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Home My WebLink AboutPermit DR-32-79 - RIDENOUR COCHRAN & LEWIS - 600 BUILDING DESIGN REVIEWdr-32-79 600 andover park west tukwila 600 building MC/jas CC: Al Pieper Ci y of Tukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development Ridenour, Cochran & Lewis 1715 114th Ave. S.E. Suite 212 Bellevue, WA. 98004 Attn: Mark Nelson SUBJECT: TUKWILA 600 BLDG. - Landscape In July of 1979, the Tukwila Board of Architectural Review approved the Tukwila 600 Building with the . stipulation that a landscape plan for the site be approved by the Planning Department. Your submittal of 7 -11 -80 fulfills that stipulation and is hereby approved. Our department has notified the City. Building Official that we have no objection to issuance of an occupancy certificate for the Tukwila 600 Building. TUKWILA,PIANNING DEPT. Mark Caughey Acting Director 19 August 1980 RIDENOUR, COCHRAN & LEWIS AIA ARCHITECTS 1715 114th Avenue S.E. /Suite212 /Bellevue, Washington 95004 /454 - 2074 August 13, 1980 mark Caughey City of Tukwila Building Dept. 6200 Southcenter Blvd. Tukwila, Wa. 98188 Re: Resubmittal of Landscaping Plan for Tukwila 600 Bldg. - Project No. 901 Dear Mark: Enclosed are 20 81/2 x 11 copies and 1 24" x 36" colored drawing of the land- scape plan for the Tukwila 600 Bldg., 600 Andover Park West, Tukwila, Wa. We are submitting this drawing as you requested for review and approval by the Tukwila Panning Commission. The landscape plan originally submitted was a preliminary plan and we have not deviated from the original intent in this final plan. The design concept for this plan are as follows: 1. Maintain the streetscape of grass and trees. 2. Landscaped berm at base of building acts as a base. The berm is planted with ivy to keep the base visually uncluttered and simple. No other plants are desired because it would break up the clean lines, except for a Magnolia tree beside the entry. 3. Two broad leafed evergreens are being used so that there will be leaves on trees all winter. 4. Targer trees, evenly spaced define parking areas and provide landscaped buffer against adjoining propertys. We would appreciate your prompt review and hopeful approval. Sincerely, RIDENOUR, COCHRAN & LEWIS AIA ,..1"271-•1 (7.5 • Mark L. Nelson MLN /ib PARTNERS • William C. Ridenour • Donald C. Cochran • Myron E. Lewis SENIOR ASSOCIATE • Mark L. Nelson • ASSOCIATES • Michael A. Lamb • Ii. Dennis Shinn J RIDENOUR, COO -IRAN & LEWIS AIA ARCHITECTS 1715 114th Avenue S.E. /Suite 212 /Bellevue, Washington 98004 /454 - 2074 March 10, 1980 Dear Mr. Caughey: Mr. Mark Caughey Office of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 t Re: Tukwila 600 Building - Permit Application In reference to your letter dated October 30, 1979, and our recent tel -con March 7, 1980, please note the following: 1. We understand that a permit is required for a free- standing sign. We intend to submit the sign design to the Tukwila Architectural Control, Committee first and upon approval, submit it to the City for their approval. We expect this to be done within the month of April. 2. Enclosed is a document describing the 30 ft. non- exclusive easement at the southeast corner of the site, which you have requested. 3. The question of the dumpster screen wall elevation and gate is being reviewed with the owner and may require a request for re- approval from the City Architectural Commission. 4. As for the comments related to the landscape drawings, we are presently preparing documents, as you described, for the Architectural Commission to review for approval. The project is currently submitted for a building permit and I understand that your office will recommend approval of the plans contingent upon the City's approvals of the dumpster enclosure question, the landscape plan and a permit for a free - standing sign. Sincerely, RIDENOUR, COCHRAN & LEWIS, AIA Mark L. Nelson MLN:vgb cc: Bill Vieser Myron E. Lewis MAR a 1 1980 7711230937 WHEN RECORDED MAIL TO: FOR RECORDER'S USE ONLY: CC &F SEATTLE PROPERTIES Nov 13 2 09 Pi'i '77 1003 Andover Park East Tukwila, Washington 98118 RECORDED KC RECORDS i :xii i i i'I' P go 1 or 2 NOV 2 19% E443264 CC &F : S BEDFORD (10/1/77) .: GRANT OF EASEMENT r e atlX3F-e (hereinafter called "Grantor ") , a , x1rA11.1 , hereby gr to CC &F SEATTLE PROPERTIES (her.einafter ca led "CC &F") , a California partnership, a' non- excl.u.s ! ingress and egress casement over that portion of Grantor's property (hereinafter called "Easement Area "), in the City of Tukwila, County of King, .State of Wahington, described in Exhibit 1, attached hereto and incorporated herein by reference thereto, for the benefit of that property owned by CC &F ( hereinafter called "I)oii inant Parcels"), located in the City of Tukwila,. County of King, State of Washington, described in Exhibit 2, attached hereto and incorporated herein by reference thereto, subject to all the terms, covenants, conditions and restrictions here- inafter set forth. 1. Grantor :sh;i11 maintain the Easement Area. -2. This Easement granted hereunder shall not :To EXCISE TAX NOT ' • Eye. J' , .. �.. Deputy 7711230937 be terminated or extinguished by nonuse or abandonment, and this Easement is perpetual; 3. Neither 'Grantor nor CC&J" shall build or p lace un the Easement Area any s l ruet'ure or ,ubst ruc t. i on of any kind. 4. This Fast•mt:ni anil t.ht• t:uV* $I.ntS ht•rein contained shall run with the Ea nt. Area and the Dominant Parcels; and the parties agree that this Easement and the agreements' hero in . coma ined shall be binding upon and shall 'inure tt► I lu• teener i t ii I' the respective trans I't:rtt•s. sueeessiirs and as:; i i;I t►t' i.1tt• . I►;1 r t i t•:: here lm, and a I 1 per- sons claiming under tt (NOTARY) (NOTARY) ' Its • Its "Grantee" • Its • 1.4 r :e' ('f't4.1•' SEA'! " TL1. PROPERTIES, A General Partmn i'sh ih (.:C.'&l.' SEA'1 I►JiOP1'll'!'11:S, Ws general part' 4. .l l J/ e res. dea" V 13y l� C) N I f , S ►„ ► t; (IF California Cuu:srrYot San Francisco Ou Nov. 17, 1977 , before ita, the undursibuwd, ;► Notary Public pi and said State, personally Peter B. & Kirsten Bedford partners and of 13cdlord Partnership the corporation that executed the within ivatuu►cul, known to u to he the persons who executed the within in+ uu,c•tit on behalf el the curl therein named, :old .scl.tt ►wledacd to toe that such corporation esecuied thu within inxtelonent pursuant. to its by -law. or .5 re +.•Iutio►t of its hoard of directors. NVrt•Ntass my hand uud ulliuiul seat. • tlet'• to ur,;�u t '•;; +� 1;,1•.• Cd ItAiNil UI Z +! o: ( •` NOIAKY I "Ittlti l:r,;i;Ui;i`liA ,ti ;1 SAN fltgiet:;CO l'), o..nn.rr 161i I.rn «c 6n•3u 3U. 198i S•►•e'rk LW Washington COUNTY Or King Oui1'.' '• :;") /i 7i bufurc tile, the undersigned, a Notary 1'ti in and fur said State, personally uppetired J. Thomas .Bernard . Vice President. And corporation that executed tlw within in.trinitent, known to our to I►e the persons whin vxucutud the within instrument on behalf of the corporation therein .ti:uuvd, and acknowledged to use that such curpuratiun . exevuted the within ►Strtu uutt pur,a■u ►t to its by -laws ur .0 resulutiuu of its heard of direutot's, W mt any htutd nod !Alicia! seal. • • ,► • y ? !S. • .10 , kuuwn to ion lu be the Notary Public' FRANCES M. DANIEL Lnua to mu to be the CC&t' SEATTLE P1tOPEltTI INC. of • , the Notary Public That portion of the northeast quarter of the southeast quarter, and of the south- east quarter of the northeast quarter, all in Section 26, Township 23 North. Range 4 East, W.M.,'in King County, Washington, described as follows: Beginning at the southwest corner of the said northeast quarter of the south- c east quarter; thence S88 ° 12'32 "E 30.00 feet to the Point of Origin of the center- line of the P -17 Drainage Channel, which Channel continues S88 °12'32 "E to N terminus at the westerly margin of Christensen Road; Lhence continuing r` SUU "12'32 "L•' 336.50 feet; thence NUl °47'20 "E 69:00 feet to the northerly N margin of Minkler Boulevard, and the TRUE POINT OF BEGINNING; thence continuing N01 °47'28 "E 319.85 feet; thence N88 °12'32 "W. 30.00 feet; thence S01 °47'28 "W. 319.85 feet; to the northerly margin of Minkler Boulevard; thence S88 °12'32 "E 30.00 feet to the TRUE POINT OF BEGINNING. 30 FOOT NON - EXCLUSIVE INGRESS AND EGRESS EASEMENT "MINN I" i'it.<LLL r; That portion of the northeast quarter of the. southeast quarter, and of the southeast quarter of the northeast quarter, all in Section 26, Township North, Range 4 East, W.M., in King County, Washington, described as follows: Commencing at the southwest corner of said northeast quarter of the southeast quarter; thence South 88 ° 12'32" East 30.00 to the Point of Origin of the centerline of the P -17 drainage channel, which channel continues South 88 ° 12'32" P- c') East to terminus at the westerly margin of Christensen Road, thence continuing South 88 °12'32" East 360.00 feet; thence North 01 °47'28" East 69.00 feet to the ol northerly margin of 14inkler Boulevard; thence continuing North 01 °47'28" East CV 319.85 feet to the TRUE POINT OF BEGINNING of the parcel to be described herein; thence from said TRUE POINT OF BEGINNING and continuing North O1 °47'28" East 150.00 feet; thence North 88 °12'32" West 360.00 feet to the easterly margin of Andover Park West as recorded under Auditor's File No. 6355529, Volume 5095, pages 63 and 64, Records of King County, Washington;. thence South O1 °47'28" West 150.00 feet; thence South 88 °12'32" East 360.00'feet to the TRUE POINT OF BEGINNING. Containing 1.240 acres, more or less. EXHIBIT 2 MC /mkb Sheet A2.1 Sheet 19.2 City Tukwila Building Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1853 Office of Community Development Ridenour, Cochran & Lewis 1715 114th Ave. S.E., Suite 212 Bellevue, Washington 98004 Subject: Grading Permit Application, Tukwila 600 Building 30 October 1979 Our office has completed its review of your plan set for the subject project dated 8 October 1979; please not our comments: 1) Freestanding sign requires separate permit. 2) Document your legal standing to construct permanent improvements within the 30' non - exclusive easement at the east edge of the site. Provide an elevation drawing the dumpster screen wall, and elevation drawing of a gate for this facility. 1) Plantings immediately adjacent to building (i.e., Hedera Helix) is inadequate; add trees and shrubs in informally- spaced clusters to approximate morp closely the conceptual planting scheme approved by the City Board of Architectural Review on 11 July 1979. Please provide the above- described information so that we may expedite release of your development permit. Sincerely, Mark Caughey Assistant Planner 12 July 1979 Dear Mr. Pomeranz: Res ctfully, • 53t t e r s t rg►m Planning Supervisor FNS /ckh cc: OCD Dir. Mayor . 0 City of Tukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development Mr. Tom Pomeranz Ridenour, Cockran & Lewis 1715 - 114th Ave. S.E. Suite 212 Bellevue, WA 98004 RE: Development Plans: .Tukwila 600 Build The Tukwila Planning Commission considered the above referenced project at their continued regular meeting on 11 July 1979. The Planning Commission approved the development plans (including the alternate parking plan in the railroad easement, if railroad permission is granted) as submitted with the following conditions: 1. Approval of ingress /egress by the Public Works Department. 2. Implementation of landscaping in compliance with conceptual planting scheme as shown on site plan, with staff approval prior to issuance of certificate of occupancy. 3. Installation of underground irrigation system in all planting. areas. Should you have any questions regarding the above referenced matters please contact me. •1 Page 3 Minutes of Cont. June 28, 1979 Meeting July 11, 1979 Planning Commission Chairman Kirsop asked if the 8 feet is counting the shoulder distance. Mr. Hunt replied no, it is to the pavement face of a new curb. MOVED BY MR. SOWINSKI, SECONDED BY MR. ORRICO, THAT THE PLANNING COMMISSION APPROVE THE DESIGN AND LOCATION OF THE SIGN SUBJECT TO LANDSCAPING AT THE BASE OF AN AREA AT LEAST EQUAL TO THE SIZE OF THE SIGN.* Al Pieper, Building Official, said the Code stipulates that all free - standing signs must be landscaped, but it does not state the size of the landscaping. *MOTION CARRIED. DEVELOPMENT PLANS: UKWILA 600 "BUILDING: Fred Satterstrom, Planning Supery , read the Staff Report. He said the site development plan ha .-en itted to the City by Ridenour, Cochran, and Lewis, Architects, for the Tukwila 600 Building. The proposed structure, to be located on the east side of Andover Park West approximately 300 feet north of Minkler Boulevard, is a two -story office building of 19,886 square feet. Parking will be provided for 81 cars; the TMC requires parking for 65 cars. (Nine additional stalls will be provided, depending on the attainment•of railroad approval, along the rear (east) property line in the railroad easement.) Two -way driving aisles are to be 24 feet wide; typical parking stalls are shown to be 19 feet long by 9 feet wide, except for eleven 8 foot wide compact stalls and two handicapped stalls. Parking is to be located to the south and east of the building. The curb cut on Andover Park West will be 24 feet wide, and will be located 24 feet from the southwest property corner. The development plan shows a landscaped setback of 50 feet along the west face of the structure, with a 15 -foot wide landscaped strip along the north wall. Land- scaping at the rear property line is to be a minimum of 9 feet wide; a 5 foot landscaped setback is shown for the parking stalls along the southern property line. The building will be stepped back two feet per floor from the roof line to allow for landscaping around the entire building perimeter. Building height will be 32 feet including the roof - mounted mechanical equipment screen. The exterior of the building will be of smooth and ribbed textured, buff - colored concrete, with bronze reflective glass windows wrapping around each floor. Entryways will be walled with bronze reflective glass block. A dumpster, to be located in the rear parking area, will be surrounded by a 6 -foot high wood screen. Mr. Satterstrom said the staff recommendations were that the Planning Commission approve the development plan (including the alternate parking plan in the railroad easement, if railroad permission is granted) as submitted with the following condi- tions: (1) Approval of ingress /egress by the Public Works Department; (2) Implemen- tation of landscaping in compliance with conceptual planting scheme as shown on site plan, with staff approval prior to issuance of certificate of occupancy; (3) Instal- lation of underground irrigation system in all planting areas. Planning Commission Page 4 Minutes of Cont. June 28, 1979 Meeting July 11, 1979 Mark Nelson, architect, said the 50 feet of planting area shows as much parking as possible has been eliminated. The building height is stated as 32 feet, the total will be 34 feet, but it is still under the 35 feet. Regarding the ingress/ egress, the parking from the west is only 24 feet wide, they would like to see 26 feet, and they might be able to widen to 28 feet. Another concern was there was only one egress from the site. He said they do have a legal easement to Minkler which would be to the south and they have discussed using this with the owner. If the Public Works Department finds it is necessary to provide access, he said they would be willing to do that. He said they have landscaping plans and would be willing to provide underground irrigation systems in all planting areas. Mr. Sowinski said he had some conern about the 9 parking stalls and the proximity to the railroad. It seems they might back onto the tracks. Mr. Kirsop said there is a curb there. Mr. Nelson said there is a curb and planting strip, it shows on the map, and the 19 foot depth requird by the Code would be there. MOVED BY MR. ORRICO, SECONDED BY MR. WELSH, THAT THE PLANNING COMMISSION APPROVE THE DEVELOPMENT PLAN (INCLUDING THE ALTERNATE PARKING PLAN IN .THE RAILROAD EASE- MENT, IF RAILRAOD PERMISSION IS GRANTED) AS SUBMITTED WITH THE FOLLOWING CONDITIONS: (1) APPROVAL OF INGRESS /EGRESS BY THE PUBLIC WORKS DEPARTMENT; (2) IMPLEMENTATION OF LANDSCAPING IN COMPLIANCE WITH CONCEPTUAL PLANTING SCHEME AS SHOWN ON SITE PLAN, WITH STAFF APPROVAL PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY; (3) INSTALLATION OF UNDERGROUND IRRIGATION SYSTEM IN ALL PLANTING AREAS. MOTION CARRIED. DEVELOPMENT PLANS: SOUTHCENTER CORPORATE SQUARE BUILDING #12: Fred Satterstrom, Planning Supervisor, read the Staff Report. He stated the City has received plans from Leason Pomeroy Northwest, Inc., Architects, for Building #12, to be located in the northwest corner of the Southcenter Corporate Square complex. Building 12 is to be a two -story office building; it will be occupied by Boeing Computer Services. Square footage will total 19,963 feet. Exterior treatment, identical to the completed buildings, will be stained playwood siding with cedar siding on the stair towers. Window frames are to be of bronze anodized aluminum; glass will be clear. A bridge similar to others in the Corporate Square complex will connect the proposed structure to Building #10 to the south. In reviewing the plan Mr. Satterstrom said the plans indicate that unpaved areas around the building perimeter will be landscaped, and a 5 -foot wide landscaped strip will border the parking area on the north and west property lines. Parking islands will have planting at both ends. A total of 176 parking spaces will be provided for buildings ten and twelve, measuring 9 x 19 feet. TMC standards require that a total of 127 stalls be provided for the two office buildings. Staff dimen- sions comply with Code standards. Driveways in the parking area will be 24 feet wide and will accommodate two -way traffic. Access to buildings 10 and 12 will be either from Andover Park West or from the northern Corporate Drive cul -de -sac. The adequacy of parking in the Corporate Square complex has been a major concern to the City as development has progressed. Though the number of parking spaces provided by the developers meets City standards, the staff has questioned the adequacy of these standards as applied to an office complex as large as Corporate Square, and where the parking needs of the tenants are unusually high. Building #12 by itself would require a minimum of about 65 parking stalls in order to meet TMC require- ments; its construction will remove 60 stalls in the existing parking area. 11 July 1979 AGENDA ITEM V I C CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT DEVELOPMENT PLANS: Tukwila 600 Building 8:00 P.M. INTRODUCTION: A site development plan has been submitted to the City by Ridenour, Cochran, and Lewis, Architects, for the Tukwila 600 Building. The proposed structure, to be located on the east side of Andover Park West approximately 300 feet north of Minkler Boulevard, is a two story office building of 19,886 square feet. PLAN REVIEW: As stipulated by the plan, parking will be provided for 81 cars; the TMC requires parking for 65 cars. (Nine additional stalls will be provided, depending on the attainment of railroad approval, along the rear (east) property line in the rail- road easement.) Two way driving aisles are to be 24' wide; typical parking stalls are shown to be 19' long by 9' wide, except for eleven 8' wide compact stalls and two handicapped stalls. Parking is to be located to the south and east of the building. The curb cut on Andover Park West will be 24' wide, and will be located 24' from the southwest property corner. The development plan shows a landscaped setback of 50' along the west face of the structure, with a 15' wide landscaped strip along the north wall. Landscaping at the rear property line is to be a minimum of 9' wide; a 5' landscaped setback is shown for the parking stalls along the southern property line. The building will be stepped back two feet per floor from the roof line to allow for landscaping around the entire building perimeter. Building height will be 32' including the roof - mounted mechanical equipment screen. The exterior of the building will be of smooth and ribbed textured, buff - colored concrete, with bronze reflective glass windows wrapping around each floor. Entry- ways will be walled with bronze reflective glass block. A dumpster, to be located in the rear parking area, will be surrounded by a 6' high wood screen. RECOMMENDATION: The staff recommends that the Planning Commission approve the development plan (in- cluding the alternate parking plan in the railroad easement, if railroad permission is granted) as submitted with the following conditions: 1. Approval of ingress /egress by the Public Works Department. Planning Commission Staff Report Page 2 11 July 1979 2. Implementation of landscaping in compliance with conceptual planting scheme as shown on site plan, with staff approval prior to issuance of certificate of occupancy. 3. Installation of underground irrigation system in all planting areas. M•0 na•••••• I 1.........0 IOU • • , . -:.....'t. .''' • ''' . e. 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C •Wmuae•••• e•••••• Ora fta • 1,1 . ii LLj = o 1.14.410 •••••• ••••••• ••••••••Ty•ft • el••••■.•■••■ CM•••••• CM••••••11 V. TUKWILA 600 BUILDING • ••■•7 • 4•6 •• •••••••••T As■■■••••■ 1 I L r . mow. • 4 AU WI? .,• • . i • • % i . s ............._ ----ft...a..., ---.../ JOB NO. '1 . DATE OAS /7't RIDENOUR, COCHRAN & LEWIS AIA ARCHITECTS 1715-114th Avenue S.E./Suite 212/Bellevue, Washington 98004/454 i • ••■••••••••••••• C•••••••••! am. a••••••• ••• i.••• c•-..., :... a., ,.. ..... . .1. ••••• • ..„... LK, ' • Sp.( , • • ''',.. ' • III--,-.—., ' . i ''''...... 4...'• .:.:M•O •: ......a, : i 1........, ...:11n' I . 571 41 IL / SM 7.. I ." "•:. ;7* l• , ..., , L-........" ....... ..• . 1 . 4 ...............'''.". ••• • : I . -.--ft e'a.. .1 ' 1 7 ......1 St•IMMI•TA I i 1 ..... . •;ftftr i M••••• •••• I ..1••=r, .i I P •IR o•I m•ot:z ••• 14_11 • I. 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TUKWILA 600 BUILDING JOB NO. 10 I DATE eills /71 L 1 .......- , Mr• (thaw 4 ••*.• .. ......44 • ,... ...., 1 . r r - dri5 —, 1 1 1 . ---- — ..—/ , 1 U I RIDENOUR. COCHRAN & LEWIS AIA ARCHITECTS 1715-114th Avenue S.E./Suite 212/Bellevue, Washinptcn 98004/484-2074 • S. : • L CI vows """4: RIDENOUR, COO-IRA-1,N & LEWIS AIA ARCHITEC S 1 1715 II ltit Avenue S. E./Suite 212 /fiellev ue, \%'aAingtt}n 980(11.7451-2074 TUKWILA 600 BUILDIN( - FIRE PRO'T'ECTION The purpose of this meetina is to request a review and interpretation of fire protection requirements for the Tukwila 600 Building. Construction documents are nearly ready for submittal to municipal departments for construction permits. The possible requirement for fire sprinklers was not brought to our attention until Mir. Gibbs of the Fire Department was telephoned regarding fire hydrant requirements.- A meeting was scheduled to discuss the matter, during which the possibility of a'required fire lane was introduced. Since preliminary design review with the Building Department did not bring out these requirements, and the cost of incor- r r :tine them weld have been considerable; they were not included in our final design. If these items are not required, the cost of design revisions must be added to the substantial cost of the items themselves. BUILDING CONSTRUCTION TYPE - V -N ENCLOSED FLOOR AREA - 19,886 sq. ft. ROOF OVERHANG - 2' at entire perimeter except entries; no overhang at east entry, 4' overhang at south entry. I. FIRE SPRINKLERS According to Building Department, since the floor area is under 20,000 seq. ft., sprinklers are not required. See Tukwila City Ordinance #730. According to the Fire Department, a fire sprinkler system will be required, due to the following conditions: A. The building is almost 20,000 sq. ft. B. Since we have no fire lane on the north side of the building a hazardous condition exists (see ;#7308). C. In any event, the Fire Department measures the floor area of buildings differently than the Building Department, i.e. they use the perimeter measured from the roof overhang to determine area. This method would result in a calculated area exceeding 20,000 sq. ft. The Fire Department cites an interpretation of the Uniform Building Code by ICBO, performed at Al Pieper's request, dated 1 -5 -78, regarding another building, as their authority. We do not feel that ours is an analogous condition, since the Fire Department's inquiry involved an area that was enclosed on three sides, while the overhangs on the Tukwila 600 are not over enclosed area; they are strictly roof projections. Mr. Pieper has verbally acknowledged the validity of our point of view. TUKWTILA 600 BUILDING - FIRE PROTECTION PAGE TWO Our own telephone inquiry to ICBO indicated that floor area for all purposes should be calculated from. the inside of. exterior walls (per UBC Section 407), which would result in an area figure smaller than the one we submitted. Further, our roof overhangs would be classified as projections, and do not enclose area that would require sprinkling (per UBC Sectior. 504b) . II. SMOKE DETECTORS It is understood that if sprinklers are not installed, a smoke detector system would be installed per Tukwila Ordinance #1061. III. FIRE LANE Our interpretation of access to the building for fire protection would not warrant the installation of a fire lane (see #2 above). Since the setback.at the north side of the building is 15', per Tukwila A.C.C. standards, as opposed to the 10' minimum the City requires, it was felt that the Fire Department would have sufficient access to the building. This condition is in addition to the exist - ing paved parking lot which abuts the north side of the property. IV. HOSE STATIONS Hose stations will be installed in compliance with Tukwila City Ordinance #730, at locations subject to the approval of the Building and Fire Departments. V. FIRE HYDRANT In our discussion with the Fire Department, we also established a suitable location for a fire hydrant to be installed per Tukwila City Ordinance #729. Feasibility for this location will have to be verified by our mechanical engineer and the Department of Public Works, before we submit this location to the Fire Department for final approval. TP:vb cc: Ed Bauch ✓ Hubert Crawley Myron E. Lewis Mark Nelson Al Pieper Tan Pomeranz Bill Vieser { C 1976 EDITION 407-408 FIRE CODE is the Uniform Fire Code, 1976 Edition. FIRE RESISTANCE or FIRE - RESISTIVE CONSTRUCTION is con- struction to resist the spread of fire, details of which are specified in this J Code. FIRE - RETARDANT TREATED WOOD is lumber or plywood im- pregnated with chemicals and when tested in accordance with U.B.C. Standard No. 42 -1 for a period of 30 minutes, shall.have a flame spread of not over 25 and show no evidence of progressive combustion. Materials which may be exposed to the weather shall maintain this fire- retardant classification when tested in accordance with the rain and weathering tests of U.B.C. Standard No. 32 -7. All materials shall bear identification showing the fire performance rating thereof and, if intended for exterior use, shall be further identified to indicate suitability for exposure to the weather. Such identifications shall be issued by an approved agency having a service for inspection of materials at the factory. FLOOR AREA is the area included within the surrounding exterior walls of a building or portion thereof, exclusive of vent shafts and courts. The floor area of a building, or portion thereof, not provided with sur- rounding exterior walls shall be the usable area under the horizontal pro- jection of the roof or floor above. • FOOTING is that portion of the foundation of a structure which spreads and transmits loads directly to the soil or the piles. FRONT OF LOT is the front boundary line of a lot bordering on the street, and in the case of a corner lot may be either frontage. G Sec. 408. GARAGE is a building or portion thereof in which a motor vehicle containing gasoline, distillate or other volatile, flammable liquid in its tank, is stored, repaired, or kept. GARAGE, PRIVATE, is a building, or a portion of a building, not more than 1000 square feet in area, in which only motor vehicles used by the tenants of the building or buildings on the premises are stored or kept. (See Section 1501.) GARAGE, PUBLIC, is any garage other than a private garage. GRADE (Adjacent Ground Elevation) is the lowest point of elevation bf the finished surface of the ground, paving or sidewalk within the area between the building and the property line, or when the property line is more than 5 feet from the building, between the building and a line 5 feet from the building. GRADE (Lumber) is the classification of lumber in regard to strength and utility. GUEST is any person hiring or occupying a room for living or sleeping purposes. GUEST ROOM is any room or rooms used, or intended to be used by a 41 .............. .............................. ................ • ...................... Sirs: AP /dp Enclosures C E T Y of `6' U KVJ B Ltd OFFICE of COMMUNITY DEVELOPMENT December 15, 1977 International Conference of Building Officials 5360 South Workman Mill Road Whittier, California 90601 • Attention: Plan Check Department Request for code interpretation. Enclosed find several copies of a building face and access area. Various areas are identified for clarification as soffet, building face, walkway, parking and entrance. The interpretation needed is whether or not an automatic sprinkler system • is required in the soffet area to meet the uniform building code require- ments for Section 506 (B) and Chapter 38. A companion interpretation on whether or not the walkway area outside the storefront exit is considered a part of the building thereby affecting the occupant load, building size (square feet) and sprinkler requirements. Is the store front wall classified as a part of the exterior wall of. the building thereby requiring non - combustible material for a type III N building (Section 2103 (A))? If further clarification of this request is needed, you may call (206) 242- 2177 collect. Thank you for your assistance. BUILDING DEPARTMENT Al Piepe Building Official 6230 Southcenter Boulevard * Tukwila, Washington 56:83 r (206) 242 -2277 • OFFICERS • PRESIDENT VICTOR L TAUGHER, P.E. BUILDING OFFICIAL COUNTY OF ALAMEDA HAYWARD, CALIFORNIA • FIRST VICE- PRESIDENT JOHN J. McKINNON BUILDING AND SAFETY DIRECTOR TORRANCE, CALIFORNIA SECOND VICE•PRESIDENT HERBERT W. MEYER CODE CONSULTANT BLOOMINGTON, MINNESOTA TREASURER WILLIAM F. FUREY, P.E SUPERINTENDENT CF BUILDING RIVERSIDE, CALIFORNIA JUNIOR PAST PRESIDENT GAYLORD C. DO W D, P.E. ASSISTANT DIRECTOR COMMUNITY DEVELOPMENT DEPARTMENT KALAMAZOO, MICHIGAN DIRECTORS JOHN E BOSS BUILDING OFFICIAL COUNTY OF LANE EUGENE, OREGON H. T. WIEDENMAN,P.E DIRECTOR DEPARTMENT OF BUILDING DES MOINES, IOWA EDWARD F. WINTER, P.E. BUILDING OFFICIAL CEDAR RAPIDS. IOWA JOHNC.CANESTRO • CITY BUILDING OFFICIAL H AYW AR D, CALIFORNIA ROBERT B. FELDNER, P.E., R.A• SUPERINTENDENT OF CENTRAL INSPECTION WICHITA, KANSAS HERBERT W. STREET CHIEF BUILDING INSPECTOR LIVERMORE, CM IFORNIA WILLIAM F. FUREY, P.E SUPERINTENDENT OF BUILDING RIVERSIDE, CALIFORNIA LESTER E PAIGE, JR. BUILDING OFFICIAL FORT WORTH. TEXAS DAVE SCOTT, P.E DIRECTOR DEPARTMENT OF BUILDING SAFETY TEMPE, ARIZONA International Conference of Building Officials • 1 5360 SOUTH WORKMAN MILL ROAD • WHITTIER, CALIFORNIA .90601 • (213) 699 -0541 January 5, 1978 t" __ .1,1 �i•�^ I. i • , • Al 95.978 Al Pieper Building Official City of Tukwila Office of Community Development 6230 Southcen Blvd. Tukwila, Washington 98188 Dear Mr. Pieper: This letter is in reply to your request dated Decem- ber 15, 1977, for code interpretations. Your letter did not state under which edition of the Uniform Build- ing Code you wished our 'interpretations to be based. Therefore, the following information is based on the 1976 Edition. Each question has been restated preceding our reply, and has been reordered to follow a sequence which we believe answers the problem stated. 1. Question: "Is an automatic sprinkler system re- quired in the soffit area in order to comply with the provisions of Section 506 (b) and Chapter 38 ?" Section 506 (b) states that in order to utilize the unlimited area provisions, the automatic fire - extinguishing system must be provided throughout, as specified in Chapter 38. In turn, Chapter 38 requires that these systems comply with U.B.C. Standard No. 38 -1. Section 38.132 (d) of ' the Stan- dards, states: "(d) Blind Spaces. Sprinklers shall be installed in all blind spaces enclosed wholly or partly by exposed combustible construction, as in walls, floors and ceilings,..." Further, Section 38.132 (j) states: "(j) Exterior Canopies, Docks and Platforms. Sprinklers shall be installed under exte- rior roofs or canopies except where construction Regional Offices: 6738 N.W. Tower Drive • Kansas City, Missouri 64151 • (816) 741 -2241 . 3050 Riverside Drive • Landings II Office Park • Columbus, Ohio 43221 • (614) 488.0781 OFFICES OF THE EXECUTIVE DIRECTOR T. H. CARTER, P.E. MANAGING DIRECTOR JAMES E. BIHR,P.E. TECHNICAL DIRECTOR D. R. WATSON, P.E. 2- is noncombustible and areas under the canopies are not used for storage... ". In addition, it is our opinion that canopy area can be considered as being within the building, and as such, would require the same degree of protection as is required for any other area within the building. It is our opinion, based on the above, that the soffit area, both above and below, would be required to have automatic fire sprinklers. 2. Question: "Is the store front wall classified as a part of the exterior of the building ?" The drawing provided indicates that the proposed soffit con- struction is entierely within the inner face of the exterior wall, and thus, could be considered as permanent interior partitions, which are permitted to be of combustible, non- rated construction by Table No. 17 -A. (It should be noted that this wall, even though it may be classified as an in- - terior wall for purposes of determining fire - resistivity and combustibility, is a weather exposed surface as defined by Section 424.) This opinion is based on the definition for "Exterior Wall" contained in Section 424. This def- inition states that "an'exterior wall is any wall or element which defines the exterior boundaries of.a building." It appears that the concrete lintel actually defines the bound- aries of the building and the soffit and store front merely constitute fillers within an opening in an exterior wall. Remember, however, that per Section 2103 (b), such openings must be protected when less than 20 feet from an adjacent property line or the center line of a street or public space. Also, the area of openings required to be protected is limited by Section 504 (b) . Since your first question made reference to Section 506 (b), it is assumed that Section 506 (b) is to be used to justify building area. Section 506 (b) permits a one or two story building housing a Group B Occupancy to be unlimited, with- out restriction on the type of construction. Section' 1701 states that "no building need conform to a type of construc- tion higher than that type which meets the minimum require- ments based on Occupancy or Location in Fire Zone." There- fore, the proposed building could be Type V -N construction and the discussion regarding combustibility of the soffit may be academic. 3. Question: "Is the walkway area outside the store front exit considered a part of the building for consideration of occupant load, building area and sprinkler requirements ?" As discussed in Item 2 above, the walkway area, being within PS:mlr the building as it is defined by the concrete lintel, would be considered a part of the building area, and as such may affect area calculations. This area would need to be pro- tected by an automatic fire - sprinkler system provided under Sections 506 (b) or, 3802 (b) . The walkway area may, however, be excluded from occupancy load calculations. Section 3 301 (d) , exception to the third paragraph, states that accessory use areas ordinarily used only by persons who occupy'the main areas need not be included in computing the total number of occupants for the building. In our opinion, the walkways are accessory use areas. It should be noted, however, that handrails and guardrails conforming to sections 1716 and 3305 (i) and stair- ways conforming to Section 3305 should be provided. Hopefully your questions have been answered, but of further infor- mation- is needed, please feel free to contact the undersigned. - Yours very truly 4aul Shee1dy AP /dp CITY ofiUKWLA OFFICE of COMMUNITY DEVELOPMENT January 11, 1978 International Conference of Building Officials 5360 South Workman Mill Road Whittier, California 90601 Attention: Paul Sheedy • Thank you for responding to my request for a code interpretation and telephone calls. I would like a clarification of the criteria used to determine that • the store front wall is an interior wall. (See letter attached, first paragraph, page 2.) As I see it, when a wall separates the heated, usable, maintained, • occupied portion of a building from the unheated, unusable, unoccupied, open to the weather area outside of a building, then that wall becomes an exterior wall .even though a roof projects over the area. (See letter, item 2, page 2). For example, a person would not consider himself (herself) to be inside a building while being exposed to wind, rain, cold, etc. , .Section 38.132(d) of the Standards as quoted in your reply requiring sprinklers in blind spaces does not apply. The area being completely open on one side does not conform to the definition of "blind space ". Section 38.132(j) also quoted in your reply stating sprinklers shall be installed under roofs or canopies over outside loading platforms or docks does not apply because the area is not a loading platform or dock. Con - tinuing, "Sprinklers shall be installed under exterior roof or canopies except where construction is non - combustible and areas under the canopies are not used for storage." The exception seems to apply because the area cannot be used for storage. Please review the above thoughts and notify me of any change or •changes in your letter of interpretation dated January 5, 1978. • BUILDING DEPARTMENT Al Pieper Building Official Enclosure 6230 Southcenter Boulevard s Tukwila, Washington 93138 a (206) 242 -2177 OFFICERS PRESIDENT VICTOR L. TAUGHER P.E. BUILDING OFFICIAL COUNTY OF ALAMEDA HAYWARD, CALIFORNIA FIRST VICE•PRESIOENT JOHN J. McKINNON BUILDING AND SAFETY DIRECTOR TORRANCE, CALIFORNIA SECOND VICE.PRESIDENT HERBERT W. MEYER • CODE CONSULTANT BLOOMINGTON, MINNESOTA TREASURER WILLIAM F. FUREY, P.E. SUPERINTENDENT OF BUILDING RIVERSIDE, CALIFORNIA JUNIOR PAST PRESIDENT GAYLORD C. DOW D, P.E. ASSISTANT DIRECTOR COMMUNITY DEVELOPMENT DEPARTMENT KALAMAZOO, MICHIGAN DIRECTORS JOHN E. BOSS BUILDING OFFICIAL COUNTY OF LANE EUGENE, OREGON H. T. WIEDENMAN, P.E. DIRECTOR DEPARTMENT OF BUILDING DES MOINES. IOWA EDWARD F. WINTER, P.E. BUILDING OFFICIAL CEDAR RAPIDS, IOWA JOHN C. CANESTRO CITY BUILDING OFFICIAL HAYWARD, CALIFORNIA ROBERT B. FELONER, RE., R.A. SUPERINTENDENT OF CENTRAL INSPECTION WICHITA, KANSAS HERBERT W. STREET CHIEF BUILDING INSPECTOR LIVERMORE. CALIFORNIA WILLIAM F. FUREY, Pl. SUPERINTENDENT OF BUILDING RIVERSIDE, CALIFORNIA LESTER E. PAIGE,JR. BUILDING OFFICIAL FORT WORTH, TEXAS DAVE SCOTT, P.E. DIRECTOR DEPARTMENT OF BUILDING SAFETY TEMPE. ARIZONA 0 International Conference of Building Officials 5360 SOUTH WORKMAN MILL ROAD • WHITTIER, CALIFORNIA 90601 • (213) 699 -0541 Al Pieper Building Official City of Tukwila Office of Community Development 6230 Southcenter Blvd. Tukwila, WA 98188 Dear Mr. Pieper: In reply to your letter dated January 11, 1978, the fol- lowing information is offered: The Building Code definition for "exterior wall" does not depend on the function of the wall. (i.e., whether the wall provides a separation, between heated or un- heated space, occupied or unoccupied space, security, and so forth.) It is our opinion that, as previously stated, the 'concrete wall panel describes the build- ing exterior for the purpose of the application of code provisions relative to exterior wall construct - tion and opening protection. 2. Section 38.132 (d) of U.B.C. Standard No. 38 -1 (Blind Spaces) was quoted to indicate that the space above the soffit must be protected by the automatic fire - extinguishing system. (Since the sketch provided in- dicated a suspended ceiling, that portion of the build- ing above the suspended ceiling would be considered a "blind space.") 3. Section 38.132 (j) of the Standards applies to three distinct building features and states requirements for each. Dividing Section 38.132 (j) into its parts, the section states: 1. February 3, 1978 FEB 61978 OFFICES OF THE EXECUTIVE DIRECTOR T. H. CARTER, P.C. MANAGING DIRECTOR JAMES E. BIHR, P.E. TECHNICAL DIRECTOR D. R. WATSON, P.t. (a) Sprinklers shall be installed under roofs or can- opies over outside loading platforms or docks. (b) Sprinklers shall be installed under exterior roofs or canopies except where construction is noncom- bustible and areas under the canopies are not Regional Offices: 6738 N.W. Tower Drive • Kansas City, Missouri 64151 • (816) 741 -2241 3040 Riverside Drive • Landings II Office Park • Columbus, Ohio 43221 • (614) 488 -0781 PS:mlr used for storage. (Please note thL this exception for roofs or canopies requires that the roof or can - opy be both noncombustible construction' ' and the space below not be used for storage.) (c) Sprinklers shall be installed under exterior docks and platforms of combustible construction unless such space is closed off and protected against accumulation of debris. Confusion may have occurred because our letter quoted from only a portion of the above, namely that portion applicable to exterior canopies and roofs, and thus may not have clearly shown the sections full scope. It is our opinion that U.B.C. Standard No. 38 -1, as it is presently worded, would require automatic fire-extinguishers to be installed below the combustible canopy indicated in the submitted sketch. Hopefully your questions have been answered, but if further informa- tion is neede, please feel free to contact the undersigned. Yours very . Paul Shdedy 1 ft • landscape plan planting plan tukwila 600 building dienour cochran and lewis