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Permit 86-08-DR - TECTON DEVELOPMENT - DESIGN REVIEW
86-08-dr 6450 southcenter boulevard tecton office center Mr. Coplen arrived at 8:25 p.m. City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. Vanousen, Mayor CITY OF TUKWILA PLANNING COMMISSION DECEMBER 18, 1986 The meeting was called to order at 8:00 p.m. by Chairman Knudson. Members present were Messrs. Sowinski, Knudson, Kirsop, and Orrico. Representing the staff were Jack Pace, Rebecca Fox and Joanne Johnson. MINUTES MR. ORRICO MOVED TO ACCEPT THE MINUTES OF THE NOVEMBER 20, 1986 MEETING WITH CORRECTIONS. MR. KIRSOP SECONDED THE MOTION WHICH PASSED UNANIMOUSLY. BOARD OF ARCHITECTURAL REVIEW PUBLIC MEETING 86- 64 -DR: SIX STAR BUILDING M. N. Sandler and Associates request approval of one office building containing approximately 12,000 square feet of space. Ms. Fox briefly reviewed the Staff Report and recommended approval subject to staff review and approval of: 1. Parking lot luminaire design. 2. Service area screening materials. 3. Landscaping on the top of the retaining wall. Mr. Martin Sandler, 200 - 112th Avenue N.E., Bellevue, WA 98004, developer for the project, briefly reviewed the details of the project. Mr. Howard Kenney, 5220 Highland Dr., Bellevue, WA 98006, architect made additional comments on the proposal. Planning Commission December 18, 1986 Page 2 MR. KIRSOP MOVED AND MR. ORRICO SECONDED A MOTION TO APPROVE APPLICATION 86 -64 -DR - SIX STAR BUILDING SUBJECT TO STAFF REVIEW AND APPROVAL OF: 1. Parking lot luminaire design. 2. Service area screening materials. 3. Landscaping on the top of the retaining wall. MOTION PASSED UNANIMOUSLY. OFFICE CENTER: Approval of a revision of a two -story office building over one level of parking. Mr. Pace reviewed the Staff Report and recommended approval subject to subsequent staff review of: 1. Revised building elevation lighting scheme. 2. Mechanical equipment location and screening as presented in Exhibit L of the report. 3. Revised landscape plan to include street trees 50 feet apart. Mr. Baron Drake, 600 - 108th Avenue N.E., Suite 405, Bellevue, representing the applicant, concurred with the staff's recommend- ations. MR. ORRICO MOVED AND MR. KIRSOP SECONDED A MOTION TO APPROVE APPLICATION 86 -8 -DR OFFICE CENTER SUBJECT TO SUBSEQUENT STAFF REVIEW OF: 1. Revised building elevation lighting scheme. 2. Mechanical equipment location and screening as presented in Exhibit L of the report. 3. Revised landscape plan to include street trees 50 feet apart. MOTION CARRIED UNANIMOUSLY. Planning Commission December 18, 1986 Page 3 86 -53 -SMP - SEGALE OFFICE PARK BUILDING #861 Mario Segale requests approval to construct a three -story office building containing approximately 64,500 square feet of space. Ms. Fox reviewed the Staff Report and recommends approval subject to: 1. Douglas Fir spaced not more than thirty feet on center must be planted along the east property line. 2. Staff Review and approval of luminaire design. 3. Staff review and approval of dumpster screening. Ann Nichols, P.O. Box 88050, Tukwila, WA, representing the applicant, discussed details of the proposal. She submitted a colored rendition of the building for review by the Commission. Ms. Nichols introduced a drawing of proposed dumster screen, which was introduced into the record as Exhibit D and was held to meet staff requirements. MR. COPLEN MOVED AND MR. SOWINSKI SECONDED A MOTION TO APPROVE APPLICATION 86 -53 -SMP SEGALE OFFICE PARK BUILDING #861 BASED ON THE FINDING AND CONCLUSIONS OF THE STAFF REPORT SUBJECT TO: 1. Douglas Fir spaced not more than thirty feet on center must be planted along the east property line. 2. Staff Review and approval of luminaire design. MOTION PASSED UNANIMOUSLY. 86 -56 -DR - DT &C BUILDING - M. N. Sandler and Associates request approval of one office building containing approximately 10,000 square feet of space. Ms. Fox explained that the action taken by the Commission at their previous hearing needs to be reaffirmed at this time. The SEPA appeal period had not elapsed entirely on this application before the Commission made their decision. MR. KIRSOP MOVED TO REAFFIRM THE COMMISSION'S ACTION AT THE NOVEMBER 20, 1986 MEETING TO APPROVE APPLICATION 86 -56 -DR DT &C BUILDING. MR. COPLEN SECONDED THE MOTION WHICH PASSED UNANI- MOUSLY. Ms. Fox pointed out that SEPA appeal period for application 86- 53 -SMP Segale would not run out until December 23, 1986. Planning Commission December 18, 1986 Page 4 DIRECTOR'S REPORT MR. KIRSOP MOVED TO MAKE THE BOARD'S DECISION ON APPLICATION 86- 53-SMP SEGALE TO BECOME EFFECTIVE WITH THE EXPIRATION OF THE SEPA PERIOD UNLESS SIGNIFICANT OBJECTIONS ARE FILED, AT WHICH TIME THE APPLICATION WOULD AGAIN BE REVIEWED. MR. SOWINSKI SECOND THE MOTION WHICH PASSED UNANIMOUSLY. 86 -16 -SPE AND 86 -50 -SPE: NENDELS INN Mr. Pace pointed out the applicant was not present for these two items on the agenda. 86 -50 -SPE NENDELS INN - After some discussion it was determined that this application would be tabled until the January 22, 1987 meeting. 86 -16 -SPE NENDELS INN - Ted Dahl requests approval of a coopera- tive parking facility for Nendels Inn. Mr. Pace reviewed the proposal recommending approval of the application. Discussion ensued on the configuration of parking. MR. ORRICO MOVED AND MR. KIRSOP SECONDED A MOTION TO APPROVE APPLICATION 86 -16 -SPE NENDELS INN FOR A COOPERATIVE PARKING FACILITY BETWEEN THE INN AND THE RESTAURANT AND ADOPT THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT. MOTION PASSED UNANIMOUSLY. Review of Planning Commission's meeting time. It was pointed out that the time limit for a meeting is 10:30 pm. It was suggested that if staff can see that a particular agenda is going to be particularly long, they should inform the Commission in advance in order to begin earlier. After some discussion, the consensus was to keep the 8:00 p.m. meeting time. Mr. Pace pointed out that a new Commission member has been appointed, Jim Haggerton. He further informed the Commission that a work session with the City Attorney is scheduled for the third week of January. More training and information sharing is planned for 1987 utilizing the budget for this type of activity. Mr. Knudson was in favor of staff informing the Commission of pertinent conferences, seminars, etc. available for the Commis- sion's participation. Planning Commission December 18, 1986 Page 5 � Mr. Pace advised the Commission that a new position has been approved to assist in inspections for the Building and Public Works Department. Also, Moira Bradshaw has elected remain with the Planning Department. Mr. Knudson requested election of Chairman for 1987 be scheduled for the January meeting. ADJOURNMENT The meeting was adjourned at 9:20 pm. Respectfully mitted, oanne Johnsen Secretary CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM 86 -8 -DR: Office Center INTRODUCTION Leon Grundstein wants to revise the design of the approved office development at 6450 Southcenter Boulevard. The Board of Architectural Review (BAR) approved a design earlier this year, and now a change to that design is proposed in build- ing elevations, site plan and landscape plan (Exhibit A). FINDINGS 1. On March 27, 1986 the BAR approved an office building on the site subject to: A. Parking area and building lighting schemes. B. Trash receptacle enclosure. C. Mechanical equipment location and screening accepted as presented in Exhibit L. D. Revised landscape plans. E. Reflectivity of glass limited to 20%. 2. That building was very three - dimensional and sculptural. A below -grade parking area was open and partially hidden from view by the proposed land- scape berming and overhang from the first and second floors. The south elevation was to be a curtain wall while the remaining three sides were horizontal bands of concrete and window. 3. The new proposal is less three - dimensional and sculptural. The vertical architectural elements are eliminated and the below -grade parking area is a more prominent and substantial part of the building (Exhibit C). A land- scape plan is not available as of this writing. 4. The approved color scheme is of beige- or neutral - colored concrete with gold bronze window glazing. A proposed scheme is two tones of grey with a bur - gandy accent for a window band and railing for the deck areas. The darker grey tone will be used for the first parking level and a lighter tone will be used for the two office floors. BOARD OF ARCHITECTURAL REVIEW 86 -8 -DR: Office Center Staff Report Page 2 CONCLUSIONS TMC 18.60.050(4) - Building Design Adequate fenestration and detail are proposed in a pattern of building compon- ents that are in harmony with each other. On the south and east elevations the flat facades are broken by recessed building walls in the southeast corner. The building's base with its darker color and extended foundation lines provides a pronounced foundation for the upper two office stories. The new landscape plan needs to work with the altered foundation of the building and provide suf- ficient vertical landscaping to soften the effects of the building. The prior concern regarding reflectivity of the south building elevation is now eliminated. Parking lot lighting will be required as originally submitted. A revised building elevation lighting scheme is needed. RECOMMENDATION The proposed revisions should be approved subject to subsequent review of: 1. Revised building elevation lighting scheme. 2. Mechanical equipment location and screening as presented in Exhibit L of previous report. 3. Revised landscape plan which sufficiently frames and softens the building. EXHIBITS A. Letter of Revision B. Previous Elevation C. Revised Elevations D. Revised Landscape Plan December 10, 1986 Ms. Moria Carr Bradshaw Assistant Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 A48.25 EXHIBIT A HOWARD NEEDLES TAMMEN & BEROENDOFF INC. P.B. Reference: Revisions for Southcenter Office Building (Formerly Office Center, Southcenter Boulevard) for Gencon Development L. PE c 1 019861 i _ ice cw, , ^. P L.At`J!`•alNG DEPT. Please accept the following narrative and attached drawings as our presentation for revision to the above mentioned project. Based on discussions with yourself and other City of Tukwila officials we have developed revisions to this project that we feel will satisfy your technical requirements and land issue concerns. At the same time this final design presents an improved building form that will work well within the community context. To this end, we wish to confirm the following items: 1. The site plan remains the same (number of cars, loading, access /egress) 2. The location of the building on the site is similar to the previous locations, a slight reduction in site coverage has been accomplished. General circulation patterns for pedestrians /automobiles remain the same. 3. Because of comments made by the planning department regarding reflectivity of the southern window wall, the new development has decreased the amount of glazing and made all facades uniform in appearance with architectural precast concrete panels. In addition, the lower level is designed with heavier horizontal score line to emphasize the idea of base. 4. Rather than squaring off the corner of the building at the interseciton of Southcenter Boulevard and 65th Street, as the previous development suggested, the new development steps the corner back in a series of outdoor decks which reflect and blend in more with the flow of the hillside as it moves toward the intersection. Architects and Planners 600108th Avenue, N.E. Suite 405, Bellevue, WA 98004 206 455 -3555 A48.25 5. We are suggesting the building be painted an off whiEe' on the upper stories with a slightly darker neutral hue on the parking level. This again reinforces the concept of base, middle and top of structure, with the upper coping painted to match the darker hue. Glazing and some horizontal scorelines will be steel blue in color. 6. As an accent to tie the building together, a linear accent element will be anchored approximately 6" from the window, and will be painted red. This will completely surround the building, thus being visible from all sides of the development. In addition all guardrail around the exterior decks as well as site handrails and entrance canopy will be painted to match the same red color. 7. At the openings to the parking level at grade, we are proposing to place a trellis approximately 2 -3 feet in front of each opening to allow the landscaping a chance to grow up and surround the trellis. The trellis acts in two ways, first when the landscaping is immature, the trellis screens the parking garage from the street. Later as the landscaping becomes full grown it provides vertical dimension for planting material to grow on. I hope this clarifies the proposed changes to the previous development. We are very positive about this project and feel it is an exciting addition to the City of Tukwila. DEC 1 0 1986 Cott �;f iU►�'v:��a PL.ASO.J NG DEPT. • ..tTiVA, • .r; _FiFdC1 C-Nr-trk '11"IINP,IMIII1 IA\ W.NIZA\r.11111., if©ii • Jiiiri 11=tdiitii:ro ii li.Pit'.1wpf...)110. qirifir4i )it)o) 0111111011 MAN SOMME 11.4.4411. uIu .I..t nUI &Yr a Komi .41•11.t. wt 4 "" . • Um. ow M. 0 11. 400 Hold 61.01 00111 0.1.a• - W W wf • sci Iletarbf 1. eie04.1.4 VAN. r I. o 0 C f .. . ‘ aft+Poll a•-• 1.4s.si. apOd.ra /AMIN^ L4 f —•— — - — 1. 0 11 I 1 1 101 I 1 I I I I I I 1 I I 1 1 I I I I 1 EAST SOUTH NORTH ••• I Jr. noon • . • • 4.— •- • • ••• ....a 4.• cxchitects EEIBESE88�ffi :sz tagat8888 i8� ® __ __ ewsdigsgri ° ten MOM ELEVATION IMP NOM NMI Emil MOM aisnnmuasnn ■marsuununu , _ I SOUTH ELEVATION W.M asp .- TV NV —um mmssuu.i la EST ELEVATION EAST ELEVATION • =MS 1:18F MUMIMS Mg E 838 tawatalatis3 Reg =mono MMM ii: 77 ppcCCC`om�eem msee5sf5sled5905 ® *. papaw a; au — �95i1➢4iR091 21 RRiRtllRiMInglS O X5RIRalaWORZIMISR$INZtenSCA J jL_ 1986 U iLA 3 DEPT. HNTB HOWARD NEEDLES TGMMEN 6 BEDGENDOFF eoo.°°'»w l..,�13499800. DELLIVIAL n P0N9 206•55.3555 C.) SOVITHCENVER CO OFFICE TU LA, XC WA YON W PP6.EC No I /4/7 -l. QOPE 12 -4-GG SPAWN BV P.O • O.EC.ED P. C..ECkED By PEv5EE000TE V u V ❑ 3 ELEVATIONS 10 December 1986 Moria Carr Bradshaw Assistant Plannner City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98108 Dear Maria: Bruce A. Johnson, Principal Teo JJ© i©I1 AmocAnteo EXHIBIT D -1 Landscape Architecture / Site Planning L . E o 11986 ! 1 _.__PLA N',;;r,!c Dup - 3 The landscape design for the office building at Southcenter Blvd. and 65th Ave. South (6500 Southcenter Blvd.) will provide screening of the building and parking lots, color throughout the season, and interesting but compatible foliage textures. Screening or visual blocking of the parking areas from the roads will be accomplished with conifers and large broadleaf evergreen shrubs (photinia, myrica, and strawberry bush). Blank walls of the building and the facade in general will be interrupted by conifers also. Azaleas in the foreground will add interest and color in these areas. Coitoneaster will be espaliered on the lattice trellis that will screen the openings of the parking garage. This plant will also provide an interesting design element with flowers in the spring and berries in the fall. Color in the early spring will be evident in the rhododendrons and azaleas, the vinca groundcover, and the leaves of the photinia. Summer color will again come from the - photinia shrub, the hypericum groundcover, and the red leaves of the Crimson King maple. A show of color in the fall will come from the leaves of the vine maples, red maples, sumacs, and azaleas in addition to the berries of the cotoneaster and strawberry bush. If you need more descriptive information or have any questions regarding this landscape design, please give us a call. 2203 E. Louisa /Seattle, Washington 98112/(206) 325 -1870 r.r r4v e. <•,•„„.,t, 7 • ' , C r1.4■-•.`, -, 1-4•14 , .. tit ... 0 to:" rp,t; • (WV f•i-11-t,CL.C.Pt. L4.4.:7•5../^1 rlit4C". Vie LW" EN:M.1771 Mr 1-r7rEFSE.Uri 4:3.-9.1zY`Cfl C • . r.rrearr VT, - IE.& n.7(441A Ft.KL ftter^; MOE DEC, J.0 1986 CiTY Tut:Vs:NIA PLANNNG DEPT. 11 t4eir Lasdaap• Aerbaattare Sao flats Altl a1.....1:$4,2.:111111,1 th. 04 I- Ror 7 Q CO rri j 2 7 to gi cn N quio N NN of I� N L dot: : °' 0 T em loiul 4:1 • tii lokOr } S8 ANSI SOUTH 11 64 p11 .' • r •. .. 0 goo 'o n 0 i. 1(' i i :11* r it 7_ E a t z 11:jig ► -s.1 F r`, 414,,q,411', , w ►b VI rr< 4 ?, ^i' S ■R .1.4'7 N ! � L q - y� c� S o s f7 ► c J ! P Ir n U,,Ckty n 9 1' p6 5- f�j e J O . f f TI ,'nr ►i_ J V" T . 1 vr « fi'i a ti .INN i F5p vRti ts.0o5.,4 5 r o uNn A R S i'Fi iVI 4 E I, EXHIBIT E 1 1 I I I OFFICE CENTER 6450 SOUTHCENTEO, TUKWILA. WASH. JIM• PATTISON DEV. 1,1 el: � l 1;1 PREVIOUS LANDSCAPE PLAN 41113 011I111111N118111 1 1 EXHIBIT F OFFICE CENTER 6450 SOUTHCENTEQ. TUkLA. W WASN. JIM. PATTISON DEV. PREVIOUS SITE PLAN * • •..,.I .... q a,' i'ii 1 57 lab 04 to a OFFICE CENTER 6450 SOUTHCENTEN. TUKWILA. WASH. JIM PATTISON DEV. PREVIOUS BUILDING SECTION EXHIBIT G r its • 64' 'F! 004 It' t. a 3 C_ City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor CITY OF TUKWILA Notice of Public Meeting of the Board of Architectural Review NOTICE IS HEREBY GIVEN that the Board of Architectural Review has fixed the 18th day of December, 1986, at 8:00 p.m., in the Council Chambers of Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, Washington, as the time and place for the public meeting to review the following: 86 -8 -DR: Office Center, requesting BAR review and approval of a revision of a two - story office building over one level of parking on the northwest parcel of the 65th Street and Southcenter Boulevard intersection. Any and all interested persons are invited to attend. Published: Record Chronicle - December 10, 1986 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File <%.; Mr. Leon Grunstein Gencor Mr. George Robertson HNTB Mr. Barton Drake HNTB Items Discussed: HOWARD NEEDLES TAMMEN i& BEROENDOFF I MINUTES OF MEETING PROJECT: SOUTHCENTER OFFICE BUILDING DATE: DECEMBER 5, 1986 PLACE: TUKWILA CITY HALL JOB NO: 11417 -11 -00 PRESENT: DEC; 1G 19861 PLANNING DEPT. Ms. Moria Bradshaw �' City of Tukwila Planning Department 1. George Robertson presented proposed development, noting difference in elevations and similiarities in floor and site plan to the previous development. 2. Moria Bradshaw agreed that the slight difference in floor plan and the fact that the site plan was basically the same as the previous development did not cause any problems for the City. Her only concern was that since the elevations had changed enough to look very different from the original scheme that the board of Architectural Review might want to review the project one more time. She agreed to discuss the project with her supervisor to see if he recommends that the project go to B.A.R. or not. Moria will try to get the project, if required, into the agenda as "other business" on December 18, 1986 meeting. She will confirm on Monday, December 8, 1986. 3. HNTB will provide a list and narrative of changes between the previous scheme and the new development. 4. HNTB will provide a landscaping plan that will also include a narrative of the changes from the previous scheme. Moria will allow alternatives in the plant type but the overall landscaping effect should remain the same. 5. A positive point brought out by HNTB was the various screens located in front of the openings in the parking garage and how they will enhance the buildings overall appearance before and after the landscaping has developed. Moria agreed with the concept and felt it would be an important feature to include in a perspective. A48.23 Architects and Planners 600 108th Avenue, N.E. Suite 405, Bellevue, WA 98004 206455.3555 6. HNTB will provide a full building perspective for Gencor: Cost to be around $750 - $1200 to be used for leasing and for B.A.R. on December 18, 1986. 7. General Comments: a) Move loading area to opposite side of the road in front of main entry. b) Island located at the end of parking strip in front of main entrance to be fully landscaped. c) Environmental issues are addressed. d) Project, if approved by B.A.R., can be submitted at the building permit stage. Building department will be the only department that will comment as all the other departments (except public work) have approved the overall concept. e) HNTB explained that the colors shown were only representa- tional to illustrate a two color combination that will occur with a lighter gray on top and a slightly darker gray on the bottom. Meeting was adjourned. The above represents HNTB's record of the main points of discussion and decisions made in the course of the meeting. It is to the best of HNTB's knowledge complete and correct. Work is progressing based upon the information and understanding recorded above. Notify HNTB immediately if you take exception to any item. A48.23 Mr. Leon Grundstein Genco Post Office Box 2667 Kirkland, WA 98033 Dear Mr. Grundstein: Subject: Office Center at 6450 Southcenter Boulevard Per your request, the record was reviewed of this development at the northwest corner of the intersection of 65th Avenue South and Southcenter Boulevard. The previous development proposal by Tecton Development Cor- poration received a variance from the Zoning Code to allow two separate parking areas (85- 59 -V), design review and approval (86- 6 -DR), and a Deter- mination of Nonsignificance subject to four conditions (EPIC 314 -86). The City would not require new variance, SEPA and BAR applications, pro - vided the impacts and scope of the project are not significantly changed. I would strongly suggest that a site plan and elevations be submitted to the staff for review and approval prior to submittal of complete architec- tural and structural plans for your building permit. Please call me at 433 -1848 to set up a meeting. Yours truly MCB /sjn , , ": ;`;'. v City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433-1800 Gary. L. VanDusen, Mayor October 22, 1986 Moi -ra Carr Bradshaw Assistant Planner Mr. Gordon Richards Urban Design Group 210 -18 Gostick Place North Vancouver, Canada V7M -3G3 Dear Mr. Richards: cc: Kurt Feichtmeir F i 1 e : C11 -131- City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary 1. VanDusen, Mayor May 30, 1986 I have completed my review of the Tecton Office. Center and would like to request the following change. The parking island that will be used for required sideyard landscaping, as agreed upon, should be shown with plant materials on the landscape plan. In addition, the proposed 5' -7' sidewalk should be reduced to 3 feet. The intent is to maximize the landscaping while providing pedestrian access and I believe 3 feet through the island is adequate. The stamp of the landscape architect should also be on the plan. If you have any questions, please feel free to contact me at 433 -1848. Sincerely, P Moira Carr Bradshaw Assistant Planner Kurt Feichtmeir Tecton Development 16000 Christensen Road Tukwila, WA 98188 RE: 86 -8 -DR Dear Kurt: City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor March 28, 1986 The Board of Architectural Review (BAR) approved at their March 27, 1986 meeting, the proposed design of the development at 6450 Southcenter Boulevard with the following conditions to be submitted and approved by staff: 1. Parking area (loading space) and building lighting schemes. 2. Trash receptacle enclosure. 3. Mechanical equipment to be located in top of elevator shaft and demonstrated in Exhibit L. 4. Revised landscape plan showing the minimum area requirements. 5. Bronze reflective glazing and dark grey tinted glazing be limited to a maximum 20% refectivity. Per TMC 18.90.030, any person aggrieved by the decision of the BAR, may appeal that decision to the City Council. The appeal shall be made in writing to the City Clerk within ten days of the BAR decision as stated above and shall state the reasons for the appeal. The City Council shall affirm, deny or modify the decision of the BAR within ninety days of the filing of the appeal. If you have any questions, please feel free to call me at 433 -1848. Sincerely, 4444/tr Moira Carr Bradshaw City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (208) 433 -1800 Gary L. VanDusen, Mayor TUKWILA PLANNING COMMISSION Minutes of the March 27, 1986, Planning Commission meeting. Chairman Knudson called the meeting to order at 7:07 p.m. Other com- missioners present were Mr. Sowinski, Mr. McKenna, and Mr. Kirsop. Representing staff were Moira Bradshaw, Rick Beeler, Kathy Stetson and Becky Kent, Planning Department and Jim Haney, City Attorney. The approval of minutes was deferred to the end of the meeting. BOARD OF ARCHITECTURAL REVIEW A. 86- 8 -DR: Office:- Center ,Te ontreq e ting Board of Architectural Review (BAR) and approval of MO stiky office building over one level of parking on the northwest parcel of the 65th Street and Southcenter Boulevard intersection. Ms. Bradshaw entered application 86 -8 -DR into the record and summarized the staff report with the addition of Recommendation 4. Revised Landscape Plan showing minimum area requirement and commented that Recommendation 1. include the recommendation for relocation of the loading space. Mr. Larson arrived at the meeting. Rick Jones, Urban Design Group, 210 -18 Gostick Place, North Vancouver, BC, Canada V7M -3G3 requested reconsideration of Recommendation 3. to not allow roof top mechanical equipment. Exhibit L air conditioner and screen in elevator shaft was entered into the record. MR. KIRSOP MOVED TO APPROVE APPLICATION 86 -8 -DR: 6450 SOUTHCENTER BLVD., ACCEPTING STAFF'S FINDINGS AND CONCLUSIONS, WITH THE FOLLOWING CONDITIONS: 1. PARKING AREA AND BUILDING LIGHTING SCHEMES. 2. TRASH RECEPTACLE ENCLOSURE. 3. MECHANICAL EQUIPMENT LOCATION AND SCREENING ACCEPTED AS PRESENTED IN EXHIBIT L. 4. REVISED LANDSCAPE PLANS. Planning Commission Meeting Minutes March 27, 1986 Page 2 MR. SOWINSKI SECONDED THE MOTION. MR. LARSON MOVED TO AMEND THE MOTION TO REQUIRE THAT THE REFLECTIVITY OF THE GLASS NOT EXCEED 20 %. MR. MCKENNA SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MAIN MOTION PASSED UNANIMOUSLY. PUBLIC HEARING /BOARD OF ARCHITECTURAL REVIEW B. 86- 10- DR/86 -9 -CUP: North Hill Reservoir, City of Tukwila requesting BAR approval and a Conditional Use Permit for a water reservoir and appurtenances at approximately 14953 57th Avenue South. Ms. Bradshaw entered the staff report for 86- 10- DR/86 -9 -CUP into the record and summarized the staff report and clarified that recommendation 3 referred to both sanitary and storm sewer. Byron Sneva, City of Tukwila, Public Works Director, and Ross Earnst, City Engineer, presented graphics and described the reservoir proposal and upgrade of 57th Avenue South. Cris Crumbaugh, 15215 52nd Avenue South, Tukwila, WA attorney representing John and Louise Strander, 15000 57th Avenue South, summarized a letter sub- mitted by the Stranders (Exhibit G), and requested it be included as part of the minutes. He requested additional conditions, as described in the letter be included. Bill Sweeney, 14949 57th Avenue South, was concerned with the exterior finish of the reservoir and asked if it was designed to be earthquake - proof. Mr. Sneva said that the reservoir was designed to earthquake specifications and the exterior finish had not been decided. MR. LARSON MOVED TO APPROVE APPLICATION 86- 10- DR /86 -9 -CUP, NORTH HILL RESERVOIR, ACCEPTING STAFF'S FINDINGS AND CONCLUSIONS, WITH THE FOLLOWING CONDITIONS: 1. SETBACK THE PUMPSTATION THE REQUIRED 30 FEET OR OBTAIN A VARIANCE FROM THE BOARD OF ADJUSTMENT. 2. CONSTRUCT SUFFICIENT INTERIM IMPROVEMENTS TO ALLOW TWO WAY MOVEMENT ALONG 57TH AVENUE SOUTH FOR CONSTRUCTION EQUIPMENT AND PASSENGER VEHICLES PRIOR TO RESERVOIR CONSTRUCTION. Planning Commission Meeting Minutes March 27, 1986 Page 3 3. IMPROVE THE UNIMPROVED PORTION OF 57TH AVENUE SOUTH. IMPROVEMENTS SHALL INCLUDE CURB, GUTTER, SEWER, UNDERGROUNDING OF OVERHEAD UTILITY LINES AND A SIDEWALK. 4. REVISE LANDSCAPE PLAN TO SHOW AN INCREASED TREE CALIPER OF 2 ", AND A VARIETY OF EVERGREEN TREES A MINIMUM 8' IN HEIGHT AND MINIMUM WIDTHS TO PROVIDE OPAQUE LANDSCAPE SCREEN PRIMARILY AROUND THE SOUTHERN AND EASTERN PERIMETER OF SITE. 5. PROPERTY OWNERS ON 57TH AVENUE SOUTH BE INVOLVED IN THE REVIEW OF THE NEW PROPOSED LANDSCAPING PLAN. 6. SEWER BE HANDLED IN A PROMPT REGARD DIRECTLY FOLLOWING CONSTRUCTION. MR. KIRSOP SECONDED THE MOTION. Mr. Crumbaugh requested that the conditions as listed in the Strander's letter be included in the conditional use permit approval. THE QUESTION WAS CALLED FOR AND THE MOTION FAILED. MR. LARSON MOVED TO APPROVE APPLICATION 86- 10- DR/86 -9 -CUP: NORTH HILL RESERVOIR, ACCEPTING STAFF'S FINDINGS AND CONCLUSIONS, WITH THE FOLLOWING CONDITIONS: 1. SETBACK THE PUMPSTATION THE REQUIRED 30 FEET OR OBTAIN A VARIANCE FROM THE BOARD OF ADJUSTMENT. 2. CONSTRUCT SUFFICIENT INTERIM IMPROVEMENTS TO ALLOW TWO WAY MOVEMENT ALONG 57TH AVENUE SOUTH FOR CONSTRUCTION EQUIPMENT AND PASSENGER VEHICLES PRIOR TO RESERVOIR CONSTRUCTION. 3. IMPROVE THE UNIMPROVED PORTION OF 57TH AVENUE SOUTH. IMPROVEMENTS SHALL INCLUDE CURB, GUTTER, SEWER, UNDERGROUNDING OF OVERHEAD UTILITY LINES AND A SIDEWALK. 4. REVISE LANDSCAPE PLAN TO SHOW AN INCREASED TREE CALIPER OF 2 ", AND A VARIETY OF EVERGREEN TREES A MINIMUM 8' IN HEIGHT AND MINIMUM WIDTHS TO PROVIDE OPAQUE LANDSCAPE SCREEN PRIMARILY AROUND THE SOUTHERN AND EASTERN PERIMETER OF SITE. 5. CLARIFY THE SANITARY AND STORM SEWER SITUATION TO THE RESIDENTS OF 57TH. 6. INCLUDE BOTH THE STREET REVISION AND THE RESERVOIR SIMULTANEOUSLY. 7. INCLUDE THE STREET PROJECT IN REVIEW WITH THE PROPERTY OWNERS. • Planning Commission Meeting Minutes March 27, 1986 Page 4 8. INCLUDE THAT THE LANDSCAPE PROPOSAL BE PRESENTED TO THE PROPERTY OWNERS ALSO. 9. SANITARY SIDE SEWER BE HOOKED -UP TO THE SYSTEM IN A TIMELY FASHION. MR. KIRSOP SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. Jim Haney, City Attorney, and Rick Beeler, Planning Department, arrived at the meeting. BOARD OF ARCHITECTURAL REVIEW A. 86 -7 -DR: Valley View Estates, Puget Western requesting BAR appro- val of a 108 unit multi - family residential complex on a 7.08 acre parcel located in the southwest quadrant of the 1 -5/1 -405 inter- section, bordered by 53rd Avenue South and Slade Way on the west, Slade Way on the south and I -5 right -of -way on the east. Mr. Haney asked if any of the Board members felt they had a conflict of interest for appearance of fairness. Mr. McKenna stated that he voiced an opinion regarding multi - family deve- lopment in the subject neighborhood at a public meeting that took place in 1977 -79, but felt he could act on the application. Mr. Sowinski stated that he lived within two blocks of the project site. Mr. Kirsop stated that he was a former employee of the insurance brokers for Puget Power. Mr. Larson stated that he had recently performed some construction work for John MacFarland located at 4375 S. 158th Street. Mr. Kirsop stated that his wife signed a petition in opposition to the project. Mr. Knudson stated that he had heard opinions for and against the project, but felt it would not impede his decision - making on the proposal. Mr. Kirsop, Mr. McKenna and Mr. Sowinski stated they had received flyers in opposition to the project, but had not been contacted directly by anyone. Mr. Kirsop stated he previously attended court defending the City's posi- tion in a lawsuit involving this project. Joel Haggard, attorney for the applicant, 2426 Financial Center Seattle, WA suggested that the flyer(s) be included as part of the record. Planning Commission Meeting Minutes ' March 27, 1986 Page 5 Dick Goe, 5112 S. 163rd Place, Tukwila, WA, read into the record a flyer dated March 27, 1986, written by himself, in opposition to the project. This flyer was identified as one of the flyers that several board members received and was entered as Exhibit 1. Dennis Robertson, 16038 48th Avenue South, submitted a flyer, not dated, written by several residents in opposition to the project. This flyer was identified as one of the flyers several board members had received, and was entered as Exhibit 2. Mr. Haney read Exhibit 2 into the record. Mr. Haggard acknowledged that Exhibits 1 and 2 were circulated, but not that they were accurate. Mr. Haggard waived any objections and since no other objections were lodged, all members remained on the Board, and the meeting proceeded. Ms. Bradshaw entered the staff report into the record as Exhibit 3, and a briefing from Joel Haggard dated March 26, 1986, as Exhibit 4. Ms. Bradshaw presented the findings of staff report. Mr. Haney explained the FEIS appeal process and how it related to the design review application process. Ms. Bradshaw presented a video depicting the site and surrounding area (Exhibit 5), and expanded upon the conclusions of the staff report, including additional recommendations. Ms. Bradshaw summarized the conclusions on Criteria 1., identified a lack of pedestrian circulation on the site between the units and the children's play area and the essential character of the entirety of the site to the integrity of the development. During conclusions on Criteria 2., character of the adjoining areas - single family neighborhoods on the north, west and south and the I -5 freeway on the east was highlighted. The I -5 corridor noise impacts and its relationship to the structures and recreation areas were discussed and a accoustic noise barrier was recommended. The barrier would create a greater degree of harmony between the site and the eastern adjoining area. The scale of the east elevations of the structures in relation to the views of the hillside from the east were also discussed and additional landscaping to partially screen the scale and mass of the structures within the context of a single family neighborhood on the hillside. During the staff conclusion on Criteria 3., the inconsistency of property lines and retaining walls and rockeries between the landscaping and site Planning Commission Meeting Minutes • March 27, 1986 Page 6 Exhibit #8 - Vincent J. Ferrese Exhibit #9 - James Stewart Van De Vanter Exhibit #10- James W. Macisaac Exhibit #11- Kurt G. Gahnberg Exhibit #12- Glenn G. Mckinney, Jr. Exhibit #13- Jack K. Tuttle plan was identified and a revision of the landscape plan to show the rockeries, retaining wall, correct property lines was recommended. The need for additional pedestrian walkways was addressed as a protection measure for the landscaping scheme. Ms. Bradshaw summarized conclusions on Criteria 4., and expanded on the interelationship of the various architectural components of the typical structures and summarized the need for a revised entry elevation with a three dimensional element that would be in harmony with the design of the side and rear elevations. To create a greater harmony with the structure and the permanent adjacent development, the I -5 corridor, noise barriers around the exterior decks on the east elevations was recommended. Building lighting elements had not been submitted and a request for the lighting and numbering scheme in relation to building design was requested. In the conclusions on Criteria 5., the childrens play area was identified and it was recommended that seating be provided around the area for adults supervising children in the area. Ms. Bradshaw entered a letter from Joel Haggard, dated March 27, 1986, into the record as Exhibit 7. The Board recessed at 10:20 p.m. The Board reconvened at 10:30 p.m. Dennis Robertson, 16038 48th Avenue South, lodged a complaint regarding an appearance of fairness issue. Mr. Haggard, submitted resumes for the following individuals into the record as follows: Mr. Haggard distributed copies of Exhibit 7 to the Board and suggested they pay particular attention to sections of that letter prior to the meeting of April 10, 1986, continuation. Janie Lau, 16461 64th Avenue South, Tukwila, WA, was concerned with the adequacy of 54th Avenue South. A. H. Hancuff, 16211 51st Avenue South, Tukwila, WA, spoke in favor of the project. Planning Commission Meeting Minutes March 27, 1986 Page 7 Frank Loihl, 16223 49th Avenue South, Tukwila, WA, was concerned with the slope of the recreation areas and parking. Darlene West, 5212 South 164th Street, Tukwila, WA, 98188, requested clari- fication of the environmental review process. Mr. Haney described the environmental review appeal process. MR. KIRSOP MOVED TO CONTINUE THE MEETING TO APRIL 10, 1986, AT 7:00 P.M. MR. LARSON SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. ADJOURNMENT The meeting adjourned at 11 :05 p.m. TUKWILA PLANNING COMMISSION ,�Ge�cti t��Orr�r� Moira Carr Bradshaw Secretary AGENDA ITEM CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 86 -8 -DR: 6450 Southcenter Blvd. INTRODUCTION The Tecton Development Corporation is proposing a three story professional office building with two levels of office space and a covered parking level on the first floor. The development site is the northwest corner parcel of the intersection of 65th Avenue South and Southcenter Boulevard. FINDINGS 1. Per TMC 18.60.030(2)(E) The Board of Architectural Review (BAR) shall review all proposed developments north of I -405 and east of I -5 in all zone districts, excluding single family homes. 2. The BAR shall use the guidelines of TMC 18.60.050 in making its decision. 3. The proposal is a two story 34,708 square foot office building over a parking level. 4. Construction is to be completed in one phase, although a second phase for additional underslab parking may be added. (Exhibit C) 5. The applicant received a variance from TMC 18.56.040(4)(C) in January, 1986 to allow two separate parking areas that are not internally accessible. The one area is the surface level parking and the second is the enclosed parking level in the first story of the structure. 6. Southcenter Boulevard is primarily developed with two story professional office buildings. 65th Avenue is developed with Tukwila Park and residential uses. 7. The structure's elevations show a combination of acrylic stucco, bronze reflective glazing as a curtain wall system and in standard aluminum frames, and dark gray tinted glazing in aluminum frames. 8. The development will have three points of access. One will be in the south- western portion of the site on Southcenter Boulevard, the second will be in the northeast corner of the site on 65th Avenue, and the third will be the sole entrance and exit to the covered parking level midway along the 65th Avenue side of the site. (Exhibit B) 86 -8 -DR: 6450 Southcenter March 27, 1986 Page 2 9. The site is zoned P -0, Professional Office. CONCLUSIONS Review Guidelines 1. TMC 18.60.050(1) Relationship of Structure to Site. C The location of the building on the site has been advantageously located in the southeastern portion. This allows location of the parking, loading and service areas behind the building, semi - screened from the street. (Exhibit 8) Sidewalks will be constructed along street frontages and an efficient system of sidewalks has been shown on the interior of the site. An interior stair- well and elevator as well as sidewalk along the garage access ramp provides pedestrian access to the enclosed parking area. 2. TMC 18.60.050(2) Relationship of Structure and Site to Adjoining Area. The proposed project is similar to the office structures located along Southcenter Boulevard and will be consistent with established neighborhood. (Exhibit A) The loading space as shown on the site plan would be more appropriate adjacent to the sidewalk on the southeast side of the driveway. (Exhibit B) This alternate location would be more convenient and efficient and create a safer traffic flow. Staff feels that safe circulation patterns will be established on 65th Avenue South. The project will also use an existing curb cut on Southcenter Boulevard. 3. TMC 18.60.040(3) Landscape and Site Treatment. The landscape plan does not show the required five (5) feet of landscaping along the entire length of the western property line. (Exhibit I) The street tree used throughout the project entrances and along drives will be a Sweet Gum at two (2) inch caliper. The quantity and locations of Sweet Gums used throughout the site will establish a pattern, establish a visual axes into the site, and break up the paved areas. A combination of deciduous and evergreen will be used to add variety and interest year round. The landscaping is also recessed from vehicular entrances which will allow clear sight lines. An elevation of the type of enclosure for the trash receptacle has not been shown. It should provide opaque screening and will be required prior to final approval. Lighting in the parking areas has not been shown. The standard and their locations on the site plan are needed to assess compatibility with design and their effectiveness for safety reasons. 86 -8 -DR: 6450 Southcenter B?-l. March 27, 1986 Page 3 .a... , r.. k.:.. xx.. u. . ....,.0 . .H. »Y ::Ja�)tx ,1Z, nit:717; 4. TMC 18.64.050(4) Building Design. The contemporary design and quality of the project is compatible with the structures in the surrounding area. The scale of the building is slightly larger in comparison with the scale of its neighbors but the covered parking area will be a benefit to the development and will deter on- street parking. The building's components and the three different types of materials are varied yet create a harmonious blend. (Exhibits F and G) Mechanical equipment has not been indicated. Rooftop mechanical equipment should be prohibited because of the location of the building at the toe of the North Hill residential area. Any ground level equipment will be subject to setback requirements and should be shown on the site and landscape plans. Exterior lighting to highlight the architectural design has not been shown. The nighttime appearance of the building should be equally considered. Proposed lighting should be shown prior to final approval. 5. TMC 18.64.050(5) Miscellaneous Structures and Street Furniture. A picnic table has been located on the east side of the site along 65th Avenue and deck areas are shown on the south side of the building. The amenities for the tenants of the building are well located and will supplement the outdoor and picnic facilities of Tukwila Park just north of the site. RECOMMENDATION The staff recommends that the BAR approve the proposal subject the following con - conditions to be submitted and approved by staff: 1. Parking area and building lighting schemes. 2. Trash receptacle enclosure. 3. Mechanical equipment location and screening. EXHIBITS A. Rendering Building B. Site Plan C. Parking Level D. First Floor Plan E. Second Floor Plan F. Elevations G. Elevations H. Sections I. Landscape Plan J. Landscape Plan K. Specifications it' Lis, r•.C:s + vn;'._ ;! s,• .=7S'..C..+ ore)+!. urines atttstt sutrout4 o ,. •• =a a �.., a MN.1 MW , ....� Q 1144 1••■ ......y .444 • al.... 01.41e M M /+.1 ar• 1.+ Q Mt1 141., i••••1 •+ Mc..•.• alto kn.. Q IM1 tl • A • / rla4.,. t4�.0 1444 1....M4 �� f.. [warm,. 9 —�--- iii ------------- - - - - - ---- - - - - -- ll�����������������■ ■IU•111URU O 99.n4a•.f i miii U o m immismni 0 OEM LavaL. ti O • EAST SOUTH • f •: . 11+.• s. Ii•,a.+++rs 4— As fo 1144.9. ,— two. t., Sawn 1.teNJa. t..t .•• 4W t ti. fa �..... •• t1•.. •aY ..40 ••41. t0 44.7 MOO. M w•.re t V. f. .4.+ 144.4 f 4a +S 2 s w CC w ■ Z Z 0 " I— =F— V � O 0 architects NORTH ntrnan s d i r - L �yE LA' all a.. P A R K I N G LEVEL i :• • •••. .r i wome masa � I r aC EO'CED FEB 27 1986 qn Of TUKW A PLANNING DEPT• t architects L � LIVE L } L. _L M1 1 • • . N..• 1 1 11.1 \'1, ••••111111 111111111 11 4' ,s. 771 1I 11111 S Y 0f. OFFICE' CENTER 6450 SOUTHCENTER. TUMILA. WASH. JIM' PATTISON DEV. II ;PIN II; !il it i I� 1 = u lIIIWIIII 11 • • OFFICE CENTER 6450 SOUTHCENTEN, TUKWILA,WASH. JIM. PATTISON DEV. t, 4. • a . ' u 1UhIIIEIUNNAr :;,1. :" 77777 771.7.! • • • City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 OM 833.1800 Gary L. VanDusen, Mayor CITY Of TUKWILA Notice of Public Hearing and Meeting of the Tukwila Planning Commission NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has fixed the 27th day of March, 1986, at 7:00 p.m., in the City Council Chambers of Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, Washington, as the time and place for: Public Meetings Qlt1770 OVItte Temisi requesting Board of Architectural Review (BAR) and approval of a two story office building over one level of parking on the northwest parcel of the 65th Street and Southcenter Boulevard inter- section. 86 -7 -DR: Valley View Estates, Puget Western request BAR approval of a 108 . unit multi - family residential complex on a 7.08 acre parcel located in the southwest quadrant of the I -5 /I -405 intersection, bordered by 53rd Avenue South and Slade Way on the west, Slade Way on the south and I -5 right -of- way on the east. 86- 10 -DR: North Hill Reservoir, City of Tukwila requesting BAR approval of a water reservoir and appurtenances at approximately 14953 57th Avenue South. Public Hearings 86 -9 -CUP: North Hill Reservoir, City of Tukwila requesting a Conditional Use Permit for a water reservoir and appurtenances at approximately 14953 57th Avenue South. Any and all interested persons are invited to attend. Published: Record Chronicle, March 16, 1986 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File urban design group • architects 210-18 gostick place • north vancouver • british columbio • V7M 3G3 • 1604) 986-2334 March 21, 1986 City of Tukwila Planning Department 6200 Southcenter Boulevard Tukwila, Washington 98188 Attention: Moira Carr Bradshaw Re: 6450 Southcenter Boulevard File #604 Dear Ms. Bradshaw: C This letter is to confirm my understanding of issues discussed by us in our telephone conversation of March 19, 1986. 1. We have found a type of glass that meets our requirements aesthetically and which has an exterior reflective value of 18% Since this value is less than the 20% limit mentioned by members of the planning department, it is my understanding that we are not required to do a glare study. 2. At the meeting of March 12th the panel members requested that the landscape drawings be sealed. You have indicated that the landscape architect who is registered in British Columbia but not in Washington may seal the drawings. 3. In the environmental check list submitted by us the tallest height of any proposed structures is described as 37' -6" (pg. 13, item 10 —a). This figure reflects height from the lowest grade point of the building perimeter. The Tukwila zoning code defines building height as being measured from the average elevation of finished grade (definition of building height, Pg. 235, 18.06.120). As per this definition the tallest proposed height of any proposed structure is 34' -6 ". If you disagree with any of the above 3 items, or if you feel that I have misunderstood any aspect of our conversation, please contact me as soon as possible. Many thanks for all of your kind assistance to date. Yours truly, Gord Richards URBAN DESIGN GROUP — AR 'ITECTS GR /gg . • - Area 1..ightirig:10Ittiali • . McGraw.e111SOrt .•••. . . . • • •• . . - - . • , „, • -... -- • - • •••• • . • • • . „ , • e • • . ••• • - • , - . •'t - " t.—. `61*"' 4 Zcl .,4.04 • • • t•,,,).4.15',..?„,,,,,Mi• • o ••• ••• - n .e. •+ ' • ' ' - • • • • . . • -4 4•4.0 • ----• Air ..• --7,1-..?•LT.tlettnt•-• • • 44* IVN444.....r:,`,1:'..:1'.i".;!4;. • • -°•••,—^,,. • 4- 4 • ' s--- • „ — f•—■ • "" .1r4:714"•:, ••• ' • • • - • ' •••• "i • e • .% ••••: e • , • ; » • • 1 Base Catalog Number lamps not Included) Lamp & Ballast (all ballasts are high power factor) Lamp Watts Square Hound LB1011 L84011 75 Mercury LB1021 L84021 CWA— Constant Wattage 100 Auto transformer LB1041 LB4041 175 L81141 L84141 Metal Halide —CWA 175 LB1211 LB4211 70 High Pressure Sodium LB1221 L84221 ATR —Auto transformer 100 Reactor LB1231 L84231 150' L81301 LB4301 Incandescent 150 Landscape Bollard Symmetric Light Pattern Ordering Information 'Lamp arc rating of 55 volts. Additional Ordering Information Ballast — Available for 120 through 277 volts input. Specify voltage as base catalog number suffix, e.g.: LB1011 -120. Finish — Black (BK), Bronze (BZ) thermoset acrylic enamel. Specify as base catalog number suffix, e.g.: LB1011- 120BK. U.L. LISTED Accessory Asymmetric Reflector — Order, separately, Catalog No. LA2. 42" I no 7 "—H T Area Lighting Division McGraw- Edison Company ahotometrics Itruirmma 12' Anal 10 6 6 0 3 13 5 SEVANNI le ENE E ingrardillr Modification MERCURY 6 6 Prismatic Refractor —All CONQUEST Bollard L.urninaires are available with a prismatic i,orosilicate glass refractor to provide . ontrolled, efficient, low glare light distribution. To order, change the fourth digit of the base catalog number to 2, e.g.: change LB1011 -120BK to LB1012- 120BK. I8' 15' 12' 9' 6' 3' 0' 0' 3' 6' 9' 12' 15' Distance From Luminaire in Feet SYMMETRIC DISTRIBUTION ASYMMETRIC DISTRIBUTION HIGH PRESSURE SODIUM rernivirmr. 111111111111151151 NI EginErax :41 111 5 ERVIESINE NIMMILPE 18' 15' 12' 9' 6' 3' 0' 0' 3' Distance From Luminaire in Feet SYMMETRIC DISTRIBUTION ASYMMETRIC DISTRIBUTION Options 6' 9' 12' 15' 18 18 Lamp -100 watt Deluxe White Mercury For 75 watt multiply footcandles by .667 For 175 watt multiply footcandles by 2.05 For 175 watt phosphor coated �metal halide multiply lipl footcandles by Lamp - 70 watt High Pressure Sodium For 100 watt lamp multiply footcandles by 1.64 For 150 watt lamp m iply footcandles b 2.76 Area Lighting Division McGraw - Edison Company 4 Option Cat. No. Suffix Polycarbonate Lens Provision for Receptacle Duplex Receptacle Single Receptacle Fuse (KTK Type) V R1 R2 R3 F To order options add suffix to catalog number, e.g.: LB1011- 120BKV. ahotometrics Itruirmma 12' Anal 10 6 6 0 3 13 5 SEVANNI le ENE E ingrardillr Modification MERCURY 6 6 Prismatic Refractor —All CONQUEST Bollard L.urninaires are available with a prismatic i,orosilicate glass refractor to provide . ontrolled, efficient, low glare light distribution. To order, change the fourth digit of the base catalog number to 2, e.g.: change LB1011 -120BK to LB1012- 120BK. I8' 15' 12' 9' 6' 3' 0' 0' 3' 6' 9' 12' 15' Distance From Luminaire in Feet SYMMETRIC DISTRIBUTION ASYMMETRIC DISTRIBUTION HIGH PRESSURE SODIUM rernivirmr. 111111111111151151 NI EginErax :41 111 5 ERVIESINE NIMMILPE 18' 15' 12' 9' 6' 3' 0' 0' 3' Distance From Luminaire in Feet SYMMETRIC DISTRIBUTION ASYMMETRIC DISTRIBUTION Options 6' 9' 12' 15' 18 18 Lamp -100 watt Deluxe White Mercury For 75 watt multiply footcandles by .667 For 175 watt multiply footcandles by 2.05 For 175 watt phosphor coated �metal halide multiply lipl footcandles by Lamp - 70 watt High Pressure Sodium For 100 watt lamp multiply footcandles by 1.64 For 150 watt lamp m iply footcandles b 2.76 Area Lighting Division McGraw - Edison Company 4 Features McGraw- Edison CONQUEST bollard luminaires are designed for walkway and area lighting applications where low mounting heights are desirable. CONQUEST bollards combine rugged con- struction with clean aesthetically appealing lines that blend with or enhance most architectural designs. Optics provide efficient, low glare lighting. • Housing— consists of a lower, heavy duty seamless extruded alu- minum tube, a clear, impact resistant acrylic lens and a cast aluminum top. The housing is designed to form a single integral unit that is completely gasketed and sealed from outside contaminants. Entire housing lifts off for easy access to inner frame and lamp socket. It is secured to the cast aluminum anchor base with flat head stainless steel socket screws for a flush and virtually invisible appear- ance. • Top Casting —is a single piece, heavy duty aluminum casting, which provides rapid heat dissipation. Has NO external mounting fas- teners. Beveled upper edge of the casting adds to the aesthetics of the unbroken clean lines of the entire housing assembly. It houses the upper reflector so that it is out of view. • Inner Frame —heavy gauge, corrosion resistant galvanized sheet metal. Contains lamp socket, ballast assembly compartment, lower reflector and anchor base. • Wiring Access —Over 100 sq. inch opening allows unobstructed access to wiring compartment. • POWER TRAYTM Luminaire Ballast Assembly —core and coil ballast assembly mounted on a tray, inserts into ballast compart- ment of inner frame and is secured with two screws. Connects to power supply leads and lamp socket leads by means of polarized, quick disconnect plug and receptacle. Available for operation of a wide range of lamps: 75 through 175 watt mercury, 70 through 150 watt high pressure sodium, 175 watt metal halide or incan- descent. This unique ballast assembly results in greater applica- tion flexibility. • Optics —lower reflector finished with Alzak' process: a truncated octagonal upper reflector and a 1 /4" wall, impact resistant clear acrylic lens is standard. Polycarbonate lens available as an option. •Proprietary term of Alcoa • Photometric Performance —the CONQUEST bollard optical system provides low glare, highly efficient illumination with unparalleled uniformity. Using 70 watt high pressure sodium lamps with CONQUEST bollard luminaires mounted on 20 ft. centers produce a symmetric light pattern and result in a max- imum to minimum uniformity ratio of less than 4 to 1. • Mounting— square or round cast aluminum base is attached to inner frame. Mounts on foundation with three 1 /2" x 12" anchor bolts on a 5" diameter bolt circle. A centrally located 4" x 31/4" entrance opening is provided. • U.L. Listed Unique POWER TRAY."' Luminaire Ballast Assembly • Complete assembly installs in inner frame and connects to power supply leads and lamp holder leads with polarized quick discon- nects. • Can be supplied with integral fuse(s) to eliminate costly field in- stallations. • Allows a single luminaire to accommodate a variety of lamps and ballast. • Ballast assembly located remotely from lamp chamber for cool operation and long ballast life. • Insures safety and reliability — ballast assembly separately U.L. listed for field interchangeability. Area Lighting Division McGraw - Edison Company 5 Specifications This specification covers McGraw - Edison CONQUEST bollard luminaires for use with 70 through 175 watt high intensity discharge lamps or up to 150W incandescent lamps. Luminaire —shall be catalog number (specify) and shall include the following features: Housing —shall be (square) (round) and shall consist of a lower extruded aluminum tube, clear impact resistant acrylic lens and a one piece aluminum top casting. The entire assembly shall be removable allowing easy access for relamping. Lens —shall be clear 1 /4" acrylic and shall be held in an unstressed position between the lower extrusion and top casting by two tension rods. It shall be gasketed top and bottom for a weather tight assembly. Top Casting —shall be one piece heavy duty cast aluminum and shall provide rapid heat dissipation for cool- to -the- touch operation. It shall have a beveled upper edge and no external attachment hardware. Optical System —shall consist of a lower reflector fin- ished with Alzak* process, and an upper reflector to provide efficient low glare illumination. * Proprietary term of Alcoa. Prismatic Refractor —shall be optional and where specified shall be borosilicate glass and shall direct light outward and downward for maximum light utilization. Asymmetric Reflector —shall be optional and where speci- fied shall mount to the lamp socket to direct the Tight so as to result in an asymmetric light pattern. It shall be adjust- able through 360°. Lamp Socket —shall be porcelain enclosed and shall be factory preset to properly position lamps. Area Lighting Division McGraw- Edison Company Racine, Wisconsin 53405 w. man. mi war uamnn. En ' W .,.j r,l^.wnn k. wary..cn 1979 au. L.ryr beg Ca ,.'n Wf .r Erl.nn any a. nun nq9■ Inner Frame —shall be heavy gauge corrosion resistant galvanized sheet metal. It shall contain a cast aluminum lamp socket support, Tamp socket, ballast assembly com- partment, power supply wiring chamber. It shall be secured to a cast aluminum mounting base. POWER TRAYTMLuminaire Ballast Assembly —shall be a self contained removable assembly and shall support the ballast assembly. The assembly shall slide easily into the inner frame ballast compartment and be held securely in place by two screws. It shall connect to the power supply lead wires and lamp socket lead wires by means of polarized quick- disconnects. Anchor Base —shall be cast aluminum and shall be at- tached to the inner frame by four stainless steel screws. It shall be fastened to the mounting foundation by three 1/2" x 12" anchor bolts on a 5" bolt circle. It shall have a centrally located 4" x 3 wire entrance opening. Ballasts —shall be high power factor and shall be: Constant Wattage Autotransformer Mercury Tamp bal- last —rated (75) (100) (175) watts with an input of (120) (208) (240) (277) volts. Autotransformer Reactor High Pressure Sodium lamp ballast —rated (70) (100) (150 * *) watts with an input of (120) (208) (240) (277) volts. * *Lamp arc rating of 55 volts. Constant Wattage Autotransformer Metal Halide lamp ' ballast —rated 175 watts with an input of (120) (208) (240) (277) volts. Finish —shall be thermoset acrylic enamel and shall be (black) (bronze) color. MCGRAWfDISON 790507 • Ilna r‘v •th. ,:-•:..•.:•...•::..-,.:.:,':-,-.-/:? i:;'4!1:::: - ...1':;';".", , f•L' 7:*:„ ,c.1.,-,..;:i.,.... ; 04. 4 .3,14w• ..,- • iii . , - . , • • . .. . . . . . • - - - - .".• Falf,agmarA WHIM .' POWER DRAWER AREA LIGHTS 2 Area Lighting Division McGraw-Edison Company _ � Features: • One piece, cast aluminum housing. • Gasketed cast aluminum housing door frame with tomponud, impact resistant, glass lens. • Removable ballast drawer assembly containing all electrical components. • Adjustable cast aluminum slipfitter for single, twin, triple and quad units. • Single reflector for use with clear or phosphor coated high intensity discharge lamps. • Three housing sizes accommodate ballast drawer assemblies for operation of 70 through 1000 watt HID • SOUTHCENTER OFFICE BUILDING GENCOR DEVELOPMENT HNTB. MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE ACCEPTED FOR SECTION I: GENERAL DATA TYPE OF CITY OF TUL:WILA �V Central Permit System LEG I SLY ON TYPE ALL REQUESTED I NFORMA I AT IONS WI LL NOT BE PROCESSING. PLANNING DEPT. APPLICATION: 0 awl ID PLAT SUED 1V1f1ON ❑fN rRD 0PMUD ® 1N T BAR JRBAN 0 00NDUs`ONAL QUNU `ff• DVARIANCE La ZONING D A ENDMEN T APPL NAME ( ?c_A p C\'DEUEAOPt 1 s - �� C C C9O0A TELEPHONE ( '�OrO ) r oZ�4 I —0 ADDRESS 16 nC) O Cl C' i S i�Sl..$ c 4 �0 d l t- W i a, WA z 1 P g e 1 8 8 PROP. OWNER: NAME )? S i . V.)41r) JC 4on ,"tYI fl ttV tl cic TELEPHONE ( ) Cob - 06 66 fi ADDRESS d i o R00 1- •&vCSOn COS h1/ 'r' dna \ t (d c4 UJash' onZIP So■t't:- X GC° q9q 3rd PcuE Se atttE. ' q8 1 PROJECT LOCATION: (STREET ADD�2ESS, GEOGR LOT /BLOCK) LkS 0 So0411 c' nom BLV D. ( J Kw ∎ 1a CAD A SECTION II: PROJECT INFORMATION r 0 (('' 1 r n 4 ) DESCRIBE 1 BRIEFLY THE PROJECT YOU PROPOSE. TWO S4-o r \/. c-rl C E . . bU \ ft, O & 0' I ■.1 c? T :::, C .{-1(-- ) < ( 4 cti • r 'acrcA -- 34 i 106) 5 ) ANTIC I PATED PERIOD OF CONSTRUCTION: FROM /// S 1n TO 21/ /8 7 6 ) WILL PROJECT BE DEVELOPED • I N PHASES? [ YES ONO IF YES, DESCRIBE - 1 b I 1 ro.)Wi ln� 1 aSE o Addi4- iOvr ondex'Sla0 s&'k \r3 (mat\ bF addFcA 0 - 1 - PROJECT STATISTICS: 1C` C1 ACREAGE OF PROJECT SITE: NET 5 I, O 0 0 GROSS A) B) FLOORS OF CONSTRUCTION: C) SITE UTILIZATION: TOTAL // FLOORS J TOTAL GROSS 51 s9 FLOOR AREA 1 EXISTING PROPOSED pa o- 19:o, INCLUDES: INCLUDES: ❑ O EASEMENTS o BASEMENT [J MEZZAN I NE O BASEMENT DMEZZANINE Parting 9' Naffs ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA - ❑ 17 1 t,{ 3 y LANDSCAPE AREA ❑ 1 107 PAVING AREA ' ❑ 1 TOTAL PARKING STALLS: -STANDARD S I Z E S C) - COMPACT SIZE 3 2 - HANDICAPPED SIZE 3 TOTAL LOADING SPACES j AVER. SLOPE OF PARKING AREA c-�• AVER. SLOPE OF SITE S S 8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? ❑ YES Q NO SECTION III: APPLICANT'S AFFIDAVIT re_cToa n pt EA _ J , (.09--P 00 - 04101%) _ , K U f T T l c.ki ni r Frts 1 d'�I4- , BEING DULY SWORN, DECLARE THAT I AM THE CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE- GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. Ttt40A DE- OtLOPV .1h CoLpo/aEh'On DATE - -27- x � ,k rP i Pre tcFc4`t- (SIGNATURE OF CONTRACT PURCHASER OR OWNER) SUBSCRIBED AND SWORN BEFORE MY THIS Cc DAY Or ret_ 2�'j,����,i • 19 2 . ' � � &t'UL it XJ C J.L -t/L' NOTARY I•'UDL I ^.' IN ANn F'CV= 'TnE STATE OF WASHINGTON RESIDING AT RHIN FEB 27 1E86 I ATTACHMENT TO MASTER LAND DEVELOPMENT APPLICATION FORM Property Owner: Name Dianne and James Huntincrton c/o Rob Larsen at Cushman and Wakefield of Washington Address Ste 2600 - 999 3rd Ave. Seattle, Washington 98104 ...'....•.•• 460-- IS- DR bLiso t)iu-ri+mtNiTsR bL - ree-Tow oFFice ceNITER I 1 e 4 ' if • IL IV • r ar II. A • • • • '' . . 1 1 - ) 25 • 48. r - r -4 • A AR ,pg /4 % • , • •.•• ; • , ' , • • 4•111.1. IIIIIIIIIIIIIIIIIIIIIIII1111111111111111111 I I-1 111111111 111_1j . 111 1111 27 3 Ifs sPoord r Etsi_ ge rnov , r0 JJ 0 ;• L es Ve.fi a . el• 7 6°. g Ato. .424 3' ; 0 A 51. \ 9 77,11, .. 4, Wicf.4.5V,46t IlLN . • , ^ 0 le THE INCH 1 2 3 6 e F T 7 8 9 10 11 " °E44.14V 12 . IHIS MIC ED ROFILM DOCUMENT IS LESS z d taz Sz z zz CLEAR T THIS NOTICE, IT IS-DUE TO of s e THE UALITY OF THE ORIGINAL DOCUMENT - 1131111111 iii mi Hip 1111 ii iii , 5 8 L 9 9 4 7 rov 0 I _ .74.4ZAmm4Mq I,' :7�. .:Xf.•RSR.'11• 1 ji11 111111111111111111111111111111111ji1lll��1111111111111ylllllllllpllll�lf 11il��jj1} ljllllllglllpllllllllll .l!III!I�ll�!Illll!Illlllllll IIIU11111111111IIIII111111 3 ,.4 3 6 7 . 1 ^ � 8 9 10 11 ••x^ 12 THIS MICROFILMED DOCUMENT IS LESS1' CLEAR THAN THIS NOTICE IT IS DUE TO' E UALITY OF THE ORIGINAL DOCUM • z 1 p %dal lll l i li1u�Iiiill�lllil 1pu l llllllllll00444,140614410011104 . . .• : EL: 75. Eikit.- t, ro= • - rucco but M 1c4L UNrr I I I I I I I I I IIII vAVM I I ' �I r [ \/\f 5 e - IAN 'rA4i t ELF 5R\t' MEG1 �eEFj -1 14 -e I 0 _ 0 B.A.R. APPROVED a1E INITIALS e %>tf(str L -8 -D►2 - RoceetQ AWeiShhilicAt_ s4es l o A' O. �q Nr - ,l1rGNN�IU.� eouMP, _.._..- - for . 1�LAI�I . . rip wo-s-DR don fey sloes mM„ulnm /92 ,e2e1. ' dsud plen .rr r • .w „w. .ar ' mow ~ r.�+r. • architects 20-18 Bostick pkxe north vaxouver, be V7M -3G3 9862334 ' — °atiM l; .z Stale 'Mown .hedad Mel nemMr A -6 WY/Yv .•,' %aV: • • <kT • G� C� L_ r� SOO MVHC EhrIEN fforr Om Peaipon D®d®ij©_rds and Di 1111111 111111 1� 1 1 1 I 1 1 1 1 1 1 1 1 1 II1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 111 1 111 . 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APPROVED DATE INITIALS LEA5Iu4 1a6uLATIoI1 .' 1 FIR 2 "k¢ •T TAL . orFIGES L01212.1 vo .g 5 } LOW' 13 11574 16/ 1, 364 2 ' 2,`1!8 TafsL LI565 LE 626 473 - I,0°f1 ToILETs ? uIT1 LW( •(oTbL ftLUTa &LE 460 44o °IZo ;Tales 4 LLLVATo125 - roTA-L .L 4Ra45 16,133 18,570 -,703 LOCATION MAP Sou1H • GEuTLl2 Gr GM C• M PROPOS PROJECT ZONING P -O • \ / / 46 / ,r ./....., i^ 44 / // :7/ • 40 3$ = 4' / lV SoU I- J HC hd" .�.. /,Yi::i, �! - ..t:A.E:�' '�.::. M.::. °'..:..,.. �.... :... �.r. :,' .5 :'.'.. . •_ .'rl..: �:.. 1111111111j1111111111111I11111111111111111111111I111 1111111111j111IIIIIIIIIIIILIIIl + ,j1 INIIIIIII1IIIIII 111111. 11 1111IIIII1111111IIIIIIUIIU101111111u1111111111111111111111111111111111111 3 4 -. 5 6 7 - 'L ._.. 8 9 10 11 .",. "...., 12 I jF THIS MICROFILMED DOCUMENT IS LESS;.\ CLEAR THAN THIS NOTICE, IT IS DUE TO1 o s o c e c L OE ��'�I�1� a2 Fl II e I� to 92 GZ 4L . CL; ea Iz ,OTHE UALITY OF THE ORIGINAL DOCUMENT � a I . I111.LU11111111N111uU�1lULlLZ+} I 11 I 1l1 , II �u111111�1rllll lI I lidiu m11jn(lilf�ll�l,�lllllr� mf t 1 pnI d I �I Itilu Ilfll ��u 1 uNlll��u 1glIImI�IIJ�1lmd�plluulnul 1- tEW__G1E�_E11•it�- -- -- G1-1R61_INc 611 ADE�n _ IST11-141 GIRADFJ4 _{'KoP0•,E0 4E'7. . - - 46 -- IFRIE .0 .' ofbSGD. AgilDES. it4 -1 EXIs1'I1 -41 .- AEAIx5 M' ('ROI 1 ' LINE. L11JL65 5 ofH :f'ANI6C. /IAA 121 45.3 • 153ILNI7o • B.A.R. D6tE APPROVED INITIAL LEGAL' DESCRIPTION ,. PARCEL "A" ' THAT PORTION OF THE WM. H. GILLIAM DONATION CLAIM NO. 40 IN TOWNSHIP Z3 NORTH, RANGE 4 EAST,'W.M., IN KING COUNTY, WASHINGTON, LYING NORTHERLY OF THE RENTON THREE TREE'POINT ROAD, AND LYING SOUTHERLY AND SOUTH- EASTERLY OF MACADAM ROAD AND LYING WESTERLY OF 65TH AVENUE SOUTH AS CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER AUDITOR'S FILE NO. 7105100426; , TOGETHER WITH THAT PORTION OF VACATED MACADAM ROAD ADJOINING AS VACATED . BY CITY OF TUKWILA ORDINANCE NO. 671, RECORDED UNDER AUDITOR'S FILE NO. 7108120429, AND VACATED BY CITY OF TUKWILA ORDINANCE NO.1129, RECORDED UNDER RECORDING NO. 7910180588. PARCEL "B ". THAT PORTION OF THE WM.H. GILLIAM DONATION CLAIM MO. 40 IN TOWNSHIP 23 NORTH. RANGE 4 EAST, M.M., DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE CENTER LINE OF THE REHTON -THREE TREE POINT ROAD NUMBER 2649 AT ITS INTERSECTION WITH THE WEST LINE OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, N.M. SAID POINT BEING ENGINEER'S STATION 135+29.92 FROM WHICH THE SOUTHWEST CORNER OF SAID SECTION 23 BEARS SOUTH 0 DEG. 11'42" EAST 2044.06 FEET: THENCE SOUTH 84 DEG. 51' 48" EAST 1647.24 FEET; THENCE ON A CURVE TO THE RIGHT HAVING A RADIUS OF 955.37 FEET, 360.00 FEET: THENCE SOUTH 63 DEG. 15' 48" EAST 359.18 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 5729.65 FEET, 370.00 FEET: THENCE SOUTH 66 DEG. 57' 48" EAST 1162.53 FEET: THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 716.34 FEET 442.40 FRETS THENCE NORTH 77 DEG. 38' 42" EAST 201.68 FEET; THENCE LEAVING SAID CENTER LINE OF SAID ROAD AND RUNNING NORTH 0 DEG. 14' EAST 272.03 FEET'TO THE TRUE POINT OF BEGINNING: THENCE NORTH 69 DEG, 59' EAST 165.00 FEET. PORE OR LESS, TO THE WESTERLY MARGIN OF 65TH AVENUE SOUTH, AS CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER AUDITOR'S FILE NO. 7201070395: THENCE SOUTHEASTERLY ALONG SAID WESTERLY MARGIN OF 65TH AVENUE SOUTH TO THE NORTHERLY MARGIN OF THE MACADAM ROAD: THENCE WESTERLY AND SOUTHWESTERLY ALONG SAID NORTHERLY MARGIN OF THE MACADAM ROAD 200.00 FEET MORE OR LESS, TO A POINT FROM WHICH THE TRUE POINT OF BEGINNING . BEARS NORTH 0 DEG. 14'.EASTI THENCE NORTH 0 DEG. 14' EAST 96.21 FEET. MORE OR LESS TO THE TRUE POINT OF BEGINNING; TOGETHER WITH THAT PORTION OF VACATED MACADAM ROAD ADJOINING AS VACATED 137 CITY OF TUKWILA ORDINANCE NO. 671, RECORDED UNDER AUDITOR'S FILED NO. 7108120429, AND VACATED BY CITY OF TUKWILA ORDINANCE NO. 1129. RECORDED r UNDER RECORDING NO. 7910180588. I'R MKILJ LEVEL. AREA = I4 ,S`14- KE, 5 A+ «FFIGE aREA 3q - ,103 4.- PA MX: N6 eEo L 2.5 - c I. coo uLAK LaR KE62 = & 70Z PERKIH.I4 f OJI2 1 KE L.HL. JS c:.Ag pr' ' -IG1 Kr r-/ADE = Ki=.(LI GADS 0 5' 10' 20' W J .gvIL8l AT PM. LEVEL - 1SE41-1 - GA.QS GOUTPACGf. C '9, 62 CA1A5 53 CABS 34 CARS 1 R a.F•'• g2 BO.R.S ZS GARS 14 04.1;5 61 -I'>; Af'if4' - 53,00c7 5, F, /IPPRoK, 11 ZoI-I I 1 /RECEIVED CITY OF TUKWILA .......3 i30a BUILDING OEYV 40' 60' 111P 4 K9 -8 -DR 7.16.4 dm. r•rldonf AO d«aloren architects itelres 210 -18 gostick pbce north vancouyer, be V 7 333 9862334 waI. numb., 60¢ ,h..: 1,11. SITE. PLAN H,,. IEe :N/kw "° I -0 drawn checked Al • 1- i4*- o " e' 19'. " L9191 V.K. 33'- 0 180 37 E OF I 3:- 10 " • T FL R I OVER • PARKING WALK WAY 12; -5AL.A.L,412, cAsf1/2 COMPACT —ro . DRIVE LANE S 12' - 0 • . PA R KING a CONC. CURI9 I 10' 20 . 30' I- - 0 ter fi4T1.41 5XrAt.1.101..4 g re•iRK 0—let — . 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Oa Own., wor Wow .4110 ...own • consulter* damnation r; shoe] line Li architects •11) 110,114 • • 0 1/ • 210-18 gos ploos north oncomsr. bc V7M-333 9862334 P"'"' """"' 604 2nd FLOOR PLAN dale R b hotel number wale WI drawn checked • .I. .• • • EXTERIOR FINISH SCHEDULE 4.•utz At wALL 41r4TEM tseeuz.. ELECTIVE ‘21 4LAss 1,1 yam two LIL 1.1.1012. ALLI■A PtAt4•01 )3EOULE rE,FLEctIvE Alds2,1 11,1 5fAmmeo irL etogs or tsrooz-L duap, 0 'iz "(mat) CILAziwl SIM-WALD (3) ,A YLI c 4f ma L N1 6.,1 5 0' . 5 10' ReaTz.716.a47,w R $A 4$14 .4 <hocked Rid#WIt404Whli Ir • 4/040.' e, -— ir , 1 , 1•C'74,4 ii:3•4e4:1K4SP.. •PArArEer PA1S$11.14 . 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APrROvEDs DATE INITIALS RINNI1ER F IT27 19E61 CITrWRWWILA PLANNING Lae* dale revisions I. 7417 mo•Ma • ...A row /14.1.01■1111 Val OW 04.00.0n ••■•■••■••■ corsullont architects 210-I8 gostdcOws ncrthvcncouvecbc V7M-3339862234 "" 604 65e..-r oNs drawn-- ,hocked deurIptIon NNA number , A6 -- " 1 11141 , : j:'-•••• 'p , • INIIIHHHIIIIIIIIIIIIIIIIIIIIIHIHIIIIHIWINIIIIIIIHHHIIIII1II� 111111211. 4111. 11011jlj1I111141. H1L1 1 ' IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO LL Yz cz ri czl ' zz tz •• THE sUALITY OF 1N O'IDINAL DOCUMENT 11 6 1 I I I I ID11111 II II II 1111111 III 1111 111111 I�I111'11111 I I I II 1111111 I I II IIII 11111 ..�. � �.. �411rk�:ti... F, 1 7 3 4 S 6 7� 8 9 10 11 1 2 • c Z 1 �. O 11111 111 II I IIIII IIu1 1111 OS 66 nC l! 1 J11W Il11Il e L S s v R�6��dl�D FEB 27 1986 M 1 numbs OF PLANT UST KEY NO. BOTANICAL NAME 0 F P :7 L Q'il DAM3412 5 = vA I3 PII-Vs -JIC 23 .• F"SEV— =VGA 4'c—Z =Sti 14- AUELIA i Eti /4 2 ef> s E273E121t iL • 4\ 77 Corn -leAs 2 �_ FL-cc oSSJS 4- E4TS •A )� I 0 e4- !-1E ; 2A -_ :k 27o JUIJIPEaJS C-HU t :a��E�fT^tt 170 L,EEL,Gop -icE ASIA CIA .IIA 7-2AS'< . x IZD 5 4 10 UOrE' E L•3 or ALA. .L i S PEG I� IGA"rl)l�l .F!A1S ,• -� FmGL'TEI: .y.IVU,dL- = L„ Lt(C COMMON NAME PLANTED SIZE SWE•EE G:V A 1.:574 - 'P I_E 2.L44 X12 d,5eLIA 342 r3E22)' WI LLc;WL 4r C6 Ark? �Ig 13\ „_s= 424L IA Se 2GE1.."'S 2PCOP1..G t LC6 AGE p.1n— �+ IG DEI-I c ( 2 o k i E F - 0 21- 0G1o7El.. %r2OIJ 1.--I03 v,A 231 JuWIPE2 i Za 27 1c2PSEr21 ?7 3 2 GAL 5=EG MEU R' I-L1 SrEc E Io !a" HT HT_ IZ" F=ri 18" HT rm, FLA-Ts 156.4 13 I-1 IB'ri p�L:v PH .., • I EL.0 T oC F35 13 S 2F •ps— xsr -- Fl L.IQ0IQL1l4G7 (TL) • I -uOrS_ 4 2E! ICJ :v! t .a • I11'VE °C 5GV 7 =CAS 1''2C- [2A ?E:r -- IJoT' - F Ft f.: L •r oV 4.2EA S OL L-'' • SOUTH CENTER , Af3 =L 19 Pit-ILA I!a, LEvGO - -oE . ICI c'i'o- =ES -E2 ^J 'f vt iG0'r' -r!: 2A I : s -RH c=am 1A'- ---- - - - - -- -- 3 PIS -.1 ti5 C 3 . JL/J 7E [2.1)5 2 7 _ ?1 -IZIS . 13 �WL s 1_ IG12G (TC) t I 7 n `III - l LELX.orH)E I FUJUs 114- :,JL JIPEI'LI)S 7 15 37 2.o LE:GCT -Ica pIIJ US . JUIJIP tw caoraupklEAsTF A 73.- EL. IA (12,1) 12,4om= DRoIJ 121-tOoPE JvR �!J EUGOTr -IC PIL-I_ V E2 L.5 8 co trl�� lA Lu - E P 11-I US J UI I f=ERv S 5 E - IS • t ,cL L c+S 2 F 140.4-DR DATE B• A [�• CITY OF TUKWILA !l 1 ` ►LANNINO D[FT. APPROVED - ,INITIALS____. 0.,e rivldont d E d.erip,l.n 210 -18 gcxtick place north vcxxouver. be V7M333 9862334 pd *d nurnbe. mm Vi d pi M,r ,.11. Landscape Plan Planting r 1. General Alf articles in the General Conditions of Contract shall be read in conjunction with and form part of this section and the Contractor shall make all necessary allowances for complying with the clauses set forth therin. A site visit is required to become familiar with site conditions. All debris and /or excess material from landscape operations Shall be collected and disposed of by the Contractor. Keep paved surfaces clean and repair any damage resulting from landscape work. Repairs to be done prior to final acceptance. 2. See e York included in this Contract generally consists of the following: a) Supply and distribution, of topsoil and preparation of seed beds. b) Seeding or sodding of grass areas as called for. c) Plant material and planting. d) Maintenance of seeded or sodded and planted areas until accepted by the owner. e) Other work s noted below: :) .y.. (fc �� P P'F• ✓A.'4C. clew+ .,w, 2/p All pl+piloq ecoS -, 'p :4U.(i9 Do p44.v. 9) IPrxIclnT ICF,1 s'(sTeM 0-"1 h) 42ATU'd 4S pCiz L.. The General Contractor shall sub -grade all areas to be landscaped to 6" (15cm) below finished grades for grassed areas and to 12" (30cm) below finished grades for massed shrub planting areas except where planting is indicated close to existing trees, where the General Contractor will prepare suitable planting pockets for the material indicated on the. plan. The sub -grade shall be shaped to eliminate free standing water and shall conform to the site grading and drainage plan. 3. Landscape Development Work under this section includes preparation of, the seed bed, supply and placing of fertilizer and grass seed, preparation of the areas designated for planting, supply and planting of trees, shrubs and ground covers, and all related items and performing all operations necessary to complete the work in accordance with the drawings and specifications. Personnel: All work and superintendence shall be performed by personnel skilled in landscape contracting. Responsibilities: The Contractor shall be responsible for all watering, protection, and maintenance of the grass until it is uniformly established and cut at least twice. ( See Special Conditions in section concerning maintenance, replacement and 'acceptance of plant material) Grades: Sub -grade for all landscaped areas to be minimum of 6" TITFET below finished grades, except where areas are to contain massed shrub planting, where the sub -grade shall be minimum 12" (30cm) below finished grades. The entire sub -grade shall be scarified Immediately prior to topsoiling. Cultivate where vehicular traffic resulted in compaction during the construction procedures. It shall be the responsibility of the Landscape Contractor to ensure that all planting areas are smoothly contoured after light compaction to finished grades. Topsoil Supply: The Landscape Contractor shall be responsible for the supply of all topsoil required for the performance of the Contract. Topsoil shall be as defined below. No topsoil shall be loaded, transported or spread when It Is so wet that its structure Is likely to be ruined. The depth of topsoil placed and compacted shall be as follows: a) Areas to be seeded 6" (15cm) e.s'►r A4444 b) Areas under groundcovera If" (doom) c) Areas to be mass planted beds 19" (10cm) (D.:FW es ..) The finished grades shall conform to the elevations shown on the landscaping and site plans. All topsoil applied shall conform in slope to approved sub - grade. Materials • Topsoil: A friable loam, neither heavy clay nor very light sandy nature, containing minimum 15% organic matter for clay loam, and 10% for sandy loams to a maximum of 25% Free from sub -soil, roots, ((rasa, stones, foreign objects and fresh sawdust. Acidity range: pH 5.5 - 7.5.) CmMpv6 ALL Da Ta,TCP i`1e. o'/64 2 " =,b.l zfg „L 'e,,,,:: - ,. C.4..41344504:1 4,74,x"£ L dt. reµT S FE4.111.1214 2.dOib 4 . 40 . b) Fertilizer: An organic and /or inorganic compound containing Nitrogen (N), Phosphate (P205), and Potash (soluble K20) in proporations specified. Lawn: Spring Application, 12 -4 -8 (or equiv.) Fall Application, 6 -12 -24 ” 7e; bsl Agriform 21 Gram Planting Tablets 20 -30 -5 analysis. Lim Ground agricultural limestone. Minimum 85% carbonates, d) Peat: Shredded haticultural peatmoss. e) Sand: Clean, washed quarry sand. f) Coarse grade fir bark chips, 3 "DU'n L g) Other materials as listed below pertaining to this project: fed shall be encompassed ct and as fined on th eooLC e'o.u: -It 5 rost. eparation, he Landscap (l scape Archl ect in rega e topsoil. Seedin:: Seeing may be done from ea 1 to late fall (Sept. 15) f each year. o tamed on con urrance of a Landscap ly spring (g Further ex Architect. be obtains from a all be No. grass elitu lowing info .atlon: 4. La Areas - See General, Area to be ere roperty lines of the pro andscape plan114 A.uOc A Topsoil: Prior to seed bed can obtain approv�1s{l of the La grad , depth and c}{ndition of Time Apri may be Seed Su 1 6 Teatin:: 11 seed mus recogn ze se. supplier. All seed s delivered in containers be ring the fo a) Analysi of the seed lxture b) Percent ge of each se type. etween all relevant hw�L. Contractor U to neral ly nsions S . \ 00 s Seed Mixture: The aced mixture shall, be as follo a: Seed Mixture 'B' 50\Kentucky Blue Grass \ 45% Creeping Red Fescue % 'S Norlee perennial Y al r e P y kg 1 r• .n Apply at the rate of 516\ per 1 q \ \ ft ( 2 . 5 k g Pe 100 aq Li e: The lime il,all be as defined in 'Mattriale' in secQtion 3. App y lime at • r to of 50 lba per 1000 sq ft. (25 kg,Y100 sq.m)' Mix !me thorough into the top 5" (12cm) s. 1' soil by means of culti acing or rot tilling price, to the addition of fertiI zer. Fertili er: Spring )lpplicatlon: 2 -4 -8 (or ae (1iv) Fall Ap location: 6 2 - (or equiv) Fertilize shall be ap lied with a filchanical ep Fader at • r to of 10 lbs. per 1000 sq. ft. ( 5 kg/ jlQ0 sq. m) \ seed shall e incorporated into the t w" of soil ly seed at a\ ate of 5 lb per 1000 sq.' all be the dequate aken over Seeding Th and lightly compacted. Ap (' (2.5 kg./ 100 q. m) with a mechanical ap (j''eader, It responsibility f the Landsc pe Contractoi',to provide protection of tae seeded area until the turf has been by the owner. 4. Lawn Areas - Sodding General: Area to be treated shall be encompassed between all property lines of the project and as defined on the relevant landscape or site plans. I'.GU.5f. I-l.,L h c4•EVAO , 0I 0 51H f 4.eh. Topsoil: Prior to sodding the Landscape Contractor can obtain approval of the Landscape Architect in regard to depth, grade and condition of topsoil. Time of Sodding: Sodding may be done from April 1st to Oct. 1 of each year. Further extensions may be obtained on concurrence of the Landscape Architect. Sod Supply: All sod must be obtained from a recognized sod supplier. Sod: Local nursery field turf grass crop. K 1 Grade consisting 50% Kentucky Blue Grass 45% Creeping Red Fescue 5% perennial rye or Red Top Thickness of sod, soil portion must be 1" maximum, (2,5 cm) Lime: The lime shall be as•deflned in 'Materials' section 3. Apply Lime at a rate of 50 lbs per 1000 sq. ft. (25 kg/ 100.sq. m) Mix Lime thoroughly into the top 5" (12cm) of soil by means of cultivating or rototilling prior to the application of fertilizer. Fertilizer: Spring Application; 12 -4 -8 (or equiv) Fall Application; 6 -12 -24 (or equiv) Fertilizer shall be applied with a mechanical spreader at • rate of 10 lbs per 1000 sq. ft. (5 kg. per 100' eq. m) Soddin : a Prepare a smooth, firm, even surface for laying sod. b) Lay sod with sections closely butted, without overlapping or gaps, smooth and even with adjoining areas. Roll lightly. Water to obtain moiatuepenetration of 3" to 4" (7 - 10 cm) Continue watering at intervals to maintain sufficient growth. Keep grass cut at height 1$" (4cm) c) Provide adequate protection of sodded areas against damage until the turf has been taken over by the owner, MN N1F NftN&,e of C pro / Malntenanc : The contra \tor shall dl tribute apply\water in sufficient uantities to ensure deep p etration and at suf- ficiently fr quent interva a to maintaai vigorous Eo t h until c lawns are ove by t owner. It 3 the owneta \�( 1 y a. rRspons1 bi 11 cy S �) L'0 supply water, at no extra oat Co the Cdn tract. ' On month after' he lawn. has erninated, th Landscape Cottractor she 1 apply fertl izer as fall ws: Spri.g Application. 12 -4 -6 (or equiv) at a r te of 10 lbs 10005q. Fall ppllcation: 12 -24 (or equqiv) at a rate of 10 lbs/ 1c 0 sq f The en ire area is be well watere d. The fir mowing of g ass is to tak place when a grase reao(e■ a height f 2" (5om). Thereafter th grass shall a cut frequentl enough to be kept at a hei ht of betWee 1" & 1$" (1.5 6 3cm All excesSi a clippings a e to be memo d. AcLF.riiNGE of LAVIN AFS0 Acceptance: proper germination of all specified grass species is the responsibility of the Landscape Contractor, The turf shall be reasonably well established, with no apparent dead spots or bare spots and shall be reasonably free of weeds. If necessary, the Landscape Contractor is required to use herbicides to remove weeds from the lawn unless the owner has provided the topsoil used on the project. After the grass has been cut at least twice, areas meeting the above conditions will be taken over by the owners. Planting Areas: Areas to be planted shall be as indicated on the relevant Len or Site Plan, Areas outside this defined space shall be considered extra. Prior to commencement of planting operation, the Landscape Contractor can obtain approval of the Landscape Architect in regard to the preparation of the planting areas. Time of Planting a) Trees & Shrubs (Bare Rooted) Trees and shrubs shall be planted during, the spring season before the buds have broken out, or in tfie Fall•during the dorment stage. In the event that planting must be installed out of season, extreme care must be taken utilizing methods approved by the Landscape Architect. b) Trees & Shrubs B&B and in Containers These may be planted throughout the growing season. It is imperative that proper watering procedures are followed to ensure an adequate supply of water during the growing season. Standard.: Quality . of all trees and shrubs shall be in accordance with tthe "Guide Specification for Nursery Stock ", guide standards 0' set by thes.Genardrlar]i. Nursery Trades Association. Trees and i sh p t m u5§ I eha11 have strong, fibrous root systems, shall be free of disease and shall be structurally sound. All trees ' shall have straight stems, be well and characteristically branched for the species. Plant material obtained from areas with less severe climatic conditions shall be grown to withstand the site climate. Material which has been held in cold storage is only acceptable with written approval of the Landscape Architect. Plant sizes shall be measured before pruning. Stock grown In nursery containers will be acceptable. All standards and specifications of nursery stock shall be • ppliable to container stock; Se: grading, size, type, spread & height. Size of container shall be specified in addition to size of plant. Plants shall be grown in the container for • minimum of three months or shall have • well established root system. No plant in one (1) gallon container shall be grown in excess of two growing seasons. Plants in larger containers could, in some cases, be grown for a longer period of time than two years, depending on species, and providing that the root system does not become root bound to hamper future normal plant development. Shipment: The method by which each plant material is shipped shall be as indicated in the plant list; Se: bare root, B&B or containers. Inspection: Approval at the source of supply and /or collection point does not prevent subsequent rejection of any or all planting•stock if the Contractor Is negligent in any of the planting operations or if the plant material has not established itself satisfactorily. Availability: The Landscape Contractor shall supply proof of the availability of the specified plsnt•material within 30 days of the award of the Contract. Satisfactory evidence shall be confirmation of his order by his supplier or suppliers. Plant Species 6 Location: Plant Material shall be true to name and of the height, caliper & size of root ball as shown on the relevant landscape /site plan. Caliper of trees is to be taken � 4F A above gra All plant material Se to be planted in the locations as shown on the landscape drawings. The Landscape Architect is to be notified when rock or underground services are encountered. Deviation of given planting location or substitution of plant material will only be allowed through written approval of the Landscape Architect. of Topsoil Admixtures. Peat or sand may be added to the planting soil for various plants as indicated on the plans. See drawing notes. =zc ,vat inn: a mess 6 Shrubs (B&B or Containers} The Contractor shall excavate • tree pit at least twice the volume of the root ball, with a minimum depth of 12 "(30cm) under the root ball. t) Trees ( bare root) The Landscape Contractor shall excavate a tree pit at least 12" (30cm) wider 6 6" (15cm) lower than the spread of the roots. c) Shrubs (bare root) The Landscape Contractor shall excavate • tree pit at least 6" (15cm) wider and 6" (15cm) lower than the spread of the roots Drainage of Planting Holes: Where the drainage of planting holes is non existant or limited because of heavy clay or rock, it Is the responsibility of the Landscape Contractor to advise the Landscape Architect All trees and shrubs ,):all be planted with the placed in their natural growing position. Burlap, when used, shall be loosened around the top of the ball and cut away or folded under The burlap should not be pulled from under the ball. Containers shall be cut on two sides without injuring the root balls. The container shall then be carefully removed. During backfllling, the topsoil shall be thoroughly tamped around the root systems in 6" (15cm) layers leaving no air voids. When 2/3 of the topsoil has been placed,•place Agriform 21gm, Planting Tablets 20 -10 -5 analysis in planting hole at rate recommended by manufacturer. Where planting is indicated adjacent to existing native trees, the Landscape Contractor will use special care to avoid disturbance of the root system or natural 3rades of such trees. Staking of Trees: a) Deciduous Trees over 6' Ht. & Coniferous trees up to 6' Ht. Use one (1) 2 "x2 "x8' stained stake, set carefully vertical and away from root ball. Tie with 11 gauge wire encased in S" 0 rubber or plastic hose. The stake shall be a minimum of 2' in soil. There shall be a minimum of 5' of stake above grade Leave the tree carefully vertical. b) Coniferous Trees over 6' 6 Trees 6'. on wood or concrete decks. Guy with three, 2 strand wires ( 11 gauge). The wire must be encased with ,(" 0 rubber or plastic hose around the tree. Drive the stakes completely below Srsde. Leave the tree carefully vertical. For trees on decks: Use three deadmen (min. 2'- 2•x4 ") buried to the maximum possible depth instead of stakes. Leave the tree supported on three aides and carefully vertical. c) All Trees larger than 2" caliper. Use two, 3" 0 varied Ht. stained wood stakes set carefully vertical on oppoa aides of the tree. Set away from root ball. Tie with - T. 0 rubber or plastic hose. The stake shall be a minimum of 2' In soil. Stake hclZht above grade is to be the approximate height of the standard of the tree to a maximum of 7'. • i) Bare Root Material: • All stakes must be driven one foot into the tottom of the excavation prior to the planting of the trees in order to prevent root damage, Place stakes away from the trunk on the ,revelling wind side. Prunin : All tress and shrubs shall receive a proper pruning mpensate for any loss of root suffered during transplanting. Pruning shall be a proper thinning of growth and never a heading back by means of chopping. The natural shape or habit of the plant must not be changed. Where clipped hedges are indicated, maximum of 4 of the tope and sufficient of the side growth shall be removed to form a hedge - like appearance. Only approved tools may be used to obtain sharp, clean cuts. The Landscape Architect reserves the right to reject any material pruned in such • manner as to be unsatisfactory. Native trees preserved on site and within the boundeof the Landscape Contract as indicated on the plan will be pruned (removal of dead and /or selective lower branches) under the supervision of the Landscape Architect. Fertilizer: Use Agriform 21 Cm. Planting Tablets 20 -10 -5 analysis at manes ac urers rates, (See section 5, Drainage of planting holes, for method.) Agriform Planting Tablets are available at Agrico Sales Ltd., , An alternate fertilizer may be seed with the approval of the Landscape Architect, 11111111111111I111111111111111I111IIIII1IIIIIIIIIII1111111111111IIIIIII) IIILI101k1 PP111101IIIIIII)UIII!IUMIE IIIU TIIIIIIIIPP1111IIIIU1IIgIU1IVIIU1IUIII11lllpl )1 0 aea.a. ) 2 3 4 S 6 7......d. 8 9 10 11 .....'"" 12 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO'` THE IUALITV OF THE ORIGINAL DOCUMENTy, ! 111(�I rlll IIII 1 a n1 I, I �I ��I J I�I� I II 1 u11 11 y 1 1 u1 11u d 111 ml Iud I "1 n . '* '. r $ rani,-,. OE ez ad be 90 an 02 CZ; ed le O 4 o C v c e I .w0 DATE ( APPROVED — INITIALS Plant Material Maintenance: Maintenance o plant material is the responsibility of the Landscape Contractor for 45 days after substantial completion has been certified by the Landscape Architect for landscaping work. This maintenance shall consist of the following: a) Thorough watering once a week for the first few weeks, and then sufficiently after to maintain optimum growing conditions. The owner is responsible to arrange for the water supply at no extra cost to the Contract, and to indicate on the relevant site or landscape plan, its source. b) The Landscape Contractor shall take the appropriate measures during his period of responsibility to combat pests or diseases damaging plant material. c) Plant material which fails to survive shall be removed immediately and the hole backfllled with topsoil awaiting replacement, d) Tree guards, guy wires, tree wrapping, 'shall be kept in proper repair by the Landscape Contractor. Plant Replacement: The Landscape Contractor shall replace for a period of one (1) year after substantial completion, all unsatisfactory trees and shrubs and shall continue to replace these until the specified number is complete and satisfactory to. the Landscape Architect, Such replacement shall be subject to the notification, inspection and approval as specified for the original planting, and shall not constitute an extra to the Contrac Plant material, specified by the Landscape Architect and installed by the Landscape Contractor which is killed through below normal temperatures, that Ss, below the average of the mitres* minimum temperatures officially recorded in the area concerned, will not be replaced without cost of replacement borne by the owner. Plant material installed under direct Contract or Client arrangement, that has been damaged or killed through inclement weather, will be replaced only under the following circumstances: a) Where the Landscape Contractor is solely responsible for the selection of the plant material. b) Where the plant material is selected and planted contrary to the recommendations act out in the Nap of Plant Hardin, s Zones in Canada, published by the Canada Dept. of Agriculture. Acceptance: • The establishment of all plant material is the responsibility of the Landscape The Landscape Contra ctor may request an inspection during the latter part of the growing season. All plant material showing ' well developed foliage, healty growth and bud forming, will then be taken over. For specified plants, the Landscape Architect reserves the right to extend the Contractor's responsibility for another growing season, if, in his opinion, leaf development and growth is not sufficient so that future satisfactory growth is ensured. Where the owner is responsible for plant maintenance and has not provided adequate maintenance, the plant replacement section of the Contract may be declared void. The Landscape Architect Mall determine whether maintenance has been satisfactory. The Landscape Contractor is responsible to replace any plant material or repair any construction included in the Contract' that is damaged or stolen until the final landscape report indicates that substantial completion is accomplished. SPECIFICATIONS /1(0-3.-DR OFFICE. CENTER foy sDuITHCE.Nrr i U KWIL.n, ,4SHIr4cl'T0t4 perrro5tw.-1 Cle.4 I0 40 y MIL 0 LOCATION MAP RtC WALL ACI.Z'r1-IC i'ULLo 614 Cal4G, 11.1 -7 7 \ 0 k3 •17.2 C -M C•M 1 £• fl-t 1/15.11 1= 11=4111.16 • GG62P-G 6Y. A f17 •r1-IAA - K3 GM PROPOSED PROJECT ZONING Po ✓/ I11- 11-1 -- o LI(UfZEec SIC • PcK . ez,R .,11-14 - ApP L , .14 &'1A6• Gel 3+=o' 1 PARKA IJ 1 FLmR Z ° PLLbr stir I 25'• LAND SC S Wre C I5 / 5-o I / ij 46 44. I / // // /• / •10 ,o- GrAR Gr S 1��FJ -I • �I -�V>d\ ri nit EP16oM # 1'•g 18615 Is27 Hr6 . - I.LI 150 Moul -trF-D al-L Zs' 1 IF-F17 $Y -o1-1 6. 1�1MTgP L PGA- 30 TILT At -14LB L9(s 1=.G, •'fYP: 32 \ W 41. SCLF � C -P I X 1 GE DA.ti= 61.:1 - 5 IN C6V1 F l M6c7 6- rat -IE.D n 0 co - W CD LUJ HC .GKIs-(II -141 APnDF -i _reoro:0 iIEAPES . \ I - IMw ..sl, - iE1,�nL.IC .. _. J { POFbSGn G,RtiP -' ME-t EXIST" 11--1/4 :- AI7Eii ' /ter ('F, P..1:zr LAN£ UFJ LES5 orH g1Nl r6 MARIA EP .13C9\1N11 -14 /5__Z 1 r cµ_rCrs_cmH i 5 D - VBo 4' 1k� VSI I IIIIIIIIIIIIIIIII111IIIIIIIIIIIIIIIIIIIIIIIII1111111111111111111111111111111111 1 411111 1 1 11 1 1 1 1 1I1111111I11 HILITI 1 IIIIIIU1 1 1 1 1 1 U1 1 1 1 1 1 1 1 1 1 1 1 1 111 1 111 I 111 1 111 1 111 1 111 1 111 1 111 1 1 2 3 4 .. 5 _ 6 7.... . I _ _ . . .. 8 9 10 11 ,",,.",..a 12 IF THIS MICROFILMED DOCUMENT IS LESS \ • CLEAR THAN THIS NOTICE, IT IS DUE T01 e 0 L 9 0 0 C 0 "" 0 011111 of 6Z 9d L2 9z 00 0i "1 1 zL 10 OTHE UA THE ORIGINAL DOCUMENT I 0 L �„� �l IL1, I 1 I I II II 1 II 11 I I 1 IU 11 t IlllllD.111 1 l 1 . 10w116111 1Ild 111R11 IIIIII IN III �IIII HII�j,1111 l(I14J1R1 111,i�u Hl N(I g�11111 111!.IIf(1 n �I�� I�IR �N H�I IN H IIN,II1111114111d0 a, �ll! Il I I a". L ," .3 .a,°..u, .�.»..at+"... , . ,. .:........,No011,1 .:"..c +...«:x i.m.+ AN....e;, timat H„ W LEGAL DESCRIPTION '• PARCEL "A" THAT PORTION OF THE M. H. GILLIAM DONATION CLAIM NO. 40 IN TOWNSHIP 23 NORTH. RANGE 4 EAST, N.M., IN KING COUNTY. WASHINGTON, LYING NORTHERLY OF THE REITTON THREE TREE POINT ROAD, AND LYING SOUTHERLY AND SOUTH- EASTERLY OF MACADAM ROAD AND LYING WESTERLY OF 65TH AVENUE SOUTH AS CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER AUDITOR'S FILE N0. 71051004261 TOGETHER WITH THAT PORTION OF VACATED MACADAM ROAD ADJOINING AS VACATED BY CITY OF TUKWILA ORDINANCE NO. 671. RECORDED UNDER AUDITOR'S FILE NO. 7108120429, AND VACATED BY CITY OF TUKWILA ORDINANCE NO.1129, RECORDED UNDER RECORDING NO. 7910180588. PARCEL "8 ". THAT PORTION OF THE WM.H. GILLIAM DONATION CLAIM NO. 40 IN TOWNSHIP 23 NORTH, RANGE 4 EAST, N,M., DESCRIBED AS FOLLOWS; • BEGINNING AT A POINT ON THE CENTER LINE OF THE RENTON -THREE TREE POINT ROAD NUMBER 2649 AT ITS INTERSECTION WITH THE NEST LINE OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, N.M., SAID POINT BEING ENGINEER'S STATION 135+29.92 FROM WHICH THE SOUTHWEST CORNER OF SAID SECTION 23 BEARS SOUTH 0 DEO. 11'42" EAST 2011.06 FEET: THENCE SOUTH 84 DEG. 51' 48" EAST 1647.24 FEET; THENCE ON A CURVE TO THE RIGHT•HAVING A RADIUS OF 955.37 FEET, 360.00 FEET; THENCE SOUTH 63 DEG. 15' 48" EAST 359.18 FEET: THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 5729.65 FEET, . 370.00 FEET: THENCE SOUTH 66 DEG. 57' 48" EAST 1162.53 FEET; THENCE ON. A CURVE TO THE LEFT HAVING A RADIUS OF 716.34 FEET 442.40 FEET: THENCE NORTH 77 DEG. 38' 42" EAST 201.68 FEET; THENCE LEAVING SAID CENTER LINE OF SAID ROAD AND RUNNING NORTH 0 DEG. 14' EAST 272.03 FEET TO THE TRUE POINT OF BEGINNING: THENCE NORTH 69 DEG. 59' EAST 165.00 FEET, MORE OR. LESS, TO THE WESTERLY MARGIN OF 65TH AVENUE SOUTH, AS CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER AUDITOR'S FILE NO. 7201070395; • THENCE SOUTHEASTERLY ALONG SAID WESTERLY MARGIN OF 65TH AVENUE SOUTH TO THE NORTHERLY MARGIN OF THE MACADAM ROAD; THENCE WESTERLY AND SOUTHWESTERLY ALONG SAID NORTHERLY MARGIN OF THE MACADAM ROAD 200.00 FEET MORE OR LESS, TO A POINT FROM WHICH THE TRUE POINT OF BEGINNING BEARS NORTH 0 DEG. 14' EAST: THENCE NORTH 0 DEG. 14' EAST 96.21 FEET, MORE OR LESS TO THE TRUE POINT OF BEGINNING; T OGETHER WITH THAT PORTION OF VACATED MACADAM ROAD ADJOINING AS VACATED' BY CITY OF TUKWILA ORDINANCE NO. 671, RECORDED UNDER AUDITOR'S FILED 00. 7108120429. AND VACATED BY CITY OF TUKWILA ORDINANCE NO. 1129. RECORDED UNDER RECORDING NO. 7910180588. 626 46 16,133 473 460 IS, 570 LEA51u4 1A6uLATIOI.1 1 FL2 Z" TcTA • oFFILES OI21L10014 7. Lt' Y T.TAL LIZA ToiLL14 z Will-11y S •f 1 L 12EMJT4.E1„E ;TAMS 4 LLLVAT0As ToT L. •Loce 4K045 I'ARK1 Li, LLVEL /SECA CIIOoSA ofF ILE ALFA FUE C, N6 12E0'0 C- 2.5 rce 1.090 arluLA- CAK CE2'P 6. 'rag; PAP ' JI1 l 1TE4uLAr{ GAKi p -OV lPED P,E.GLALAIS CARS 5 0 5' 10' 20' = 16 = 3¢,7o34.p p i,ING, AT P' = Co4APAer GARS . . pcgK111G1 AT ('K4. LFVEL = ri Attu 2' ca25 _-40 44 GARS 40' 60 61-t'S ^REra. - 5S, 000 h, F, ,PPRoK, 11'1 Zal- III --WGY 1 I (o, 267 `2 1 1 1574 1,364- 87 06E5 b 1 GAZ5 `15 Gags 6z GARS 5 3 CAP'S 34 CARS I R Car' g 2 G5 ea GAPis I4 C.AicS B.A.R AP -.-- INITIALS 1,091 34,703 1262 9.1646 LH 195 $54, 1 7,24,86 P. e dale d..t,iplon consultsm chocked dl/2"n RECEIVED■ CITY OP TUKWILA 1,1 ^ P 19Su • BUILO111G DORr. 0.01,,, numb., ,heel ldl. SITE PLAN dole me.., f ,h.9 numb.' ,aal.Il, ° I l-oG 6o q• Al architects. 210 -18 gcstick pba r th \KYKouver, �7C V7M-333 9862334 I ,h..l NI. do?. -H/y, Cel dlow Ih..l nrbtr A � EXTERIOR FINISH SCHEDULE O GLII T AIJ WALL 5Y51EM w11r1 3ecN7-E KEILE6fIVE 41. /m IJ PALK 5lz 'L12. E. AN6V. ALLI\4 F6H1,wei O gCOVZE eEFLELIIv8 ALA 2.1,J1 ■J 57t,.IAeu AL OWL (K4JEt VK $eauzE d v.V. FIJI. 0 VK LIIEAY "F /ILA LINLI IJ SihNVALV LuM FKAM65 Q AGE'YLIC 4l .ti 1 o. Ct4R1' II-1 WALL. L I,IFiE o■ G( AD5 PA; <r , 4u E^ L : 4.3 d — f � _ — — — — I -\ I ''U'f I- 11 -717E‹. l-A6 PA.I.ZItW<-I — I G v L- -•L: iZl - — — — — I%AF14Nq 1-8v v. l� 10' 20' 30' 0 _ I 2 11 EAST SOUTH 0 0 00 a- { I'AµKll -lit L.EVoL -> IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIililijilllliljl�IliII��IjI��Ijlllf�IjlllillillllilUIIIIILIIIU !. Ill! IHIIlIII 3 4 5 6 � 7 l 8 9 10 1 1 4 4 . — 1 2 [ IF THIS MICROFILMED DOCUMENT IS LESS I CLEAR THAN THIS NOTICE, IT IS DUE TO OE a ad I,'1 a II z �� cx ai "I z z_ Ix . HE QUALITY OF THE ORIGINAL DOCUMENT ffIk e o c o c a C z I Ill III II I, . I, i JJ flll hlll upllll+llililhnl�l�lllll��I IIIII111l�lihfl )IIyII IiIh�Il�llf Ilnl�l a 1 1, 111111 jf 111 ,l l l ull l llnln�� l ll� I,hI�,�I,1�11IIFh,�Ihl�,lul,, lln��l�lfl� a UII UI 01! UIU111 1 W la da...lr lug. I�l�II NORTH I I -r. o. Iln 0:7 I'.' rl <r ± -I '. .I. -•a= i LLVt'. K . rc^. wa..;'' • � '-' rL- r.r -r.0 •�L.v -- HFS LITES IN C(db€ ertRoUND PAeK(Ntiz. '7Vatc.4L) r'r- r, < I �.v._•. T,v. < L.a•_. • LL\ •. �I'J. �: -• F %AT- DR B.A. • nnrE _�IMI 1 > Au dalo tavisians MO mn,Wl.nl °P ,II.n RECEIVED CRY OP TUICWOA LiAi ^ n 1986 inuiria owl architects ■ 44 r • 5. o • EL 71.a: :1(1-8 / • _ tatxt.:r.w MEGN ••se ces v OC" 44 ST LI C CO Aite-44.1iCAL. p•4 rr l•mmoutminumnumio az/ 1-1, 1?' I , • 2 &IN C. • / 4`? ,•••==.• I O 2e7r rt-Ak4 Ifo B.A.fi u_ATE APrROvED. INITIALS • .• 0 1 9 3 . 4. 5 . 6 78 9 10 11 12 \ jCLEAR THAN THIS NOTICE, IT IS DUE TO , IF THIS MICROFILMED DOCUMENT IS Cal 1 oe ea 84 LL 9 . g ": aZ .9 THE UALITY OF THE ORIGINAL DOCUMENT I' 1 . .sv.z ^. 0 i lid II - 114E0 III . . contullml dale ;.visions dale /AAA 16 twin drawl chatked it■FLo leeee1.31.4 acription Ire rerr....1 rarrd • *I ...I ••••■• ••••■••wr :rt 0.11 rol •••....mirarkeAurorro... litCEIVED■ , CRY OF 11/K1MLA . HAR 2 S 1906 : • . 'BUILDING ntar: • awe fills • hem number A-6 architects , 210-18 gostick piOce north vcncouver. bc \PM OC 986-2334 r ! •gdx:›f ice\ Uel ' • byl 21 I L- /m) • 4.4.f R1-1FCIA1 .":"6.41.- . 12..--11 - ;.fty:,1 ICEP' t PL.:: 5 nNiu&Kwr&N .... bYLVF-b • .1...61,e.or-•..,.5c-a a,-i Flt..i. c......8.42 c....ii1. :..Iii. CAL: -e: "1 viNe.. r,-.16,11:e. . , a.11-15 -r-r71--timAs . . '.--.co',i ,. : • 4c41 PLAIINC211 t.ritits:J viik.er''.:e6.4.... \C-I4 4 .. . 11Y_Ft•-10f6,Y, ri.p...F.L.e.. : 61---Eui5.3 1-11.ie-R2 bftWistiCr\y" 1 FRA.te.1 Tiy1 Ft.q.APY WAX 0 ,e1,1■61 0 . N-01; LIK.11a.45, C.L.11.111/4.1 I IciZPI uripE.LLA-r.A. cvA,-TA, 24 WHipLIZPI 0. LIC41-1611 c-Rat.,11‘,Jr7covE., • erc.L.- L4 - e c_c19115_, 1ArkZ* I F. LAW K..1 • \MICA. CDR FIwtMv- 1-1E-L-PC1 1--14,H1,45 H-rr5fst.A..4ri GAL-YU KII-H1 4" . /1 -7? bOUI . . • .. .•,--•:, •. ..:. • ' '..,,,' , ',',..,O.' , ..,•• , ;•" 4 - '1 , , ilitif ,• ' : of l':'. '' '' ' k , '1 • 1;•'''' ' '' ''' ''' • • '.•;-•••• •, .. '''t 4 0 ,y,l,' ttr 9 ,, , , '—;' , '• r• ' ,.•,-", . ',.• , t `.. ,, er.M41.ti .' •'' ••• il I I ii111111111111111111111111111111111111111111141_1111111111011111111111T1111,1111141.11.111111.111111.1.1.11.1.111111111111111111,111111111111 I if il li IIIIIIIIIIIIIIIIIIIIII 11 il il illiipli iii 11111 , r. ..,,,, t •S'.., 0 '.".,.. 1 2 3 ,. . 4 _ 5 . 6 7 A 8_ 9 10 11 ..........,, 12 . \ ikielikikris CE-K1 . 1LEAR THA NOTI IT IS DUE T N THIS NOTIo. e oe ge gd " ge GZ V Ce : ee 0THE ' , C ALJALITY of THE ORIGINAL .. OcUM_EN_T . 1" . _! 5 8 L 9 G v C z I ^- c.) , ,... „.. 1111114pitdpithd9J10)1614nImillugliMitkijiruiiiiiiiritilii7.1a4liiii1Olitilmiliinliiiilioily.Opill5lili!lifjihijillinlillithijiwilAtinliolidtipliOdpilt ili O ili g l ivil ii,illo p lfilihnil • R9-13 -Vic B.A.R. , tircilATTEI`hs,rze.B 45' Sam* : • Landei ape prc14t..ecture; • , ••••?s1' , ' . • . ' 2203 ILI:oWsp/Seattle, WA. 981124306) 325;18701 , . • • • • - ' . . mar-A:rip 11.4-11-11-0 PAM_ P,Avti N it>r, LAKIPLJ-APE. Pl...b.,K1 P r • • WezTY "e 4 . ' 34, HAPPICAF 27 24 29 21 2:3 2.2. 21 20 C C 014AP rAg.KINco aLmATIom ' Gc0fv113A61 j fAtt, L. 3+.”' E 711110fr laett-iiiirlq :Fr? c.413.44 GAPN..6 motor( LINE rOc..gaR • 7 Hei4 oulalb 3 UTHCENTER tliGGE115(01:ite ''''. is., .1 ,•■ T. .. ‘.„ '/ z i ; t 4„. , L ,, , , ,. , ,, ,.. ;, '. ,I. I ''', t.',1 't A . , 4, ' 'Pk 4 .;" , V:1 ;0 ,/ r, i' ! ," , 14...;/;.`''' f'' t — • • ' • "Jr. ''' 111111111111111111111111111111111111111111111IIIIIIIIIIIIIII11111111111 0 .1. INCII 1 2 3 4 5 6 . 7 \., ......P... 12 \(1CIFLETAITSHMANICTROHFIsittlfEcTOIiitifiEdii■;f7yr:iguC , 8 9 10 11 E E - T s ' 0 1 \ • oe 6e ed " ge ge 9e Ce 1 z Iz ' THEAVALITY OF THE ORIGINAL DOCUMENT 1 6 © L 9 G v C a I — 44.5' a 0 5 10 rg 14= rviP V(9-3- PR 6)0 4. RECEIVED CITY OF TUKWILA DEC 5 1986 13U1WINO DEFT. HNTB HOWARD NEEDLES TAMMEN & SERGENDOFT. 600 1 OBTH AVE., N.E., SUITE 405 BELLEVUE, WASHINGTON 98004 PHONE 206 4 5 5-3 5 5 5 ; SOUTHCENTIgh OFFICE „ BUILDING TUKWILA, WASHINGTON_ 'PRINTED DEC 51966 HNTB-SEATTLE PROJECT NO. 11417- II-0 DATE • - 12.1-8G DRAWN BY NAP CHECKED BY CHECKED BY REVISED DATE SITE PLAN/ BASEMENT FLOOA PLAN 1" r U 1© 11 U 11 ELSE VM OUV SOUTH ILLS xirllo11V lnnlnl�nilhiidiml 11lilinilm {'4 ryt J.i r Jf 111111I1I111l11111111111111111111111111111111111111111111111111111111111 .11 I111111_1 1 110.1111I111111111111i�fll.111 l�ili 111 11111111111111111111111111111111111111111111111111l1111 3 4 5 6 7 1 .....__,,. 8 9 10 11 �..wk.y.,, 12 IF THIS MICROFILMED DOCUMENT IS LESS • CLEAR THAN THIS NOTICE, IT IS DUE TO cz a © L 9 S n e z I 0 OE 6z Be 9 z SE az tz; zz iz J OTHE UALITYOF THE ORIGINAL DOCUMENT,_ I I .._r,. nilliuliw mihuduu u mluuhm�u 6m�inihmlunluiiln L. ..I...,I,,,, x.� 11101e1 ®tom ®esseam ® ®!�® ® Iffie ®® ®fi® :; ��pp_��y_�!rr�/r� rr�� i�ytrn� p pp�� pt a -r• w _ r - _ rRc ^t, ..- .1.Y�.t<—�'•n nBWidWWIfi�YY:ialC #in ° i Y '�� ' ±'T1 ' � nii c. try • :!I BS 4 4SCY. +.l1:{r •.:.fhy�.,i 7fMt�1.'sl. t5.}N /�BII�'.I[`: iVitL `I�It,°yis,2K 4741 t,�pc,.: T , S • ,. riAZZLiUtL'EZtnt .:?.si•�i, �:c,,., :a.;t:1; "3GYO1C322 ➢11iG1 'Aire Ga..' ` .:+:F?u!Itl .t "2.i liT, •� �: ✓.•: t+� �ta urona6G fi "G r us.nr. ■• • vol®Mi ® l�1 0 LS Q ® 1 T� ®� 8, pTPBA� L . . :,° 1 / _, 'ie ' f %f F" `•r.rJ� .1r ..,.y 7 .; .,,3r. •._,+: • .'. . �.x Jti .1.', 'Ni1 � }✓L.ri��s'�;�'a�:I�:tJl: vYG��ii:�,'r i..i;iwr'e.::d. i +.s . I i. :, WEST GLEWMO . EA4a Il ILL A OOI rn F.v DR DATE . B.A.R. • 'Pp�t INITIALS RECEIVED CITY OF TUKWILA DEC - 51996 BUILDING DEFT HNT.B HOWARD NEEDLES TAMMEN 6 BERGENDOFF OFFOCE B CII}In1 /f /� V //q�� {yr��r�/ �JU'r�1I ^f1'U1r7� OO ( M PRINTED DEC 51230. • HNTE3 EAITLI: PROJECT NO. / /4/7 DATE 12- 1 -80 . DRAWN BY g0 CHECKED BY CHECKED BY REVISED DATE . 600 108TH AVE., N.E., SUITE 405 BELLEVUE. WASHINGTON 98004 PHONE '206 455.3555 r • I: • • • - .....---- ___„.. .i. l'! ....., iv- • ■! •'../ - . ! -.----...... „„„■•=..... , .....•••••"" v . ,.,,,,,:,;.,, etimow ':'-,-; , : II:: lii: I !I' — . " • — ...),.., ........ -.... ,... •—. 111 O ,— I 111- 0 Wit — — ' '1, A t2e, ;.s. .. z . ,.. ....-.,9 .... .r/r.. ,..., . ' , 1 / _ , wi• •fillIN - - ' '' - - -A.: f.'"'" . ii . • . • . ;:-----. --41:41—iii4 "111 III"K ;Ai 11111111111 * 4 ARV ; 1 i. ITIii ; .111 '. ,; 11 .!: 1.1/1/1 „, . --..... .,. .., . „.,,,,,..„. fv.ii ..:•-••#•• 1-•=.. • -_ e• .. .tailliapt. I. . __-____Iiiii, ', , , 4' l' ' ........rt: ..--- • ; .r ' mr-nTirs2====atass. • 4 q ...' .4Fre'''''''W ri I% r • ' r , , ' ". r • . . ... e ;', .• - ' ' ' , P ,L ..,,.-,.,,,Irt,so.:.r,:,:.'41.,q ,, IIIIIIIIIII1111111111111111111111111111111111111111 0 1111. INCH 1 2 3 4 5 6 7 A a 9 10 11 ........" 12 1 IF THIS MICROFILMED DOCUMENT IS LESS \ 0 CLEAR THAN THIS NOTICE, IT IS DUE TO oe 6 S LZ 9Z CZ 1 Iz ,oTHE UALITY OF THE ORIGINAL DOCUMENT 1 ' 6 a I. g s g C c 1 •g■ 0 Z G SZ VZ ZZ '` , 1 ) ). 0)15 0 1 4 64 / Lt l iii, !, 1 rr. ____, Ti amixty,otlui 0111411111 1 III itilmillininhillinit III . . \e hf F 14 RECEWFD CITY Gp Tu DEC - 1986 BUILDING Deprr. • PRINTED DEC HNTC-SEATTLC.: r , & • , . • • . .;! 10 MOW aria AtTratiTski 111111611 NOAPS'e"MR, I. *92.01.0.4VVONW...-"' sr 7A.71.!k; oft' Jt... 1;4 , 41 ,4 1. 4 11 1, /;7 , •!fr!c!:!..!4!;.4 . 017 • 11111111111111111111111111111111111 0 III TM IN. 1 2 3 4 5 6 7 8_ 9 10 11 .......... 12 , \i IF THIS MICROFILMED DOCUMENT IS LESS1 CLEAR THAN THIS NOTICE, IT IS DUE TO \ I1 • 0€ 6Z A Lz 9E SE .7E Cl EE tE cYrliE UALITY OF THE ORIGINAL DOCUMENT 5 9 L 9 9 .' C Z I ^. ,, 1 . 1 . 11 ;. 11T . 1 . 141t1 . # . 1114* . ,„,. 04A11 , 14 ,. _.,,,,,,,,...$ , Ea.:, ....... „,, 147kiili . 17 1111 Ng 4 nil I ri 1 II - 11;111:11 , 1 , 11 . 1 ,, 4 ,. 1 . 10 ,: itlij . ) : ::14 . 11414 . 1 . 17p4c11 ,,, 1 , 11 , 1 „ 1 , 14.1a4H ..,„ .. , 1414141,6*14114149 a,,,,„,,,,r :,..., ,0177111,1h1111„.1,1,1.,17.110,...!1111:11,1 . : YYw Vo-1C-DR • !!!!!•F • RECEIVED CITY of TUKWIL& DEC - 5 1986 DUIU3ING DEFT. PRINTED DEC 51273 FINTC-F.!:ATILE