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HomeMy WebLinkAboutPermit 88-13-DR - FADDEN - FAIRWAY CENTER LANDSCAPE DESIGN REVIEW88-13-dr 14220 interurban avenue south 14240 interurban avenue south foster center R. J. a HALLISSEY CO., INC. January 9, 1997 CERTIFIED/RETURN RECEIPT REQUESTED #P- 159 -559 -708 Mr. Vernon Umetsu Department of Community Development CITY OF TUKWILA 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 RE: Fairway Center Office Building Tukwila, Washington SeaFirst National Bank Escrow #602141 Dear Vernon: Property Management And Commercial Leasing RECEIVED JAN 1 0 1997 DEVELOPMENT I spoke with you a couple times last year regarding release of the escrow funds in the account listed above from SeaFirst National Bank. I am writing this letter to formally request that these funds be released as soon as possible. The Landlord is gearing up to do the improvements listed in the Tri- Party Agreement approved by the City Council on April 25, 1994, on Maule Avenue, S. 141st Street, S. 141st Place, consisting of vacation of it and the cooperative parking agreement. You may send the appropriate forms to: Ms. Jolene Tingelstad, Assistant Vice President SEAFIRST BANK P. 0. Box 3686 Seattle, WA 98124 -3686 Phone: 206 - 358 -3470 If you have any questions regarding this matter, please feel free to give me a call. Sincerely, R. J. HALLISSEY CO., INC. 0%ia A 7114, Daniel A. Mathews Property Manager D M /ko: fairway \maule.doc cc: Ms. Jolene Tingelstad /SeaFirst Bank 12835 Bellevue - Redmond Road ACCREDITED Bellevue, WA 98005 -2645 MANAGEMENT Phone (206) 455-9292 ORGANIZATION Fax (206) 455 -2016 • 14240 Interurban Avenue South "Suite 216 Seattle, Washington 95168 .1660 Park Properties Development Company (206) 244 •6600 • FAX 12)6) 244 -5265 Dear Vernon: DD /sk October 24, 1990 Mr. Vernon Umetsu City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Re: Fairway Center Assignment of Funds for Landscape, Irrigation and Associated Work On December 26, 1989, we submitted an Assignment of Funds from Seattle First National Bank to the City of Tukwila from Fairway Center Associates in the amount of $85,000.00. We are requesting that the Assignment of Funds be released. Your prompt attention in reviewing and releasing the Assignment of Funds is greatly appreciated. Sincerely, P ROPERTIE DEVELOPMENT COMPANY DaWrlon g Vice President r CITY OF TUKWILA 6200 SOUTIICENTER BOULEVARD, TUKWILA, WASHINGTON 98188 MEMORANDUM From: Vernon Umetsu, Associate Planner Department of Community Development To: L. Rick Beeler, Director Dept. of Community Development RE: Date: April 11, 1990 Authorized b L. Rick Beeler, D1 or Dept. of Community Development 1'11ONE 8 12061433.1800 I have inspected the landscaping at Fairway Headly and Darrell Donovan. We have agreed additional trees and assorted shrubs remain Our joint estimate for this work is $2,500. this amount would mean a pholdback of $3,750 $85,000 letter of credit. Fairway Center Letter of Credit for Landscaping. Center with Molly that approximately 8 to be installed. Retaining 150% of of the original The release of the letter of credit for all but $3,750 is herewith authorized. Gary L. VanDusen, Mayor DEVELOPER PROJECT WARRANTY .REQUEST FORM Fairway Center NAME OF DEVELOPMENT: DEVELOPMENT ADDRESS: CASH ASSI(NMENT SHALL BE REFUNDED BY MAILING TO: (pleas. print) ITEMS TO PL NMENTS WHERE As the owner, or authorized agent of the owner, I hereby submit cash or cash equivalent in the amount of $ 85,000.00 ($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: (03 1, 01 1 90 ), or risk having the City use those funds to carry out !ho work with their own contractor or In-house manpower. If I fall 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 co Iete all work III above prior to requesting Inspecticn and release of these funds. (REFERENCE SIGNED: CASH DEVELOPER'S REPRESENTATIVE: CHECKED BY: NAME: Park Properties TEL. NO. 244 -8600 ADDRESS: 14240 Interurban Avenue South; Suite 216 CITY /STATE/ZIP Seattle,' Washington 98168 -4660 14220 Interurban Avenue South C O CASH EQUIVALENT 72 HOUR NOTIFICATION FOR INSPECTION AND RELEASE OF FUNDS SIGNED: CITY RECEIPT NO. On/ C RECEIVED BY: All work identified In Section 1 of this form has now been complete . and returned to department which authorized warranty I h uest inspection and release of my cashfcash equtvalen ,I4176f/L --> DATE :A/44.t (34, 9 7 1 have reviewed the above work and found It acceptable a d therefore authorize the release of the above cash assignment. AUTHORIZED BY: CASH EQUIVALENT - LETTER AUTHORIZING RELEASE RELEASED THIS DATE: r 28, 1989 Landscape PLAN and irrigation work on Fairway Center THIS FUND IS AUTHORIZED TO BE ACCEPTEb. DEPARTMENT HEAD: L, -(2.4 ...tr 5e21.351.- y .. DEPOSITED THIS DATE' MA . - ' Cc Trcie. Q F C, M2..Mb c T DEPARTMENT: CASH CITY CHECK NO. RELEASED BY: , FINANCE DEPT 'V • WMn .•k4WS}t .010 .\. - s ♦ - v. Upon completion through Section 2, Finance personnel shall send copies to: . - Davelopor -- Finance Department - Permit Coordinator, DCD Upon completion of ,entire form, Finance personnel shall . send copies to: -Developer -Finance Department - Perm Coordinator, DCD ientwatarana SIGNED: CHECKED BY: CITY OF TUKWILA ' L i DEVELOPER'S PROJECT WARRANTY REQUEST FORM WAD r K. DEVELOPERS REPRESENTATIVE: NAME OF DEVELOPMENT: Fairway' Center DEVELOPMENT ADDRESS: 14220 Interurban Avenue South CASH ASSIGNMENT NAME: Park Properties BYA LI NG G REFUNDED TO: M BY MAILING ADDRESS: 14240 Interurban Avenue South, Suite 216 (please print) CITY /STATEIZIP Seattle, Washington 98168 -4660 OAIP7toN OF ITEMS TO a MPt Eb (riEPERf: ELANSUIQUMEHMEtERE.IIEhti ARE RENEWED): As the owner, or authorized agent of the owner, I hereby submit cash or cash equivalent in the amount of $ 85,000.00 ($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: (03 / 01 / 90 ), or risk having the City use those 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 rlty to go onto the properly to carry out completion of the above deficiencies. I further agree to co lets all work III above prior to requesting inspecticn and release of these funds. a*u .,., .favo .x.e. 9,roAR iv Jn, r, Ate �,r 40 � ..:.. .:� 72 HOUR NOTIFICATION FOR INSPECTION AND RELEASE OF FUNDS SIGNED: TITLE: CASH ( CASH EQUIVALENT DEPOSITED THIS DATE' WA. - - Ca Tre,e. o F C /2.6rb t CITY RECEIPT NO. Of ,/ 6 RECEIVED BY: _____ _21 iLU+R' ]�i rtriWZMC M• ~+4 " sw ti'n` fla•I �`.. WA VA iW. tk`.7f.�fiM::itir•'.�Cecw 41 . i• a;:: w.'.a»r,1e v :o eN n. eN kvi 777 � 7-3 'x` 7 r `''' • `41. •, :`t. : : I have reviewed the above work and found It acceptable and therefore �`- " °° •-- ::,u.yr�•w� .,.�.::• authorize the release of the above cash assignment. AUTHORIZED BY: v•,o r.�i . ., Si . .... Y "• rrs { • r 7+ r7.�. {,y:i: • <1:i:: r:..r: •. �f�' �� i�''i tlht ! :� o a ; a!m 1 1� p t Y � ` •/ f ir `4 `w " AMOUN I: aiNMU�IM r1. wJI{•.c.. S!<L' ?'Y.>.. J, .e�'ii /S •�''" �'yw. CASH EQUIVALENT - LETTER AUTHORIZING RELEASE RELEASED THIS DATE: CASH CITY CHECK NO. RE LEASED BY: Upon cc,npletlon through Section 2, Finance personnel shall send espies to: -- Developer -- Finance Department - Permit Coordinator, DCD Landscape and irrigation work on Fairway Center 'GATE: December 'ERMIT NO.; TEL. NO. THIS FUND IS AUTHORIZED TO BE ACCEPTED. DEPARTMENT HEAD: L 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 cash/cash equivalent DATE: v.•. ' ••■*..v ..)t �..* r•aK *\S .c ... . >> . >....... qo» 244 -8600 DEPARTMENT: 28, 1989 , FINANCE DEPT Upon complMion of entire form, Finance personnel shall . send copies to: - Developer - Finance Department - Permit Coordinator, DCD 111 • 'properties Devo► ;r7.. Mr. Jack Pace City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Re: Fairway Center Assignment of Funds for Landscape- Irrigation and associated work Dear Jack: December 26, 1989 Attached you will find an assignment of funds from Seafirst Bank to the City of Tukwila, fully executed by Fairway Center Associates in the amount of $85,000.00, which is 150% of the work to be completed on the Landscaping and Irrigation. This $85,000.00 assignment of funds is in accordance with the following: Contract to Puyallup Valley Landscape $68,597.00 Grading and Irrigation to date (26,097.00) Balance to complete $42,500.00 150% of Incomplete work X 150% Assignment of Funds $85,000.00 The scheduled completion date for all Landscape work shall be March 1, 1990. It is also further agreed that the City of Tukwila will promptly respond to inspection requests for landscape and irrigation work so that the assignment of funds release can be completed on a timely basis to insure prompt payment to the landscape contractor. Please do not hesitate to contact us if you have any further questions. DD /cb Sincerely, PARK PROPERTIES DEVELOPMENT COMPANY r.. D&`rrell Donovan Vice President Dated as of the 28th day of December, 1989. ASSIGNMENT OF CONSTRUCTION LOAN PROCEEDS general partnershi FOR VALUE RECEIVED, the undersigned,Fairway Center Associates, a Washingtop/ (hereinafter "Assignor ") hereby irrevocably assigns, sells and transfers to the City of Tukwila , (hereinafter "Assignee), whose address is 6200 Southcenter Boulevard. Tukwila. Washingtol the right to receive the sum of Eighty Five Thousand & no /100ths - - -- Dollars ($ 85,000.00 ) (hereinafter the "Funds ") from the proceeds of that certain construction loan (the "Loan ") from Seattle First National Bank , (hereinafter "Lender ") to Assignor under Lender's Loan Number 602141 . Assignor hereby irrevocably and express- ly authorizes and directs Lender to holdback the Funds from the first draw on the Loan and to pay the Funds to the order of Assignee as follows: Assignment of funds for landscape and irrigation work not completed on the Fairway Center proiect • As an inducement to Lender to accept this Assignment, Assignor and Assignee hereby agree that Lender shall have no duty to evaluate the correctness or appropriateness of or consideration for this Assignment or of any notice from Assignee or Assignor demanding or requesting payment of the Funds to Assignee, but shall be entitled to rely on this Assignment as the basis for making payment of the Funds from the Loan until otherwise jointly directed by Assignor and Assignee. Assignor and Assignee hereby acknowledge that this Assignment shall neither be binding or effective upon Lender, nor shall Lender be obligated to disburse the Funds to Assignee or to perform any other obligation, term, covenant or agreement contained herein, until the Loan has closed and all preconditions for the initial advance thereunder, including, but not limited to, recordation of Lender's security documents, have been satisfied. Assignee shall have first priority with respect to the Funds and shall have the right to receive them after the first advance is made on the Loan, not- withstanding a later default under the Loan by Assignor or a later termination of the Loan by Lender, and Assignor remains liable to repay the Funds to Lender. Assignor and Assignee jointly agree that Lender's only obligation hereunder is to disburse the Funds to Assignee from the Loan after Assignor is entitled to receive the initial advance under the Loan and that Lender shall have no other duty, obligation or liability arising from this Assignment to either Assignor or Assignee of any kind or nature and hereby waive and release Lender therefrom. As an inducement to Lender to accept this Assignment, Assignor agrees to indemnify, defend and hold Lender harmless from and against any and all claims, causes of action, suits, losses, damages, liabilities and expenses (including attorneys' fees, but without waiver of the duty to indemnify and defend) arising • in connection with this Assignment and to pay all Lender's costs and expenses incurred in connection therewith or in enforcing this duty, including attorneys' fees, incurred in connection therewith, in preparation therefor and on appeal therefrom, all of which sums shall be secured by the security granted by Assignor to Lender for the Loan. 06/30/88 MF18:5.1:8 • c. This Assignment shall be construed under the laws of the State of Washington. All covenants and agreements herein contained shall extend to inure to the benefit of and be binding upon the respective heirs, executors, administrators, successors and assigns of the parties hereto. DATED as of the day and year above written. Assignee: CITY OF TUK Dated: pprpmhPr 2R. 1989 )txJJ x Lender: Seattle First National Bank 06/30/88 MF18:5.2:6 By. It s: Assignor: FAIRWAY CENTER ASSOCIATES, a Washington general partnership c :el A. Rice, part Mi Agreed and Accepted David nglis , partne By: Assistant Vice President r ,i SEAFIRST Fairway Center Associates c/o Park Properties Development 310 Leschi Lakecenter 140 Lakeside Avenue Seattle, Washington 98122 Attn: Darrell Donovan Vice President Dear Darrell: December 28, 1989 Re: Fairway Center SFNB Loan No. T- 602141 As requested, Seattle First National Bank has executed an Assignment of Construction Loan Proceeds in favor of the City of Tukwila for landscape and irrigation work. The original Assignment, dated December 28, 1989, in the amount of $85,000.00 is attached. Our execution of this document is conditioned upon our receipt of the fully executed instrument (i.e. executed by Fairway Center Associates and the City of Tukwila as well as Seafirst). We have this date set -aside the $85,000.00 landscaping line item in the loan budget to secure this Assignment. No funds under this line will be released unless authorized in writing by the City of Tukwila in form acceptable to us. In the event funds are due Puyallup Landscape Company, the landscape contractor, under the terms of Fairway Center's contract with them dated November 30, 1989 prior to the City of Tukwila's approval to release any or all of the assigned funds, Fairway Center is responsible for paying the contractor direct and keeping the project lien free. If you have any questions regarding the above or the Assignment, please do not hesitate to contact me at 358 -3470. JT Enclosure Sincerely, .1� Jolene Tin 'elstad Senior Loan Administration Officer Seafirst Bank Commercial Real sta a Group/Columbia Seafirst Center /701 Fifth Avenue, Floor 14 /Seattle, Washington 98104 cc: Curt Clausen (w /CC: enhle8WTe06) 358-3550 Telefax (206) 358.6218 AGREEMENT BETWEEN the Owner: and the Contractor: The Project: The Architect: THE AMERICAN .INSTITUTE OF ARCHITECTS AIA Document A101 Standard Form of Agreement Between Owner and Contractor where the basis of payment is a STIPULATED SUM 1977 EDITION THIS DOCUMENT HAS IMPORTANT LEGAL CONSEQUENCES; CONSULTATION WITH AN ATTORNEY 15 ENCOURAGED WITH RESPECT TO ITS COMPLETION OR MODIFICATION Use only with the. 197G Edition of AIA Document A201, General Conditions of the Contract for Construction. This document, has been approved and endorsed by The Associated General Contractors of America. made as of the 30th day Of November in the year of Nineteen Hundred and Eighty -nine Fairway Center Associates c/o Park Properties Development Company 140 Lakeside Avenue, Suite 310 Seattle, Washington 98122 Puyallup Landscape Company P.O. Box' 1306 Puyallup, Washington 98371 Fairway Center Associates 14240 Interurban Avenue South Seattle, Washington 98168 Roger Williams Architects 1201'Aloha Street Seattle, Washington 98109 The Owner and the Contractor agree as set forth below. MA DOCUMENT M01 • OWNER - CONTRACTOR AGREEMENT • ELEVENTH EDITION • JUNE 1977 • A1A• 01977 • THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D. C. 20006 Copyright 1915, 1910, 1925, 1937, 1951, 1950, 1061, 1963, 1067, 1974, 0 1977 by the American Institute of Architects, 1735 New York Avenue, N.W., Washington, D. C. 20006. Reproduction of the material herein or substantial quotation of its provisions without permission of the AIA violates the copyright laws of the United States and will be subject to legal prosecution. 'A101 -1977 1 CI THE CONTRACT DOCUMENTS The Contract Documents consist of this Agreement, the Conditions of the Contract (General, Supplementary and other Conditions), the Drawings, the Specifications, all Addenda issued prior to and all Modifications issued after exe- cution of this Agreement. These form the Contract, and all are as fully a part of the Contract as if attached to this Agreement or repeated herein. An enumeration of the Contract Documents appears in Article 7. THE WORK The Contractor shall perform all the Work required by the Contract Documents for Mete insert the caption descriptive of the Work as used on other Contract Documents.) Landscape and irrigation ARTICLE 1 ARTICLE 2 ARTICLE 3 TIME OF COMMENCEMENT AND SUBSTANTIAL COMPLETION The Work to be performed under this Contract shall be commenced December 1, 1989 and; subject to authorized adjustments, Substantial Completion shall be achieved not later than January 15, 1990 (1lore insert any special provisions for liquidated damages relating to failure to complete on time.) 0 The work to be performed under this Contract shall be completed within forty —five (45) calendar days from commencement or other date of required commencement as provided above, whichever is later. In addition to any extensions of time allowable under General Conditions 8.3 of the Contract, Time shall be extended by Change Order for any delay in the progress of the work caused by adverse weather which stops the job. MA DOCUMENT A101 • OWNER - CONTRACTOR AGREEMENT • ELEVENTH EDITION • JUNE 1977 • MA' 01977 • THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D. C. 2000G A101 -1977 2 ...tr4a4- ARTICLE 4 CONTRACT SUM The Owner shall pay the Contractor in current funds for the performance of the Work, subject to additions and deductions by Change Order as provided in the Contract Documents, the Contract Sum of Sixty eight thousand five hundred ninety —seven and 00 /100ths Dollars ($68,597.00) The Contract Sum is determined as follows: (State here the base bid or other lump sum amount, accepted alternates, and unit prices, as applicable.) ARTICLE 5 PROGRESS PAYMENTS Based upon Applications for Payment submitted to the Architect by the Contractor and Certificates for Payment issued by the Architect, the Owner shall make progress payments on account of the Contract Sum to the Contractor as pro- vided in the Contract Documents for the period ending the last day of the month as follows: Not later than ten (10) days following the end of the period covered by the Application for Payment one .hundred percent (100 %) of the portion of the Contract Sum properly allocable to labor, materials and equipment incorporated in the Work and one hundred percent ( 100 %) of the portion of the Contract Sum properly allocable to materials and equipment suitably stored at the site or at some other location agreed upon in writing, for the period covered by the Application for Payment, less the aggregate of previous payments made by the Owner; and upon Substantial C mpletion of the entire Work, a sum sufficient to increase the total payments to one hundred percent ( %) of the Contract Sum, less such amounts as the Architect shall determine for all incomplete Work and unsettled claims as provided in the Contract Documents. Ill not covered elsewhere in the Contract Documents, here insert any provision for limiting or reducing the amount retained alter the Work reaches a certain stage of completion.) r Payments due and unpaid under the Contract Documents shall bear interest from the date payment is due at the rate entered below, or in the absence thereof, at the legal rate prevailing at the place of the Project. (Here insert any rate of interest agreed upon.) Twelve percent (12 %) ilsury laws and requirements under the federal Truth in Lending Act, similar state and local consumer credit laws and other regulations at the Owner's and Contractor's principal places of business, the location of the Project and elsewhere may affect the validity of this provision. Specific legal advice should be obtained with respect to deletion, modification, or otter requirements such as written disclosures or waivers.) MA DOCUMENT A101, • OWNER- CONTRACTOR AGREEMENT • ELEVENTH EDITION • JUNE 1977 • MA' 01977 • THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D. C. 20006 A101 -1977 3 ARTICLE 6 FINAL PAYMENT ARTICLE 7 Final payment, constituting the entire unpaid balance of the Contract Sum, shall be paid by the Owner to the Contractor when the Work has been completed, the Contract fully performed, and a final Certificate for Payment has been issued by the Architect. MISCELLANEOUS PROVISIONS 7J Terms used in this Agreement which are defined in the Conditions of the Contract shall have the meanings designated in those Conditions. 7.2 The Contract Documents, which constitute the entire agreement between the Owner and the Contractor, are listed in Article 1 and, except for Modifications issued after execution of this Agreement, are enumerated as follows: (List below the Agreement, the Conditions of the Contract (General, Supplementary, and other Conditions), the Drawings, the Specifications, and any Addenda and accepted alternates, showing page or sheet numbers in all cases and dates where applicable.) 7.3 The General Conditions of the Contract for Construction, A.I.A. Documents A201, 1976 Edition. 7.4 The Contractor warrants that there are no claims for social security, unemployment compensation or other obligations to or claims by any governmental body or any private person, firm or corporation which are or could become liens upon the property hereinbefore described. The Contractor shall make all necessary payments so that at all times said property shall be completely free of any lien or claim of any governmental department or agency or of any private person, firm or corporation. The Contractor shall from time to time furnish full information to Company and permit inspection of its books and records by Company so as to satisfy Company of full compliance with the provisions of this paragraph. 7.5 Park Properties Development Company is the Owner's authorized agent and Michael A. Rice, as an officer of Park Properties Development Company, is authorized to administer the contract and authorize all Change Orders. 7.6 Plans by Lance Mueller & Associates, landscape by Wilsey & Ham. 7.7 Specifications for Fairway Center. 7.8 Proposal dated October 27, 1989 attached hereto. This Agreement entered into as of the day and year first written above. OWNER CONTRACTOR Fairway Center Assoicates Park Properties Development Company 140 Lakeside Avenue, Suite 310 Puyallup Landc pp ('.nmpany P.O. Box 1306 0 Seattle, Washington 98122 Puyallup, Washington 98371 ‘a•s•bti AIA DOCUMENT A101 • OWNER - CONTRACTOR AGREEMENT • ELEVENTH EDITION • JUNE 1977 • AIA• 01977 • THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVE., N.W., WASHINGTON, D. C. 20006 A101 -1977 4. FRCM:c:TY CF TUKW ILA TO: �r CITY OF 'I UK' LA NAME OF DL'VELOPMENT: DEVELOPMENT ADDRESS: • CASH ASSIGNMENT SHALL BE REFUNDED BY MAILING TO: (glee,. print) Z 8,400.00 DEVELOPER'S PROJECT WARRANTY REQUEST FORM • Fairway Center ADDRESS: P. 0. Box 3767 .- N t • .m-1 • (= 'R NC 2.14 4r)0cUM sRE_ ,ARe REGOLit5E01: Asphalt paving to be completed by M.A. Segal e As the owner, or authorized agent of the owner, I hereby submit cash or cash equivalent in the amount of ($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 tor a final Inspection by this date: ( 02 i _ 28 / . 90 ), or risk having the City MI those funds to carry out the work with their own contractor or In -horse manpower. It 11411 to carry out the work, I here thorize the to I . o he properly to carry out completion of the above deticlenclet;. 1 further agr ' comp -te riot to requesting Inopectic n and release of these funds. _ � ., terse VW:,, • �,.._. !3 i,a C � . L � it yr� w - . �_ •' . 9!'CZ7Q x; • co iplet ti 01 ihift Stt3NED:� AMOUNT: g, I o o I av :ASH _at xci4 CASH EQUNALENT CITY RECEIPT NO. ° � 11411114114 .5'9 re."' B%CCTIQ N 3 (TO ' b p tld b Qp t) 72 HOUR NOTIFICATION FOR INSPECTION AND RELEASE OF FUNDS DEVELOPER'S REPRESENTATIvE: .c.. .T .tic .• u bo ; +<som pt ard by.. clry CHECKED BY: 14220 Interurban Ave.S. Tukwila NAME: Foushee & Associates Co., Inc. TEL.NO.746 -1000 CITYFSTATEtZIP Bellevue, WA 98009 T'RfFiL .. Or.. r. w.• . •• AUTHORIZED BY: ) CASH EQUIVALENT - LETTER AUTHORRINQ RELEASE CASH CITY CHECK N0. Upon cc,npletlon through Section 2, Finance personnel shall send csples to: - Developer - Finance Department - Permit Coordinator. OCD 32e 5038 THIS FUND IS AUTHORIZED TO BE ACCEPTED. DEPOSITED THIS DATE' 0 - // - RECEIVED BY; AMOUN I: RELEASED THIS DATE: RELEASED BY: DEC 21, 190' 1:11PM P.22 'ERMIT NO.: > >w'� All work identified In Section 1 of this form has now been completed and returned to deparlmenl which authorized warranty 1 hereby request Inspection and release of my oath/Cash equlveler DATE: 1 have reviewed the above work afid found 11 acceptable And therefore authorize the release of the above cash assignment. DEPARTMENT: MAIN , FINANCE DIP' Prprvaixemonwswassall Upon oomptstton of entire form, Finance personnel shall send copies to ,. D No l opei - Rnonos Department - Permit Qoordlnator, DCD • •, .�kAf�. �.9� ?.,s.'�`t;x �.....d..:i ,,� »:tS�.iw, -�� us :::. Park Properties Development Company Dear Vern: • QC : PVC FRsirc2 s/'7(8? f.: t[Y. ✓��'�4' }Z: �:;' �. "St� i � i vr+i. ` ..r..'T'� > ;+, Yl )'l� 4 , I � � J 4 �.�'itii May 18, 1989 Mr. Vernon Umetsu Associate Planner City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Re: Fairway Center 58th Street Improvements and Access • This letter will serve as our written agreement to participate in the improvements of South 58th Street between Interurban Avenue and the Green River. Fairway Center Associates, owners and developers of the Fairway Center project agree to fund or complete improvements for the above - referenced portion of South 58th Street as follows: 1. Complete paving on the portion of the street which is currently unpaved. 2. Complete curb and gutter on South side of 58th Street. 3. Complete paved or concrete sidewalk on South side of street. 4. Complete curb and gutter and access to project at the West end of 58th Street. 5. Sidewalk to connect to riverside trail. Fairway Center Associates is in agreement with the City of Tukwila on completing our portion of the improvements for this 58th Street right -of -way extension. It is our understanding that you are currently working with your surveyors to correctly locate this right -of -way. If we can be of any assistance, please do not hesitate to contact us. Sincerely, PARK PROPERTIES DEVELOPMENT COMPANY Darrell Donovan Vice President A, Attachment :" tlpir ta. i „ t i. }y°..:k:�.ifY:"a,^„ha'.';r ' City a Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 tat0.'x.; .ten NOTICE OF DECISION - �„-.:�;�,�:lY,�a'��'hi:!�.u��P '�,�. x�.,:. ?�e.Y�.i�.�N'c�_�i:� � tic.,wtsa.J��',t.�i.�:' .. _. FILE NUMBER: 88-DR Foster Center APPLICANT: Park Properties Ltd. REQUEST: Construct two office /retail buildings on the west bank of the Green River: the first is one -story with 19,255 sq. ft. while the second has two stories with 59,640 sq. feet. LOCATION: SE corner of the So. 58th Street /Interurban Ave. So. intersection in the SE-1/4 of Sec.14, Twn. 23, Rge. 4; Tukwila, WA. The Board of Architectural Review (BAR) conducted a review of the request on January 11, 1989, and approved the project subject to the attached conditions. The BAR adopted the Findings and Conclusions contained in the staff report dated January 3, 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. dt_?•a_ Vernon Umetsu, Associate Planner January 12, 1989 laziaammvsa • Tazziamthramirgwir -zmizsmoria CONDITIONS TO BOARD OF ARCHITECTURAL REVIEW APPROVAL FOR 882DR: FOSTER CENTER 13 1. Complete vacation of Maule Avenue and eliminate any internal lot lines; 2. Provide pedestrian walks having a minimum 4 foot usable width along buildings and illumination which does not produce off-site glare; 3. Provide rolled curbs at the northern emergency access driveway and sod with grasscrete; 4. All trees shall be root pruned and balled prior to issuance of a building permit. 5. Final landscape plans to be stamped by a Washington or Oregon State licensed landscape architect, reflect 80% ground coverage in two years, and note provision of an automatic irrigation system serving all planting areas; and 6. There shall be a minimum 7-foot separation between building and trail. agiitagrammvstm:t • ".i�iii:t : L! _ _,_.':i.a .........,.., r..J:,. v....$. ,�.,, %.ti;; iii., ..r �'+',: :, ° ?t:n . >.o,,.. _...1 ........,.. _ .. ,...... n....,.. S:• "�.,' City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 Mr. Knudson was absent. CITY OF TUKWILA PLANNING COMMISSION JANUARY 11, 1989 The meeting was called to order at 8:07 p.m. by Chairman Randy Coplen. Members present were Messrs. Haggerton, Hamilton, Cagle, Coplen Kirsop and Verhalen. Representing the staff were Jack Pace, Vernon Umetsu and Joanne Johnson. APPROVAL OF MINUTES - MR KIRSOP MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE THE DECEMBER 21, 1988 MINUTES AS CORRECTED. MOTION UNANIMOUSLY APPROVED. ELECTION OF 1989 PLANNING COMMISSION OFFICERS MR. KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO REELECT RANDY COPLEN AS CHAIRMAN FOR A SECOND TERM. Mr. Coplen declined the nomination. MOTION AND SECOND WITHDRAWN BY MR KIRSOP AND HAMILTON. MR. HAMILTON MOVED AND KIRSOP SECONDED A MOTION TO NOMINATE JIM HAGGERTON AS CHAIRMAN. MOTION UNANIMOUSLY APPROVED. MR. COPLEN MOVED AND HAMILTON SECONDED A MOTION TO NOMINATE LEE CAGLE AS VICE CHAIRMAN FOR 1989. MOTION UNANIMOUSLY APPROVED. Mr. Haggerton commended Mr. Coplen for a job well done. The Commissioners concurred. 88 -4 - FOSTER CENTER` Request for design review of the const- ruction of two retail office buildings with a total of 78,895 square feet on 5.72 acres. Mr. Vernon Umetsu, Associate Planner, reviewed the proposal and recommended approval subject to conditions noted in the Staff Report. Mr. Hamilton expressed a concern regarding continued public access to the river. ✓a ";t�.,e,.:i�9.'.�: `a. Ux ".tn".+��; li�ii� jr�:tiuit :�i;, l. ai....�.. �4:}:.n:;', X�, u:i.i i .�i.�u. Planning Commission January 11, 1989 Page 2 is Mr. Robert Fadden, project architect and applicant representa- tive, explained circulation other design features. He considered it appropriate to mark the parking stalls at the easterly end of the southerly building as public available parking for weekends and prior to 8:00 am and after 5:00 pm to provide access to the river. He concurred with the conditions outlined by staff. Michael Rice, President of Park Properties and purchaser of this property, reviewed the tenant interest already expressed and explained that interest has been very strong. He concurred with the provisions of the project to ensure public access to the river. Discussion ensued on the project. MR. CAGLE MOVED AND KIRSOP SECONDED A MOTION TO ACCEPT BUILDING AS PROPOSED IN 88 -4 -DR WITH THE PROVISION THAT THEY COMPLY WITH STAFF RECOMMENDATIONS 1 THROUGH 5 AS LISTED AND INCLUDING THE AVAILABILITY OF A REASONABLE NUMBER OF PARKING SPACES ON NIGHTS AND WEEKENDS. The conditions are as follows: .r; .,. -.,«: va_w.,.. :."fr ±r.l- roi,Y: +.l ".M. .. r• �rcR;;,: nr:M Cir��t: iK": rL7A" 1Y. �r�r JU, �. v`". i:? if; ut:' Y1?i�,�:Ka.�':'�Q�`'v'.S; >`ren ii;.. 1. Complete vacation of Maule Avenue and eliminate any internal lot lines; 2. Provide pedestrian walks having a minimum 4 -foot usable width along buildings and illumination which does not produce off -site glare; 3. Provide rolled curbs at the northern emergency access driveway and sod with grasscrete; 4. All trees shall be root pruned and balled prior to issuance of a building permit; and 5. Final landscape plans to be stamped by a Washington or Oregon State licensed landscape architect, reflect 80% ground coverage in two years, and note provision of an automatic irrigation system serving all planting areas. MOTION UNANIMOUSLY APPROVED. A five - minute recess was called. The meeting reconvened at 8:40. 88 -12 -DR - TUKWILA POND - Request for design review of a 170,000 square foot retail shopping center adjacent to Tukwila Pond. The proposed development would occupy, with buildings and paved areas, about 14 acres of the total 39 -acre site. O Planning Commission January 11, 1989 Page 3 Discussion ensued on the project. Jack Pace, Senior Planner, reviewed the staff report and site plan for the project which will contain a Target store. He stated staff's recommendation is for approval, subject to condi- tions contained in the staff report. Mr. Joel Benoliel, Spieker Partners,_represented the applicant. He further described the project adding that they concur with staff's recommendations of approval. Vincent Ferrese, Mithun Partners, described architectural features of the project. Joe Miles, Seattle Audubon Society, 619 Joshua Green Building, Seattle stated that they have had concerns regarding the environ- mental impacts, especially wildlife, this project may have on Tukwila Pond. He felt that these concerns have been addressed for the most part. Jerry Adams, Seattle Audubon Society, submitted a letter from the Audubon Society, which was entered into the record as Exhibit I. He supported the use of native plants to prevent human encroach- ment to the pond as well as the other measures the project will incorporate to preserve the fragile pond environment for such things as wildlife habitat. Peggy Dunlap, 15639 - 16th Avenue S.W., Burien, concurred with the comments made by the Audubon Society and added there are too few wetlands that remain and every effort should be made to preserve the Tukwila Pond for wildlife habitat. MR. COPLEN MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE 88 -12 -DR TUKWILA POND DEVELOPMENT, AFTER REVIEWING THE FINDINGS AND CONCLUSIONS OF STAFF, WITH THE COLOR OF THE TARGET STORE TO REMAIN AS FIRST PROPOSED BY THE DEVELOPER. THE MOTION PASSED WITH MR. COPLEN, HAMILTON, CAGLE, HAGGERTON VOTING YES AND MR. KIRSOP AND VERHALEN VOTING NO. Mr. Pace asked if the Commission intent was to include the conditions contained in the staff report. They indicated that this was their intent. DIRECTORS Mr. Pace pointed out Mr. Haggerton and Mr. Coplen's terms expire March 31, 1989. He updated the Commission on the annexation progress. He suggested the Commission review the 1989 Work Plan and Design Review Standards at a future meeting. ........ .f( <; "., .:i 1:i'- r.:.&? � 3:•:': 1'r,'ai a ;.,xw;'T:i ft{ 2>s.�,4A ^Fta:xuK ' _...,. Planning Commission January 11, 1989 Page 4 Discussion ensued on the City Council's expectations of the Planning Commission and Mr. Hamilton felt that any concerns the City Council has regarding the Planning Commission should be relayed to the Commission directly. The Commissioners concurred with his comments. Mr. Coplen conveyed his appreciation for the Planning Staff's work and felt it is the best in the State. ADJOURNMENT The meeting was adjourned at 10:30 p.m. R 'ectfully submitted, oanne Johnson, Secretary ItTliCTAPJAIMAVOZOMO '?' ., HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: Cityf Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 STAFF REPORT To The Board of Architectural Review Prepared January 3, 1989 January 11, 1989 88 *DR Foster Center Park Properties Ltd. Construct two office /retail buildings on the west bank of the Green River: the first is one -story with 19,255 sq. ft. while the second has two stories with 59,640 sq. feet. SE corner of the So. 58th Street /Interurban Ave. So. intersection in the SE-1/4 of Sec.14, Twn. 23, Rge. 4; Tukwila, WA. 5.72 acres. Light Industry DNS issued on December 12, 1988. A. Site Plan B. Landscape Plan C. Elevations for Building A D. Elevations for Building B (Portion) E. Elevations for Building B (Portion) F. Existing Land Use Map G.. Colored Shoreline. Perspective View H. Colored Interurban Avenue Perspective View (Attachments G and H to be presented at the BAR public meeting) STAFF REPORT to the BAR ..... ... ��s�`�' .. ... .,... -v .. � ., ... �....< .�� ^Tr ?7• +^r.; "3'a'�,.�eia": .... DR: Foster Center Page 2 FINDINGS 1. Project Description: The proposed project is shown in Attachments A through F. In general, the applicant proposes to construct two office /retail buildings: Building A is one -story with 19,255 sq. ft. on the northern half of the site, while Building B has two stories with 59,640 sq. feet. The project will also provide street improvements to Interurban Ave. So., 142nd Ave. So., and an extension of the Green River Trail with a link to Interurban Ave. South. 2. Existing Development: The site is currently vacant. A Metro bus stop is located along the Interurban Ave. So. roadway. 3. Surrounding Land Use: Surrounding land use is shown in Attachment G. In general, the Green River and a restaurant /tavern (Riverside Inn) lie to the north, a vacant lot lies across Interurban Ave. So. to the south, and light industrial uses lie to the east, and Interurban Avenue with a mixture of commercial and residential uses is to the west.. 4. Terrain: The existing 100 year floodplain covers one - eighth of the site (Attachment A). The site is proposed to be extensively regraded as shown in Attachment A. Approval of a flood control permit is still pending from the Public Works Department. The applicant has agreed to satisfy all City standards. Both the applicant and Public Works engineers agree that at worst, this would involve shortening the lengths of buildings A and B by five feet. 5. Access: The project is accessed at So. 143rd St., and a mid -block driveway on Interurban Ave. So. (Attachment A). Emergency vehicle access is also provided on the north at So. 142nd Street, and thence to Interurban Avenue by a 20 wide access road. Improvement of the South 142nd Street right -of -way will also increase public access to the Green River shoreline. A METRO bus stop is located along the adjacent Interurban Ave. right of way. A dedicated transit lane is provided to facilitate bus priority movement between the mid -block access and So. 142nd Street. 6. Public Facilities: Public facilities in the immediate area include Foster Golf Course and a segment of the Green River Trail 1/4 mile to the north, and a soon -to-be cbnstructed segment of the Green River Trail along adjacent the river bank and So.142nd St. right of way. The latter trail segment will be linked with the Cedar River and remaining Green River Trail systems, and Ft. Dent Park by a foot bridge being built in 1989. STAFF REPORT to the BAR BACKGROUND DECISION CRITERIA 18.60.050: GENERAL REVIEW CRITERIA, 88 -4-DR: Foster Center Page 3 The Tukwila Mini- Storage project (DR- 12 -85) was previously approved for this site. This application is intended to supercede that project approval. The applicant has stated that the following real estate actions will be taken in the immediate future: complete vacation of Maule Avenue as requested by the landowner and approved by Council, and consolidate any internal lot lines. The Planning Department considers these to be readily accomplished items. All evaluation of project consistency with decision criteria will assume accomplishment of above real estate actions. This project is subject to approval by the Board of Architectural Review due to its location within the Shoreline Mgt. Zone (18.60.030(2)(A)), and because it is north of I-405 and east of I -5 (18.60.030(2)(E)). Board review criteria are shown below in bold, along with a staff discussion of relevant facts. (1) Relationship of Structure to Site. Transition from streetscape to parking and building areas is shown in Attachment B, and generally consists of a 15 foot perimeter landscape strip with interior landscaping adjacent to buildings. Plant materials generally reflect groupings of larger stature trees along the perimeter with smaller, brighter colored accent trees at interior landscape areas. The applicant agrees that all Interurban Avenue landscaping and improvements shall be in conformance with the Interurban Ave. Improvement Plan; as generally shown in Attachments A and B. On -site pedestrian circulation will be provided by walkways with a mini- mum 4 foot usable width along building perimeters, paved walkway links to the river trail, and 6 foot wide sidewalks along Interurban Ave. So. and So. 142nd Street. The applicant will shift the river trail or building to pro- vide a minimum 7 foot separation upon final engineering of river dikes. No lighting of interior walkways have as yet been proposed. However, the applicant asserts that such will be provided. • u.._ t r,.7e: ^.i l 5 :.."Y'C_ :�G'; ^'iw: ri".� . 7 ..... .�,;. mr :, �... .1a ^. ..t ..,., :%tin''i.tWf�i:c:e>x .,,,,L��i:li a...�.s !a ... . �r:,nv ,.f �. Zi. 3 .-. �:.. � ': ?i�c�k14n. ,•u:�'ie.�'�Dr a.., »`.S��e v.. cis }:.;�� {:'zi %��:5 ^. .�, ,te f STAFF REPORT 88 -4-DR: Foster Center to the BAR Page 4 Building A is a one story (18.5 ft.) building, measuring approximately 95 x 230 ft. and containing approximately 19,255 sq. feet. Building 13 is a combination one and two story structure in an "L" shape. Maximum height is 29.5 ft. and contains approximately 59,640 sq. feet. The gross floor to land area ratio (F.A.R.) is 0.317 (Gross floor area is 31.7% of total land area.) Buildings cover 23.8% of the total lot. (2) Relationship of Structure and Site to Adjoining Area. The proposed structure design is harmonious with nearby buildings in its use of concrete /glass materials, and colors. The minimum 15 ft. landscape strips (Attachment B) provide appropriate transition to adjoining properties. Site access and circulation will satisfy the standards of the Tukwila Public Works and Fire departments, as generally shown in Attachments A and B. The applicant has agreed to extend the bus turn out lane, north to So. 142nd #t. and mark the lane for transit only. (3) Landscaping and Site Treatment The proposed combination of evergreen and deciduous trees will provide vertical modulation and important transition to the proposed buildings from trucking operations to the south and Interurban Avenue to the west. A sense of entry and transition to parking areas is provided by accent trees at the landscape islands fronting circulation aisles. Neither automatic irrigation of all landscape areas nor groundcover density have been indicated on landscape plans. The landscape plan has been prepared by a Washington State licensed landscape architect, who will stamp final landscape plans. (4) Building Design The proposed buildings are appropriately modulated with sufficient elements of architectural interest to satisfy Board standards. Colors are a light, neutral beige for walls, dark glass, and bright red accent strips. Color samples will be presented at the Board's meeting. No exterior mechanical equipment or lighting designs have as yet been submitted. ` i (.' [ � t4 -Y •« mC�V:: :� . .f:7iJC. "xr�nr fa..`a ^��+'iY:tiY S'1'!n Y �rnln.n >.: n.: Ff'/r 4u .:, 11 .i..:'�..i..l.ic.nvY�ti,J'..eiT ti; ��: iIfSJ' ve.. t. si.. 1. xV{. Cr': n i. �::': �: i. �.,, �.•,+ ��. ��. E. zuG .....fi..x�..,•r:tk�.r...t,:�:d: �i�s? sus: a;• o• YV: 4? �« ubi# i �iw.. t�.•: t�{.?; wtgS. Y M; �.., ...o-s,.- „.... Ott. v,± yihrtrlc” 3R?:;l v°. T '�;:fYt`..�1e'n`A1:,.}'1?. " ° ', STAFF REPORT to the BAR 88 -4-DR: Foster Center Page 5 (5) Miscellaneous Structures and Street Furniture None proposed. TMC 18.60.060: SPECIAL REVIEW CRITERIA FOR INTERURBAN SPECIAL REVIEW AREA. (A) Proposed development design should be sensitive to the natural amenities of the area. Project design provides public visual access of the river bank along view corridors from Interurban Ave. So. and public physical access to the river from the trail segment they will construct and deed to the City as through an easement. (B) Proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. Construction and provision of easement for the Green River Trail segment adjacent to this development demonstrates due regard for public use and enjoyment of recreational opportunities. (C) Proposed development should provide for safe and convenient on -site pedestrian circulation. See General Review Criteria 1. (D) Proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. The proposed retail /office use is compatible with surrounding uses and compliments uses in the Interurban Avenue district. (E) Proposed development should seek to minimize significant adverse environmental impacts. A determination of non - significance was issued on December 12, 1988. (F) Proposed development should demonstrate due regard for significant historical features in the area. There are no known historical features which are affected by the proposed project. ]�.li'w . a . ... ..r .... ... . � .: f ...f1...R . ll`�. n ..•.al _� .fir .n : r': A:✓. i ..l . r . a:l %t ...�il c..-. r . to ... t t .... ....r «...t:H:n..< STAFF REPORT to the BAR 'Ai'ti7• .:,.R .'LC., .. . x... kRT`. ±1i •.t"a.��:✓.. ^. ;�- ta:,cz.� ..,� . .. n ^. 1 88 -4-DR: Foster Center Page 6 CONCLUSIONS 1 The proposed project satisfies Board review criteria with the following conditions which the applicant has reviewed and agreed to incorporate into the project: A. Complete all real estate transactions as discussed in "Background." B. Minimum river trail separation from Building A should be 7 feet in order to demonstrate due regard for the needed transition from project to this recreational facility. C. Lighting of interior walkways adjacent to buildings should be provided in order to facilitate safe pedestrian movement. Lighting fixtures should be designed to be compatible with buildings and not produce off -site glare, as demonstrated by luminaire plans. D. The northern emergency access driveway should be provided with a rolled curb at each end and sodded with grasscrete in order to enhance parking area and overall site perimeter design. E. Trees should be root pruned and balled to minimize on -site, (no- growth) shock period and facilitate more rapid development of landscape transition /buffer areas. F. All landscaping should be served by an automatic irrigation system, ground cover should be sufficient to provide 80% coverage within two years, and landscape plans should be stamped by a Washington or Oregon State licensed landscape architect in order to provide quality landscaped buffer /transition areas and enhance site modulation. 1 RECOMMENDATIONS 1 The Planning Department recommends approval of the proposed project subject to the following: 1. Complete vacation of Maule Avenue and eliminate any internal lot lines; 2. Provide pedestrian walks having a minimum 4 foot usable width along buildings and illumination which does not produce off -site glare; STAFF REPORT to the BAR 88 -4-DR: Foster Center Page 7 3. Provide rolled curbs at the northern emergency access driveway and sod with grasscrete; 4. All trees shall be root pruned and balled prior to issuance of a building permit; and Final landscape plans to be stamped by a Washington or Oregon State licensed landscape architect, reflect 80% ground coverage in two years, and note provision of an automatic irrigation system serving all planting areas. The Planning Director shall be responsible for ensuring implementation of all conditions. ...,w.v nn•�rrv+.+. ..a.w, �rnn...�n.�uamv..`c r %t�:.Ci...L f JS %co SM4r,L. uuo►J. 4 °nuns. 04.6r3 on / t ww11Uu4. G WOWS TURAJ ILA • .JA 0 BUSH, ROED & HITCHINOS, INC. CIVIL ENGINEERS t LAND SURVEYORS nevoCRMN W, MAT= •01I1// Ns au ATTACHMENT A +111 f {Y 4.11J :. ri • • t.7 1 •••••,..• ■••:: i' ?2,1• ' • 44, '••••., •••••<0 V.1 km, VON i iN•••,Y 1:11,: t•,• ...e.•••r vs • ••••••,••••• •,••••• • • .•••• ••••••••••••,,...t• •c ••• graresM 1.1.•••■• • menove ■•••••. IMOD • MO MEP OMB ATTACHMENT B t-3 c8 • P 1 11111 111111111111111 111/ 111 111 1 1 1 il l 1 1 111 1 11111 1 1 1111 11i 11 I ii 1 1 , 7 “F" , ;741 MPH 46 4 1 FP F1 PARK PROPERTIES DEVELOPMENT COMPANY OFFICE/COMMERCIAL CENTER TUKWILA PRELIMINARY LANDSCAPE PLAN HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: 5.72 acres. SEPA DETERMINATION: ATTACHMENTS: A. B. C. D. E. F. December 21, 1988 88 4 DR: Foster Center COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DISTRICT: Light Industry City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 STAFF REPORT To The Board of Architectural Review Prepared December 7,1988 Park Properties Ltd. Construct two office /retail buildings on the west bank of the Green River: the first is one -story with 19,255 sq. ft. while the second has two stories with 59,640 sq. feet. SE corner of the So. 58th Street /Interurban Ave. So. intersection in the SE -1/4 of Sec.14, Twn. 23, Rge. 4; Tukwila, WA. DNS issued on December 12, 1988. Site Plan Landscape Plan Elevations for Building A Elevations for Building B (Portion) Elevations for Building 13 (Portion) Existing Land Use Map STAFF REPORT to the BAR 88 -4 -DR: Foster Center Page 2 FINDINGS 1. Project Description: The proposed project is shown in Attachments A through F. In general, the applicant proposes to construct two office /retail buildings: Building A is one -story with 19,255 sq. ft. on the northern half of the site, while Building B has two stories with 59,640 sq. feet. The project will also provide street improvements to Interurban Ave. So., 142nd Ave. So., and an extension of the Green River Trail with a link to Interurban Ave. South. 2. Existing Development: The site is currently vacant. A Metro bus stop is located along the Interurban Ave. So. roadway. 3. Surrounding Land Use: Surrounding land use is shown in Attachment G. In general, the Green River and a restaurant /tavern (Riverside Inn) lie to the north, a vacant lot lies across Interurban Ave. So. to the south, and light industrial uses lie to the east, and Interurban Avenue with a mixture of commercial and residential uses is to the west.. 4. Terrain: The existing 100 year floodplain covers one - eighth of the site (Attachment A). The site is proposed to be extensively regraded as shown in Attachment A. Approval of a flood control permit is still pending from the Public Works Department. The applicant has agreed to satisfy all City standards. Both the applicant and Public Works engineers agree that at worst, this would involve shortening the lengths of buildings A and B by five feet. 5. Access: The project is accessed at So. 143rd St., and a mid -block driveway on Interurban Ave. So. (Attachment A). Emergency vehicle access is also provided on the north at So. 142nd Street, and thence to Interurban Avenue by a 20 wide access road. A METRO bus stop is located along the adjacent Interurban Ave. right of way. A dedicated transit lane is provided to facilitate bus priority movement between the mid -block access and So. 142nd Street. 6. Public Facilities: Public facilities in the immediate area include Foster Golf Course and a segment of the Green River Trail 1/4 mile to the north, and a soon -to -be constructed segment of the Green River Trail along adjacent the river bank and So.142nd St. right of way. The latter trail segment will be linked with the Cedar River and remaining Green River Trail systems, and Ft. Dent Park by a foot bridge being built in 1989. STAFF REPORT 88 -4 -DR: Foster Center to the BAR Page 3 BACKGROUND The Tukwila Mini- Storage project (DR- 12 -85) was previously approved for this site. This application is intended to supercede that project approval. The applicant has stated that the following real estate actions will be taken in the immediate future: complete vacation of Maule Avenue as requested by the landowner and approved by Council, and consolidate any internal lot lines. The Planning Department considers these to be readily accomplished items. All evaluation of project consistency with decision criteria will assume accomplishment of above real estate actions. DECISION CRITERIA This project is subject to approval by the Board of Architectural Review due to its location within the Shoreline Mgt. Zone (18.60.030(2)(A)), and because it is north of I-405 and east of I -5 (18.60.030(2)(E)). Board review criteria are shown below in bold, along with a staff discussion of relevant facts. 18.60.050: GENERAL REVIEW CRITERIA, (1) Relationship of Structure to Site. Transition from streetscape to parking and building areas is shown in Attachment B, and generally consists of a 15 foot perimeter landscape strip with interior landscaping adjacent to buildings. Plant materials generally reflect groupings of larger stature trees along the perimeter with smaller, brighter colored accent trees at interior landscape areas. The applicant agrees that all Interurban Avenue landscaping and improvements shall be in conformance with the Interurban Ave. Improvement Plan; as generally shown in Attachments A and B. On -site pedestrian circulation will be provided by walkways with a mini- mum 4 foot usable width along building perimeters, paved walkway links to the river trail, and 6 foot wide sidewalks along Interurban Ave. So. and So. 142nd Street. The applicant will shift the river trail or building to pro- vide a minimum 7 foot separation upon final engineering of river dikes. No lighting of interior walkways have as yet been proposed. However, the applicant asserts that such will be provided. STAFF REPORT 88 -4 -DR: Foster Center to the BAR Page 4 Building A is a one story (18.5 ft.) building, measuring approximately 95 x 230 ft. and containing approximately 19,255 sq. feet. Building B is a combination one and two story structure in an "L" shape. Maximum height is 29.5 ft. and contains approximately 59,640 sq. feet. The gross floor to land area ratio (F.A.R.) is 0.317 (Gross floor area is 31.7% of total land area.) Buildings cover 23.8% of the total lot. (2) Relationship of Structure and Site to Adjoining Area. The proposed structure design is harmonious with nearby buildings in its use of concrete /glass materials, and colors. The minimum 15 ft. landscape strips (Attachment B) provide appropriate transition to adjoining properties. Site access and circulation will satisfy the standards of the Tukwila Public Works and Fire departments, as generally shown in Attachments A and B. The applicant has agreed to extend the bus turn out lane, north to So. 142nd #t. and mark the lane for transit only. (3) Landscaping and Site Treatment The proposed combination of evergreen and deciduous trees will provide vertical modulation and important transition to the proposed buildings from trucking operations to the south and Interurban Avenue to the west. A sense of entry and transition to parking areas is provided by accent trees at the landscape islands fronting circulation aisles. Neither automatic irrigation of all landscape areas nor groundcover density have been indicated on landscape plans. The landscape plan has been prepared by a Washington State licensed landscape architect, who will stamp final landscape plans. (4) Building Design The proposed buildings are appropriately modulated with sufficient elements of architectural interest to satisfy Board standards. Colors are a light, neutral beige for walls, dark glass, and bright red accent strips. Color samples will be presented at the Board's meeting. No exterior mechanical equipment or lighting designs have as yet been submitted. STAFF REPORT 88 -4-DR: Foster Center to the BAR Page 5 (5) Miscellaneous Structures and Street Furniture None proposed. TMC 18.60.060: SPECIAL REVIEW CRITERIA FOR INTERURBAN SPECIAL REVIEW AREA. (A) Proposed development design should be sensitive to the natural amenities of the area. Project design provides public visual access of the river bank along view corridors from Interurban Ave. So. and public physical access to the river from the trail segment they will construct and deed to the City as through an easement. (B) Proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. Construction and provision of easement for the Green River Trail segment adjacent to this development demonstrates due regard for public use and enjoyment of recreational opportunities. (C) Proposed development should provide for safe and convenient on -site pedestrian circulation. See General Review Criteria 1. (D) Proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. The proposed retail /office use is compatible with surrounding uses and compliments uses in the Interurban Avenue district. (E) Proposed development should seek to minimize significant adverse environmental impacts. A determination of non - significance was issued on December 12, 1988. (F) Proposed development should demonstrate due regard for significant historical features in the area. There are no known historical features which are affected by the proposed project. STAFF REPORT to the BAR 88 -4-DR: Foster Center Page 6 1 CONCLUSIONS The proposed project satisfies Board review criteria with the following conditions which the applicant has reviewed and agreed to incorporate into the project: A. Complete all real estate transactions as discussed in "Background." B. Minimum river trail separation from Building A should be 7 feet in order to demonstrate due regard for the needed transition from project to this recreational facility. C. Lighting of interior walkways adjacent to buildings should be provided in order to facilitate safe pedestrian movement. Lighting fixtures should be designed to be compatible with buildings and not produce off -site glare, as demonstrated by luminaire plans. D. The northern emergency access driveway should be provided with a rolled curb at each end and sodded with grasscrete in order to enhance parking area and overall site perimeter design. E. Trees should be root pruned and balled to minimize on -site, (no- growth) shock period and facilitate more rapid development of landscape transition /buffer areas. F. All landscaping should be served by an automatic irrigation system, ground cover should be sufficient to provide 80% coverage within two years, and landscape plans should be stamped by a Washington or Oregon State licensed landscape architect in order to provide quality landscaped buffer /transition areas and enhance site modulation. RECOMMENDATIONS The Planning Department recommends approval of the proposed project subject to the following: 1. Complete vacation of Maule Avenue and eliminate any internal lot lines; 2. Provide pedestrian walks having a minimum 4 foot usable width along buildings and illumination which does not produce off -site glare; • • STAFF REPORT to the BAR 3. Provide rolled curbs at the northern emergency access driveway and sod with grasscrete; 4. All trees shall be root pruned and balled prior to issuance of a building permit; and 5. Final landscape plans to be stamped by a Washington or Oregon State licensed landscape architect, reflect 80% ground coverage in two years, and note provision of an automatic irrigation system serving all planting areas. The Planning Director shall be responsible for ensuring implementation of all conditions. 88-4-DR: Foster Center • Page 7 o. Q6 aA■a WdA9 74y el -��015 - +fy �iYi a�+ri 1s 01tb1 ni - Cry M'1 p'L �Ta �• 0'11 rw+ .1 $'IZ •T/ yee.` L'M 1'n •nh+ W^J `n OW'tl �YT o •v `��' 004 •1a.•0 'ti►f a1 IwiM ^141` ri \10 M �W 7 sr - -.O usa ATTACHMENT B t1► I� .' 0 r e8 CO'w� t p r 111 I�iiIs1C1Iffi111���i i1'i�1i Pill z cn 1111 Ii1 1 11111 i`1l f{ ( 11 jlq III 1 it 'FF ifgiii ii V. " Willi ' F F Fl } iii PARK PROPERTIES DEVELOPMENT COMPANY OFFICE /COMMERCIAL CENTER TUKWILA PRELIMINARY LANDSCAPE PLAN R 0 0 0 I I 4-- 0 00 1 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 MEIER 1111111.Malill11111111 0 0 0 0 0 er) iLo• 00 I 0 I I E 11 I 11 jll1i1i ItjIlII 11 0 0 1 1 1 _,,,,,,_i „1,Avr t. II' - 1 _ ___4 , _ e'___I , • ______t _ _ 90' .. _ teu .. ; • LL WIIICA1 Lk= UM Mime.. • •••••■• •■•■•%. M130 • 000 300 WPM ATTACHMENT E 0 0 o ry C.43413. TUKWILA, NA. GrrLf.-0 .ForAt, 11:3421.0/APNI" 0 0 .r...L.e _ 4 4e10., 1 1 it 1 s I I I 1 l il ':N�fa' fit• 0 .I. -----> r Yd • • — X --- ----) l•- . • 1 It — __._ We 1 1 _,,,,,,_i „1,Avr t. II' - 1 _ ___4 , _ e'___I , • ______t _ _ 90' .. _ teu .. ; • LL WIIICA1 Lk= UM Mime.. • •••••■• •■•■•%. M130 • 000 300 WPM ATTACHMENT E 0 0 o ry C.43413. TUKWILA, NA. GrrLf.-0 .ForAt, 11:3421.0/APNI" 0 0 .r...L.e _ 4 4e10., il s s I - 1 l il ':N�fa' fit• 0 I II r r Yd k r ,,,,. T 1 r - ----) ____ • LL WIIICA1 Lk= UM Mime.. • •••••■• •■•■•%. M130 • 000 300 WPM ATTACHMENT E 0 0 o ry C.43413. TUKWILA, NA. GrrLf.-0 .ForAt, 11:3421.0/APNI" 0 0 i r• IM ..r A TTi4 c(m4EM T F Ck t S T i ni c t,r4 ni,) use • 1.1 L . , c ii r liv, of TR_ 7r C C o,v.4 , Cr S S/'sGC.c FAA4 c y ?Fs. V VACAK?" ' C( tr‘n ., *% 1 i' • ACHMENT F J ' � ■-•-•■•••• ATTACHMENT D 0 . 1 1 .!! 11 11 11 - 11 .1 11 11 11 .0 0 0 0 0 0 0 / \ . .ad il I IA II ici II 1YITN W A .44 dote 1 I .L - ...w ,.. A' • t • I ... ii: I • 1 . ._____. .,._____.1 ..,.... ..... . •`d dote _ ,+ye' _. *No _ - ____ ___ .....u...a._.... «.... >.c:...._.a...,.... ar ttay.: >xr:.: <rvt ATTACHMENT E nom_ ,.,,,r...,.,......v..aaa. _-CtR6e �u ,....r.,sn��a¢ <3v.:x�srtn`. •m.vaoureya+„�.c...xvm,wem. 0 O a M. t.oe• d. 1A ••• M. � r • I -- • EI taOL M• C 17.44.411-A, I,R ►w. ar. irMrr� cenacwwa N Rlm F 2111 O 0 Ar .ad il I IA II ici II 1YITN W A +v.! . . 1 I I I I ... ii: I 1 . ._____. .,._____.1 ..,.... ..... . .....u...a._.... «.... >.c:...._.a...,.... ar ttay.: >xr:.: <rvt ATTACHMENT E nom_ ,.,,,r...,.,......v..aaa. _-CtR6e �u ,....r.,sn��a¢ <3v.:x�srtn`. •m.vaoureya+„�.c...xvm,wem. 0 O a M. t.oe• d. 1A ••• M. � r • I -- • EI taOL M• C 17.44.411-A, I,R ►w. ar. irMrr� cenacwwa N Rlm F 2111 O 0 Ar TAIL: Ea 1 e A rrnCgM -4/ F Ek�STinlG 4.04,,6 v M4 f L. I L /chr l ivD cif T2 �• �! C 0 /, tiec.//- (- S S i' ' c '''-"-'r V vAc,4KT c.- u k ACHMENT F rN • r61s" 79 61 OZ • s'. .1 91 z 0 . 9Z sz — fv" SZ \ .. . '•,.....`• ,-..•:, '. , , S : • . ' . . :.', • ':'... l' . .. .:• i, •-' . : i i. .. ,-..........:, .„ . • , t•- i• :i. • % :_'. -, ' ' s'.' ... % . . ' • . ...., • • , • .. 2 • • • -. ,- 1 1 . . ' - • ,-• %.* • ' ' f - i ' • ,. • l' • ,....■ . , ' :. : • 1 . .`;•.• ■ • • 1 . _ . :• .■ • .. . ; :...,,, •„, .,..,,, . • AN cr re, 1-1.10i1 $EC'S of / ay/ I IC t al si 00/ 1 or"• 0!t 0 o • t. A 4 o cn: N 0 0 11:r t2YJaT%,`. ccwa::. k". ex+. it:. y? r: tn: a,. lovi; s^: e. „rsa:+u:a..:1.r1....•:xx;:... _.,: sc,:c�t!., .�. v.....:ai.:V:ar!•.u,Y. >C -:..,. .,. .s ,•r.c �. ,.-x K..r ....., aa- . �:S'ai:: {.% u1•,.l.:s:1s'. r.:]}.'SI!.ifYS _...� ". ., f•;F�: 1 M • o rh ft n n cP t7 rn O z 22 - ati7 N i ON 4 r 1 ■ A r r L. n f if • • J December 7, 1988 BUSH, ROED & HITCHINGS, INc. 2009 Minor Avenue East Seattle, Washington 98102 Area 206 / 323 -4144 Fax 206 / 323 -7135 Mr. Phil Fraser Department of Public Works City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Re: Foster Center - Tukwila BRH Job No. 88278.00 Dear Phil: RWO /cd • CEEB 81989 We have completed our review of the points reviewed by Dave Clark of the King County River & Water Resource Section in his of letter of November 23, 1988, concerning the above project. We have discussed many of these elements with Andy Levesque of King County and Larry Basisch of the U.S. Federal Emergency Management Agency (FEMA). Our discussions have provided agreement on the following items: 1. The location of the F.I.R.M. line by FEMA. Andy stated he would accept any location set by Larry Basisch of FEMA including the location approved for Tukwila Ministorage. Larry reviewed the F.I.R.M. line shown on. the 1988 map and found that the line did not reflect the location approved by Larry in his letter of February 13, 1987 for the mini warehouse project. Larry stated that he would stand behind his February 13th, 1987 letter and approve that location for the Foster Center Project. 2. In discussions with Andy it was decided that we would do everything possible to save the existing cottonwoods and leave the trail landward of the trees. 3. That grading, swale and dike construction issues raised in the letter from King County will be resolved during review of construction and utility plans by the City of Tukwila. In order to further clarify the flood plain and dike construction issues we have revised our conceptual site plan and cross sections to better show all relevant information. Based on all items noted above we feel we can comply with the City of Tukwila development requirements. Should you require further information or have any questions please call. Sinc; rely, ki. ©'(eyt442i, Robert W. O'Connell Jr., P.E. cc: Andy Levesque, Senior Engineer, River & Water Resource Center Darrell Donovan, Park Properties Bob Fadden, Lance Mueller & Associates Dear Mr. Sneva: Mr. Byron G. Sneva Public Works Director City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Federal Emergency Management Agency Region X Federal Regional Center Bothell, Washington 98021.9796 FEB 1 3 RECEIVED 'FEW '3:9' TU KWI LA PUBLIC WORKS This follows numerous correspondence, telephone conversations with City Staff, Corps of Engineers staff, our own Headquarters Office, and finally, a meeting held among Phil Frasier, Ross Earnst, Monty Scruggs and myself on February 12, 1987, regarding the floodway revision request by the City of Tukwila along the Duwamish River near the proposed Mini- Storage facility. Several factors complicated this floodway revision request. The first of which was the difficulty reached by the Corps in verifying the original Duwamish River profiles. Since this is a necessary first step for the request, the discrepancies between their computed profiles and the Flood Insurance Study (FIS) profiles had to be resolved. In short, their discrepancies stemmed from the transfer of data from an outdated hydraulic model to the model now used by the Corps. The second problem stemmed from the fact that, because of the Green River Management Agreement, the 100 year discharges in the Duwamish River will be changing from the original FIS. With the impending King County update of the Green River, we feel that it is imperative that we have continuity of discharges along the Duwamish and Green River for all communities along the watercourse. Because of these two major factors, it will be necessary to revise the entire Tukwila Flood Insurance Study along the Green River. In order to obtain a physical map revision based on the reanalysis of the Green River, our mapping processes could take up to nine months to complete. we do not feel that it is appropriate for the City to have to wait that long for a resolution to their request. Therefore, we have reviewed the information developed by the Corps in the area of the Mini - Storage facility, and have found that it meets the technical requirements for a floodway revision. Following the reanalysis of the Duwamish, the boundaries located on the attached map will be the final floodway boundaries for the City of Tukwila in this area. Therefore, as of the date of this letter, the floodway of the Duwamish River between cross sections "H" and "I" on Flood Boundary and Floodway Map Panel 530091 -0001 is revised to reflect the boundaries shown on the attached map. • .; 2 If you have any questions regarding this request, please do not hesitate to call me at (206) 483 -7303. Sincerely, Enclosure Copy to: Jerry Louthain,,Department of Ecology PC)4- Lawrence P. Basich, P.E. Natural and Technological Hazards. Division 4 • pc.) p( us 4 3-- (2,t<> ©,s, gv$- d.. , itit r - 441\(T s fl RKc 0-4. &cc rn«na2.nrG Agreement for Exchange and Use of Real Property This agreement is entered to exchange parcels of real property, to provide easements, to establish responsibilities for construction and maintenance of a jointly used facility, and for other related purposes. Parties 1. The parties to this agreement are: B.B.N. Trust [Trust]; Richard L. Imus and Lewis A. Bergan, Jr. as tenants in common [Imus /Bergan], Fairway Center Associates, a Washington partnership [Fairway], the City of Tukwila [City], and S.B.D. Inc., a Washington corporation [SBD]. 2. Trust represents that it is the owner of certain real property in the City of Tukwila in the vicinity of the parcels exchanged by this agreement. Trust's property will be called Trust Property hereinafter. Trust also represents that it is authorized to affect Trust Property as is done by this agreement. 3. Imus /Bergan represents that it is the owner of certain property in the City of Tukwila in the vicinity of the parcels exchanged by this agreement. The Imus /Bergan property will be called Imus Property hereinafter. Imus / Bergan also represents that it is authorized to affect Imus Property as is done by this agreement at that all or part of the Imus Property is leased to ATACS Products Co. 4. Fairway represents that it is the owner of certain property in the City of Tukwila in the vicinity of the parcels exchanged by this agreement. Fairway's property will be called Fairway Property hereinafter. Fairway also represents that it is authorized to affect Fairway Property as is done by this agreement. 5. SBD represents that is the tenant of Trust Property. By the signature of its authorized representative, it approves this agreement. 6. City is a Washington State Municipal corporation. It represents that it has obtained or will obtain a shoreline permit for the new construction identified in this agreement. 7. Each person signing this agreement represents to all parties that he /she has authority to do so for his /her principal. Term 1. All parcels transferred and easements created by this agreement are depicted in attachments hereto. The attachments are adopted by this reference. All references to parcels are with reference to the attachments. 2. Attachment 6 is a collection of the legal descriptions of parcels exchanged and rights of way created by this agreement. Agreement for Exchange and Use of Real Property Page 2 3. City will vacate parcels B, C, D, F, G, H, I, J, except those portions of parcels C, F, G and I which are overlapped by parcels A or E. If approved by the City Council, the Mayor will execute such ordinances as are required for this vacation. 4. The parties agree to the following distribution of the vacated parcels and, for that purpose, will provide the recipient with such Quit Claim Deed as the recipient reasonably requires: a. Parcels B, C (except to the extent overlapped by parcel A), H (and G, except to the extent overlapped by Parcel A) are to be transferred to Trust. b. Parcels D and F (except to the extend overlapped by parcel E) are to be transferred to Imus /Bergan. c. Parcels I (except to the extent overlapped by parcel A) and J are to be transferred to Fairway. d. Signal pole easement in Parcel G. 5. The parties hereby grant City with the following easements: a. Easement for roadway use at parcels A and E. b. Easement for underground utilities at parcels B and D. c. Easement for storm drainage line under parcels G, H, I, and J. d. Trail easement on parcels G, I, and J. 6. The parties agree to the following parking arrangement, and that the parking arrangement shall constitute a covenant running with the land for all parcels depicted in the attachments. a. As depicted in attachment 1, stalls numbered 1 through 18 shall be reserved for use by Fairway and its tenants and guests from 6:00 a.m. to 6:00 p.m. Monday through Friday. These stalls shall be counted towards satisfaction of City's parking requirements for Fairway property. At all other times, and on generally accepted holidays, these stalls shall be available for use by (1) Trust for parking of its tenants and guests, and be useful towards satisfaction of City's parking requirements for Trust property; and (2) members of the public while using the trail referred to in this agreement. Parties shall cooperate in resolving conflicts. Agreement for Exchange and Use of Real Property Page 3 maintenance: b. Stalls numbered 19 through 23 and 73 through 77 shall be reserved for members of the public for use of the trail identified by this agreement. c. Parties grant one another access to the parking facility as indicated in the attachments 7. The parties agree to the following arrangements regarding construction and a. City will modify the a signal at the intersection of South 141st Pl. and Interurban Avenue South and construct or have constructed the curbing and trail adjacent to Parcels A and E. b. City will revise or have revised the location of the fire hydrant now located in the vicinity of stalls 91 and 92 so as to facilitate the proper use of all stalls. c. Trust will construct or have constructed all other improvements depicted on Attachment 1; Provided, however, that Fairway will construct or have constructed landscaping called out by Attachment 1 for Fairway property and /or parcels transferred to Fairway by this agreement. Fairway's responsibility for payment shall be limited to $25,000. Reasonable expenses over that amount shall be reimbursed by Trust. Should Fairway complete such landscaping work for less than $25,000, the remainder will be paid to Trust to reimburse Trust's construction expenses. d. All construction under this agreement will be completed on or before one year after the execution of this agreement. In the event of default by any party, any other party may start and /or complete the construction for the account of the party or parties in default provided that it first gives the defaulting party reasonable notice of its intent to do so. e. Trust will maintain all parking stalls and landscaping. Maintenance shall include, but not be limited to, daily picking up of trash, monthly sweeping of the parking stalls, and restriping and paving the parking service as necessary. f. City will plant and maintain all trees required by the shoreline permit. If there is a conflict between this subparagraph f.and any other subparagraphs of paragraph 7, this subparagraph f. controls. . arn. wwvaivavfra+: tnr ��wwew+ w..ovv�..ae.�.�.....u.�..._.... . Agreement for Exchange and Use of Real Property Page 4 Date: g. Date: '/ — / — 9 S� Date: / -1 Date: 1 Lt-9 - 1 Date: City will release to Fairway $3,750.00 representing the proceeds of an econobloc bond. 8. Each party is given by this agreement the right to use and /or have used certain property. The recipient party shall forever defend and indemnify the others from and against all costs and claims arising out of or relating to the exercise of such right, except to the extent that the cost or claim arises out of or relates to the negligence of the indemnified party. 9. This document incorporates all terms of this agreement. Date: / - � !� CITY OF TUICWILA Wf B.B.N. TRUST By: Benny ' oyvodich Title: Trustee hn W. Rants, Mayor S.B.D., INC By: Steve Dowen Title: President Agreement For Exchange and Use of Real Property Page 5 Date: — — 'Z ^ 9 J' Approved As To Form Office of The City Attorney FAIRWAY CENTER ASSOC S David English Title: Partner La M RO /I 'A ce I u, 1— 1I aI ;I A 117.00 1p 410 r _ - - - _ _ • ■ 1 1 Q ( . � --- 171 17 CCPC 0440 107 404 171 173 177 171 170 111 111 117 177 171 177 110 10 1117 113 144 c c c c c 4U 1 03 -.4 177 111 7 ° 141 117 1 c c 0 103 '4 11 1 144 140 111 c c 7 433 112 147 y1. 13 130 477 134 / {1 11C •7 • 110 IC 131 111 113 194 103 C c c c C m 134 130 44 77 141 40 44 {{ 17 a 13 47 13 • 34 y 41 /• u 11 10 131 133 14 700 7. c 'snot' 144 142 143 47 3 147 103 703 47 13 7.3 30 31 32 W 44 33 L1 34 35 37 24 3• 11044 0474 VC A alma 26.6141A1--........ 141 • c c 1 70 141 4• 44 a r/1 420 • a (p y y �' 307407 uc "r 1 ' A I / 07x47 9' 1711 MCC Or DC1100 41 •7 44 43 40 3, 31 141E C x A l 4 r 45 R i. .j s p r 403 40 40• 410 411 117 473 414 413 401 107 417 — 1 411 411 470 LX / / 471 477 442 411 U• u. 431 437 434 •47 .34 w u 431 430 44 4 .043 NI 463 474 PLANTED MCA 127 ATACS C LAM. 2 ., GRAPIUC SCALE 11 30 40 I•• ) ) 1 • • a n � 1 11 0 10 IM 4014 01/74 61/2C 11 I 471 A41V11 '1,7 — — — I 11. 111 40 1 7321 117 10E - 107 777 "RIVERSIDE INN 17 3 107 .Im��10 174 MAUI_E AVE 0 173 171 170 130 INTERURBAN AVE I S P UI3LIC WORICS DJ PT_ • ENGINEERING • STREETS • RATER • SERER • PARES • !WILDING • WI Y• A 8244 _.47140' 401 mQ Or 014710 AYIIAL( CRACK. Q-4A•00143 & PO14TQI, 4.4 .444*• 4 r•• •4•■� I RELOCATED 444AC AK 0q •.•I.0 0 0 11404 11C (M 7141 7107D 1 010.40!. 00. r7R•Af 0111.0 044700 110 mina rt..) 470 COOPERATIVE PARKING AREEAIENT DRAWING • 14044! 10071 ALL. LAC 7.b 619 4'— 107 x7M01 :K / 4[ r 14.6611114 / M 1171•11 / / NEW PAVEMENT NEW PLANMC 444 14 11,47 17 S twa 17 31µL1 (.21-437) 43.1 174 173 U.N OMB • 4.744 NEW PAVEMENT 111TNH 40 UK SRI 1 J c l c 107 107 0l 100 11 11 /S it f7 • _ {7�. Y r k MAULE AVE 0 \7 ■ 1 fsw.41 C1wr11 O .- -, l LI.A. lK • Im n.1:w tat 7[74404 / KW Pt AN WIC •11 • 11.7 ( /7 51.445 I.7. /) CUP 1 0.11101 L u SA 1 Of I 9. to I. .at 0411 1 - 70' DEIGN REVIEW APPLICATION 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 45&74e/a0045e6d4ek.-A/14a71 L1e7•‘ 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 445 /1X4 7 4441;ef' 45 7X Z ' Quarter: -S Section: / Township: 21 Range: ‹1.- (This information may be found on your tax statement.) 3. APPLICANT:* Name: / 919 / 74e/.Z Phone: 25.1' Si gnatur Date: 4 7* 4. PROPERTY OWNER Address: Name: Address: Phone: • * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP /44) fi I/WE,Csignature(s)] 4f ,( swear that w re the owner s or con rac purc aser s o thP property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my/our knowledge and belief. Date: /At l '' — ":" -- -.77, - •• • i , : +:1; 1 i• ( :1'c t i t. ) V 0 1 , ..`i : I L.. . '," L I N . N IT Nil I'l PT • ,. .... .....,•,. .�r......•...�... .nE......n ....:. .<. . ^ 7i- 'Y r•: ci,'�^ it ". •:: ^V vr.ryr q; N,a 'if -: YY, w;r:.'Y�y(rfu •.'L :'...�., ,Y _,.'::.: ,.. a, ,. �: Y_. .,.tR..:S.:a..4.....iJtis..o.: eri s.... �' ie `:•.� %Z ..r r. ..�o.ti,. .,....<.. :a i�.i41:.k.i�....: Y.Y.7- �.� ;�:;��':.;..... t1.. ?e�:.. DESIGN 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. 5. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: %2 1 7 j' :::: 7 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: 0"!/ 0:45-4 45.1641‘-'16! ..�.i • riw+. :r3KY.h'1. ". +N= rtHt.:rn>.Y.,.i� L47S.........( ?'i15:t4'^a. 7. LANDSCAPE AND SITE TREATMENT "�:�•::. . «M -' :'r.'ti'S� °.. .... ., Y�:: �. ea�k( ar��:c. �, �.:1�' "t` iY7;�i: ?�u57'r a�',• CtYi�:l:; �:';'^ �� "r�i�'�'_3.i•:iS;`rr= 'iW �.> DESIGN 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: :' 40.1444.5i:;4 J . L - 12, Y .•;t;n:si..•�rcv.c..,..e.. w 1,..”.s...e1..M!tt+G %:: SIl1:.7iti AfPNt�, i�a». L+1F7 n ti^ e:L.i ih'7ir x.'='3.Mld?? `W..r.^f'4VAt i'L':S.'C.Ad:EP'2:'S)t% V, AZtrAQ'.F,:V :F. 'r'y£t!i".^ III?:lt.'7.K;&.r-rStT. ;:K•.: "tom+:Z.;;TtIVMC i? ttr: :" 8. BUILDING DESIGN c DESIGN 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: .*./_4-4/,0 /‘,0Phoe RESPONSE: INTERURBAN SPECIAL REVIEW DISTRICT 9a '� - .. r,. .$ 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE ' # /ryA fin1572, 4 71.J, inx:`,^: i!- i .4:[ts ':'.'.'...i,.. >R%i.�1 <�i DESIGN 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. 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. h(/- 117- i'� /� " 11. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. .:.;.L x;%.:liG': �.nF i:R.•5�::1'� ��..r:l.''S'<ti�:;K; FL X.�;,..ii 3� "..:v: i....� ..::_'J.iu,��t:�.::�.r �.u.✓.... �... i`: }t (29 /DSGN.APP1 -3) DESIGN REVIEW APPLICATION Page 6 12. The proposed development should provide for safe and convenient on -site pedestrian circulation. 13. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 14. The proposed development should seek to minimize significant adverse environmental impacts. i < 15. The . proposed development should demonstrate due regard for significant historical features in the area. /t1/1". 9' CONC 47 FIRM LINE (PER BUSH, ROED & HITCHINGS, INC. 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Pseudotsuga menziesli Thule occIdentallis • Tsl.‘ heterephila SHRUBS Vihurnuin davidi Prunus,laurocernsus ' 'Otto Luyken. Rhododendron unlque Rhododendron Azalea Nino crimson Annaba japonica 'variegate' . Daphne ordora !Sorts Japonica 'Valley Rose. Prunus laurocerasus znbellana %hamlet japonica Sarcococca rusclIolla Cornlisatolonifera , Acer macrophyllinn Fraidnus'excelslOr Alnus rubra • 'GROUNDCOVERs Hedere helix Cotoneaster dammed . Genlete lydle Hiperlcum calyclnhan EXISTING TREES TO OE Populus trichocrpa RIPARIAN.TREES (proposed) • COMMONNAME SIZE Emerald Queen pleple 2 Red Maple 2-1/2" London plane i • 4. . . Armstrong II Red Maple 2 cal. ' Flowering Dogwood 8 ht. Thornless lloneY Locust Specimen Vine Maple. • Multi-break PloweringCheiry 8'40 ht. . Flowering Pear • 'iapaneoe Maple M. ht. • Douglas Pk • American Arborvitae • Western Ilemfeck Skimmla Sarcococca Red Twig Dogwood DavIdi Viburnum I gal. - gal.' btkLtliken Laurel 18" 24" ht. 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',.:•:..: IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII■iiiiiiiiiiippiwilutliiiiinipolitiiiiiiiiiiiiiiiluilirimiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiIIIIIIIIIIIIIIIIIIIIIIIIIII) - 2 3 , 4 5 ...... s _ 7 . __e... 9 10 11 -- 12 li.,:!': I'IF THIS MICROFILMED DOCUMENT IS LESS 1 • ;1CLEAR THAN THIS NOTICE, IT IS DUE TO ' oc !. nu 4 .° e° '° 00 ; no ' .0THE UALITY OF THE ORIGINAL DOCUMENT 1, _ 0 0 c c c c c c 1 ,....,.111;11.4)I01,H11411041i4 P,II ili , ,Ahliiiii al ... ,..„.,,,,, . : • ::..,-...,,::‘.,,,.,-,, :,..- ,.,,, -" ,,,,,,, :-...., .,.. " • . ',..,.,.,...,. • rn 1146-13- • ! DATE INITIALS—••••••• ., • • P(./VG :;COMM' : . • . , : • pc r • • : L: 1 411.1■11T 0 uJ nI DATE FILE NUMBER PROJECT NAME ADDRESS APPLICANT IE I CROSS F RE I ACTION 1/20/88 88 -1 -R • FIRE DISTRICT NO. 1 ANNEX. AREA -WIDE INITIAL ZONING CITY OF TUKWILA EPIC -3 -87 4/4/88 88 -2 -R SCHNEIDER ANNEXATION SOUTH OF 178TH & EAST OF 1 -5 GERALD SCHNEIDER EPIC -12- 88/88 -2 -A 88 -2 -CPA 88 -3 -R RIVERTON ANNEXATION • AREA -WIDE CITY OF TUKWILA 88 -1 -A 7/19/88 88 -4 -R THORNDYKE ANNEXATION 144TH ON NORTH, 99 ON WEST, 160TH ON SOUTH, AND CITY LIMITS ON EAST CITY OF TUKWILA • 88 -4 -CPA EPIC -14 -88 10/17/88 88 -5 -R FOSTER ANNEXATION ANNEXATION AREA CITY OF TUKWILA 88 -3 -A 12/23/88 88 -6 -R TUKWILA JUNCTION • WEST SIDE OF 57TH AVENUE S. STARBOW BUILLERS EPIC -34 -88 88 -1 -SUB I ::_ .REZONE. _1988 bx 4) •