of structure is On site Area is served by (Water Utility District:) HIGHLINE WATER DISTRICT Owner/Agent Signature Date PART B: To Be completed bywater utility. district`, 1. The proposed project is within 2. ❑ No improvements required. 3. TUKWILA /King (City/County) The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection and to meet the State cross connection control requirements: Project is a Developer Extension. Engineered plans including fire marshal stamped approval requirred. See attached DE Disk for District standards and contract forms. 4. Based upon the improvements listed above, water can be provided will be available at the site with a flow of gpm at 20 psi residual for a duration of 2 hours at a velocity of 10 fps as documented by the attached calculations. Customer recognizes that the water pressure/fire flow information provided pursuant to this request is general in nature and may not be accurate for any specific location at any specific time. Customer remains solely responsible for determining the specific water pressure/flow information available for Customer's intended use. The general information provided by the District is not intended for and should not be relied upon to design a water system or fire supression system for a specific location. Customer is responsible to field verify the specific water pressure and fire flow at Customer's specific location for Customer's specific needs. 5. Water Availability: ❑ Acceptable service can be provided to this project j Acceptable service cannot be provided to this project unless the improvements in item B-3 are met. ❑ System is not capable of providing service to this project I hereby certify that the above information is true an HIGHLINE WATER DISTRICT / 206-824-037 By Agency/Phone THOMAS KEOWN OPERATIONS SUPERVISOR 12/23/2008 Date Segale Two Story Office Building 18200 Andover Park West Tukwila, Washington r t DEC 0 8 2009 (. Utv{MUN! 1 Y DEVELOPMENT 1111111111111111 111111111111111111111" 11111111111111111111111 [ rinj:.'LiLJJ — - "•••,''•4 r•• DO [IUD DAD EN • ja ' `—^ ec."`• '11111111111111111111111 WEST ELEVATION • 111,111111111111111111111111111111111111111111 14'• il II i 11 1 zf •,-- , '.' ,. El III ,... t,. .,..:.,..... ,... . ,. .4..... ... ,------,---v- ,-,..0.7.-—,..c: Thr-n.f.,7"--. '-7'.,......i.,,,''''.4' •-' -,•'''''' ',.;:r7.6csit'"`i \ —JD 2112°''' :f.--:..--::—.: '.:' 1111111111111111111001 SOUTH ELEVATION _ 1111111111111111111101111111111111111111011K , fr NORTH ELEVATION • 11111111111i11111111111111" "11111111111111111111111111111111111111 FEB 0 1 2010 COMMUNITY DEVELOPMENT 11111111111111111111111111111MMENINI111111111111111 1111111111111111111111111 EAST ELEVATION 1111111111111111111111111111'. SEGALE 2 STORY OFFICE BUILDING 18200 ANDOVER PARK WEST TUKWILA, WASHINGTON LANCE MUELLER & ASSOCIATES A R CHIT EC TS • *IA 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 ' 1 MEMEM r 11 \\\\\\\ V//////// n c> ANDOVER PARK WEST (SEGALE DRIVE A) SEGALE 2 STOROFFICE BUILDING ,R,,cu77-18200 ANDOVER PARK WEST FEB 0 1 zmoTUKWILA, WASHINGTON Rio LANCE MUELLER & ASSOCIATES A FIONITEC TO • A 1 A 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 CCSUANI3iYB �Sy/AB0. .Cn MM 94451H _' ,, e A . 37 ABET. 1 ABEAM 6RANDIFLORA B BALLON CAN 17 ACERK ACER RUBRUM FAIRVIEW FLAME FAIRVIEW FLAME MAPLE Y 4a w 1012' bib 15 ALAN ACANTHUS MOLLIS/ BEAR5 BREECH 16ALLON CAN 11 ACAM ACER CAMPESTRE HE56E MAPLE 2.5' CALIPER 6 ACERP ACER PALMATUM GREEN FORM JAPANESE MAPLE 8.10 MULTI -TRUNKED B/B 22 ACERC ACER CIRCINATUM VINE MAPLE 8-10 MULTI -TRUNKED B/B 248 Aroma ANNUALS IN SEASON AT END OF PLANTING OPERATIONS 1 GALLON CAN 657 AW ARCTOSTAPIIYWS WA UR51/ KINNINNICK 16ALLON CAN 33 SERB BER8ERI5TNNBER611 ATRCEUPWREA/ BARBERRY 2GALLON CAN 20 SERFS BER66RI5 ROSEY GLOW 1 GALLON CAN 15 BUXK BUXUS WINTER 6REE14 18.0' 6/B FULL ROUNDED 30 CAL CALLUNA ALLEGRO 1 BALLON CAN 13 CAL6 CALMA6ROSTIS KARL FOERSTER 1 GALLON CAN 140 CALW CALLUNA FIREFLY 1 BALLON CAN 5 CARS CARER TE5TACEA/ ORANGE SEDGE 1 GALLON CAN 22 C0AN CEANOTHU5 VICTORIA 5 GALLON CAN 23 04015 04015YA TEIB4ATA/ MEXICAN ORANGE 5 GALLON CAN 4 CORN CORNUS HOUSA CFIINENSIS CHINESE DOGWOOD 6-6 B/B MULTI TRUNKED 162 COTD COTONEASTER DAMMERI 4' POTS 88 DAB i DAB00APOLIFOLIA 4 -POTS 81 EAC EUONYMUS ALATUS COMPACTA 5 6ALON CAN 42 ER1CU ERICA OAT6.EYEN515 1 GALLON CAN 107 ERICP ERICA PATRICK 1 GALLON CAN Sammy 20. 2010 11 ANIITNe '267 BOLA -, k-. .,'R1*911 '- Suf. 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I. tNNW DO 11 pp .100,011[H_.!Ein: , � ;1 00 cif IN �l��1�9.� �I 0101 09 �/ �� D8 11.1 i i 00 88 .11 >� I 1 I,I LINE ll - •,-.-No LIME� 1� 1 E/ kiliNII 0 ,i10 i:, B0 80 80 D0 �C D0 DO D0 D0 .' `- EI. �.a 1� 1011 Q mw�~R��N�".il�.Y��II��.�.ffl�� nakirk s,!; ��_6Mmi5leri1����l21721122M{!1®®�►"10�r=:h anDi r.111113 vV 1 1 2 2 co 1 1 2 STORY OFFICE BUILDING I 111.11.4 .1.51004 LANDSCAPE PLANS SEGALE BUSINESS PARK PG m. 50325 • h... w.. 051311021 Safi Seine PARK Daft C. • ra... w.. 1 rnew eeme 5).001 • FAx 235 573.375.1137 MATCH __ LINE rTi KEN LARGE Landscape Architect 21803 NE 17th Court SDmmamish, W. 98074 Office: 425.836-4 8, Cell: 206-396-7617 E -moil. klla@comcast.net FAX: 425-898-8923 RECEIVED 1APR 21 24101 COMMUNITY 111 A O as gi SCE L, 2 3 8 E 2 2 6 e 5 7 : E : 2 5 a G A C") T.: d �.Z 6� 8 P: 0 6 8 2 2 g 2 a a � I m W. 2 33 2 3 0 E s Y a a m + 6 C � V � c ,idip P8 $ is € a' 8 2: € €: € 6 €I G 1 € €: v ,;. v PI 7 IA 6 5 4 Y 06 ER gT 9 8 3 2 20 0 2 274 G 0 e 2 I.p 6 a 8 2. s 2 • Y 6_ 6 8 0 6 5 n _2 S 1 fJ 0 3' p X. 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LOSS AME I1§ 5/]TREEM.(yZ�!A 11611 9 6 4 rr m CO73 S A z ' g GI 9 RECEIVED 'APR21120101 COMMUNITY DEVELOPMENT D • 2 STORY OFFICE BUILDING 155.0 wsomal PLANTING AND IRRIGATION DETAILS 04/18/2010 1 KEN LARGE (1) SEGALE BUSINESS PARK landscape Architect ►' 21803 NE 17th Court '05 "`M5 Sommanish, Wo. 98074 • P6 50. 55025 • 111.514. WN. 0513062025 5511 S.4>te Pia, CO* T- • 105Nu. 'N0. 90155+795 T141.11wt 206 575-2000 • fM 205575-837 Office: 425-836-4576, Ce111 206-396.7617 • E -atoll: klla@mmca55t.Ilet FAX: 425-898-8923 EXTERIOR ELEVATIONS:: • : .130 1,ACESIpE 98I2320 2553' SEGALE 2 STORY OFFICE BUILDING ,• 18290 ANDOVER PARR WEST: ." : 1144,111A,IYA, 09-236 Job no. drown • • • eblickod MEI SHOKU/It 111 13-3-oi date 00. . (ortolan 1271-4* date • -- . ,\ ............ .:-co-- TED2 22-:_. ?Z.:-. _22- .'8_ ___ GREEN RIVER 6' CRUSHED SURFACING . BASE COURSE 2.5' HOT MIXED ASPHALT, 1/2' CLASS 4 12' MINIMUM COMPACTED SUBCRAOE, COMPACTED , TO AT LEASE 952 • OF. MAXIMUM DENSITY. PAVEMENT SECTIQN DETAIL • •.`t � � ��-�¢�B.L si.. • ._'_ � -�• F-- - _ -J4=�d=`844 1 EXTRIAED. CONCRE _ y 5 : 1 LEGEND: -_(,_ • FINISH GRADE SLOPE . -XX,XX • FINISH GRADE POINT •/at},/ . EXIS11NO CONTOUR ./.441../ -FINISH CONTOUR — • • GRADE BREAK UNE ASPHALT CONCRETE PAVEMENT - CEMENT CONCRETE PAVEMENT 6 1111-1 _ 14 EIZJ "17- --- --= _-?___ 22� " - 6 BBJ -----�___� EX LEVEES ------ - - LEVffWN.L: lYP FOOTING _��.. �.�•a.r�'— - +'.iHORGNE� ]TBe�IC -34 - - - - - - - - - - - • �,. PLAN -tam 4200, :1 ,.I�s.- .r��.c'••i'�,?'La:'Fw-�n.a a�r�T�,�� �e"�!U.f-fE?t1 I''�L t�,y���: •L•INE _J • • carttioEco CONCRETE WRD, TYPE APW STD DUMPSTER PAD .54 29.90 2.9.9. • BUILDING 101 F.F. - 30.25 27'11 27- -� 37— - 28 if 6 n n JIB' ,� at: F • P L ESI v,r��^^d 2 >N,`!;h 1 i f" 26 �Gac'La' _ � 35. a ! �� s/9 l.. •Ae..:! VP. ../�%R�A'V-ono ,t.-„—_ Mi.L�r�ssTaetsrl ism. �$� ;d" ti,.. ,Y_ 26 �`46511P-4117,-, '�i� e "rte • SI.T1 ^�NA�St�ii7> il<ibY 7� �! ay%[w'N :�iP `— - . N�fy��ni:s. 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REQUIRED 106' IGH IMPACT ZONE 125 HEIGHT LIMIT 1 SITE PLAN SEGALE 2 OFFICE - STORY yo 4 -"pow ilLso° 4LLAO) mai co....,..I c y " 1 ' ' os 236 lob no. sheet A1.1 LANCE MUELLER 6 ASSOCIATES EM drawn SHORELINE COMMENTS 4-3LI-10 checked DRAWINGS 1:16:0)0 A. R C H 1 T 6 0 T8 • *1 A 130 LAKESIDE ! SEATTLE, WA 98122 • 206 325 2553 SNOREIINE PERMIT 12-73-09 12-3-09 date no- revision dote 18200 ANDOVER PARK, WEST TUKWILA, Wk ' I es in it' IP IP IIIIIrl Io'' Io IS 6$' I$' b 11111.1 b�b.�bbb 11111.11 SITE SECTIONS. SEGAIrE 2 STORY OFFICE BUILDING 09-236 lob no. sheet 2 A1. LANCE MUELLER & E C T SEATTLE. ASSOCIATES 8 'AI A WA 98122 • 206 325 - 2553 EN • 2.398 REGISTERED °T MUELLER NASIPCICOI .. ::ed PROGRESS 12-3-0 A R 130 C,H I T LAKESIDE • SHORELINE PERMIT 12-3-09 18200 ANDOVER PARK WEST TUKWIU• WA. 1 12-3-09 date no. revision date r IP I: I: is 18 I I I I.II . 1 1 I 1 I I ;31 I I I II ml I I I I IP IP IP IP IP IP I� I- I- I- I- I- I- I- � I I I I I I I- t 11111.1.1 11 o IP 18 u) m �z ( ee ct • I I I I I I 1 1 SITE SECTIONS SEGALE 2 STORY OFFICE BUILDING n job no. sheet 'A1.3 LANCE MUELLER 6 ASSOCIATES 206 � 325 2553 EM drawn iJVE RECSTERED • an* �j�j��- 7� checked UPDATED DRAWINGS 4-18- 10 A R C H 1 T E C T S • A A 130 LAKESIDE • SEATTLE. WA 98122 • SROS ROGRESE PERMR RESUBMITTAL 1 -26-10 18200 ANDOVER PARK WEST TUKWIIA WA - t2 S -OB date no. revision date bbbbbbbvi 18 'r r I 1 I. I I. 1 bbbbbbb 118 r IP IP IP IP IP IP IP I- I- I- I- I- I- III��II II I II II III III I III III III II.III 1 I I I I IP It: I: Is I: I$ IP 1- I- I I I I I- I IIIiIiI -471— I II I I II N PI 0 z I I II I I I I I I II I bbbbbb� I I I I I I I blPbbiP�l� it $ I I I I 1 1 1 SITE SECTIONS SEGALE 2 STORY OFFICE BUILDING 09-236 job no. sheet A1.4 LANCE MUELLER 6 ASSOCIATES 206 325 2553 a . D MUELLER (:T checked PROGRESS A RCHITEC TS • Al A 130 LAKESIDE • SEATTLE. WA 98122 • SHORELINE PERMIT 12-3-09 18200 ANDOVER PARK WEST TUKWIIA, WA. 12-3-09 date no. revision date