HomeMy WebLinkAboutPermit DR-28-78 - HAYDEN ISLAND - OFFICE BUILDING DESIGN REVIEWdr-28-78
16600 16850 southcenter parkway
hayden island office building
Planning Commission t( Jtes
May 24, 1979
Page 5
PUBLIC HEARING: Southcenter Corporate Square Streets
Fred Satterstrom, Planning Supervisor, read the Staff Report- on the request of the
owners of the Southcenter Corporate Square development that the City of Tukwila
accept dedication of two unnamed cul -de -sac streets in that development. The
Staff recommended that the Planning Commission recommend the City Council accept
the dedication of the roadways within Southcenter Corporate Square contingent
upon completion of the required legal documents.
MOVED BY MRS. AVERY, SECONDED BY MR. SOWINSKI, THAT THE PLANNING COMMISSION
RECOMMEND THE CITY COUNCIL ACCEPT THE DEDICATION OF THE TWO UNNAMED STREETS IN THE
SOUTHCENTER CORPORATE SQUARE DEVELOPMENT. MOTION CARRIED.
Mrs. Avery recommended that one of the streets be named after Mayor Bauch.
BOARD OF ARCHITECTURAL REVIEW
L 4e elopment Plans: Parkway Square - Hayden Island
Roger Blaylock, Assistant Planner, read the Staff Report, including findings,
conclusion, and recommendations. He said that Kjell Stoknes, OCD Director, suggested
that the 5 -foot sidewalk shown along Southcenter Parkway be a requirement. He
stated the Public Works Department has not had the opportunity to review the
revised site plan as presented here tonight.
David Hickman, representing the developer, stated the sides shown as concrete
block should be beveled wood. He said it appears the main problem has been with
the parking and they have had no problem in revising and meeting the City requirement.
He said with respect to Item 2 of the Staff recommendations, they have responded
to that with a lane allowing the cars to come through. He said if the Board of
Architectural Review does not approve that plan, he hoped they would approve their
project subject to staff review of the parking so they can continue to work with
the staff on their recommendations. He said this was the first he had seen the
Staff report and recommendations.
Chairman Kirsop said it appears the proposed roof top sign will not meet the sign
code requirements, but that matter does not need to be taken care of at this time.
Peter Gindale, representing the developer, said the parking on the north side of
the building would be for the employees. He said he felt the parking in the front
was sufficient for the customers since the building had been shifted about 5 feet
south to accommodate the parking. Discussion continued regarding the flow of
traffic within the parking area as customers drive up to a pick -up are to receive
purchases too large to carry out of the store, such as bicycles, etc. Mr. Hickman
said the customer pick -up would not be in front of the store, but rather to the
rear, and the circulation would be controlled.
Mrs. Avery expressed concern about the lack of landscaping. Mr. Hickman said they
had not submitted the landscape plans yet, that will be done at a later date for
staff approval. He said the islands would be landscaped and there would be other
landscaping.
Mr. Richards said he thought the parking situation at the Doubletree should be
resolved and the main entrance situation should be resolved and modified to
accommodate the traffic in a public right -of -way. Mr. Welsh said he would like
to recommend that the developer work with the Planning Staff and come up with a
recommendation or plan that would be suitable.
Planning Commission ` h nutes
May 24, 1979
Page 6
Minutes prepared by:
Norma Booher
Recording Secretary
een Avery
Secretary
MOVED BY MR. WELSH, SECONDED BY MR. SOWINSKI, THAT THIS ITEM BE TABLED UNTIL
THE NEXT MEETING OF THE PLANNING COMMISSION. MOTION CARRIED.
OTHER BUSINESS
Appointment of Planning Commission Member to Architectural Awards Committee
Roger Blaylock explained the Architectural Awards Committee, stating one member
of the Planning Commission should be on the Committee.
MOVED BY MR. WELSH, SECONDED BY MR. SOWINSKI, THAT MR. RICHARDS BE APPOINTED
AS THE PLANNING COMMISSION MEMBER TO THE ARCHITECTURAL AWARDS COMMITTEE. MOTION
CARRIED.
ADJOURNMENT: 11:35 P.M.
MOVED BY MR. WELSH, SECONDED BY MR. SOWINSKI, THAT THE PLANNING COMMISSION
MEETING ADJOURN. MOTION CARRIED.
TUKWILA, PLANNING COMNYISSIO
FINDINGS:
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
AGENDA ITEM . VI A : DEVELOPMENT PLANS: Parkway Square - Hayden I s l a n d , Inc
Mr. David Hickman Associates, Architects of Portland, Oregon has submitted develop-
ment plans for the construction of Parkway Square. The project is located on a
7.11 acre site just north of the Bon March'e warehouse and immediately south of the
proposed Double Tree Inn Hotel on the east side of Southcenter Parkway. (Exhibit A)
The development plans (Exhibit B) proposes the construction of four (4) structures
with a total of 94,155 square feet. The largest building is 38,000 sq. ft. plus
10,295 sq. ft. of mezzanine space. It will house 'Toys "R" Us', a retail toy store.
Two buildings to the south will contain 18,600 sq. ft. and 19,760 sq. ft. for a total
of 86,655 sq. ft. of retail space. The free standing building in the northwest
corner of the site will contain 7,500 sq. ft. of office space. These buildings
will be treated with split face concrete blocks, beveled metal siding, sheet metal,
and cedar shakes.(Exhibits C, D, and E)
1. The site is located in the C -H District.
2. The development plans call for 418 parking spaces. T.M.C. 18.56 requires only
241 parking spaces. Of these parking stalls 214 are 90 degree angled parking
while the remaining 214 are 60 degree angled parking.
3. The design of the p -rking stalls does not conform with the proposed off - street
parking design criteria. Only approximately 150 of the parking stalls meet
minimum standard size demension of 9 feet by 19 feet. It appears that the
majority of the parking is designed for compact cars.
4. Tukwila ;Municipal Code 17.16 requires that when property is being divided for
the purpose of lease that a Binding Site Improvement Plan be filed on the
subject property.
5. One major access is proposed for all four buildings. It will be similar to the
boulevard affect created in front of the Benaroya Office Building and the new
Double Tree Inn.
6. The development plans call for sharing a minor access with the Double Tree
Inn to the north. The Conditional Use Permit issued to the Double Tree Inn
requited the southern access to act as a minor access with a maximum curb -cut
of twenty -four (24) feet. None of the required parking for the Double Tree Inn
is lost in the minor revision of their plans. Sharing of the minor access
between the two properties is encouraged by Policy 9 - Transportation Objectives
and Policies, page 74 of the Tukwila Comprehensive Land Use Plan. It states:
PRO CTE THE CONSOLIDATION CF ACCESS POINTS TO FRONTAGE PROPERTIES
ALC:.G :.' JGR ARTERIALS.
Planning Commission
Staff Report
CONCLUSION:
RECOMMENDATION:
1.
Page 2
24 May 1979
7. Landscaping is provided around the perimeters of the subject property. Along
Southcenter Parkway the landscape strip is shown at fifteen (15) feet, while
on the east, north and south boundaries the strip is ten (10) feet.
The project appears to be an appropriate development in the C -M District. It
provides more than enough parking as require by the Tukwila Municipal Code.
However, the design of the parking lot appears to be crowded. There are not
enough minimum sized parking stalls for standard cars (9' by 19') to meet the
required parking of 244 stalls. The main access appears to be choked with cars
backing out onto. it. The provisions for sidewalks and landscaping are appropriate
and the combining of accesses by the applicant and the Double Tree Inn is commendable.
The staff recommends that the Board of Architectural Review approved the
development plans for Parkway Square as presented in development plans dated
7 May 1979 with the following conditions:
The dimensions of the required off - street parking stalls shall comply with the
Draft #2 Standards reviewed and approved by the Planning Commission and included
in the proposed zoning ordinance document.
That the main access be created into a boulevard without parking backing onto
it. A landscaping strip of a minimum of five (5) feet in width is to be located
on each side of the access drive.
3. That if the excess parking above the require 244 parkings stalls are less
than 8.5 feet by 20.7 feet then they shall be individually marked for compact
cars.
4. The the applicant comply with T.M.C. 17.16 prior to the issuance of any building
permits.
5. That a detailed landscape plan be approved by the Board of Architectural Review
prior to the issuance of an Occuppancy Permit.
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18 August 1978
Alvin B. Harrison
c/o John Graham & Co.
1110 Third Ave.
Seattle, WA 98101
cowry ofr TLJIC 1.70B..A
OFFICE of COMMUNITY DEVELOPMENT
RE: Haden Island Office Building
Dear Mr. Harrison:
The Tukwila Planning Commission sitting as the Board of Architectural Review
on 17 August 1978 reviewed the development plans for the proposed Haden Island
Office Building in Tukwila.
The Planning Commission approved the plans with the following conditions:
1. Approval of detailed landscape plan by the B.A.R. prior to
issuance of occupancy permit.
2. Approval of these plans does not constitute approval of the
driveway location or configuration.
3. If final building plans specify painted concrete or similar
type of finish for exterior treatment, that these plans and pro-
posed colors be approved by the B.N.R. prior to issuance of
building permit.
4. Architectural screening of roof - mounted equipment.
5. Provision of sidewalk along Southcenter Parkway.
6. Any plans for other structural additions must be submitted to the B.A.R.
prior to issuance of building permit.
7. Angle parking shown on the exhibit shall be at 8' 6" and the other 90
stalls at 9'.
. Site plan may allow for 8' compact stalls that are standard length with
the understanding that these stalls will be increased in width when the
severe tenant parking requirements are reduced. It is further understood
that compact stalls shall be in excess to those stalls required by code.
6230 50:!' 1 !•••nt.lr B love.iz(2 n Tukc.•i.la, Nashinykon 93.208 n (2 ?6J 2:2 - 2177
Alvin B. Harrison
c/o John Graham & Co.
Should you have any questions regarding the action of the Planning Commission
please contact me.
Respectfully, .
• I A i\i/ ;
Fred N. Satterstrom
Planning Supervisor
FNS /ch
cc: Mayor
OCD Dir
Page 2
18 August 1978
17 August 1978
AGENDA ITEM I I E
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
John Graham Office Building
8:00 P.M.
The above - referenced project is a proposed three -story office building
(147,500 sq. ft.) on an undeveloped site located on Southcenter Parkway
immediately north of the Bon Marche Distribution Center.
The proposed site plan indicates a singular access point from Southcenter
Parkway; said access consists of four lanes with a median. 645 parking
stalls are proposed on the site; 457 are standard size and 188 are compact
size. Landscape areas surround the site and the proposed building.
Exterior treatment of the proposed structure is not yet decided. Proposed
drawings call for either brick or painted concrete walls with tinted glass
windows. Metal canopies are proposed over all windows.
Staff recommends approval of the proposed site plan and building elevations
with the following conditions:
1. Total number of parking stalls requird per TMC be provided at
9 -foot width.
2. Approval of detailed landscape plan by the B.A.R. prior to issuance
of occupancy permit.
3. Approval of these plans does not constitute approval of the
driveway location or configuration.
4. If final buiding plans specify painted concrete or similar
type of finish for exterior treatment, that these plans and
proposed colors be approved by the B.A.R. prior to issuance of
building permit.
5. Architectural screening of roof - mounted equipment.
6. Provision of sidewalk along Southcenter Parkway.
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Planning Commission Page 3
Minutes of Special Meeting 17 August 1978
MOTION BY MR. BOWEN, SECONDED BY MR. SOWINSKI AND CARRIED THAT THE COMMISSION
DENY THE PROPOSAL FOR ACCESS AS EXHIBITED DUE TO INADEQUATE SPACE, POTENTIAL
TRAFFIC PROBLEMS AND REASONS STATED IN STAFF REPORT.
BUILDINGS #10 AND #11: SOUTHCENTER CORPORATE SQUARE
Mr. Satterstrom read the staff report and explained displayed drawings.
Mr. Robert Kacel, Leason Pomaroy N.W., representing applicant, explained drawings
further. He explained the overflow parking is due to tenant's (Boeinn) needs.
There was a discussion regarding the temporary parking lot. Mr. Hunt explained
that it was still being used and that the Commission had previously approved
continued usage as long as it was upgraded, landscaped and the driveway was re-
moved. He stated the above conditions are done or in progress.
Mr. Hunt explained that Boeing has committed to Building #10 but not #11.
Mr. Satterstrom mentioned that there was a question in his mind regarding
approval of Building #10 and not #11. He suggested that the Commission consider
each building separately to insure code requirements are met for both.
Mr. Hunt stated that it was their intention to have both buildings considered
separately.
Commission agreed. to review Building #10 and #11 separately.
MOTION BY MRS. AVERY, SECONDED BY MR. BOWEN AND CARRIED TO APPROVE THE SITE PLAN
FOR BUILDING #10 WITH THE FOLLOWING CONDITIONS:
1. APPROVAL OF A DETAILED LANDSCAPE PLAN BY THE B.A.R. PRIOR TO ISSUA,'NCE
OF OCCUPANCY PERMIT, SUCH PLAN TO INDICATE TREATMENT OF ALL UNPAVED AREAS.
2. ARCHITECTURAL SCREENING OF ROOF - MOUNTED EQUIPMENT.
MOTION BY tIR. SOWINSKI AND SECONDED BY MR. RICHARDS TO TABLE THE SITE PLAN FOR
BUILDING #11 UNTIL SUCH TIME AS SUFFICIENT PARKING DATA IS AVAILABLE.
Discussion on parking requirements ensued.
MOTION CARRIED WITH MR. BOWEN VOTING NO.
Chairman Kirsop recessed the meeting at 9:50 p.m.
Chairman Kirsop called the meeting back to order at 10:00 p.m.
JOHN GRAHAM OFFICE BUILDING (HADEN ISLAND OFFICE BUILDING)
Mr. Satterstrom read the staff report and explained displayed drawings.
Planning Commission Page 4
Minutes of Special Meeting 17 August 1978
There was some discussion on condition #4 of staff report.
Mr. Larry Johanson and Mr. Al Harrison, John Graham Company, explained the proposal
further.
Mr. Harrison stated the owner was Haden Island, Inc. and that the tenant was Boeing.
He explained the situation concerning the exterior finish of the building. He said
the exterior finish hopefully will be brick, tinted windows and white canopies
(which protects the windows). He also described atrium.
Mr. Harrison mentioned the roof - mounted equipment conies with its own screening.
There was a discussion regarding the parking stalls width and length. Mr. Harrison
mentioned the plans propose 8' 6" wide stalls for angle parking and that they felt
this was adequate.
MOTION BY MR. BOWEN AND SECONDED BY MR. RICHARDS THAT THE JOHN GRAHAM OFFICE
BUILDING PROPOSAL, OTHERWISE KNOWN AS THE HADEN ISLAND OFFICE BUILDING BE ADOPTED
AS RECOMMENDED BY STAFF WITH THE FOLLOWING CONDITIONS:
1. ANGLE PARKING SHOWN IN THE EXHIBIT BE AT 8' 6" AND THE OTHER 90 DEGREE
STALLS BE AT 9'.
2. APPROVAL OF DETAILED LANDSCAPE PLAN BY THE B.A.R. PRIOR TO ISSUANCE OF
OCCUPANCY PERMIT.
3. APPROVAL OF THESE PLANS DOES NOT CONSTITUTE APPROVAL OF THE DRIVEWAY
LOCATION OR CONFIGURATION.
4. IF FINAL BUILDING PLANS SPECIFY PAINTED CONCRETE OR SIMILAR TYPE OF
FINISH FOR EXTERIOR TREATMENT, THAT THESE PLANS AND PROPOSED COLORS
BE APPROVED BY THE B.A.R. PRIOR TO ISSUANCE OF BUILDING PERMIT.
5. ARCHITECTURAL SCREENING OF ROOF - MOUNTED EQUIPMENT.
6. PROVISION OF SIDEWALK ALONG SOUTHCENTER PARKWAY.
7. ANY PLANS FOR OTHER STRUCTURAL ADDITIONS WILL HAVE TO BE SUBMITTED TO
THE B.A.R. PRIOR TO ISSUANCE OF BUILDING PERMIT.
Mr. Harrison explained that the plans provide for 188 compact car stalls at 8'
wide and 457 standard car stalls at 8' 6" wide.
MOTION BY MR. RICHARDS, SECONDED BY MRS. AVERY AND CARRIED TO AMEND THE ORIGINAL
MOTION TO ACCEPT 8' WIDE COMPACT STALLS THAT ARE STANDARD IN LENGTH WITH THE
UNDERSTANDING THAT THOSE STALLS WOULD BE INCREASED IN WIDTH WHEN THE SEVERE
TENANT PARKING REQUIREMENTS ARE REDUCED. IT IS FURTHER UNDERSTOOD THAT COMPACT
STALLS SHALL BE IN EXCESS TO THOSE STALLS REQUIRED BY CODE.
MOTION CARRIED AS AMENDED.
DRAWING
NUMBERS
COPIES
EACH
TITLE OR DESCRIPTION, DATE
SIZE
EACH
OBT -19
OBT -22
15
each
Site Plan dtd. 8 -10 -78
Sections & Elevations dtd. 8 -9 -78
82x11
It
t.
JOB TITLE:
JOB NUMBER:
TO:
ADDRESS:
CITY:
WE ARE FORWARDING THE FOLLOWING:
X Drawings
❑ Specifications
❑ Photographs
REMARKS:
78041
cc: Hayden Island Inc.
SIGNED:
Alvin B. Harrison
DELIVER VIA• First Class Mail
JOHN GRAHAM AND COMPANY X
JOHN GRAHAM COMPANY ❑
JOHN GRAHAM, ARCHITECT ❑
Office Building - Tukwila
Mr. Fred Satterstrom
Associate Planner
City of Tukwila
6230 Southcenter Boulevard
Tukwila, Washington 98188
❑ Shop Drawings
❑ Samples
❑ Request for Proposal
X ATTACHED ❑ UNDER SEPARATE COVER
The above reduced per your request last Friday.
W."
HEAVE
REPLY TO
X 1110 Third Avenue
❑ 329 F Street
Anchorage, Alaska 99501
❑ 5433 Westheimer
Suite 710
Houston, Texas 77056
❑ Equipment Submittal
AU G 1 7 1978
CITY Or' tUKwlw
DATE: August 14, 1978
Seattle, Washington 98101
❑ Change Order
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G 171978
CITY OF TUKWILA
Job Title:
Job Number:
DATE:
LOCATION:
ATTENDING:
JOHN GRAHAM AND COMPANY
July 5, 1978
MEETING NOTES
Municipal Offices, City of Tukwila
ell Stoknes, Director of Planning
Al Pieper, Building Official
Jim Hoel, Fire Marshal
Dirk Koopman
Al Harrison
Larry Johanson
A. PURPOSE
Review code and planning requirements.
B. CONCLUSIONS
Office Building, Tukwila
78041
Distribution: Those Present
o tTr ( Gala Tre-( (au.e--,/
RECE1
CM OF WO
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John Graham and Company
City of Tukwila
Hayden Isl
1. Owner can submit plans, elevations, and site for architectural .
review based on best information available at time; if significant
changes occur, then resubmittal will be made later.
2. Curb cuts for street access to be worked out with the Director
of Public Works rather than the Planning Commission.
3. Desirability or feasibility of a joint access with Bon to be
investigated by client.
4. Joint egress /access with motel on north side to be utilized in
scheme to be presented to Planning Commission, with official
paperwork to follow.
5. "Excess" parking to be in lightly zipped area and labeled "Tempo-
rary Parking - Land to be Developed in the Future."
6. Grading program can go ahead this fall on a grading permit;
requires a rough grading and drainage plan.
Date: July 5, 1978
Page
MEETING NOTES
of
5
7. Parking layout can be based on latest national standards (such
as ENO Foundation); excess parking can be arranged for compacts.
8. Inclusion of second building on site will require a special
documentation process, even if building under same ownership.
C. DISCUSSION AND NOTES
1. Description of the Development
a. Office building of approximately 140,000 square feet gross
area, or 120,000 square feet of leasable.
b. Three levels.
c. Parking on grade.
2. Process of Design and Construction
3. Parking
Job Title: Office Building, Tukwila
Job Number: 78041
JOHN GRAHAM AND COMPANY
a. Selection of contractor made prior to completion of. design
with final exterior materials being determined by budgeted
funds available.
b. Proceed with earth - moving by end of this summer; driving
piles in late fall, and balance as soon as weather permits
after first of year.
a. Nominal stall is 8 feet 6 inches x 20 feet; actual geometry
of layout depends upon angle of stall and whether or not
two -way aisle traffic intended.
b. Current national design standards can be used.
c. Probable tenant requires 6.67 cars per 1000 square feet of
leasable area; code requires four cars per thousand square
feet.
d. Joint use with hotel /motel possible but code does not specifi-
cally go into what is allowed under these circumstances.
e. Of the two hotel site plans available, one would not offer
sufficient parking next to the south property line to make
joint use of interest to the office building development.
Date: July 5, 1978
Pape 2
of
MEETING NOTES
4. Site Access
JOHN GRAHAM AND COMPANY
f. If compacts developed on perimeter, depth of stalls could be
adequate for standard cars so that striping could be changed
if needed later, and standard car in compact space would not
disrupt flow in aisle.
a. Joint access encouraged.
b. Adjacent access not desirable but does occur in other loca-
tions; every effort will be made to avoid this situation.
c. If access required at center of site, stack -up and parking
each side may result in building being located farther to
east, complicating or limiting future land use at rear of
site.
d. Bon uses northerly entrance for sales room and TBA customers;
trucks use south access on most occasions.
5. Low Area to East of Site
a. Not a pond (as dries in the summer).
b. No part of the designed drainage system for Andover.
6. Codes
7. Handicapped Requirements
8. "Life safety" requirements not applicable to this three -story
building.
Job Title: Office Building, Tukwila
Job Number: 78041
a. Uniform Building Code, 1976 edition, for building construc-
tion. Adopting ordinance only contains changes for high rise
buildings (not applicable to this project).
b. Uniform Fire Code, 1976 edition.
c. Uniform Plumbing Code, as adapted by King County (who handles
plumbing and sanitation for city).
a. Use UBC space requirements almost entirely; State code
hardly used.
b. Freight elevator will be big enough to qualify for stretcher
cases.
Date: July 5, 1978
Pape 3 of
MEETING NOTES
9. Fire Zone 3 (not 1 as previously thought).
10. Atrium Construction
a. All construction, including railings, incombustible.
11. Exit Load and Distance of Travel
JobTitle: Office Building, Tukwila
Job Number: 78041
JOHN GRAHAM AND COMPANY
b. Corridors formed by balconies to be 1 -hour, with wire glass
where desired (up to 25 percent of wall area, Section 3304).
a. Check loads and distance of travel.
b. Third stair exit may be required.
c. Open stair in atrium not a means of egress.
12. Security for Single Tenant
a. If Boeing, will require special combination locks on exterior
perimeter doors.
b. If Boeing, may require security alarm systems.
13. Fire Protection System
a. Entire building to have sprinkler system.
b. Hose stations served by sprinkler piping.
c. No standpipes.
d. Fire extinguishers required.
e. Deluge system for top perimeter of atrium.
f. Smoke venting at roof of atrium.
14. Foundation Permit
a. Allowed provided sufficient general construction drawings
available to allow engineering check of loads on piling.
b. Structural calculations required.
c. Balance of architectural details and mechanical and electri-
cal engineering details can follow.
15. Storm and Sanitary Drainage
a. Sanitary sewer has hook -up charge.
b. Storm drain covered by LID 27, an assessment previously
levied.
Date: July 5, 1978
Page 4 of 5
MEETING NOTES
•
Job Title:
Job Number:
16. Area calculation based on sprinkler system, more than 20 feet on
all sides, and Fire Zone 3 location.
ABH /mlm
cc: Les Buell
JOHN GRAHAM AND COMPANY
Group B, Division 2 occupancy
Based on Table 5C
Type II or III, 1 —hour; four floors
Base area, one floor,
Fire Zone 1
Second floor
Fire Zone 3, add 1/3
Over 20 feet all sides,
increase
Sprinkler system, increase
Office Building, Tukwila
78041
Subtotal
Subtotal
Subtotal
Total
Area of atrium to count only on ground
considered in floor areas).
allowed
Submitted by
13,500 square feet
13,500 square feet
27,000 square feet
9,000 square feet
36,000 square feet
36,000 square feet
72,000 square feet
72,000 square feet
144,000 square feet
Alvin . *Harrison
floor (open well area not
Date: July 5, 1978
Page 5
MEETING NOTES
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