HomeMy WebLinkAboutPermit 89-03-DR - BOEING EMPLOYEES CREDIT UNION (BECU) - PARKING AND LANDSCAPE DESIGN REVIEW89-03-dr
12700 gateway drive
12780 gateway drive
bp 5793 5794
boeing employees credit union
TO: Alan Doerschell
Finance Department
cc: File
BECU
Richard Takechi
Permit Center
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DATE: December 28, 1990
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
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•
FROM: Ann Siegenthaler
Department of Community Development
Release of Cash Assignment for Boeing Credit Union
City Receipt No. 1212, 8/30/90 r MIT* S7 4-
Based upon a final inspection of the Boeing Employee Credit Union
(BECU) project, conducted on 9/19/90, staff concludes that BECU has
completed the items specified in the project warranty dated 8/30/90
(copy attached).
Accordingly, this Department authorizes the release of the warranty
funds accepted on 8/30/90.
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BOEING EMPLOYEES CREDIT UNION BECU PARKING PLAN
LANDSCAPE PLAN
authorized b Cl st e
THIS FUND IS
NAME OF DEVELOPMENT: SIGNED— E
DEVELOPMENT ADDRESS: CASH ASSIGNMENT NAME: AMOUNT: (05
SHALL MAILING G TO: ADDRESS: BY MAIt.iNO TO: y Dr ; v e.
(please print) CITY/STATE/ZIP PL A DOCUMNTS WHERE ITEMS A RE DESCRI0E01 0 CASH EQUIVALENT
CITY RECEIPT NO.
RECEIVED BY:
As the owner, or authorized agent of the owner, I hereby submit cash or cash equivalent in the amount of
$ C, T, C SS3 ($150% of value to complete work described above) and attach supporting
documentation for value of work. I will have this work carried out and call for a final inspection by this date:
( 9 / 30 / 90 ), or risk having the City use these funds to carry out the work with their own contractor
or in -house manpower. If I fail to carry out the work, I hereby authorize the City to go onto the property to carry
out completion of the above deficiencies. 1 further agree to complete all work listed . •'ve prior to requesting
Inspection and release of these funds. -
SIGNED: AC
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SECTION 2 (to bi com lsted by City stetlJ....:. >
THIS FUND IS
THORIZD TO BE ACCEPTED.
7u,- „/
SIGNED— E
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DEPARTMENT HEAD:
AMOUNT: (05
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V x CASH
0 CASH EQUIVALENT
DEPOSITED THIS DATE:
$ 1 3 I 1 1-z
CITY RECEIPT NO.
t Z, t -I...
RECEIVED BY:
-J
CITY OF TUKWILA
DEVELOPER'S R OJECT WARRANTY REQUEST FORM
72 HOUR NOTIFICATION FOR
INSPECTION AND RELEASE OF FUNDS
DEVELOPERS REPRESENTATIVE:
CHECKED BY:
Upon completion through Section 2, Finance personnel shall
send copies to: - Developer
- Finance Department
- Permit Coordinator, DCD
All work identified In Section 1 of this form has now been
completed and returned to department which authorized warranty.
I hereby request inspection and release of my castdcash equivalent.
DATE:
1 have reviewed the above work and found it acceptable and therefore
authorize the release of the above cash assignment.
AUTHORIZED BY: DEPARTMENT:
CASH EQUIVALENT - LETTER AUTHORIZING RELEASE RELEASED THIS DATE:
Upon completion of entire form, Finance personnel shall
send copies to: - D eV .t oper
- Finance Department
- Permit Coordinator, DCD
07/11/116
(2 stds, 17 light bollards
@ Plaza Q $125.00/ea..)
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
ZONING DISTRICT:
SEPA
DETERMINATION:
ATTACHMENTS:
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COMPREHENSIVE PLAN
DESIGNATION:
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
STAFF REPORT
to the Board of Architectural Review
Prepared May 19, 1989
May 25,1989
89 -3 -DR: Boeing Employees Credit Union
THE CALLISON PARTNERSHIP, LTD.
The proposed project is a 144,000 S.F.office building
with banking facility and drive -up windows; one -level
parking deck; surface parking and accessory
landscaping.
Parcel A Tukwila Short Plat 89 -1 -SS GATEWAY
CORPORATE CENTER, LOCATED AT 12780
GATEWAY DRIVE.
3.31
LIGHT INDUSTRIAL
M -1 LIGHT INDUSTRY
Amended Mitigated Determination of Nonsignificance
(EPIC - 258 -85)
A.
B.
C.
D.
E.
F.
Site plan /vicinity map
Building /Garage Elevations
Site Profiles
Landscape Plan
Topographic /Utility Survey
Amended Site Plan
•
STAFF REPORT
to the B.A.R.
FINDINGS
1
VICINITY /SITE INFORMATION
BACKGROUND
89 -3 -DR: BoeinEmployees Credit Union
Page 2
1. Project Description: The Boeing Employees' Credit Union proposes a 6 story,
144,000 square foot office, and credit union center; drive -up teller facility;
surface parking for 464 cars; 1 level parking deck for 180 cars; and landscaping.
The proposal is enhanced with a landscaped entry boulevard, entry plaza and
members outdoor patio on the river /east side of the building.
2. Surrounding Land Use: The existing land uses to the north and south of the
proposed 6 story office building consist of low /scale, one and two story
office /industrial parks; to the east across the river, agricultural and low density
residential; to the south the truck terminal, Time D.C.
3. Terrain: The proposed project site is flat former pasture land with less than 1-
2% grades other than the river bank. The type of soils found on the site are silt
and sand.This development will need 5,000 cubic yards of fill material for the
surcharge program.
4. Existing Development: The existing property is clear and vacant, with some
existing surcharge and excavated footings from a previously proposed
development that has been abandoned.
5. Access: The proposed site has direct access from Gateway Drive which connects
to Interurban Avenue South.
6. Public Facilities: An undeveloped trail easement along the river bank is for
• future improvement of a linkage in the City -wide riverfront trail leading to
Puget Sound. Earlington Park, an unimproved neighborhood park, is located a
short distance from the site on the east bank of the river.
Kaiser Development proposed a phased industrial park development in 1985 for the
Codiga farm site. Development of the site has progressed since then at a steady rate.
The envisioned uses at the site, however, have intensified. More office space in the
structures than anticipated is developed, and with the subject proposal, the scale in
this area of the park will be altered.
The Board of Architectural Review approved a 4 building proposal on lot 7 in 1987.
Since then, lot 7 has been divided into two parcels, A and B, and only one of the
four previously approved office buildings developed. Parcel A (the subject site) is
now proposed for a one 6 -story office, banking facility in lieu of 3, two story office
buildings.
STAFF REPORT
Ct
to the B.A.R.
DECISION CRITERIA
TMC 18.60.050: GENERAL REVIEW CRITERIA
(1) Relationship of structure to site.
89 -3 -DR: Boei a Employees Credit Union
Page 3
Boeing Employees Credit Union, a private organization, distinct from the Boeing
Aircraft Corporation, is proposing to purchase parcel A from the current owner and
develop the subject proposal.
In reviewing the design request, the BAR must use the following Zoning Code
guidelines in making their decision. The Design Review guidelines are printed in
BOLD, followed by pertinent findings of facts.
A. The site should be planned to accomplish a desirable transition with streetscape and to
provide for adequate landscaping and pedestrian movements.
As shown on the site plan, Attachment A, the structures have been located
towards the eastern and southern edges of the site where they abut the
riverbank providing a "ring of development." The services areas, a loading
dock, a refuse container enclosure and the drive -up teller facility, are located
away from Gateway Drive, but located adjacent to the river environment. The
parking deck is fourteen feet in height and set back thirty feet from the front
property line. The remaining structures are positioned back from the street
along the river bank. Pedestrian movement is accommodated by sidewalk
extensions from Gateway Drive to the entry plaza and from the parking deck to
the entry.
The landscape plan, Attachment D, shows the existing row of London planes
adjacent to Gateway Drive. Fifteen foot and thirty foot landscaped yards
separate the surface and deck level parking from the street. Berming is shown
on the site profiles, Attachment C, along the front and riverside of the parking
deck and drive -up teller facility. The red sunset maples shown on the
landscape plan for the landscaped yard in front of the parking deck have been
replaced with flowering magnolia trees, an evergreen variety. A row of plant
material and trees have also been added along the top front wall of the parking
deck.
B. Parking and service areas should be located, designed and screened to moderate the visual
impact of large paved areas.
Every row of surface parking is shown interspersed with three inch caliper red
sunset maples. The parking deck parapet wall on the upper level is 36 inches,
which will screen approximately two - thirds of most vehicular profiles.
STAFF REPORT
to the B.A.R.
(2) Relationship of structure and site to adjoining area
A. Harmony in texture, lines and masses is encouraged.
89 -3 -DR: Boeinb Employees Credit Union
Page 4
The front of the refuse area is oriented towards the river environment with the
enclosure screened with a mix of evergreen shrubs and Maples on three sides.
Holly evergreen shrubs are located on both sides of the loading area.
C. The height and scale of each building should be considered in relation to the site.
The height of the office building is 6 stories or 102 feet. Perimeter footprint for
the first level of structure, which is set forward of the upper levels, is eighteen
feet in height. The building is multi- terraced with straight and rounded edges.
The one - story, 14 -foot parking deck transitions to the stepped facade of the
main structure.
The large mass of the structure is unique to the area. The scale and use of a
curvilinear surface adjacent to the riverbank is similar to another mid -rise
office development downstream from the site. The adjacent industrial park
structures are smaller scale, straight edge, tilt -up concrete, which are smooth
textured. The proposed aggregate precast concrete panels will be a rougher
texture than is used in adjoining areas.
In addressing this guideline, the applicant has stated: " In keeping with the
adjoining property to the north, structures have been located towards the
eastern and southern edges of the site, providing a "ring of development"
enforcing surface parking next to the street. Service areas are located away from
street and river views. The multi- terraced massing and curved falapes
associate with the bend of the river, and allow a gradual, visual perception of
the building's height."
B. Appropriate landscape transition to adjoining properties should be provided.
The landscape plan shows no side yard landscape transition on the northwest
corner. The applicant has indicated that the parking currently up to the
property line will be pulled back onto the site so that car overhang will not
occur on the adjacent property. Red osier dogwood is proposed 3 to 6 feet apart
between the parking lot and service area in the northern portion of the site and
the pedestrian trail.
Three inch caliper oaks and crabapples are proposed intermittently between the
river bank and the queuing /driveway aisle to the teller facility in addition to
berming as shown on the site profiles, Attachment C. A more decorative mix
7.
4 ,,...
STAFF REPORT
to the B.A.R.
89 -3 -DR: Boeiro Employees Credit Union
Page 5
of birch, oak, holly shrubs, and crabapple are used between teller structure and
river front.
C. Public buildings and structures should be consistent with the established neighborhood
character.
Not applicable.
D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms
of safety, efficiency and convenience should be encouraged.
The pedestrian circulation pattern is directly connected with Gateway Drive
and is shown covered with the weather protection canopy. A pedestrian
connection is also shown between the parking deck and entry plaza.
Pedestrians will have multiple driveway aisles to cross and some conflict with
cars exiting the parking deck may occur due to the three -foot wide concrete
columns and their location, close to the edge of curb.
Service areas are located on the northwest portion of the property away from
pedestrian oriented routes and the drive -up teller window facilities.
The drive -up banking facility will have an entrance and exit separate from the
parking and pedestrian circulation for the office structure. This will create
some additional trips onto the public street for new customers who are
unfamiliar with the site layout; especially because the drive -up facility will be
screened from the street by the parking deck.
A pull -out at the front of the main structure will allow pedestrian and small
deliveries without obstructing circulation.
E. Compatibility of on - site vehicular circulation with street circulation should be encouraged.
There will be two entrances to the site's parking area and the office structure.
One will be shared with the two story office structure to the northwest, the
second will be approximately in the center of the site, perpendicular with the
curb cut across the street.
The shared entrance with Gateway Buildings 7 and 2 is not completely shown
on the site plan. Attachment F has been prepared to illustrate the situation.
Three lanes of traffic converge at the entry at various angles and at slightly
different points causing confusion as to who has the right -of -way. The entry is
fifty -eight feet wide.
The applicant has noted that:
"This drive -up facility and general site entrance have been separated to
increase ease and understanding of the site circulation. The grand entry
"boulevard" defines the major point of entry, and a weather protection
..l
STAFF REPORT e
to the B.A.R.
(3) Landscaping and site treatment
A. Where existing topographic patterns contribute to beauty and utility of a development,
they should be recognized and preserved and enhanced.
89 -3 -DR: Boei ti. - Employees Credit Union
Page 6
canopy reinforces this axis for the pedestrians. The service dock has been
located toward the rear of the facility, allowing for clear and undisrupted
site auto and pedestrian circulation. The landscaping at the property edges
will be blended with the natural surroundings at the river edge, and with
this adjoining properties at those respective edges. The building and
parking deck are intended by design to integrate with the surrounding
business park structures by reinforcing the horizontal expression.
Existing site vegetation is solely along the river bank and is a combination of
alder, maple, and cottonwoods, which are proposed to be be preserved. They
currently act to define and stabilize the riverbank. The thirty foot trail
easement however runs down the center of the stand of trees. Trail
implementation, projected by the Parks and Recreation Director to be mid 1990,
will likely cause the lose of some of these existing trees.
The applicant's geotechnical consultant has done a riverbank stabilization
study along the riverfront of the subject site. The applicant's engineer has
recommended that the 12 -foot wide asphalt recreational trail be located more
landward than currently shown via easement due to the potential loss of trees.
According to the engineer, "Removal of the trees could have an adverse impact
on bank stability and would be detrimental from an environmental and
aesthetic viewpoint" The landscape architect for the project has designed a
trail section that will meander through the trees and slightly extend outside the
existing trail easement.
B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and
provide an inviting and stable appearance.
The majority of the site is flat, therefore the grades of walks and driveways are
stable and negotiable. The ramp of the parking deck is less than five percent
and will also be an acceptable grade.
C. Landscape treatment should enhance architectural features, strengthen vistas and
important axis, and provide shade.
Shade/ Vistas /Axes
There are several areas where axes can be formed or reinforced.
1. Gateway Drive, the circular drive for the corporate park, is planted with a
single row of London Planes on either side of the street. The applicant
STAFF REPORT
to the B.A.R.
89 -3 -DR: Boeii Employees Credit Union
Page 7
will plant a row of flowering magnolias behind the sycamores in an
alternating pattern in front of the parking deck.
2. The riverbank curves gently around a bend at the project site and as
mentioned above has a good stand of water - related, mature deciduous
trees centrally located around their outdoor patio. The applicant is
proposing dusters of oak, crabapple, birch, and red osier dogwood, which
is a shrub, along this axis.
There are three separate axial circulation drives into the site.
3. One of the drives is shared with the adjacent building. The adjacent
development has an uninterrupted landscape yard with pedestrian
sidewalk and emerald maples every fifty feet interspersed with red spire
pear. On the facing side of the proposed site, red sunset maples at a density
of one per ten feet are proposed.
4. The second and primary entrance to the site is shown with ornamental
pears on both sides of drive.
5. The final axis is the drive in and out of the teller facility. The median strip
between the exit and entrance lanes is shown planted every twenty feet
with ornamental pears. On the parking deck side of the drive is a
European hornbeam that will be a dense, narrow, columnar form.
D. In locations where plants will be susceptible to injury be pedestrian or motor traffic,
mitigating steps should be taken.
E. Where building sites limit planting, the placement of trees or shrubs in paved areas in
encouraged.
G. In areas where general planting will not prosper, other materials such as fences, walls, and
pavings of wood, brick, stone, or gravel may be used.
Planting in Paved Areas
A large entry plaza is proposed with Honey Locust trees which is a fast growing,
deciduous tree which grows 35 to 70 feet. It is not recommended for narrow
paved areas as it will eventually cause a heaving of the pavement.
A smaller plaza, riverside, is surrounded by lawn and a naturalized mix of
existing trees supplemented by ground cover , shrubs and accent trees. No
pedestrian access is shown from the plaza to the trail.
"Turfstone" is proposed for the fire lane circling the river side of the building
to provide the needed fire access. A portion of the pedestrian trail is proposed
by the applicant to provide 10 feet of the necessary 20 feet of fire land access
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STAFF REPORT ,
F.
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89 -3 -DR: Boei Employees Credit Union
to the B.A.R. Page 8
width. Red sunset maples will be planted within the surface parking area. The
parking deck surface will remain unvegetated except for planters located along
the front wall facing Gateway Drive. These planters show an evergreen hedge
and trees.
The applicant has stated:
"The street edge along Gateway Drive will be reinforced by street trees and
evergreen screening of this parking. In addition, a gradual berm will slope
up towards the garage ramp, thereby helping to reduce the scale
appearance of the hard edge of the deck. The site and deck parking areas
will be landscaped with trees and shrubs to help screen cars and their
associated glare, and visually balance the production of paved surfaces.
The entry drive will provide a tree -lined "boulevard" edged with low
plantings aesthetically appealing to both auto and pedestrian traffic. The
entry plaza to the building will contain several bouquets of trees and
promote an "urban park sense. The landscaping along the river edge will
complement and integrate the existing species and parks department trail.
The service areas will be screened with low walls and plant materials.
Throughout the site "view corridors" will be introduced to provide a
variety of framed views of the river and surrounding hills."
Screening of service yards, and other places which tend to be unsightly, should be
accomplished by use of walls, fencing, planting or combinations of these. Screening should
be effective in winter and summer.
H. Exterior lighting, when used, should enhance the building design and the adjoining
landscape. Lighting standards and fixtures should be of a design and size compatible with
the building and adjacent area. Lighting should be shielded, and restrained in design.
Excessive brightness and brilliant colors should be avoided.
Walls and a mix of evergreen shrubs and deciduous trees are proposed to
screen the loading dock and refuse container areas.
Fairly dense naturalized clustering of shrubs and trees are proposed between
(4) Building Design
Style /Scale /Harmony
A. Architectural style is not restricted, evaluation of a project should be based on quality of its
design and relationship to surroundings.
B. Buildings should be to appropriate scale and be in harmony with permanent neighboring
developments.
C. Building components - such as windows, doors, eaves, and parapets should have good
proportions and relationship to one another. Building components and ancillary parts shall
be consistent with anticipated life of the structure.
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STAFF REPORT
to the B.A.R.
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89 -3 -DR: Boeir 1- m t; to ees Credit Union
P Y
Page 9
The two structures, office tower with drive -up teller facility and parking deck,
are contemporary designs, which are similar to the adjacent surroundings on
the west bank of the Duwamish River. The uses on the east bank are
residential and agriculture and therefore have no resemblance to the
commercial and industrial character on the west bank.
The two major building materials are precast concrete panels that have a warm
tone and aggregate look, due to the various stone chips in the panel, and tinted
reflective glass. The accent color will be used in the window mullions,
columns and canopy hardware.
The dominant structure on the site will be designed with well - proportioned
horizontal banding of glass and concrete. The building has a well balanced
three dimensional sculptural quality that brings the eye around the structure
and keeps it moving from feature to feature. The entry facade is one - story, 18
feet high, the office wall then steps back to its full height. The variation in the
facade provides interest to the design and gradual transition to the full bulk
and height of the building.
The ; 14- foot - tall . parking deck, teller facility and first -floor service area will be
stucco material finished to match the concrete panel used in the office
structure.
Color
D. Colors should be harmonious, with bright or brilliant colors used only for accent.
No color will predominate in the design. There will be a blend of the warm
tones, from the concrete panels that are a soft peach blush color, from the dark
smoke color of the reflective windows, and from the silver grey /ruddy accent.
E. Mechanical equipment or other utility hardware on roof, ground or buildings should be
screened from view.
Mechanical equipment will be located on the roof and screened with a stucco
wall painted to blend with the color of the concrete panels. The shape of the
stucco wall duplicates the curved and straight edges of the structure's edges.
F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all
exposed accessories should be harmonious with building design.
Building illumination is not proposed. The exterior lighting fixtures are
proposed for the site and are designed with visual cut -offs to reduce glare. The
round design will reinforce the curved nature of the site and structures and
will be painted the accent color chosen for the project.
•
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STAFF REPORT
to the B.A.R.
The applicant has stated:
"The facilities contemporary design is based the interpretations of the sites
"fluid" and curved context and the owners historically aerodynamic
nature. This star stepping of a horizontally expressed from against a more
crystalline core provides visual interest and allows one to define various
vignettes of form, mass and height of the structure. Colors are soft warm
earth tones. Natural rose /buff textured concrete panels define the
monolithic horizontal banding while the grey /bronze glass reduces mass
and visually reflects the surrounding environment. Window mullions
will be silver grey in color providing horizontal accent. Mechanical
equipment, stairs and elevator overruns will be housed in a walled
enclosure with a texture and color similar to the concrete panels. Exterior
site lighting will incorporate fixtures with defined visual cut -offs to reduce
glare. Their round design will reinforce the curved nature of the site and
structures, and will be color - coordinated with the metal colors of the
project.
G. Monotony of design in single or multiple buildings projects should be avoided. Variety of
detail, form, and siting should be used to provide visual interest.
Not applicable.
(5) Miscellaneous structures and street furniture
Benches and seating ledges will be provided at the entry and river plazas.
The applicant mentions:
"The illuminated sidewalk bollards will replace pole lighting near the
building and at the walkways to relate to pedestrian scale. The benches
and seating ledges will be provided at the entry and river plazas. There
will again reflect the fluid nature of the site and building color palette."
CONCLUSIONS
1
1. Relationship of structure to site.
t'"; ':n'.
89 -3 -DR: Boeing Employees Credit Union
Page 10
a. Adequate landscaping with the streetscape is provided except that a two
foot overhang for cars is not allowed in required landscape yards.
Therefore the front yard should be increased from fifteen feet to seventeen
feet. Landscape transition is well designed between street and parking
deck through the use of evergreen trees and berming as well as with
landscaping along the parking deck front wall.
The large Paved parking lot, which is located at the entrance to the site, is
moderated through the use of landscaped islands throughout the lot. The
STAFF REPORT
to the B.A.R.
89 -3 -DR: Boeii t , Employees Credit Union
Page 11
service areas are strategically located away and screened from the site's
vehicular and pedestrian traffic areas.
b. The location of the various structures takes advantage of the unique
riverfront location of the site and the scale and heights do not provide a
negative effect.
2. Relationship of structure and site to adjoining area
a. The contemporary design of the commercial structure relates to
surrounding developments. There is a similar proportional relationship
in the horizontal use of structural and fenestration materials.
b. Appropriate landscape transition needs to be provided between Parcel A
and B where parking directly abuts the adjacent Property. 90 degree parked
cars will overhang onto the neighboring property without a minimum of
two feet of landscaping. Discussion with the applicant indicates that
pulling the parking and circulation aisles towards the building in the
northwest corner can be accomplished.
c. The site plan separates the drive -up teller use from the normal office and
credit union services, which prevents the queuing for the drive -up
windows from interfering with the other on -site parking and circulation
uses.
d. The applicant identifies the major entry boulevard to be the central
circulation aisle and provides consistent landscaping along both sides to
help visually identify it as such. The pedestrian sidewalk along the side of
the drive is interrupted five times between the street and the entry plaza,
which is every thirty to forty feet, with a circulation aisle leading into and
out of the parking deck. The parking deck is supported along the
pedestrian sidewalk with three foot wide columns which could cause a
sight distance problem. It might be appropriate to have the sidewalk
recessed to driveway level and to use a distinctive paving material to
highlight the walk. In addition, placement of the columns in from edge of
driveway aisle, should be attempted.
e. The multiple use of the northwest exit /entry by three sites and its current
design is confusing and unstructured. A joint effort needs to be made to
regulate and control the three lanes of traffic converging at various angles
at various locations within dose proximity to one another. The curb gut,
currently designed at fifty -eight feet, should be no wider than fifty feet
with two outbound lanes fifteen feet wide and one inbound lane twenty
feet wide. Channelization and stop signs will also be necessary for
directional control.
STAFF REPORT
to the B.A.R.
r fFw<Fi� � F^a.Tri nib...
3. Landscaping and site treatment
4. Building Design
89 -3 -DR: Boeing Employees Credit Union
Page 12
a. In order to strengthen the axis along the riverbank, a deciduous tree
should supplement the red osier dogwood shrub which screens the
parking in the northwest corner from the pedestrian trail.
b. Use of the pedestrian trail by employees at the site will likely occur.
Therefore to prevent injury to plant material between the outdoor patio
and the trail, a crushed rock or other hard surfaced material should be
indicated on the plans.
c. An enclosure for the refuse container has been indicated but not shown.
The endosure should be of sufficient size and material to provide a
complete screen of the container. The applicant has indicated that the
material will be the same stucco material used on the office structure. The
orientation of the refuse area away from the trail and facing the loading
docks is feasible and acceptable to the applicant.
a. The quality of the design is unsurpassed in this area and is a good example
of mid -rise contemporary design in the region. The building's style may
relate to its neighbors but its scale and mass surpasses them. Due to the
placement on the site and the use of transition levels,the design can be
considered in harmony with its surroundings. The colors are subdued
and the accent color of a ruddy silver will blend with the smokey grey of
the windows and warm peach or natural stone color.
b. The limitation to three basic materials and colors will provide harmony to
a complex site plan. The use of lighting to emphasize and accentuate the
design at night is not proposed, however. The lighting standards used for
site lighting will repeat some of the structural design and colors.
RECOMMENDATIONS
1
Planning staff recommends that the Board of Architectural Review adopt the
Findings and Conclusions of the Staff Report and approve the proposed application
subject to the following conditions. (They are referenced by number on Attachment
F.)
1. Coordinate with the adjacent property owner for channelization , signage and
width limitation at the northwest entry /exit.
2. Increase the front landscape yard and the north landscape yard by a minimum
of two feet.
STAFF REPORT
to the B.A.R.
89 -3 -DR: Boeing Employees Credit Union
Page 13
Continue use of large hardy shade trees around to north of site to supplement
red osier dogwood planting area between parking area and trail.
4. Design pedestrian sidewalk into the site at driveway level and Provide a
contrasting surface for sidewalk from driveway. Demonstrate that safe sight
distance is provided or move columns.
5. Provide a hard walkable surface material for pathway connection to trail for
employees use.
DATA SHEET
SITE PLAN
VICMTY MAP
The Carlson
RWd C•nDDDns ASSCOA O
JY bt I11p1 NUN .
SITE PLAN /
VLNTY MAP
11261
ATTACHMENT A
> aofma
EMPLOYEES'
CREDIT UNION
DEFILE FALiLTY
riRwtA. VS.
A -1
NORTHWEST ELEVATION AT ENTRY DRIVE NORTMAST a soumusr UJ WMICUT CAMP■1
SCALE Mr
NORTH ELEVATION •
SCALE 1110.
EST ELEVATION
SCALE 1110. 1-0.
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PRECAST CONCRETE PAWLS
• CONCRETE
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Emnr. FROM "ATV
SOUTH ELEVATION
SCALE
STUCCO RON
ATTACHMENT B
The Caison Partnership
VS. SCREW
ROTHWELL HOW
GARAGE
ELEVATIONS
BOEING
ENIPLOYEEr
DRIVE-UP CANOPY
PARKING DECK Rake PROFILE - 1125
MECHANICAL SCREEN
BULDING PROFILE
UTILITY ENCLOSURE
SHORELIE PROFILE - ROO
SHOREIJE PROFIE - 6:00
PARKING DECK
ATTACHMENT C
SRE PROFILES
TUKWILA. VOL
Plant List
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ATTACHMENT D
>MEMO
EMPLOYEES'
CREDIT UNiON
csncE FAabry
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=--
FIORD Casters AssMis
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LANDSCAPE PLAN
L-1
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SITE PLAN
VICMT. NAP
DATA
ATTACHMENT F
SITE PLAN /
V :A o „r7Vi r ? . .
iQrf d
" City of Tukwila
- -- Z 6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
The meeting was called to order at 8:05 p.m. by Chairman Jim
Haggerton. Members present were Messrs. Haggerton, Hamilton,
Cagle, Kirsop, Knudson and Gomez.
Mr. Flesher was excused.
CITY OF TUKWILA
PLANNING COMMISSION
FEBRUARY 2 1990
Representing the staff were Vernon Umetsu, Molly Headley and
Joanne Johnson.
APPROVAL OF MINUTES - MR. HAMILTON MOVED AND MR. KNUDSON SECONDED
A MOTION TO APPROVE THE JANUARY 25, 1990 MINUTES AS PRESENTED.
MOTION UNANIMOUSLY APPROVED.
89 -3 -DR & 89 -10 -DR - BECKER TRANSFER - (Second Hearing, due to
procedural error.) Request for approval of design review applica-
tion and conditional use permit to develop an improved parking
facility for employees' automobiles and semi -truck trailers.
Molly Headley, Assistant Planner, reviewed the request noting
that, due to a procedural error, this request is being heard
again by the Planning Commission. She stated that staff is
recommending approval with conditions as stated in the staff
report.
Mr. Jeffrey Mann, PacTech Engineering, 6100 Southcenter Blvd,
represented the applicant. He entered into the record as Exhibit
I, a letter dated February 22, 1990, modifying staff's condi-
tions. He reviewed the proposed landscaping, entering the
landscape plan as Exhibit II. Exhibit III, a photograph of trees
depicting a buffer along East Marginal Way, was also entered into
the record. He concluded by requesting approval of design review
and conditional use applications with modified conditions.
A letter from Donna Meagher in support of the request, was read
into the record. It was subsequently entered into the record as
Exhibit IV.
Kathy Stetson, 13258 - 40th Avenue S., presented a photograph
board to the Commission in clarification of concerns posed by
this proposal. It was subsequently entered into the record as
Planning Commission
February 22, 1990
Page 2
Exhibit V. She expressed concern with traffic impacts the
proposal may have on E. Marginal Way as well as adequate land-
scaping be provided and that they be required to provide wheel
stops. She felt the operation should be entirely fenced, no on-
street parking be permitted and a bond be required to ensure
improvements are completed. For the record, she requested that
no on -site storage of materials or debris be permitted, as well
as no fuel storage be permitted.
Beverly Nicholson, 3810 S. 130th St., concurred with comments
made by Ms. Stetson. She favored a decision by the Board to
implement all the conditions presented by staff, with no dele-
tions.
Shirley Robinson, 13422 40th Avenue S., also concurred with
previous citizen testimony. She expressed concern with traffic
impacts, as well as impaired site distance which contributes to
potential traffic accidents. She felt the fence is an important
issue as children are attracted to the site. She felt the site
also poses a problem for potential for drug use activity. In
response to a question posed to staff, it was determined that the
conditions would follow the business rather than ownership of the
property.
Robert Bernhards, 3418 S. 126th, expressed a concern with surface
water problems this site has had in the past. He also expressed
a concern with the drainage of a white substance into a nearby
creek which now does not have any fish in it. He felt measures
should be taken to filter the stormwater runoff from the pavement
proposed for the site.
Phil Hemenway, 4036 S. 128th, spoke in support of the Becker
operation. He supported the expansion of the facility and felt
they are an asset to the community.
Ed Becker responded to citizens concerns by stating that he would
be supportive of using lighting to discourage vandalism or
potential drug activity. He further stated that pipes have been
cleaned out so storm water flooding should not be a problem now.
Donna Meagher, 13242 - 40th Avenue S., felt the City discourages
businesses in the City. Further, she pointed out that the City
should be as concerned with the drug activity that takes place in
a local park as they are with the Becker site.
Sharon Bernhard, 3418 S.126th, felt that proper landscape screen-
ing should be implemented to reduce noise impacts and lighting
should be aimed in such a way as to reduce the impact on the
surrounding neighborhood. She felt that flooding is a serious
problem on 128th. She expressed a concern with the potential
Planning Commission
February 22, 1990
Page 3
liability issue that may occur with children playing on the
Becker property, and felt that fencing the property was the
answer. She felt everyone should work together for the common
good.
The public hearing was closed at 9:15 P.M. and discussion ensued
on the proposal.
CONDITIONAL USE PERMIT
CONDITION #1:
MR. KIRSOP MOVED AND MR. CAGLE SECONDED A MOTION THAT THE USE OF
THE SITE WILL BE CONFINED TO PARKING OF EMPLOYEE AUTOMOBILES,
TRUCKS, TRACTORS AND TRAILERS. MOTION UNANIMOUSLY APPROVED.
CONDITION #2:
MR. KIRSOP MOVED AND HAMILTON SECONDED A MOTION THAT THE HOURS OF
OPERATION ON THE SITE SHOULD BE 6:00 A.M. TO 10:00 P.M. MOTION
UNANIMOUSLY APPROVED.
CONDITION #3:
MR. KNUDSON MOVED AND MR. CAGLE SECONDED A MOTION THAT AS A
PREVIOUS CONDITION APPROVED BY THE PLANNING COMMISSION STATED
THAT THE APPLICANT MUST MAKE IMPROVEMENTS WITHIN SIX MONTHS OF
APPROVAL DATE (AUGUST 22, 1990). IF THE CONDITION IS NOT COM-
PLIED WITH, THE PERMIT WILL BE RESCINDED. MOTION UNANIMOUSLY
APPROVED.
CONDITION #4:
HAMILTON MOVED AND MR. KNUDSON SECONDED A MOTION THAT A SITE
DISTANCE TRAFFIC STUDY WILL BE CONDUCTED TO DETERMINE WHAT IS
REQUIRED TO RESOLVE TRAFFIC PROBLEMS ENTERING AND EXITING THE
FACILITY AT EAST MARGINAL WAY AND SOUTH S. 128TH STREET INTERSEC-
TION. IF THE STUDY INDICATES THAT A RESTRICTION OF PARKING IN
THAT AREA WOULD PRODUCE AN IMPROVEMENT IN SAFETY, THEN THIS
RECOMMENDATION SHOULD BE FOLLOWED. MOTION UNANIMOUSLY APPROVED.
DESIGN REVIEW
CONDITION #1:
KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION THAT THE AP-
PLICANT BE REQUIRED BY CODE TO PROVIDE AN IRRIGATION SYSTEM FOR
ALL LANDSCAPED AREAS OR A MAINTENANCE CONTRACT FOR THREE YEARS
WHICH WILL ENSURE A GOOD START FOR THE VEGETATION. IN ADDITION,
THE TMC STATES THAT ALL LANDSCAPE MATERIALS MUST BE MAINTAINED
Planning Commission
February 22, 1990
Page 4
FOR THE LIFE OF THE DEVELOPMENT AS ORIGINALLY INSTALLED.
MR KIRSOP WITHDREW HIS MOTION WITH MR. HAMILTON APPROVAL AS THE
SECOND.
MR. KNUDSON MOVED AND MR. CAGLE SECONDED A MOTION THAT ALL
LANDSCAPING AREAS WILL BE IRRIGATED AS REQUIRED BY CODE.
MOTION UNANIMOUSLY APPROVED.
CONDITION #2:
MR. HAMILTON MOVED AND MR. CAGLE SECONDED A MOTION THAT PUBLIC
• WORKS WILL APPROVE THE DRAINAGE PLAN THAT THE APPLICANT HAS
PROVIDED PRIOR TO CONSTRUCTION. MOTION UNANIMOUSLY APPROVED.
CONDITION #3:
MR. KIRSOP MOVED AND MR. KNUDSON SECONDED A MOTION THAT THIS
CONDITIONAL USE PERMIT BE SUBJECT TO REVIEW ONE YEAR AFTER
ESSENTIAL COMPLETION OF THE PROJECT SO THAT A DETERMINATION CAN
BE MADE WHETHER GATES OR FENCING OR BOTH MAY BE NEEDED TO CONTROL
ILLEGAL ENTRY TO THE SITE.
MOTION PASSED WITH KIRSOP, GOMEZ, HAGGERTON, HAMILTON AND KNUDSON
VOTING YES; MR. CAGLE VOTED NO.
CONDITION #4:
MR. KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO DELETE
CONDITION #4 -- STAFF RESPONSE -- AS STATED IN THE STAFF REPORT,
AS LONG AS THE LANDSCAPING MEETS THE MINIMUM CODE REQUIREMENTS.
MOTION UNANIMOUSLY APPROVED.
CONDITION #5:
MR. CAGLE MOVED AND MR. GOMEZ SECONDED A MOTION THAT THE LAND-
SCAPE PLAN SHOULD BE REVISED IN THE SOUTHWEST CORNER TO DECREASE
EROSION THAT IS CURRENTLY OCCURRING, BY RETAINING THE ORIGINAL
LANDSCAPE PLAN WITH THE ADDITION OF EROSION- RESISTANT PLANTING ON
SLOPE AND PUT IN A CURB TO PROTECT THE WALL AT THE EDGE OF THE
HILLSIDE FROM DAMAGE FROM AUTOMOBILES.
MOTION UNANIMOUSLY APPROVED.
MR. CAGLE MOVED AND MR. KNUDSON SECONDED A MOTION TO APPROVED
THE CONDITIONS ON THE SUPPLEMENTAL MEMO REGARDING THE CONDITIONAL
USE PERMIT INCLUDING ITEMS A. AND B; AND A, B, AND C (AS AMENDED)
OF THE DESIGN REVIEW TO READ AS FOLLOWS:
:+ ............ ..._._.... _. _.....
Planning Commission
February 22, 1990
Page 5
CONDITIONAL USE PERMIT
A. Applicant will pr
landscaping to in
B .
MOTION UNANIMOUSLY APPROVED.
COOPERATIVE PARKING AGREEMENT:
ovide a 150% cash assurance for the cost of
clude materials, labor and maintenance.
B. Applicant will in
approval date.
DESIGN REVIEW
A. Deletion of entry point shown on plan off East Marginal Way.
stall improvements within six months of
Placement of wheel stops in parking spaces adjacent to
landscape areas.
C. Increase effective height of new landscaping /screening so
that it will be a minimum of 10 -feet high at installation.
MR. HAMILTON MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE
CONDITIONAL USE PERMIT 89 -3 -CUP AND DESIGN REVIEW 89 -10 -DR WITH
CONDITIONS AS JUST PREVIOUSLY DETERMINED BY THE BOARD OF ARCH-
ITECTURAL REVIEW. MOTION UNANIMOUSLY APPROVED.
89 -13 -DR - HOMEWOOD SUITES - Request for approval of a design
review application and cooperative parking agreement for a 106 -
unit extended stay hotel.
Molly Headley, Assistant Planner, reviewed the staff report
recommending approval with conditions.
Mark Hanson, Dimension Development, Memphis, TN, the applicant
for the project, further described the proposal for the Board.
Discussion ensued on the proposal.
MR. CAGLE MOVED AND MR. GOMEZ SECONDED A MOTION TO APPROVE THE
COOPERATIVE PARKING AGREEMENT REQUEST WITH THE FOLLOWING CONDI-
TIONS:
1. Applicant agrees to provide a total of 119 parking spaces.
This number constitutes a maximum 8.4% reduction in the
required amount of parking for this site and its intended
uses.
2.. Applicant agrees to restrict use of meeting areas to regist-
ered guests only after 5:00 p.m.
Planning Commission
February 22, 1990
Page 6
3. Applicant agrees to restrict use of facilities to registered
guest only at all times if documented congestion occurs on
the site.
4. Applicant agrees to restrict signage advertising the meeting
areas to inside the building.
5. Applicant agrees to restrict the distribution of promotional
material for the subject hotel in which the meeting areas
are also promoted to targeted potential demand generators
and not the general public.
6. Applicant agrees to provide a parking study if need arises
in the future.
7. Conditions shall travel with the facility, shall be recorded
with the King County Department of Records and Elections,
and may be modified only with the written permission of the
City of Tukwila.
MOTION PASSED WITH GOMEZ, KNUDSON, HAGGERTON, CAGLE AND KIRSOP
VOTING YES AND MR. HAMILTON VOTING NO.
Mr. Knudson asked to be excused.
A 10- minute recess was called.. The meeting resumed at 10:30 pm.
DESIGN REVIEW
Molly Headley reviewed the design review portion of the request
recommending approval with conditions. She asked that the record
show a correction in the staff report from 114 units to the
correct amount of 106 units. She distributed an addendum to the
staff report which reflected additional conditions, based on
shoreline requirements.
Mr. Mark Hanson, applicant, further clarified the proposal adding
that Condition 1(a) be corrected to reflect the inclusion of
trees along the north (not west) property line.
MR. HAMILTON MOVED AND MR. KIRSOP SECONDED A MOTION TO APPROVE
THE DESIGN REVIEW PORTION OF THE APPLICATION 89- 12 -DR, SUBJECT TO
THE RECOMMENDATIONS MADE BY STAFF, INCLUDING THE ADDITIONAL
CONDITIONS IN THE ADDENDUM TO THE STAFF REPORT, DATED FEBRUARY
16, 1990. THE CONDITIONS READ AS FOLLOWS:
PRIOR TO ISSUANCE OF A BUILDING PERMIT, THE APPLICANT WILL SUBMIT
THE FOLLOWING TO THE PLANNING DIRECTOR FOR APPROVAL:
MOTION UNANIMOUSLY APPROVED.
Planning Commission
February 22, 1990
Page 7
1. A revised landscape /site plan indicating:
a. The inclusion of trees along the north property line.
b. The addition of trees to the landscape area on the east
side of Building E -5.
c. Stamped approval of landscape plan by a Washington
State Landscape Architect.
2. Lighting plan for site to include placement and level of
intensity produced by lights.
3.. Prior to submittal of application for State Shoreline Permit
the applicant will provide:
a. A cross - section for every 75 feet of development along
the shoreline showing:
(i) Existing ground elevation
(ii) Proposed ground elevations
(iii) Height of proposed structures
(iv) Elevations of trail /access road and dike
configurations which clearly indicate eleva-
tion of ground at beginning and end of
development (i.e., trail /access road, paved
parking area).
b. Elevation prints of Buildings which show height of 35'
as required by the Shoreline Program and dimensions of
buildings and indicates scale of drawing.
c. Statement of composition and volume of any extracted
materials and proposed disposal area.
88 -7 -DR .EMBASSY SUITES - Request for approval of an amendment to
the site plan to eliminate 2.5 -story garage and replace with
expanded surface parking on 1.9 acres to the east.
Molly Headley, associate planner, reviewed the staff report for
the proposal, recommending approval with conditions.
John Sloan, architect for the project, represented the applicant,
further described the proposal. He stated that they generally
agreed with staff's recommendations.
Tim Lavin, represented owners of the parcel, described the
history of obtaining the site.
Planning Commission
February 22, 1990
Page 8
Mr. Mike O'Donin, 1517 S.W. 16th Street, requested that permis-
sion be granted for a shared directional sign (with Longacres).
He was instructed to submit a sign application directly to
Tukwila Department of Community Development.
Robert Losey, owner of the adjacent property, Renton Auction,
expressed a concern with the delay he is experiencing in obtain-
ing a date of sale from the purchaser.
Mr. O'Danin explained the purchase process and the legal process
they must go through to obtain Mr. Losey's property and the time
elements involved.
MR HAMILTON MOVED AND CAGLE SECONDED A MOTION TO ACCEPT 88 -7 -DR
EMBASSY SUITES, SUBJECT TO STAFF RECOMMENDATIONS AS FOLLOWS:
1. Prior to issuance of Building Permit:
A. Provide a revised site plan to be approved by Planning
Director which will provide pedestrian access:
1. Between the new SE parking area and the tower
structure.
2. Between both parking areas and Longacres Way and
West Valley Highway.
2. Building tilework to be installed as a previously approved.
MOTION UNANIMOUSLY APPROVED.
89 -18 -DR - HARTUNG- TII+SPERLINE BUILDING - Request for approval of
design review application to construct an 85,000 square foot
retail /industrial building with 136 parking spaces on three acres
of land.
Vernon Umetsu, Associate Planner, reviewed the application,
recommending approval with conditions.
Al Croonquist, One Union Square Building, Seattle, WA 98101,
architect for the project, represented the applicant. He further
clarified the project.
Discussion ensued on the proposal
MR. KIRSOP MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE
APPLICATION 89 -18 -DR - HARTUNG- TIMPERLINE, BASED ON THE STAFF'S
FINDINGS AND CONCLUSIONS; THE BLUE COLOR SELECTED FOR THE GLASS
•
Planning Commission
February 22, 1990
Page 9
USED IN THE DESIGN NOT BE A DARK BLUE; THE BOARD RECONVENE FOR AN
ON -SITE SELECTION OF COLOR TO BE USED IN THE DESIGN AND SUBJECT
TO THE FOLLOWING CONDITIONS:
1. Large stature evergreen trees shall be placed at the western
corners of each building which form the center truck loading
and parking corridor along the southern boundary; with dense
shrubs to approximately 4 -feet in height substituting for
trees at the interior islands in this area.
2. A statement that automatic irrigation for all landscape
areas shall be clearly printed on the landscape plan.
3. Glare diagrams to demonstrate no light spillover shall be
provided prior to issuance of a building permit.
4. All roof -top equipment must be screened with architectural
materials which are visually harmonious with building walls
and proportions.
MOTION UNANIMOUSLY APPROVED.
DIRECTOR'S REPORT
Mr. Umetsu stated that Mark Henshaw would be giving a slide
presentation at the March 8, 1990 Planning Commission meeting.
It was noted that Joanne Johnson, Secretary, would be leaving the
City of Tukwila on February 28, 1990. She has accepted a position
with the City of Federal Way.
ADJOURNMENT - The meeting was adjourned at 12:05 a.m.
Respectfully Submitted,
Joanne Johnson, Secretary
August 2, 1989
Jerry Park
Boeing Employees' Credit Union
7700 East Marginal Way South
Seattle, WA 98108
Dear Mr. Park:
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
433 -1800
Gary L VanDusen, Mayor
During my review of the foundation application for your building,
several outstanding items of concern were noted. I spoke to Mr.
Rothwell regarding these items and he directed me to you on two
of them. They are as follows:
1. The Board of Architectural Review conditioned their approval
on coordination of vehicular movements at your joint access
driveway with Buildings 7 and 2 of the Gateway complex. I
received the FAX of the survey you have of the intersection. I
have spoken to Bob Hart regarding the submittal of a site plan of
the subject area showing signage, striping and traffic buttons.
A site plan for this area demonstrating safe traffic movements
must be submitted, reviewed and approved prior to issuance of
your building permit.
2. The Shoreline Program policies and permit address access and
recreational use along the shoreline. The conceptual plan
developed by Richard Carrothers outlined a minimum area that
skirts the trees that are stabilizing your riverbank and
providing a significant aesthetic amenity. As you are aware the
City would like to budget the design, engineering and
construction of this section of trail for 1990. Enclosed is the
City's standard easement dedication form. You will note that the
legal description would be included as exhibit A. The easement
dedication will be needed from you is prior to building permit
issuance.
The outstanding concern that I have spoken to Jim Rothwell about
is the expansion of the drive - through teller area and the
elimination of landscape separation between this area and the
river environment. The strollers, joggers, bikers, etc. that
use the trail would not enjoy being directly adjacent to idling
cars and the business transactions of the teller facility. The
landscape separation was an important element of your original
plan that we do not want to see lost.
<' a��' h ? 2tBi�t?s" C3s5i i'u�?vf w 3rb s+ tce xiimmminzaAmmangasiammtfoom ncraurrvxu .ecoMete s IA N -W MMM !.
Jerry Park
August 2, 1989
Page 2
•If you.have any questions regarding these comments, please feel:
.free to call me at 433 -1848.
Yours truly, /;
Moira Carr Bradshaw
cc: Jim Rothwell
Bob Hart
FILE NUMBER:
APPLICANT:
REQUEST:
dw /wb
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
89 -3 -DR
NOTICE OF DECISION
The Callison Partnership, Ltd.
The proposed project is a 144,000 S.F. office
building with banking facility and drive -up
windows; one -level parking deck; surface parking
and accessory landscaping.
LOCATION: Parcel "A" Tukwila Short Plat 89 -1 -SS, at
12780 Gateway Drive, Tukwila, WA
The Planning Commission conducted a review of the above request
on May 25, 1989, and approved it with conditions (See Attachment
A).
The Commission adopted the Findings and Conclusions contained in
the Staff Report dated May 19, 1989.
Any party aggrieved by this decision may appeal the decision to
the City Council by filing an appeal in writing with the City
Clerk within ten (10) days of the above date and shall state the
reasons for the appeal.
Darren Wilson
Assistant Planner
May 30, 1989
ATTACHMENT A
Conditions,of Approval for
89 -3 -DR: Boeing Employees Credit Union
Coordinate with the adjacent property owner for
channelization, signage and width limitation at the
northwest entry /exit.
Increase the front landscape yard and the north landscape
yard by a minimum of two feet.
3. Continue use of large hardy shade trees around to north of
site to supplement red osier dogwood planting area between
parking area and trail.
. Design pedestrian sidewalk into the site at driveway level
and provide a contrasting surface for sidewalk from
driveway. Demonstrate that safe sight distance is provided
or move columns.
▪ Provide a hard walkable surface material for pathway
connection to trail for employee.. use.
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SURVEYORS - ENGINEERS
DEVELOPMENT CONSULTANTS
409 SOUTH 3rd AVENUE
KENT, WASH/NGTON. 98032
l 206 J 854 • 2043
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;END - CHASTAIN & ASSOC., INC. "'
BOEING CREDIT UNION
,TOPO & "AS- BUILT" SUR
WEST BOUNDARY
!'INCH EQUALS 40 FEET
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City f Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433-1800
Gary L. VanDusen, Mayor
CITY OF TUKWILA
PLANNING COMMISSION
MAY 25, 1989
The meeting was called to order at 8:00 p.m. by Chairman Jim
Haggerton. Members present were Messrs. Haggerton, Hamilton,
Cagle, Kirsop, Knudson and Verhalen.
Representing the staff were Jack Pace, Molly Headley, Darren
Wilson and Joanne Johnson.
APPROVAL OF MINUTES - MR KNUDSON MOVED AND MR. CAGLE SECONDED A
MOTION TO APPROVE THE APRIL 27, 1989 MINUTES WITH CORRECTIONS.
MOTION UNANIMOUSLY APPROVED.
The Public Hearing was closed at 8:50 p.m. Discussion ensued on
the proposal.
`89 -6 -R: TUKWILA JUNCTION - Request approval of a rezone from R1
12 Single Family Residential to R1 7.2 Single Family Residential.
Vernon Umetsu, Associate Planner, reviewed the staff report which
was entered into the record as Exhibit "A ". He stated that staff
recommends approval with the condition that Lot 20 and Parcel "B"
be consolidated into one lot and that it should be completed and
recorded with the King County Assessor within 120 days of rezone
approval. Failure to comply with this condition as specified
shall void the City rezone action, and zoning will revert to R -1-
12.0.
Bret Cummock of ESM, Inc., agent for the applicant, read into the
record a letter in response to the staff report. This letter was
entered into the record as Exhibit "B ". He stated they are in
agreement with the recommendation of approval but object to the
condition of consolidating Lot 20 and Parcel B into one lot
within 120 days.
Mr. Walt Townsend of Starbow Builders, represented the applicant
and stated they are in agreement with the recommendation and
clarified that they do intend to follow through with the develop-
ment and plan to develop it to R1 7.2 Single Family Residential
specifications.
Mrs. Louise Strander stated for the record that she has no
objection to the rezone but does object to reverse spot zoning
which is illegal and felt this is what is being allowed to happen
in this area.
• fs�tYY ?i � ?ice :!" nrd.\' b: tti' �aa'a u. w.+.-. r•.. ei.. w.wvt`Y.��+.ei..an%vn 1. 4w+v...+10.1..fw...- ..0...w.+..
Planning Commission
May 25, 1989
Page 2
MR KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO ADOPT THE
FINDINGS AND CONCLUSIONS OF THE STAFF REPORT AND RECOMMEND TO THE
CITY COUNCIL APPROVAL OF THE REZONE OF THE SUBJECT PROPERTY FROM
R1 -12 TO R1 -7.2, SUBJECT TO THE COMPLETION OF THE FINAL PLAT
WITHIN STATUTORY TIME LIMIT OF FOUR YEARS. MOTION UNANIMOUSLY
APPROVED.
'!89 -3 -DR :'- BOEING EMPLOYEES CREDIT UNION - Request approval of
the design for an office building with banking facility and
drive -up windows; one -level parking deck; surface parking and
accessory landscaping.
Jack Pace, Senior Planner, reviewed the project referring to the
staff report and model provided by the applicant. He stated
staff recommends approval, based on Findings and Conclusions, and
subject to five conditions as stated in the staff report.
Jim Rothwell, Callison Partnership, was present to represent the
applicant. He pointed out the site is 8.05 acres in size and
agreed with staff's recommendation and conditions of approval.
Public Hearing was closed at 9:07 p.m.
MR. CAGLE MOVED AND MR. KIRSOP SECONDED A MOTION TO ACCEPT
APPLICATION 89 -3 -DR SUBJECT TO CONDITIONS RECOMMENDED BY STAFF.
THEY READ AS FOLLOWS:
1. COORDINATE WITH THE ADJACENT PROPERTY OWNER FOR CHANNELIZA-
TION, SIGNAGE AND WIDTH LIMITATION AT THE NORTHWEST ENTRY/ -
EXIT.
2. INCREASE THE FRONT LANDSCAPE YARD AND THE NORTH LANDSCAPE
YARD BY A MINIMUM OF TWO FEET.
3. CONTINUE USE OF LARGE HARDY SHADE TREES AROUND TO NORTH OF
SITE TO SUPPLEMENT RED OSIER DOGWOOD PLANTING AREA BETWEEN
PARKING AREA AND TRAIL.
4. DESIGN PEDESTRIAN SIDEWALK INTO THE SITE AT DRIVEWAY LEVEL
AND PROVIDE A CONTRASTING SURFACE FOR SIDEWALK FROM
DRIVEWAY. DEMONSTRATE THAT SAFE SIGHT DISTANCE IS PROVIDED
OR MOVE COLUMNS.
5. PROVIDE A HARD WALKABLE SURFACE MATERIAL FOR PATHWAY
CONNECTION TRAIL FOR EMPLOYEES USE.
MOTION UNANIMOUSLY APPROVED.
yJ�t`YaS�i'iL.'iF4ri5 _ {7.:'`.4:7 LeAi�. n.e
irhr�:p�w'w. .re• ••.:3.•a.14••• •
Planning Commission
May 25, 1989
Page 3
89 -5 -DR THOMPSON TILE - Request for design approval of 60,000
s.f. office /warehouse building and accessory improvements.
Molly Headley, Planning Intern, reviewed the staff report recom-
mending approval with revised conditions.
Al Coonquist, applicant, concurred with findings of staff and
modifications of conditions.
There were no public comments. Therefore, the public hearing was
closed at 9:15 p.m.
MR. VERHALEN MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE 89-
5-DR WITH REVISED CONDITIONS ON PAGE 6 AND 7 OF THE STAFF REPORT.
THE REVISED CONDITIONS READ AS FOLLOWS:
1. The Landscape Plan be revised as shown on Attachment 4 (of
the staff report) in the following areas:
a. Clarify how the entrances and existing landscaping in
Areas A and B will be landscaped.
b. Deletion of one parking space and provide a landscape
island in the center of the west wall (Area C).
c. Move parking on the northwest rear wall north to allow
for a minimum 5 -foot landscape strip adjacent to the
wall to be planted with vegetation (Area D).
d. Revise plan to include shrub screening at the front
edge of the building.
4. Provide alternative shrub, English Laural, for
screening at rear of lot that is native, and will
attain a height above 6 feet (Area F).
MOTION UNANIMOUSLY APPROVED.
89 -3 -SPE PAVILION MALL - Request for special permission for one
freestanding sign to exceed fifty percent of the allowable sign
area (Section 19.32.150).
Darren Wilson, Planning Intern, reviewed the staff report and
pointed out modifications of sign area on a site plan provided by
the applicant. He stated staff recommends approval of increase
in sign area to 356 square feet as requested.
Jim Alexander represented the applicant, Trammel Crow Company,
. �. -' ..�......��.. -
DIRECTORS REPORT
•
Planning Commission
May 25, 1989
Page 4
ADJOURNMENT
The meeting was adjourned at 9:40 p.m.
Respectfully submitted,
Joanne Johnson, Secretary
and explained the limitation of the existing sign and how the
sign will be enhanced by increasing the sign area and design.
Public Hearing was closed at 9:30 p.m.
MR. HAMILTON MOVED AND MR. KNUDSON SECONDED A MOTION TO ACCEPT
RECOMMENDATIONS OF STAFF AND APPROVE THE REQUEST. MOTION UN-
ANIMOUSLY APPROVED.
Mr. Pace discussed the status of the Cascade View annexation as
well as some of the issues the Planning Commission will be
dealing with in the coming year.
The Planning Commission complemented Darren Wilson and Molly
Headley for their first presentations to the Commission. They
were well done.
Marilyn Stoknes, Council President commented on the Councils
status on the Sidewalk Plan.
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Architecture
Programming
Planning
Interior Design
Graphics
The Callison Part &;ship
March 6, 1989
Mt . Jack Pace
City of Tukwila
Planning Department
6200 Southcenter Boulevard
Tukwila, Washington 98188
Re: Boeing Enployee Credit Union Office Building
Project Number 88266
Dear Jack:
Enclosed with this letter are 11 copies of supporting documents which make
up a complete application for Design Review, Shoreline Review and
Environmental Checklist Review for the above noted project. Appropriate
forms and fees are also included in this application. Also enclosed are
two sets of the project model photographs and information on proposed
exterior light poles and specifications.
We appreciate the assistance you and the staff at Tukwila have given us in
preparation of this submittal. If you have any questions or require
additional information do not hesitate to contact me.
Sincerely,
Robert J. Hutnik, AIA
The Callison Partnership, Ltd.
RJH:tk(gc)/52
cc: Boeing Enployee Credit Union: Gary Oakland, Jim Roller, Gerald Parks
The Callison Partnership: Gerry Gerron, Jim Rothwell
1423 Third Avenue
Suite 300
Seattle, Washington
98101
(206) 623 -4646
ITdIR 6 1989 /
The Callison Partnership Ltd., A Corporation
Ordering Informatfon
Ordering Guide
Mounting
II Arrangements
Plan View
Recommended
Light
Distributions
2 Fixtures
A7 -12
1
e�e�� / � s�J /e�� e J e e *
P �5 r (0' \ �J e J. P � g r `� � S
��a9 , e F do `o Je p o� "� ac�•' �e o � SP e o F�ost
o o..r „frc 0a0 * coy, " p 5 � e\a p s� ;` e\J = O P P e ceP P Se eP P �
Example: 28/ CCL325 /250HPS277 /BL- A /LS /HS /A -25 /PCCL- 258/8L-A
Catalog Number 1A
Asymmetric
Square
0 co0 C
Catalog number includes
complete fixture and optical 20"
system with standard mounting
arm and baked enamel finish.
,Less Ballast Module and lamp.
Cat. No. CCL320
70 Watt to 250 Watt
Asymmetric
Distribution
20 "
Cat. No. CCL520
70 Watt to 250 Watt
Square
Distribution
28 . 2L
•
•
[o,
•
I 25" h
Cat. No. CCL325
150 Watt to 400 Watt
M Asymmetric
Distribution
25"
Cat. No. CCL525
150 Watt to 400 Watt
Square
Distribution
See Catalog A9 for determination of proper
fixture and mounting based on photometric results.
3 4 5 6 7
0
3T
•
4C
• •
29"
Cat. No. CCL329
1000 Watt
Asymmetric
Distribution
29 "
Cat. No. CCL529
1000 Watt
Square
Distribution
Not required for
1W Wall Mount.
e‘.
Wall
Mount
1W
•
•
Specifications:
Standard Equipment
Fixture shall be Underwriter's Laboratories, Inc. listed.
Housing shall be one -piece heavy gauge aluminum spinning of
alloy 6061, and shall have a minimum thickness of .125" after
spinning. Sides shall be straight and smooth with a maximum
1 °ot taper, and shall be of consistent thickness around the
perimeter. Top shall be peaked for efficient water run -off, and
have a sharp radius transition into the side wall. All internal
mounting brackets shall be extruded aluminum sections, and a
heavy cast aluminum reinforcing plate shall be provided at the
arm connection plus a casting for mounting the door frame
hinges. The entire housing shall be rotationally sanded as a base
for either paint or anodized finishes.
Lens Frame Assembly shall consist of a one -piece permanent
mold aluminum casting, and 3 /16 " thick float - tempered clear glass
lens enclosed by a one -piece gasket that is extruded and heat
vulcanized into one piece. Lens and gasket shall be retained in
the frame casting by zinc - plated steel clips spaced no greater
than every 8" of perimeter. Lens frame assembly shall be
attached to the housing using zinc - plated cold rolled steel hinges
with stainless steel pins. A zinc - plated steel sell - locking stop arm
shall be provided to hold the lens frame rigidly open and prevent
accidental striking of the pole. Lens Irarne shall tightly seal
against the reflector flange using four self- retained quarter -turn
latches, and provide a minimum of /e" air gap for internal cooling
of the electrical components. Lens frame shall he finished in a
natural aluminum baked enamel to blend with the reflector flange.
Optical Chamber shall consist of a one -piece hydroformed
reflectorproducing either an asymmetric or square light pattern
depending on luminaire ordered. Reflector shall be highly
polished to a specular finish, and protected by the Alzak"
process. A socket shall be mounted in a one -piece casting which
is fully gasketed at the reflector surface. All wires to the socket
shall be gasketed at point of entry into the optical chamber.
Reflector shall be designed to keep reflected energy to the lamp
below lamp manufacturers' limits for maximum lamp life. All MH
lamps. all HPS lamps 400 Watts and greater, and all MV lamps
400 Watts and greater shall be provided with a gasketed snubber
supporting the lamp tip. All HPS lamps shall be supplied with the
appropriate 4KV or 5KV pulse -rated socket. Optical chamber
shall be totally sealed around all surfaces, and shall be
suspended within the housing to allow internal air flow between
the optical chamber and housing interior for cooling of electrical
components. Reflector shall snap into and out of housing by
no -tool spring hinges. and shall be secured in place by two
quarter -turn latches.
All Electrical Components shall be UL listed and mounted
inside the fixture housing. Ballast and related components shall
be integrated onto a single mounting frame as a self- contained
module. All components shall be pre -wired with quick- disconnect
plugs, and the entire module shall mount to the housing with key
slots. Ballasts shall be component type capable of providing
lamp starting down to —20 °F. with power factor of 90% or better
(High Power Factor).
Fixture Arm shall be a one -piece rectangular aluminum
extrusion with internal centering guides. Luminaire -to -pole
assembly shall be made through a mechanical draw bolt
attachment inside arm, eliminating all exposed fasteners and
welds. Arm assembly shall include a pole reinforcing plate which
will mount inside the pole for added strength at the arm joint.
Standard Finish on fixture and arm shall be semi -gloss black.
dark bronze or natural aluminum baked enamel applied over a
satin polish and Alodine or Irridite primer.
WARNING: This fixture must be grounded in accordance with
local codes, or the National Electric Code. Failure to do so may
result in serious personal injury.
Optional Equipment
Houseside Shielding shall
consist of two components
permanently installed at the
Kim factory. One component
shall reduce light directly from
the lamp, and the other shall
reduce reflected light.
For asymmetric distribution
only. Not available for
phosphor- coated lamps or
1000 Watt High Pressure
Sodium.
Lexan Shield shall be one -
piece vacuum formed clear
polycarbonale to replace the
standard glass lens as an
integral and fully gasketed part
of the lens frame. 250 Watt
maximum in 20" or 25"
fixtures. CAUTION: Use only
when vandalism is anticipated
to be high. Useful life is limited
by discoloration caused by UV
from sunlight, mercury vapor
and metallic halide lamps.
Photocell Receptacle shall be factory installed top center. and
shall accept NEMA base photocells. When 2, 3 or 4 fixtures are
mounted per pole, only one fixture shall be furnished with an
installed receptacle (plus a relay when required) to operate the
others. Photocells shall be furnished by others.
Wood Pole Mounting shall be by a modified arm containing an
access hole to allow field splices within the arm. A bearing plate
shall be furnished between arm and wood pole, and all
components shall be finished to match the fixture. Available
for 1A or 2B mounting only.
Wall Mounting shall be by a modified arrn containing an access
hole to allow field splices within the arm. A wall embedment
bracket shall be provided to accept fixture mounting rods, and a
trim plate shall be provided to cover the wall - embedded function
box. (Junction box by others). All exposed parts shall be finished
to match the fixture. For concrete mounting only.
Anodized Finishes shall be Duranodic" black or dark bronze
applied over a satin polish according to Architectural Class 1
specifications.
"Lexan" is a trademark of General Electric.
"Duranodic" is a Trademark of Alcoa.
"Alzak" is a trademark of Alcoa.
A7 -11
Fixture and Mountc Details
Mounting Arrangements
Plan View
Recommended
Light •
Distributions
Fixture Details
- 20" Dia.
Catalog Number
Asymmetric
Square
CCL320 /CCL520 70 -250 Watt
Optional
A Photocell Receptacle
1A
25" Dia. Optional
A Photocell Receptacle
9 „
CCL325 /CCL525 150 -400 Watt
CCL329 /CCL529 1000 Watt
A7 -10
29" Dia.
Optional
p Photocell Receptacle
2B 2L 3T
•
•
Optional Lexan Shield
in place of glass.
250 Watts Max.
`— Optional Lexan Shield
in place of glass.
250 Watts Max.
*Field wire connections
made here.
A
9" size
fixture
10"
050
• •
4C
•
Mounting Details
• •
Standard mounting for aluminum
or steel poles only.
P
Any 11'J
It
size
fixture
I
For mounting arrangements
0-1A
1
0- 92B %2LOr3T 4C
Optional wood pole mounting.
II�=
Any
size
fixture
nt_
ny
*
For mounting arrangements
•-1A 111-4 28
For mounting arrangement
1W only
04
Wall
Mount
1W
Optional wall mounting
for concrete walls only. 1.1_41/a" -►{
J -box in
wall by others.
Longitudinal Pole Spacing Chart
7-Pole Spacing •1 For Area Lighting
~Nh~ ~�
^��� w��'
Lateral
Pole Spacing Portion oI curve between
,~�� ~� mounUngh�ghimarks
+ m�� is within 4:1 uniformity,
average to minimum.
Average KNmintmined Horizontal Fno|oand|ox ��
1
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m
y
Catalog
Distribution:
|IL Test
Longitudinal
in Mounting
No: PS
No: 28344Dual
Distance
Heights
2 3 4 5
5.1
2.6
1
.51
.26
1
.05
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6.9
3.5
1.4
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.35
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5
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Longitudinal Pole Spacing (teet)
Initial
Horizontal
Footcandles
Listed
Heights
35'
Mounting
30'
at
25'
y
Catalog
Distribution:
|IL Test
Longitudinal
in Mounting
No: PS
No: 28344Dual
Distance
Heights
2 3 4 5
5.1
2.6
1
.51
.26
1
.05
� .03
6.9
3.5
1.4
.69
.35
.14
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.03
10
5
2
1
. 5
. 2
.1
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16
7.8
3.1
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Initial
Horizontal
Footcandles
Listed
Heights
39'
Mounting
35'
at
30'
Catalog No: PS
Distribution: Asymmetric
I.T.L. Tes No: 28344 Quad
Longitudinal Distance
in Mounting Heights
2 J 4 5
8.2
4.1
2.1
.82
.41
.21
.08
.04
.02
10
5
2.6
1
.51
.26
.1
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.03
14
6.9
3.5
1.4
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20
10
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Lateral
Pole Spacing
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•
Longitudinal
-Pole Spacing �
Longitudinal Pole Spacing (feet)
250 Watt [7]r l
E-18, Clear 'uperior"
30,000 Initial Horizontal Lumens
27,000 Mean Horizontal Lumens
ANSI Code S5OVA-250/S
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pi IN
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100
20
Pole Spacing Chart
For Area Lighting
Average Maintained Ho,izonia|Fnntcund|oo
Dual
Portion o| curve between
mounting height marks
is within 4:1 uniformity,
average to minimum.
250 Watt [ l ..[ l
High Pressure Sodium
E-18, Clear
30,000 Initial Horizontal Lumens
20" DIA 27�UOMeunhn
���� 0-���� A NS�CodoS50VA Hnz '250 n/a| S Lumeox
Quad
Kim Lighting, Inc. A9-9
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opportunity to make more extensive and meaningful use of
application data. In the past, point -by -point calculations were so
laborious that, by default; average illumination levels were the
universal standard. But an average illumination level in outdoor
application is not enough when considering security and liability.
At Kim we utilize the most sophisticated programs to provide
meaningful and accurate application information. Response turn-
around time is controlled through the use of in- house, high
capacity computer equipment.
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710.•; 1 • x
1,11 1:61 1.40 ,1
200. • • • ~ >• •.
0 1.10 1•34 1.31
re " �� 1
0.172 0.•0 1.70•1 :4 1•
0.01 9 0. 1.10
1
r'
Highly functional equipment requires a total commitment by the
manufacturer to aid in its application. At Kim, we employ design
personnel familiar with all aspects of outdoor lighting application.
When called upon, we can provide design professionals with
suggested layouts, and point -by -point computer printouts to
assist you in your job requirements. In addition, average -to-
minimum, and maximum -to- minimum illumination ratios are easily
derived to confirm compliance with I.E.S. recommended practice.
Your local Kim Representative can transmit the pertinent
parameters for quick response to your project requirements.
,•1 1.11 1.1. 1.•.t .. .• .,>. ,.71 ]•w6 1.,,. I .IT 1.17
. •• . 1 , ,••I 1 -1 . . ., , - 1.11 1 i 1:71
1
1. •
2 : 04 1 .
02 2 77 • 4.7• .34 , Y, . 01 1♦1 1
. :41 1 : •.• 1 , 1
3.3.7 0.03 0.70 4.71. 3.,• 7.0', 1.10 1.71 1.11 1•3. 1••, •
•
• • , 1•70 1 •77 1•I? I•17 1.7. 7.l
7.17 1.10 1.02
One of the great features of our
computer program is the ability
to provide point -by -point light
level printouts, TO SCALE, on
transparent vellum. When this
overlay is placed on your plot
plan, you can instantly see the
exact light levels over the
entire design. If problem areas
exist, it is easy to visualize
where adjustments can be
made in order to produce the
desired results. All of our
scaled computer printouts are
in MAINTAINED illumination
which accounts for estimated
lamp and luminaire
depreciation between
maintenance cycles. All Kim
printouts are based on data
entered into our computer
directly from independent
testing laboratory reports for
each fixture /lamp combination.
A7 -9
All three fixture sizes and their
corresponding optical systems
were tested.
MI 70 HPS
mi 100 HPS
.'nu 150 HPS
- n4 250 HPS .
Hit 175 MH
Im 250 MH
uo 175 MV
uu 250 MV
ii 400 HPS
An. 400 MH
no 400 MV
lm 1000 HPS
liI 1000 MV
Every lamp and wattage
combination were tested in
their available fixtures, even
if duplication was required
between fixture sizes.
mi F t tri Testing
Uncompro sed no o e c
and Reporting
Lighting designers, responsible for locating equipment to provide
predictable levels of illumination, must depend on accurate
application data furnished by manufacturers. The more accurate
and dependable the data, the better the opportunity for a
designer to provide the professional service required of his or her
discipline. In -house photometric tests and data derived from
arithmetic or geometric proportioning simply won't do. Lamp
wattages and modes within a reflector system perform in
unpredictable relationships. Consequently, Kim employs an
independent laboratory to perform all tests utilized for our
published photometric data. In addition, every lamp Mode-
wattage-fixture combination is individually tested so that the
ultimate data can be employed with complete confidence.
Photometric testing of the CCL line was extensive and thorough.
Every fixture size (20'; 25" and 29 ") was tested with every
reflector, lamp, and wattage offered in this catalog. There were
no compromises. The results are published in our A9 catalog
which contains complete independent data, plus pole spacing
charts for area and street lighting. This catalog demonstrates
Kim's commitment to thorough and honest testing. so essential
to lighting designers when making calculations and proposing
reliable layouts. All of our independent laboratory test data is
available to the specifier. Just ask your Kim Representative for
copies of the original documents. We invite comparisons with
competitive data derived in a similar manner.
Superior Optics.
Kim optical systems can be summarized very directly: they
out - perform any other systems available. There are two
distinct reasons why this is true. First, Kim reflectors are of
superior design, backed by a rigid quality control program in
manufacturing. Only one -piece hydroformed reflectors are used,
highly polished and protected from surface deterioration by the
exclusive Alzak' process. Second, they are meticulously sealed
around every surface to insure a high level of maintained light
output on the job. While other optical systems rapidly accumulate
dirt, bugs, smog, and moisture, Kim's stay clean year after year,
maintaining a high percentage of initial light output.
Adaptability to Future Technology.
Energy conservation is a national commitment, and increasing
energy costs challenge the development of new lamp and ballast
technology. Recognizing that lamp manufacturers are constantly
developing light sources that are more energy effic ent• the CCL
has been engineered to accept these sources as they evolve
The key to this adaptability lies in modular fixture design, where
all components that may require future modification or
replacement are easily accessed in logical groups.Consequently
the CCL has been divided into live modules. housing. tens frame,
reflector, socket and ballast. No CCL need ever become
obsolete or inefficient. It is truly a lifetime investment, backed by
the manufacturing and financial strength of Kim Lighting.
A7 -7
Important Features
A7 -6
Installation.
As with all Kim high
performance products, simple
and rapid installation was a
major design parameter. Since
all CCL components are
modular, the housing is easily
attached to the pole with the
ballast and reflector module
removed. Interior draw bolts
are used to preserve clean
exterior detailing. Field wires
are pulled through the pole,
and the ballast and reflector
modules are snapped into
place. Quick - disconnect plugs
are mated, field wires are
connected at the pole top, and
the fixture is operational. This
entire procedure is fast,
simple, and results in
considerable labor savings to
the contractor.
Service.
Since pole mounted fixtures
require lift units for servicing,
time is critical. With the CCL,
rapid installation features also
become rapid service features.
For relamping, the lens frame
is opened quickly with captive
quarter -turn latches. For
ballast access, the reflector
also hinges open using
quarter -turn latches. Although
the reflector module can be
snapped out, it is not
necessary as adequate room
is provided for ballast removal.
A spare ballast snaps into
place for minimum lift -truck
time, while the old module is
returned to the shop for repair
and future use. This system
has been extremely successful
in other Kim luminaires over
the past ten years.
•
•
Roadway App'cations
From the Curb.
The asymmetric light distribu-
tion was carefully designed to
provide uniform coverage from
near curb to opposite curb,
while also providing good side-
walk illumination. The light
throw is wide enough to light
most roadways from one side
only. Installing fixtures on both
sides is only required for very
wide streets or where higher
light levels are desired.
From the Median.
For this situation, a dual mount
with asymmetric light distribution
is the logical choice.The cost of
underground wiring is reduced
because only a single run is
required down the median.
Fewer poles are required
because two fixtures are being
held by one pole. CCL
photometrics produce
excellent pole spacings with
uniform light coverage.
Light Trespass.
As residential lots get smaller.
houses and condominiums are
located closer to the street
Streetlighting can become an
invasion of privacy and source
of annoyance. With our
optional houseside shielding.
this problem has been virtually
eliminated while still retaining
enough light for sidewalks. See
catalog A9 for photometrics
Il it
N. N.iialltillaileNallII,
11111111.11411,1 I LI't
I , I.i. 11.:
4 0 ,Il II I. ,
CC y I I + '`'�1 1 1111 . u.
1111 1l�I
4 !T i1• '
11111114111-1 I I t 1,,l i".111:77111114
111111141414 4.,. I,.
A7 -5
..
,
Parking Lot Applications
A7 -4
Asymmetric or Square.
Application flexibility is the key
to providing energy efficient,
cost effective parking lot
lighting. With a choice of
asymmetric or square light
distributions and six mounting
arrangements, the CCL can
adapt to any parking lot
geometry. If you are unsure of
the best choice, ask the Kim
Applications Engineering
Department for a design
scheme and computer printout.
We can quickly determine the
brr,t rr,rnbinalir)n of light
rii•,IribuUrn, mounting
arrangement, orientation, lamp
and wattage, pole height, and
pole spacing, to give you the
best possible solution.
Remember, the ultimate test is
whether the luminaires can
maintain their light levels after
years of operation. Pages 6
and 7 tell why the CCL is
unequaled in this ability.
Light Trespass.
Many commercial, institutional,
or corporation developments
are located next to residential
property or in cities that have
light trespass laws. The CCL
is available with an optional
houseside shield to restrict
light from neighboring property
when fixtures must be located
at the property line.
Wall Mount.
Whenever possible. the CCL
should be wall mounted for
lighting areas in close
proximity to the building.
Economic advantages are
obvious as pole cost is
eliminated and underground
wiring expense is reduced.
For wall mounting, the CCL
is provided with a cast -in
mounting bracket as shown
on pages 10 -11.
•
•
Improved Optic
Up to 79% Efficiency with Sharp Cutoff
__-RSVMMETRIC PLRR VIEW
" .: OISTRIOUTIOR ' LAMP/ REFLECTOR OPTICS
Asymmetric Distribution.
i.'. .l LIII". 1'l' il.tul("• [nirur!f trip,
dr,Uif,ution I: out1,I:.rndinrl for
'.'eel;, drives, anCi
At the property line. a house -
slii:' Sruel(1 option is rv,111ahle to
cont h•1Ck light nit+) nei(lhboi-
in(J property ,1_, ,1 (1u,11 of quad
mount, this light distribution is
Me workhorse for parking Iots.
area lighting. or roadway
lighting from c1 medlar) crop
U S. P.rlent 3.788 2 113
Square Distribution.
i ..,..
k?., ,hilt. �i1 „ l''CO t_
app1ic ion irl parts; ,.1 j :s or
arei1 Lyhtinc \'d tr su
dirferer 1 IA; oats u;eU ;Or
i),,rt uul IOIS, the t:,qu,ire,
distribution is ofter a tj2 :1er
Choice than trle asvrrl
The bottom lily is pole
spacing and It(gh;
U S Ptltent .t 0.11,::•■
•
;
........- - ,
Innovative Design: Sealed Optical Chamber
with Air Cooled Components.
irr,ply tater.i. the CCL. is
revolutionary! Ten years of
successfully producing
sealed optical chambers has
been refined to the ultimate.
The most meticulously sealed
optical chamber we have ever
produced is now allowed to
float within a one -piece
housing that induces an
internal air Tow Sensitive
electrical components are
internal:y cooled substantially
below allowable levels
promoting maximum longevity.
As air flows naturally around
the fi lure. a low pressure area
is created on the leading edge
This draws heat from the
housing interior and starts an
a r
Circulation that continuously
cools the electrical
cornponentr, The optical
chamber is kept airtight
becau;,e the one piece
h,'dr0 C)rr'nect reflector is tonally
sowed around every surface
:.Light..,
Alternate Reflector
.A round shape is an
aerodynamic shape, and
results in two major benefits:
it promotes the natural cooling
effect. and allows smaller
poles to be used while
satisfying wind load
requirements Extensive
testing at Kim has shown that
a mere 5 m p h. breeze
produces temperature drops
on critical electrical
components of 10 °F. to 50 °F.
Even in absolutely still air,
internal temperatures on all
components are below their
manufacturers' recommen-
dations and U.L. standards.
The cylindrical housing has a
coefficient of drag that is 70%
less than a square housing.
This laas enabled Kim
engineers to reduce pole sizes
while still satisfying wind load
requirements. All of these
engineering factors point to the
CCL as the most advanced
high performance luminaire
available.
A7.2
7 Optional Mounting
Photocell
Receptacle
Factory installed
top for
0-0 1A
1W
2B
2L
060 3T
• - - • 4C
•
t 2B
20 2L in addition Relay supplied
Q
060 3T to receptacle.
• Relay supplied
• i • 4C in addition
• to receptacle.
center
NEMA base Wattage
70- 1000W.
70 -400W.
70 -250W.
1000W.
400- 1000W.
photocells (by Cat. No.
others). One
photocell
receptacle per
pole. See specs. page 11.
A -25
Good for
120 -480V.
A -25
Good for
120 -480V.
A -25
Good for
120 -480V.
A -25-1 120V.
A -25 -2 208V.
A -25 -3 240V.
A -25 -4 277V.
A -25 -5 480V.
A -25 -1 120V.
A -25 -2 208V.
A -25 -3 240V.
A -25 -4 277V.
A -25 -5 480V.
•
4 Fixture Finishes
Standard baked enamel
finishes are applied over a
satin polish and Alodine or
Irridite primer. Optional
anodize finishes are applied
over a satin polish.
For all finishes, lens frame is
natural aluminum baked enamel
to blend with reflector flange.
5 Optional Lexan Shield
Cat. No. LS
Optional Lexan Shield furnished
in place of standard glass lens
at extra cost. 250 Watts max.
CAUTION: Use only when
vandalism is anticipated to be
high. Useful life is limited by
discoloration caused by UV
from sunlight, mercury vapor,
and metallic halide (amps.
8 Poles
See specification sheets
marked as available for
CCL fixtures only.
Pole type and
material:
See Kim
Spec Sheet:
Standard baked enamel
finishes:
Cat. No.
BL -E Black baked enamel
over satin polish.
DB -E Dark Bronze baked
enamel over satin
polish. Resembles
Duranodi0' 313 in color.
NA -E Natural Aluminum baked
enamel over satin polish.
12'
to
30'
d V
Non - tapered
Round
Aluminum
•PBCL
*Available with
exclusive Kim
Hinged Base
in heights
up to 14 feet.
U.S. Patent
4,079,559.
Optional Architectural Class 1
anodized finishes at extra cost:
Cat. No.
BL -A Black anodize over
satin polish.
DB - Dark Bronze anodize
over satin polish.
6 Optional Houseside Shield
Cat. No. HS
Houseside Shield consists of
two components permanently
installed at the Kim factory. For
asymmetric distribution only.
Not available for phosphor -
coated (amps or 1000 Watt
High Pressure Sodium. See
catalog A9 for photometrics.
16'
to
50'
V
Tapered
Round
Aluminum
PCCL
14'
to
50'
d V
Tapered
Round
Steel
PHCL
12'
to
35'
V
Non -tape ed
Laminated
Square Wood
PSWB
A7 -14
• •
ROBLEM:
e siting of an offic
• wer next to a
iverfront greenbelt
The new headquarters for Boeing
Employees Credit Union will
become a major focal point along
the Duwamish River. The project is
designed as a two - building complex
consisting of a six-story office tower
and adjacent single -story parking
garage on an 8.05 acre site. The site
design also provides for a six-lane
drive -up banking operation.
Working with The Callison
Partnership, Architects, RCA was
responsible for site design, civil
engineering, and landscape
architecture. The civil engineering
elements included parking design
for 533 cars, utilities design,
grading, drainage, site lighting, and
special paving design.
The office tower's curvilinear form
responds to the nearby riverbend,
maintaining a contextural
relationship with the river while
maximizing the view. RCA designed
the main entry plaza to be a focal
point. It features a detailed paving
pattern in brick and concrete, which
echoes the columns of the tower.
This pattern is repeated in a smaller
plaza behind the tower, which also
provides pedestrian access to the
riverfront.
A difficult traffic /pedestrian
circulation problem was resolved by
using the one -story parking garage
as a visual foil, separating drive -up
banking operations from the main
building entrance and at -grade
parking facilities. The main entry
drive parallels the irregularly -
shaped parking garage and
emphasizes the approach to the
tower and the main entry plaza.
Chanticleer Pear trees line the drive,
providing a pedestrian -scale
transition between the surface
parking lot and parking garage.
Behind the garage, dense plantings
of Strawberry Madrone and
Columnar Hornbeam soften the
structure's riverside facade. The
drive -up lanes are separated by a
median planted with Autumn Blaze
Flowering Pear.
An earth berm was constructed
along the front side of the garage,
where a row of evergreen magnolias
forms a backdrop to the existing
Red Maple street trees. Movable
planters with Red Maples on the
garage rooftop provide more shade
and visual interest.
Additional plantings of evergreen
trees, deciduous and evergreen
shrubs, and groundcover provide a
buffer between the development
GATEWAY DRIVE
PEDESTRIAN PATH
RIVER BANK
and the riverside, enhancing
existing tree masses within the
greenbelt corridor. An existing
riverfront trail system is expected to
be extended to (and beyond) this
project in the future. ❑
"RCA successfully developed a site design
solution to meet the Credit Union's
specific requirements for ease of access
and visual appeal for its membership,
with a landscaped entry boulevard,
entry plaza, and integration with the
riverside greenbelt and trail system."
DUWAMISH
RIVER
Jerry Park, AIA
Facilities Project Manager
Boeing Employees' Credit Union
PROBLEM:
How do you mitigate
storm water runoff in
an environmentally
sensitive area with
steep slopes and
limited access?
Detention Pond-
(Mention Pond / __—
Water Feet*.
SOLUTION:
While preparing a Development
Guide for a 13.4 acre site in west
Olympia for The Foster Company,
RCA identified an environmentally
sensitive zone along the site's
northern boundary line, near
Percival Creek, a salmon- bearing
stream monitored by the Depart-
ment of Fisheries and the Squaxin
Indian Tribe. After several site
plan reviews by the City of Olympia
and other agencies, it was
determined that the project would
require an Environmental
Assessment, with an expanded
section covering storm water
discharge and erosion control
during and after construction.
Due to both topographic and
environmental setback require-
ments the site's net developable
area is slightly over nine acres.
RCA prepared a Concept Site Plan
which included the creation of
two wet detention ponds. The
ponds would be engineered to
mitigate storm water runoff, and
landscaped to add visual interest to
the project. Concerns from the
agencies involved in the review
process focused on possible
discharge of additional water into
Percival Creek. Responding to
these concerns, RCA utilized the
principals of dominant discharge to
engineer a flow rate not greater
Otte .rv.,Ion Platform //
E.l.1Inp Top of Bank Lin. \
Trail \
y
Tree Lin. \ t \ \, ' ,-_"�
Percival Creek ---\\ 1 \ \
\ ri ;'
0
,/�
�>'fi 4
0
2-3 MAN SIZED
ROCK RIPRAP
Entrance
than the predevelopment rate for 2 -,
10- and 100 -year storm events.
Additionally, grass -lined bio-
filtration swales were integrated
into the grading /drainage plan
to further mitigate storm water
runoff from roads, parking areas,
and rooftops.
1
Using HYDRA, a special
stormwater/ drainage software
system, RCA designed this project
with the following features:
• A detention pond was designed
to serve the northwest portion
of the site using an infiltration
rate of 1.5 inches per hour/
square foot.
• All drainage generated on the
project will sheet flow into
grass -lined biofiltration swales
or a piping system
• The existing storm water flow
from Highway 101 and
Evergreen Business Park
requires no additional detention
• The final design and discharge
rate of the detention ponds
N
N
/ V EP /
Z
,- Previous Top of Bank Lin.:
Area Approximately 1.3 Ac..
■
- Detention Pond/
Water Feature
is calculated to be less than
the pre - development rate
on the site.
To mitigate erosion and siltation
both during and after construction,
grading was engineered to tip away
from buffer zones along the banks of
Percival Creek. Grass -lined swales
could not be utilized in these areas
because of Shoreline Management
requirements for nondisturbance.
This project received a Deter-
mination of Non - significance (DNS)
in December, 1989, and construction
of the access road, motel, and east
detention pond are scheduled for
the spring of 1990. ❑
"RCA's innovative site /infrastructure
design and their constant
monitoring of agency requirements for
developing this environmentally
sensitive site, have been crucial
to the successful implementation of our
development plans for this area."
Jim Foster
President
The Foster Company
In 1989, three projects were
submitted and five awards were
received. Two Idaho projects were
cited as outstanding, and Dawson
Creek Corporate Park in Hillsboro,
Oregon garnered three separate
awards. Two of these awards will
be presented at the White House in
Washington, D.C.
Dawson Creek Corporate Park
Hillsboro, OR
• Award of Excellence, 1989
National Assoc. of Industrial
& Office Parks (NAIOP)
• National Grand Award, 1989
Associated Landscape
Contractors of America
• National First Award, 1989
American Association of
Nurserymen
Dawson Creek Corporate Park is
a 319 -acre planned business park
designed to appeal to international
high - technology firms. At the core
of the project is a 25 -acre corporate
commons which features 10 acres
of manmade ponds, trails, streams,
plazas, a wildlife zone, and other
amenities.
Brackenbury Square, Lewiston, ID
• Honor Award, 1989
Idaho /Montana Chapter, ASLA
Brackenbury Square is an urban
plaza which functions as the central
public space in Lewiston, Idaho.
The plaza features an elevated
stage, game tables, benches, lawn
areas for lounging, and a fountain.
The square also functions as a major
pedestrian corridor from off - street
parking to the downtown retail
district.
Shattuck Arboretum Master Plan
University of Idaho, Moscow, ID
Merit Award, 1989
Idaho /Montana Chapter, ASLA
RCA was selected to prepare
a Master Development Plan for
the university's arboretum and
botanical gardens to provide the
design guidelines and development
direction for a multi - phased project.
The new Seattle Times Satellite
Facility in the Technology Corridor
is under construction. The major
earthwork is done, the building
footprint has been finalized, the
entry plaza design completed, and
landscape concept approved, and
Roger Iwasaki, RCA's Project
Manager, and his team, are about
to begin construction documents.
Construction at Lacey Corporate
Center is progressing extremely
well. All the curbs, paving and entry
signs were completed in December,
and the commons area improve-
ments have begun. The park and
water feature will be complete in
January and landscaping will be-
gin when weather permits. This
120 -acre office park will be one of
the finest in Thurston County!
We think it's worth seeing
Embassy Suites, Tukwila has
acquired adjacent land, which
allows the owners to abandon the
need for a parking structure and
plan for surface parking only.
RCA and the architect finalized
the new site plan in December,
and construction documents for
the entire project are underway.
Construction is scheduled to
begin very early in 1990.
A Master Planned Development
(975 acres)
King County, WA
Client: North Bend Partners
Windsor Park Planned
Development (290 acres)
Airway Heights, WA
Client: Metropolitan Mortgage &
Securities Co.
Tanasbourne Mall (1,200,000 SF)
Hillsboro, OR
Client: Pan Pacific Development
Office Building (50,000 SF)
Lacey, WA
Client: Park Place Associates
The College St. -Yelm Hwy LID is
a 2 -mile roadway improvement
project for the City of Lacey.
Currently awaiting state funding
and local approval, the project will
upgrade College to a four -lane
section to Yelm Hwy., and Yelm
Hwy. will become four lanes from
just west of the trestle to the east
edge of the shopping center located
at the College /Yelm intersection.
An early earthworks contract
was awarded at Scholze Park in
Leavenworth. Contract documents
for the remainder of the work are
now underway, and are scheduled
for completion by February; with
construction to begin in April.
Recently, RCA was asked to
analyze the impact of super-
imposing an 18 -hole golf course
over the 1150 acre planned
community Master Plan of Meridian
Campus in Thurston County. With
that exercise complete, and a
positive market feasibility analysis,
RCA is now working with the Gary
Player Design Group to finalize the
golf course layout. While the golf
course eliminates approximately
260 lots by virtue of its size,
approximately 230 fairway lots
will result from the new plan.
North Sahalee Planned
Development (40 acres)
King County, WA
Client: Century Real Estate Advisors
240th Street SE Improvements
(1.38 mi of arterial)
King County, WA
Client: King Co. Dept. of Public Works
Golf Course Addition at Meridian
Campus (1153 acres)
Thurston County, WA
Client: Weyerhaeuser Real Estate
Maple Valley Planned Development
(100 acres)
King County, WA
Client: First City Development
PROBLEM:
How do you expand and
renovate without a major
disruption of services?
SOLUTION:
RCA recently participated in the
major expansion and renovation
of GTE's 25- year -old headquarters
complex in Everett. RCA was
selected to assist The Callison
Partnership, Architects, and the
owner, with site planning, civil
engineering and landscape archi-
tecture. RCA's specific responsi-
bilities included grading, drainage
and landscape architecture, and
the design of site amenities such
as parking, courtyards, a fountain,
and outdoor exercise facilities.
The program goal was to more than
double the size of the existing
building to 300,000 SF, with an
equivalent expansion of parking
lots and site amenities to support
the increased employee population.
The renovation was to be structured
in such a way that a stable work
environment could be maintained
throughout — necessitating
construction in distinct phases.
The architect's design solution
called for construction of a five -story
free - standing addition directly
south of the original building,
followed by reconstruction of the
existing structure, and completed
by a full- height galleria linking the
two modules. The main entry would
consist of a skybridge linking visitor
parking to a lobby at the building's
fourth level.
RCA produced five separate sets
of Construction Documents for the
project's successive phases. Phases
one and two covered overall site
preparation and construction of
one parking section. Next, the new
building and its adjacent site
landscaping were built, followed by
renovation of the existing building
and construction of the galleria
and major courtyards. The final
construction phase added two new
parking areas and renovated the
existing lot, giving a total of 456
new and 383 reconditioned spaces.
Landscape development focuses
on a central courtyard, which
visitors encounter as they enter
via the skybridge. Taking advantage
of this unusual entryway, RCA
designed the plaza to be viewed
from above as well as used at ground
level. The courtyard and dining
terrace steps down around a large
water cascade and reflecting pool.
The entire space is handicapped
accessible from the building.
Art and architecture merge in the
central theme of this plaza —a large
water stair following the naturally
sloping site from the entry pavilion,
and ending in an outcropping of
natural rock. Other large rocks break
out of the exposed concrete pool
edge. To complete the illusion of a
mountain stream, a school of lifesize
salmon (formed in full -color porce-
lain by artist Russ Lamb) appear
ready to jump upstream to spawn.
RCA's landscape concept stresses a
broad diversity of plants providing
seasonal interest. The strong axial
character of the building is re-
inforced by a major sightline and
walkway leading to the entry
pavilion, and by the geometrically -
designed east courtyard. Elsewhere,
the landscape becomes more fluid,
with large planting beds and
expansive lawns. Mature plantings
adjoining the original building
were incorporated into the design.
Special civil engineering issues for
this site included grading and
drainage. In a cooperative effort
with the City of Everett, RCA
designed the west parking lot
drainage system to incorporate city
storm lines, and then routed them
to a nearby trunk. ❑
"Our new facility has been especially
well received by our employees and
the community. RCA's site development
has prompted many positive comments,
including those of Rocky Johnson, GTE
Chairman /CEO. For many,
the building is a backdrop for
the beautifully landscaped areas
surrounding it."
Bob Banks
Project Manager
GTE Northwest
... � . `
A semi - annual newsletter from Richard Carothers Associates, Ltd.
CMlwks Western Railroad R.O.W.
—City of Lacey Proyecl LlmIs
— Clly of Lacey Boundary
Wooded alumni (lyp.)
Recreational Trail System Om)
Sheet Trees (lyo.)
Existing Trees (typ.
l— Bus.) iness Park Parcel=
(typ
nape : t IM
SOLED MPtMMnt
Existing Sam to Roman
—Waller Feature (Oral^)
Existing Silo to Roman
5
Pedestrian uonno
Walar Future
— Open Space Corridor
Pro1ecl E PVyBOUlaverd --*
Landsw
Plan of Lacey Corporate Center, Lacey, Washington
winter / spring 1990
Richard Carothers Associates
(RCA) provides comprehensive
development planning services
with an emphasis on commu-
nications, personal service, and a
commitment to excellence!
Specialized areas of service include:
• Land /master planning
• Site design
• Civil engineering
• Surveying
• Landscape architecture
• Environmental services
While RCA will provide any of the
above services for your project,
we usually provide all or several of
the services as a single coordinated
site package with a single point
of responsibility!
We at RCA believe our clients are
entitled to professional services of
the highest quality. Our objective
is to have clients who will rely on
RCA to solve their project
requirements now and in the future.
We are proud of the fact that a
clear majority of our business is
comprised of repeat clients.
For additional information about
RCA services, please contact:
Richard Carothers
President /CEO /Sr. Planner
or
Larry McAndrews, PE
Vice President /Dir. of Engineering
Richard Carothers Associates
814 E. Pike St. Seattle, WA 98122
206/324 -5500 FAX 328 -1880
4315 6th Av. SE, #E Lacey, WA 98503
493 -0140 FAX 493 -0180
By the time this Update reaches you, RCA will have turned 30 years young
— and, it feels good!
To begin the '90s, and our fourth decade of service, I feel moved to comment
on the permit approvals process which has come to occupy so much of our
time and energy. The permit approvals process is often difficult, always
time - consuming, and usually a frustrating experience. Nevertheless, it is an
essential ingredient to successful development.
Beginning in the mid '70s, concerned citizens began to express their dis-
pleasure with new development. Trees were being destroyed, massive earth
movement was taking place, land forms were being disturbed, open space
disappeared, air and water pollution became commonplace, and additional
burdens were placed on already overcrowded community facilities. This in-
creased awareness resulted in stricter permitting requirements at all levels
of government.
Of course, from the developers' perspective, extended time for approvals
translates into increased project costs, which may, in turn, result in the
abandonment of a good project. Then we all lose!
Over the last few years, we at RCA have come to realize how complicated
the role of the developer and /or land owner has become: with attractive sites
more difficult to find; available sites frequently impacted by wetlands or
steep slopes; the permit approvals processes more elaborate; the public more
aware; experienced special interest groups more active; and the marketplace
more sophisticated.
Like you, RCA deals with these critical issues on a daily basis. Thus, we are
very sensitive to the impact that the permit approvals process has on your
project.
What can be done to achieve an approvals process that is efficient, thorough,
and fair?
Project proponents must seek out what the community wants and what it
will accept. They must identify the impacts — both positive and negative —
of their projects. And they must position their projects to be a part of the
community's goals, not part of its problems.
In its frequent role as prime planner and project manager, RCA promotes a
proactive environment and encourages people to talk to one another from
the very beginning of the project. The goals of this process are 1) to reach
fundamental agreement on basic assumptions through deliberation and com-
promise; 2) to avoid surprises during the review and approval phases; and
3) to establish a proactive environment, wherein the community and agencies
feel they have "co- authored" the plan.
Maintaining the proactive environment throughout the process is critical!
Proactive elements may include community meetings, questionnaires, news-
letters, graphic displays, videos and small neighborhood gatherings — all
designed to maximize communication between interested parties.
The end result of a successful approvals process is a rational, defensible
plan /document that can be comfortably approved by permit- issuing agencies.
If you have been successful in achieving the three goals of the proactive
process, approvals usually follow! This process also establishes the credibility
and foundation for future approvals. ❑
President /CEO /Sr. Planner
1 1
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DESIGN REVIEW APPLIGATI
1. BRIEFLY DESCRIBE YOUR PROPOSAL: 144,000 S.F. OFFICE BUILDING WITH BANKING
FACILITY AND DRIVE UP WINDOWS; ONE -LEVEL PARKING DECK; SITE PARKING
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
12700 -12780 GATEWAY DRIVE (GATEWAY CORPORATE CENTER)
Quarter: SE Section: 10 Township: 23 Range: 4
(This information may be found on your tax statement.)
3. APPLICANT :* Name: THE CALLSION PARTNERSHIP, LTD, /BOB HUTNIK
Address:1423 THIRD AVENUE, SUITE 300 SEATTLE, WA 98101
Phone: (206) 623 -4646
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: BOEING EMPLOYEES' CRFDIT IINif1N
OWNER
Address: 7700 E. MARGINAL WAY SOUTH SFATTIF, WA 98108
Phone: 544 -340
Signature: Date: 3 /6 /Rq
* The applicant is the person whom the staff will contact regarding
the application, and to whom all notices and reports shall be sent,
unless otherwise stipulated by applicant.
.I /WE,Esignature(s)]
swear that we a•e a owner s or contract purchaser s o the
property involved "this application and that the foregoing
statements and answers contained in this application are true and
correct to the best of my /our
knowledge and belief. Date: 3 ' 4 ° '
5. RELATIONSHIP OF STRUCTURE TO SITE
D..IGN REVIEW APPLICATION
Page 2
The following criteria will be used by the BAR in its decision - making on your
proposed project. Please carefully review the criteria, respond to each cri-
terion (if appropriate), and describe how your plans and elevations meet the
criteria. If the space provided for response is insufficient, use extra space
on last page or use blank paper to complete response and attach to this form.
A. The site should be planned to accomplish a desirable transition with
the streetscape and to provide for adequate landscaping, and pedestrian
movement.
B. Parking and service areas should be located, designed, and screened to
moderate the visual impact of large paved areas.
C. The height and scale of each building should be considered in relation
to it site.
RESPONSE: IN KFFPTNG WITH THF AD,IOTNTNG PROPFRJY TQ THF NORTH, STRUCTURFS HAVF BEEN
LOCATED TOWARDS THE EASTERN AND SOUTHERN EDGES OF THE SITE, PROVIDING A
"RING nF fFVFI OPMFNT" FNFORf TNG SIIRFACF PARKING NEXT T(L THE STREET. SERVICE AREAS
ARE LOCATED AWAY FROM THE STREET AND RIVER VIEWS. THE MULTI - TERRACED MASSING
AND CURVED FALAPES ASSOCIATE WITH THE BEND OF THF RTVFR, AND Allnw A r , RADUAL, VISUAI
PERCEPTION OF THE BUILDINGS' HEIGHT.
6. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA
A. Harmony in texture, lines, and masses is encouraged.
B. Appropriate landscape transition to adjoining properties should be
provided.
C. Public buildings and structures should be consistent with the estab-
lished neighborhood character.
D. Compatibility of vehicular pedestrian circulation patterns and loading
facilities in terms of safety, efficiency and convenience should be
encouraged.
E. Compatibility of on -site vehicular circulation with street circulation
should be encouraged.
RESPONSE: 1; ! !►1 ► ► .! TO
INCREASE EASE AND UNDERSTANDING OF SITE CIRCULATION. THE GRAND ENTRY "BOULEVARD"
DEFINES THE MAJOR POINT OF ENTRY, AND A WEATHER PROTECTION CANOPY RFINFORCES THIS
XS
It ■ ' 1 : :►
11 • . ! k 1 ! 1 1 . ! ! 1 _ ! 1 i
R OF THE
FACILITY, ALLOWING FOR CLEAR AND UNDISRUPTED SITE AUTO AND PEDESTRIAN CIRCULATION.
LANDSCAPING AT PROPERTY EDGES WII I BF RIFNDFD WITH THF NATIIRAI SIIRROIINDTNGS AT THE
RIVER EDGE, AND WITH THIS ADJOINING PROPERTIES AT THOSE RESPECTIVE EDGES. THE
THE BUILDING AND PARKING DOCK ARE INTENDED BY DESIGN TO INTEGRATE WITH THE SURROUN[
ING BUSINESS PARK STRUCTURES BY REINFORCING THE HORIZONTAL EXPRESSION.
7. LANDSCAPE AND SITE TREATMENT
itSIGN REVIEW APPLICATION
Page 3
A. Where existing topographic patterns contribute to beauty and utility of
a development, they should be recognized and preserved and enhanced.
B. Grades of walks, parking spaces, terraces, and other paved areas should
promote safety and provide an inviting and stable appearance.
C. Landscape treatment should enhance architectural features, strengthen
vistas and important axis, and provide shade.
D. In locations where plants will be susceptible to injury by pedestrian
or motor traffic, mitigating steps should be taken.
E. Where building sites limit planting, the placement of trees or shrubs
in paved areas is encouraged.
F. Screening of service yards, and other places which tend to be un-
sightly, should be accomplished by use of walls, fencing, planting or
combinations of these. Screening should be effective in winter and
summer.
G. In areas where general planting will not prosper, other materials such
as fences, walls, and pavings of wood, brick, stone, or gravel may be
used.
H. Exterior lighting, when used, should enhance the building design and
the adjoining landscape. Lighting standards and fixtures should be of
a design and size compatible with the building and adjacent area.
Lighting should be shielded, and restrained in design. Excessive
brightness and brilliant colors should be avoided.
RESPONSE:THE STREET EDGE ALONG GATEWAY DRIVE WILL BE REINFORCED BY STREET TREES
AND EVERGREEN SCREENING OF THIS PARKING, IN ADDITION, A GRADUAL BERM WILL SLOPE
' 1.!!I !!! !!u . ' ' k 1 '
' ' ► ! Li
THE HARD EDGE OF THE DECK. SITE AND DECK PARKING AREAS WILL BE LANDSCAPFD WITH
TREES AND SHRUBS TO HELP SCREEN CARS AND THEIR ASSOCIATED GLARE, AND VISUALLY
BALANCE THE PRODUCTION OF PAVED SURFACES. THE FNTRY DRTVF WIII PRnvinF A TREE -LINE
"BOULEVARD" EDGED WITH LOW PLANTINGS AESTHETICALLY APPEALING TO BOTH AUTO AND
PFfFSTRTAN TRAFFIC. THE FNTRY Pl A7A Tn THF RIITI DING WILL CONTAIN SEVERAL
OF TREES AND PROMOTE AN "URBAN PARK" SENSE. LANDSCAPING ALONG THE RIVER EDGE WILL
COMPLEMENT AND INTEGRATF THF FXTSTING SPFCTFS ANn PARKS DEPARTMENT TRAIL
SERVICE AREAS WILL BE SCRE ED W
:1I ' ik u: t ■:1
THE SITE "VIEW CORRIDORS" WILL BE INTRODUCED TO PROVIDE A VARIETY OF FRAMED VIEWS
OF THE RIVER AND SURROUNDING HILLS.
OF
BOSQUES
HOUT
8. BUILDING DESIGN
b SIGN REVIEW APPLICATION
Page 4
A. Architectural style is not restricted, evaluation of a project should
be based on quality of its design and relationship to surroundings.
B. Buildings should be to appropriate scale and be in harmony with per-
manent neighboring developments.
C. Building components - such as windows, doors, eaves, and parapets -
should have good proportions and relationship to one another. Building
components and ancillary parts shall be consistent with anticipated
life of the structure.
D. Colors should be harmonious, with bright or brilliant colors used only
for accent.
E. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
F. Exterior lighting should be part of the architectural concept. Fix-
tures, standards and all exposed accessories should be harmonious with
building design.
G. Monotony of design in single or multiple buildings projects should be
avoided. Variety of detail, form, and siting should be used to provide
visual interest.
RESPONSE: THE FACILITES CONTEMPORARY DESIGN IS BASED ON THE INTERPRETATIONS OF THE
SITES "FLiUID" AND CURVED CONTEXT AND THE OWNERS' HISTORICALLY AERODYNAMIC
NATURE. THIS STAR- STEPPING OF A HORIZONTALLY EXPRESSED FORM AGAINST A MORE
CRYSTALINE CORE PROVIDES VISUAL INTEREST AND ALLOWS ONE TO DEFINE VARIOUS
VIGNETTES OF FORM, MASS ANU EXPRESSION_ THIS LAYERING ALSO HELPS TO REDUCE
THE APPARENT MASS bND HEIGHT OF THE STRUCTURE. COLORS ARE SOET WARM EARTH
TONES. NATURAL ROSE /BUFF TEXTURED CONCRETE PANELS DEFINE THE MONOLITHIC
HORIZONTAL BANDING WHILE THE GREY /BRONZE GLASS RFDUCFS MASS AND VISIIAI I Y
REFLECTS THE SURROUNDING ENVIRONMENT. WINDOW MULLIONS WILL BE SILVER GRAY
IN COLOR PROVIDING HORIZONTAL ACCENT. MECHANICAL EQUIPMENT, STAIRS AND ELEVATOR
01/ERRiNS WItt BE HOUSED IN A WALLED ENCLOSURE WITH A TEXTURE AND COLOR SIMILAR
TO THE CONCRETE PANELS. EXTERIOR SITE LIGHTING WILL INCORPORATE FIXTURES WITH
DEFINED VISUAL CUT OFFS TO REDUCE GLARE. THEIR ROUND DESIGN WILL REINFORCE THE
CURVED NATURE OF THE SITE AND STRUCTURES. AND WILL BE COLOR COORDINATFII WTTH
THE METAL COLORS OF THE PROJECT.
9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
SIGN REVIEW APPLICATION
Page 5
A. Miscellaneous structures and street furniture should be designed to be
part of the architectural concept of design and landscape. Materials
should be compatible with buildings, scale should be appropriate,
colors should be in harmony with buildings and surroundings, and pro-
portions should be to scale.
B. Lighting in connection with miscellaneous structures and street furni-
ture should meet the guidelines applicable to site, landscape and
buildings.
RESPONSE: ILLUMINATED SIDEWALKBOLLARDS WILL REPLACE POLE LIGHTING NEAR THE BUILDING
AND AT WALKWAYS TO RELATE TO PEDESTRIAN SCALE. BENCHES AND SEATING LEDGES
WILL BE PROVIDED AT THE ENTRY AND RIVER PLAZAS. THERE WILL AGAIN REFLECT
THE FI hill NATIIRF OF THE SITE AND BUILDING COLOR PALETTE.
INTERURBAN SPECIAL REVIEW DISTRICT NOT APPLICABLE
The following six criteria are used in the special review of the Interurban area
in order to manage the development of this area, to upgrade its general appear-
ance, to provide incentives for compatible uses, to recognize and to capitalize
on the benefits to the area of the amenities including the Green River and
nearby recreational facilities, to encourage development of more people- oriented
use, and to provide for development incentives that will help to spur growth.
Please describe how your proposed development relates to the goals for this
District. Use additional response space, if necessary.
10. The proposed development design should be sensitive to the natural amenities
of the area.
11. The proposed development use should demonstrate due regard for the use and
enjoyment of public recreational areas and facilities.
N-';O % T1
ME 1•cl5-aK,
1 7100 171 30 SPIPAy PR
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SYM. PLANT NAME
Trope
TI Acor circinatum
Vino Maple
T2 Acor palmatum 'Throadleaf'
Japanaae Maple
T3 Acor platanoidoa 'Emerald Queen'
Emerald Queen Maple
T4 Betula pendula 'Jacquomcnti
Jacquomonti Birch
T5 Pyrus calleryana 'Red Spiro'
Red Spire Pear
T6 Prunue•serrulata 'EWanzan'
EWanzan Flowering Cherry
Platanua acerijolla
London Plane Trae
SIZE COND.
6' -0' Multi ateaaod
3' -4' Cont.
Ilt.
2 "C. BB
2 "C.
2 "C BB
1 1/2" BB
2 "C. BB
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Ul
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Building Seven
ffi12BOa •
SS Berber/5 thunbergii
Japanese Barberry
82 Tuonymua elate 'Compacta'
Compact Winged Euonymue
83 Gaulthoria ahallon
Selol
64 Photinia fraseri
Photinia
S5 , Piorio japonica 'Mountain Fire'
Mountain Piro Japonica
86 Prunus lusitanlca
Portugal Laurel
S7✓ Rophilolapis ovate
Ovate Rophiolopla
SS Rhododendron 'Homo'
Howe Azalea
5 Gal.
2 Gal.
1 Gal.
3 Gal.
Cont.
Cont.
Cont.
Cont.
15 " -18" Cont.
5 0e1. Cont.
24' -30'' Cont.
24' -30' Cont.
NOTES
5. INSTALL 24" X 24" PRECAST CONCRETE PAVERS AT LOCATIONS SHOWN
PER OWNER A PPROVAL.
99 Rhododendron 'Unique'
Unique Rhododendron
510 Viburnum tinua 'Spring Bouquet'
Spring Bouquet Viburnum
511 Viburnumdavidii
David Viburnum
nrnnndcovor
G1 Cotoneaetor dammari 'LoWfaet'
Bearberry Cotoneastor
G2 Vince minor
Littleloaf Vinca
Annual Bode: Spaciaa to be determined by Owner
dbgTloi4OL
re. MN.J6 TI& '
•4 I` Fit b -(o' Nr --.
r`I t ILZj� PLIG.trb
Ne -?* frtfl GCG+ F5-fd41- 6G
1. LOCATE, PROTECT AND AVOID DISRUPTION OF ALL ABOVE AND BELOW
GRADE UTILITIES AND SITE FEATURES PRIOR TO CONSTRUCTION.
REFER TO SITE PLAN POR APPROXIMATE LOCATION OF ANY SITE
FEATURES FOUND IN THE PIELD BUT NOT REPRESENTED 00 THESE
PLANS. VERIFY ANY DISCREPANCIES WITH ARCHITECT. .
2. VERIFY ALL QUANTITIES SHOWN ON THE PLANT LIST AND PLANS. IF
DISCREPANCIES EXIST BETWEEN THE GRAPHIC REPRESENTATION AND
NUMERIC TOTAL, THE GRAPHIC REPRESENTATION SHALL RULE.
3. ALL PLANT MATERIAL TO BE SPECIMEN' QUALITY WITH FULL,
SYMMETRICAL TRUNX AND FOLIAGE, UNLESS OTHERWISE NOTES.
4. DERMED AREA CONTOUR LINES SHOWN ARE RELATIVE TO EXISTING PINAL
GRADES. BERME° AREAS ARE TO BE GRADED SMOOTH AND CROWNED 6"
ABOVE LAST CONTOUR SHOWN.
24 " -30" Cont.
10 " -20" Cont.
2 Gal. Cant.
1 Dal. Cont.
4" Pots
ti.
3
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CITY OF 111K,RIA
APPROVED
NOV
BUIL Division
WO AP, M.
(MC Ma.
new) .
soh ROM 1.1M GA CallOOM pAsthaRSPIP
The Callison Pat
Architecture
Programming
Mannino
interior Design
Graphics
1423 ThlotAvenue 950 Six
Surte 300 5 rite21
kattlerWmhingtoo StnOle
91101 9:101 •
0000134646 ((19121
Thecae senmrtmrsArot;OfR
GONSUITANTS
Richard Carothers
O.F.4
r ems pm • .Gorromamsrso met
• IttVISIONSIMMIMIN
No. Oat* Ite
• APPROVALS 1•1111•M
MI5
Project Architect
or..n
award
HP
ApPromd
Mg siralln
• SHIFT TITLF S
LANDSCA
IRRIGATIC
• SHUT NO. WARM
1
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ISO TO TIOHTRN
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1rAGf0 evRNLT A1
1 OYTb ML.s.. 10R Or pA2TLU.
VA FIR STAKES,
v MSS BROWN, (TYr)
?AIYBN To YJFUML.
1.6 7tRGIPIBD WATSON IS.
f ore Tor V0 or ivoteAL1..
D rKKrIL1.
oe N..4 0QT1WM oP rIT
rlifer /Deciduous
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Plant Spacing Details, Typical
® NTS
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Tree Planting, Module 1
NTS
LK9 PAN2e-
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7Ptfi
IN P 1YP
PPIvI1J6-r
'Plant Schedule
SYMBOL BOTANICAL NAME
4
AC Abies concolar White fir • 7'•8' ht. B &B Full formed i 1 1
AR Acer rubrum 'Rec. Sunset' Red Sunset maple .3 cal, B &B Full formed 56 56
Ill Betula jacquemonlii Jacquemontii birch 7'•8' ht. B &B Full formed 'I 15 10
BP Betula papyrifera Clump paper birch • •74' ht. B &B Full formed • 5 5
CB Carpinus Betula 'Fastigata' Columnar hornbeam 2.112" cal. B &B Full formed' 15 15
CF Cornus florida'Cnerokee Chief' Eastern flowering dogwood 2" cal. B &B Full formed • 4 4
FS Fagus Sylvatica . European Beech . 3" cal. B &B Full formed 1 0
GT Gleditsia triacanUtos 'Inermis' Thornless honeylocust 4" cal: B &B Full formed 16 16
MA Magnolia grandiflora Evergreen magnolia 3" cal. B &B Full formed 7 7
MS Malus 'Selkirk' Flowering crabapple 2" cal. B &B Full formed, 10 10
PD Pinus densiflora Japanese red pine 7'.8' ht. . B &B Full formed' 53 1 1
PC Pyrus calteryana'Chanticleer' " Chanticleer flowering pear 2" cal. B &B Full formed,
PCA Pyrus calleryana'Autumn Blaze' Autumn blaze flowering pear 2" cal. B &B Full formed 21 21
QP Quercus patustris Pin oak 3" cal. B &B Full forme& 13 13
TREES
SHRUBS
AU Arbutus unedo 'Compacta' Dwarf strawberry tree
515.611/3. gCont, 3' -6' o.d. ` 69 69
Azalea AG Fancy'
NCN " Cont. 3' -0" o.c. 41 41
CHY Cislus hybridus While rockrose 5 gal. Cont. 3' -0" o.c. 18 16
65
CS Cornus stolonifT:ra
Redtwig dogwood 5 gal. Cont. V- 6" o.c. 65 40
CP
Cotoneaster pa ■neyi Parney cotoneaster 5 gal. Cont. 3' -6" o.c. 40
IC Ilex crenate Green Island' Japanese holly '• gal. Cont. 3' -(," o.c. ' 553 618
W ugustrum japonicum 'Texanum' Waxleaf privet D yal. Coral. 3' -0" o.c. 2 2
fFte� PJ Pieris japonica Lily of the Valley Shrub C gal. Cont. 19 19
21
�� AN VIELJ RB Rhododendron 'Bow Bells' NCN 18 "•21" t, 3' -0" o.c.
RM Rhododendron 'Myrtiloliurn' NCN "•" Cont.
17 17
3'•O" o.c. 10 10
I//i x 3 � 0EW lb147 @-- •uPGKL A71.° 18 "•21" Cont. Con 3'•6" o.c.
•188E. RIM& IOW FpGTtalal4 %1PC(IFIEFILD RP Rhododendron 'NM' NCN
10'GA CMW Wet. SB Spiraea bumatlla 'Goldflame' Goldflame spiraea 5 gal. 0
Cont. _ 3'•0" o.c. 23 2 3
p 1' 1 J P Cont. VP Viburnum plicalum lomenlosum Double tile viburnum 5 gal. Cont.
('r VT Viburnum tinus 'Compacta': Dwarf laurustinus 5 gal. 3' -0" o.c. 203 203
F
GROUNDCOVER
CH Camellia hienlqls'Shishi gashira'
EF Euonymus forrnei 'Radicans ■
I Argenteo Vari..;,lla'
HH ` helix • :.Utica'
MR Mahonia ropt:9 .
BULBS
King Allred Narcissus
COMMON NAME
NCN
NCN
Baltic ivy
Creeping mahonia
King Alfred Daffodil
Quantity 1: Refers to quanlllies in Base Bid.
Quantity 2: Refers to revis:d quantities based on additive alternate
(Refer to Detai' 2/L.1.)
"Refer to Notes 4 and 5.
SIZE
CONDITION COMMENTS QUANTITY 1 "uDM(ITY 2
2 gal. Cont. 2'•0" o.c.
1 gal. Cont. 18" o.c.
1 gal. Cont. 18" o.c.
2 gal. Cont. 2' -0" o.c.
mr 1� ✓��
General Notes
Bulbs To be field located 10 dozen 10 dozen
by Architect
1. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING HIMSELF WITH ALL
OTHER SITE IMPROVEMENTS PRIOR TO COMMENCING WITH LANDSCAPE WORK.
2. COORDINATE WORK WITH OTHER CONTRACTORS ON -SITE.
3. VERIFY UTILITY LOCATIONS PRIOR TO COMMENCING WITH LANDSCAPE WORK.
4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING SPECIFIC QUANTITY OF
GROUNOCOVERS UTILIZING ON- CELATER (O.C.) SpADNG AN M I NIMUMS AS
SPECIFIED BELOW. /l Pl Z130e -WD l l $LbP4YS.
5. UNLESS OTHERWISE NOTED, GROUHDCOYERS SHALL BE PLANTED IN AN
EQUILATERAL TRIANGULAR SPACING PATTERN AT THE ON• CENTER (O.C.)
SPACING SHOWN IN PLANT SCHEDULE. WHERE GROUNDCOVER ABUTS CURBING,
WALKWAYS, PAVEMENT, SIGNS AND /OR BUILDINGS, ETC., PLANTING DISTANCE
SHALL BE TWELVE (12) INCHES. PLANTING DISTANCE FROM PROPOSED
DECIDUOUS TREES, AND DECIDUOUS SHRUBS SHALL BE EIGHTEEN (18) INCHES.
NO GROUNDCOVER SHALL BE PLANTED WITHIN NEW CONIFER TREE DRIPLINE.
6. LAYOUT OF ALL PLANT MATERIAL PLANTING AREAS TO BE APPROVED BY
ARCHITECT PRIOR 10 INSTALLATION.
7. 111E CONTRACTOR SHALL BE RESPONSIBLE FOR DISPOSING OF ALL DEBRIS AND
RUBBISH OCCASIONED BY THIS PROJECT.
8. PLANT MATERIAL QUANTITIES SINLL BE DETERMINED BY SYMBOL LOCATIONS,
FIGURES GIVEN ARE ESTIMATES ONLY.
DISCREPANCIES DEIWEEN PLANS AND SITE CONDITIONS 511ALL SE BROUGHT TO
T11E ATTENTION OF 111E ARCHITECT PRIOR PROCEEDING.
LANTING D P
10. FOR TREE, ETAILS SIIRUO , AND GROUNDCOVER PLANTING PROCEDURES, REFER TO
•APNIOVALS
11. ALL EXISTING TREES ARE TO REMAIN UNLESS NOTED OTHERWISE. ON PLANS. top
Rol.tt Anhn.d
12. CONTRACTOR TO PROVIDE S SEASONAL COLOR DG
PLANTING C,tANOES:EACH FOR A 2 MONTH
PERIOD. PROVIDE OWNER WITH A LIST OF 5
AVAILABLE COLOR OPTIONS TO CHOOSE FROM
FOR EACH CYCLE . POT SIZE SHALL BE FOUR (4)
INCHES ANDtSHALL BE PLANTED AT SIX (6)
INCHES O.C.
COIINIGHTL.
CITY OF TUKWILA
APPROVED
NOV 989
f
BUIL IN DIVI ION
The Callison i attnl
Arthdodu.
PWIMM
Rogr,mm q
Graph.
• 0"Ugn
1413TMrd AVMS ISO VIM Aro
SOW 300 SuM200
itsnls.VONlinVon 121 DIpo.41
bIH 11101
12.112344N I11,212.111
t M C.Nw Nr l m,Np t10. • SoW sI.
• CONSULTANTS fit,
Richard Carothers Ac:
land �. w
pp M rpre
H01 C Er'm, , LL,YA'
lAP iA.51. S.A. PM 9/132 .03,13
•
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IF. THIS MICROFILMED DOCUMENT.IS LESS
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T '.I UALiTY 0 • GI AL DOCUMENT
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& DETAILS
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• SKIT N0. -
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