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Permit L2000-071 - SCHNEIDER HOMES - DESIGN REVIEW
L2000 -071 SCHNEIDER HOMES 6540 SOUTHCENTER BLVD W'. R: 00 W =. J W O. J: IJ..Q• _ �. t- W:" Z=- I- 0 z l- 'W W W V ; Z . .. 0 Z Architectural Design 8 Development was . Mo. Jiff Skirtic), 40 NW Alder Pl. Ste. 6204. las., WA 98027 425.657.7730 fax 425.557.6741 www,skutleyarchitects @earthlink .net (206) 248 -2471 • 'FAX (206) 242 -4209 1schneiderhomes, inc. Kenneth E Peckham Director of Land Acquitisitions & Governments Affairs 6510 Southcenter Blvd„ Suite #1 Tukwila, WA 98188 Z • = 1- 1—Z ilY w JU; U0 CO w, J_ w• 0 • Q'. = a 1- w _'. :Z I- I- 0 Z E- 2 ,U U w W'. o' - Z I` 0 - ~'. Z City of Tukwila Steven M. Mullet, Mayor October 8, 2003 Department of Community Development Steve Lancaster, Director Ken Peckham Schneider Homes 6510 Southcenter Boulevard Suite 1 Tukwila, WA 98199 RE: Design Review File L2000 -071 Dear Mr. Peckham, This letter is to inform you that your application for design review of a proposed office building has been closed. You have not resubmitted plans in response to Art Pederson's letter of June 24, 2002 or acted to complete the necessary street vacation. On October 6th the City Council acted to repeal the street vacation approval since the conditions had not been met within the one year deadline. If you wish to pursue this project in the future a new application will be required. Sincerely, Nora Gierloff Planning Supervisor CC: Jill Mosqueda, Public Works 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 City of Tukwila City Council Regular Meeting Minutes NEW BUSINESS: a. An ordinance repealing Ordinance No. 1993 Page4of6 October 6, 2003 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REPEALING ORDINANCE 1993, WHICH VACATED WITH CONDITIONS CERTAIN PROPERTY LOCATED WITHIN THE CITY, DEDICATED FOR STREET PURPOSES, GENERALLY DESCRIBED AS MACADAM ROAD, A SIXTY - FOOT WIDE RIGHT -OF -WAY, FROM SOUTHCENTER BOULEVARD TO OLD 65TH AVENUE SOUTH, PREVIOUSLY KNOWN AS OLD BLUFF STREET; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE HERNANDEZ MOVED; DUFFIE SECONDED; TO HAVE THE PROPOSED ORDINANCE READ BY TITLE ONLY. The motion carried 7 -0. Shelley Kerslake, City Attorney, read the title of the proposed ordinance. FENTON MOVED; HERNANDEZ SECONDED; TO ADOPT THE PROPOSED ORDINANCE AS READ.* Jim Morrow, Public Works Director, reported that on September 4, 2001, Gerald Schneider and Kevin Klotz provided a Petition for Street Vacation, including the required number of signatures from abutting property owners as well as an appraisal. On June 3, 2002, Council held a public hearing and on August 19, 2002, approved Ordinance 1993. On August 26, 2002, the petitioners were notify via mail of Council approval and were notified of the conditions of the ordinance, as well as the expiration date. On June 12, 2003, Public Works staff sent a reminder of expiration to the petitioners. Pursuant to Ordinance 1993 and TMC 11.60.030, the vacation and application expire two years from the date of application, if the conditions have not been met and compensation has not been paid. To date, none of the five imposed conditions have been met and compensation ($105,327.00) for the right -of -way has not been received. Mr. Morrow spoke favorably of the proposed ordinance. *Calling for a vote on the motion Mayor Mullet announced the motion carried 7 -0. APPROVED ORDINANCE #2030 b. Authorize Mayor to execute lease agreements with Way Back Inn for two City-owned properties used by WBI for transitional housing. Rhonda Berry, Acting City Administrator, informed Council of the need to enter into new lease agreements with the Way Back Inn on two City-owned properties. Of the two homes, one has been legally converted into a duplex, thus three units are available. To date (this year) 10 families have been served in these units. The Way Back Inn uses these homes for working families for three months at a time, without cost to the families, to assist them in gathering money for first and last months deposit fees for a home of their own. The leases with Way Back Inn, (5- years), have expired and need to be reauthorized for an additional five years. Purchased with Parks and Open Space funds, "Kennedy's Cottage" and "Hartnett Manor" have served a real purpose. Currently, there are no plans to develop a park at either location. Responding to a previous inquiry, Ms. Berry informed Council that with a sense of success in mind, former residents' progress is tracked for a period of one -year post residency at either home. She has z = z w. 6 • L O 0 N0 co w J= W0 2 u_ co F=w - _ z�. F- O z F-, 0 • F. w 1--- u- ~O WZ t=- I- 0 P-• z 4 June 12, 2003 City of Tukwila RECEI j .D JtJN , 3 2003 COMMUNITY DEVELOPMENT Steven M. Mullet, Mayor Department of Public Works James R Morrow, P.E., Director Mr. Gerald Schneider 6510 Southcenter Boulevard Tukwila, WA 98188 Mr. and Mrs. Johnny 15460 65th Ave. S. Tukwila, WA 98188 Mr. Kevin Klotz 6532 S. 154th St (Southcenter Blvd.) Tukwila, WA 98188 Ms. Mary Lamping Puget Sound Energy Real Estate Department MS OBC-11N 411 108th Avenue NE Bellevue, WA 98004 SUBJECT: 3.40.55 Street Vacation — Macadam Road from Southcenter Boulevard to Old Bluff Road On August 15, 2002, the City Council passed Ordinance 1993 approving the vacation of Macadam Road from Southcenter Boulevard to Old Bluff Street,providing the conditions stipulated in Section 2 of the ordinance are met. A copy of the ordinance is enclosed. This vacation expires on September 30, 2003, if the conditions have not been met by this date. If you have any questions, please contact me at 206 - 433 -0179, Monday through Friday, 8:00 AM to 4:30 PM. Sincerely, L. Jill Mosqueda enclosure (1) cc: :Moira Bradshaw LZOOO -OW f Jim Morrow Brian Shelton City Clerk (P:Laurie Admin /)iII /3.40.55 Expiration Letter Macadam) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206.433 -0179 • Fax: 206 -431 -3665 z Memorandum ry, W 6 To: Steve Lancaster v 0 U U From: Moira Carr Bradshaw CO u_; Date: December 12, 2002 w O: u-¢ Subject: SEPA Decision Schneider Homes Office Building I W. z 6540 Southcenter Bl. _ File No. E2000 -024 ~ p' z F-. W w, Project Description: New three story 11,585 square foot office building on a vacant site o. at 6450 Southcenter Boulevard. See the attached vicinity map and site plan. p o 1--. LIJ Other agencies with Jurisdiction: None v, Oi w U N O I-! z Required Permits /Approvals: Board of Architectural Review Approval City of Tukwila Building Permit City of Tukwila Miscelleneous Permits Notice of Application Issued February 13, 2001 Comment Period Deadline: March 15, 2001 Public Comments Received: None Documents considered with SEPA checklist: 1. SEPA Checklist (Schneider, August 2000) 2. Traffic Impact Analysis (Entranco, October 2000; June 2001; July 2001) 3. Level One Drainage Report (DBM, October 2000) 4. Soils Investigation (HCB Engineering and Construction, March 2001) Addendum (June 2001) Summary of Primary Impacts: Earth /Soil The .73 acre site is a combination of class 2 and 3 sensitive slopes. The property is approximately 130 feet deep and 246 feet along Southcenter Bl. Elevations on the site range from 110 feet in the southwest corner to 136 feet along the center north property line. Page 1 of 1 12/12/02 There are several 12 foot barriers on the site including a 1:1 slope on the south side along Southcenter Bl. and approximately 40 feet from Macadam Bl. In addition there is a 3 —5 foot rockery encroaching and along the north property line adjacent to a driveway to the adjacent homes to the north. z A soils investigation (HCB Engineering & Construction, March 2001) and its amendment (June 2001) describe the soils as dense, dry cohesive soils, intermixed with rocks and 6 v boulders. Four test pits were excavated. Liquefaction and settlement are therefore not 0 O concerns for development of the site. The soils are moisture sensitive however, and must w be excavated for foundations and if exposed to moisture during construction then =' overexcavated and replaced in driveway /pavement locations. a- w0 Storm Water A level one drainage report was prepared (DBM Consulting Engineers, October 2000.) The subdrainage basin for the project is the Gilliam Creek, which drains to the Green w River. Water is collected in the public underground piped system in Southcenter Bl. and z F=.. carried under Interstate 405 to the Creek. Gilliam Creek is a Chinook salmon - bearing F-- 0. creek and the Green River supports bull trout. The applicant is proposing a detention vault in Macadam Road where they also are proposing to locate a number of parking 0 stalls. 0 w— According the Public Works Department, detention will be required but biofiltration for v; ..z Traffic 0 The property fronts on Southcenter Bl. a 5 lane principal arterial; however, due to the z grades along the streetfront, a single access is being designed on Macadam Road and Old Bluff St. (both unimproved rights of way) to 65 Av. S., a two lane collector arterial. An emergency access has been designed to allow vehicular ingress and egress to Southcenter Bl. just west of the proposed building. The 65 Av. S. and Southcenter Bl. intersection is a T with a stop sign on 65 Av. S. The 66 Av. S. Bridge intersects with Southcenter Bl. just to the east of the site and connects Southcenter Bl to the Tukwila urban center. water quality control may or may not. The applicant intends to request a vacation of Old Bluff St. and Macadam Road right of way between 65 Av. S. and Southcenter B1. where they are showing parking and access. The project could proceed without the right of way vacation by utilizing a street use permit. Vehicular trips for the proposed office space were estimated using the Trip Generation, 6th Edition (ITE, 1994) There are 120 daily trips estimated for the project. The total daily trips were allocated to a.m. peak (15 trips,) and p.m. peak (15 trips.) Using these estimates, the level of service at affected intersections was calculated for 2010 and no changes in LOS are forecast. However, the Traffic Impact Analysis (Entranco, June 2001) and (July 2001) identifies the intersection of 65 Av. S and Southcenter BI as currently Page 2 of 2 f!4+�1t'wM.� 12/12/02 s.xrw*�wwwnyas:++n4 ; j operating at Level of Service (LOS) F, which is below the adopted standard of D (TMC 9.48.050(D)). A peak hour warrant for the estimated 2010 traffic volumes at the 65 Av. S. /Southcenter intersection was satisfied, indicating that a signal may be justified. The report also identified the 66 Av. S. and Southcenter Bl intersection as operating at F which is below the adopted standard of E (TMC 9.48.050(C)). An analysis of the signal's timing revealed some potential solutions. For the delays for northbound right turns and west and eastbound traffic on Southcenter Bl., a new signal head, some additional wiring and retiming of the signal could be improve the level of service for this intersection. Based upon the City's Traffic Concurrency Standards and using the cost per trip fee identified in the City's Transportation Element, and updated by the Capital Improvement Program, there is a fee of $2,584 for the two trips on Interurban Av. (See Figure 10 of the report.) Access was studied for the 65 Av. S. driveway and geometrics were found to be adequate. Nonmotorized transportation was studied and sidewalks and marked crosswalks in the area exist for pedestrians. In addition, although there is no motorized access to Southcenter BI and because there is a 12 foot elevation difference between the building and the sidewalk, the applicant is proposing stairs so that pedestrians may directly access Southcenter Bl. and the sidewalk. There are no marked bike lanes and cyclists must use the outside lanes, which on Southcenter Bl are 14 feet. Staff Response Staff is not convinced that the 65 Av S. and Southcenter Bl. intersection is operating at LOS F and recommends that further analysis be conducted. Prior to issuance of construction permits for this project, the following actions will be required: 1. A concurrency fee collected from the applicant for Interurban Av. for $2,584 for the new, wider bridge on Interurban Av.; and 2. A signal timing and geometric intersection analysis for the 66 Av. S. /Southcenter Bl intersection completed by the applicant, and 3. A full signal warrant analysis for 65 Av. S. /Southcenter B1. intersection completed by the applicant; and 4. A developer's agreement completed that outlines the applicant's agreement to contribute a fair share (using p.m. peak for year of signal improvement/installation) toward: a.) the cost of improving the 66 Av. S /Southcenter Bl. intersection signal upgrade and b) the cost of improving the 65Av. S. /Southcenter Bl intersection signal installation, if warranted. Page 3 of 3 12/12/02 Trees The site is an undeveloped hillside that is well vegetated. There are 38 (possibly more) trees that are 6 inches or larger in diameter that will be affected by the applicant's development plan. Staff Response Because trees will be significantly impacted by the proposal, the applicant would need to replant at least 70 trees, per the tree replacement section of the Zoning Code. (TMC 18.54.130). The applicant's current landscape plan does not meet the needed number of replacement trees nor has there been any indication of efforts to preserve any of the existing trees by incorporating them into the site /landscape plan. However, there is opportunity on the site plan to add additional trees and through the exception process the opportunity exists to add trees off -site. Because the nature of the project is an office building in close proximity to the Green River Trail, there would be justification to allow some percentage of tree replanting to occur along the river. This issue can be resolved during the design review process and administered using TMC 18.45. Public Service The proposed building will be located approximately 450 feet from 65 Av. S. at the end of a driveway. An emergency driveway is shown on the west end of the site providing turnaround/access to Southcenter Bl. Emergency vehicles could also utilize one of the two westbound lanes of Southcenter Bl. and access the building/site via the proposed stairs on the east end of the site or the emergency drive at the west end. Recommended Threshold Determination: Determination of Nonsignificance C: \mcb\schneider \SEPAreport.doc Page 4 of 4 12/12/02 z _ 1- z Ix 2 ¢¢= J0 00 (0. , w0 u- ¢. =w I-- _ z �. ►- 0 zE-: U 0E-.. wLa .z. w 0 ~' z z December 12, 2002 z W Kenneth Peckham Schneider Homes 6510 Southcenter BL, Suite 1 w o cn w Tukwila, WA 98188 w J (- Subject: Schneider Office Building 6540 Southcenter BL w 0 • 2 Dear Ken: g u_ Q Thank you for coordinating the submittal of materials for the above project. I've done a quick review of H W the recent plan submittal and I've also spoken with your architect, Jeff Skutely about the elevations. _ z�. In order to finalize the SEPA decision and to prepare a staff report for the Board of Architectural Review Z O we need the following items. • A set of mailing labels (apparently only one set was submitted, which were used for the Notice of Application.) • Additional traffic analysis per the parameters outlined in a letter from Jill Mosqueda (4/4/01) and as discussed in the enclosed Traffic Concurrency Standards chapter of the TMC. • Additional geotechnical information per the City's specifications for soils reporting. (See enclosed list) • Coordinated landscape and site plans so that they correspond to each other. 1. The architectural site plan shows the parking in the Macadam Road right of way and encroachment onto the property to the west. Presumably if and when the right of way is vacated the new property line will be down the centerline of the current right of way. Please show the future proposed condition on the plan. Your potential future lot lines are integral to our review of your plan and whether it complies with setbacks and landscaping. The Landscaping Chapter will apply to this area, meaning there needs to be perimeter and interior parking lot landscaping in this area. Please refer to our parking table for space dimensions. 2. You should also be aware that only 18 inches of roof overhang is allowed within the required setbacks and the Sheet SP -1 shows some of the roof overhangs but not all, which is confusing. Because of the tightness of the building to the setbacks, it would be preferable to have roof overhangs shown around the entire building and not just along some sections. 3. I understand there are some civil drawings that show the regulated sloping areas and the trees that will need to be replaced. I would appreciate a copy so that we may evaluate if adequate provisions have been made for the replacement trees. Enclosed is a copy of the Tree Replacement Ratios. 4. A legal size cross section of the northern retaining wall was provided along with the full size set of plans. There is a discrepancy in the setback of the wall between the two sets. The wall needs to be setback the 10 foot minimum. 5. Two bicycle parking spaces are required to be located within 50 feet of an entrance; they may be inside or outside. Refer to TMC 18.56.130 for additional details. tu 0 'O •w w u' O wz c) H- 0 F- z • 6. The storm water quality requirements should be determined in order to incorporate any biofiltration swales into the site and landscape plan. • Clarified materials and color selections. Some of the materials on the board do not correspond to the building elevation plans and there are details from the building that are not identified in the selection such as railing and window frame coloring and materials. You may want to reconsider the choice of scarlet red for the roof color as it may dominate and overwhelm the other features of the building. The building is designed to give a residential impression, which seems very appropriate for the offices of a homebuilder. You may want to carefully consider the choice of metal for the predominate siding material. • Additional development of the terrace area on the south elevation of the building should be provided. As I explained to Jeff, in addition to providing private and emergency access to the building from Southcenter BL, the structural and landscape elements of the terrace are an opportunity to provide a more appealing semi- public orientation along the building's streetfront. The terrace design should be well integrated into the architecture of the building in order to overcome what is a fairly long monotonous facade that does not create a sense of entry or much variety. I will be out of town from July 6 — July 16; therefore to prepare the materials for a July 26 hearing, the traffic report response needs to be submitted by June 22 and the remaining materials by June 29. I'd be happy to meet or speak with you further on any of these issues. Respectfully yours, Moira Carr Bradshaw Associate Planner Enclosures C:\mcb\schneider \011t613.doc z • Z 6 D Jo • .UO` • uDW. J I` W W O; J u. Q. • CJ: = W. • • • :Z 0 Uc O • W LL . • � } • 'u' O: .. z: . U I. :O1 z .. , City of Tukwila Washington Ordinance No. / /23 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, VACATING CERTAIN PROPERTY LOCATED WITHIN THE CITY, GENERALLY DESCRIBED AS MACADAM ROAD, A 60 -FOOT WIDE RIGHT -OF -WAY, FROM SOUTHCENTER BOULEVARD TO OLD 65th AVENUE SOUTH, PREVIOUSLY KNOWN AS OLD BLUFF STREET; AMENDING THE OFFICIAL STREET MAP OF THE CITY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, TMC 11.60 identifies street vacation procedures including public notification, a public hearing, review and comment, and submittal of relevant information to City Council, all of which have been done; and WHEREAS, the City of Tukwila City Council conducted a public hearing on June 3, 2002, for the purpose of considering the vacation of certain property located in the City of Tukwila, as described above; and WHEREAS, water, sewer and power utilities exist in the right -of -way proposed for vacation; and and WHEREAS, the Petitioner currently uses City property and right -of -way for parking; WHEREAS, the Petitioner provided a fair market appraisal per TMC 11.60; and WHEREAS, following conclusion of the public hearing, the City Council found the property should be vacated, subject to conditions identified in this Ordinance; and . NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Vacation. The following property located in the City of Tukwila is hereby vacated: Macadam Road, a 60 -foot wide right -of -way from Southcenter Boulevard to Old 65th Avenue South (Old Bluff Road), and more particularly shown in attached Exhibit A and Exhibit B. Section 2. Conditions. By September 30, 2003, the Petitioners, Gerald E. Schneider and Kevin G. Klotz, shall complete the following conditions to the City Of Tukwila's satisfaction: 1. Compensation to the City of Tukwila in the amount of $105,327, full valuation, since the right -of -way has been part of a dedicated right -of -way for more than 25 years. 2. Removal of existing parking on City -owned parcel 000320 -0023, Street Vacation old 65th Ave,doc .. .,SfSn. z+ Nn�!++ xvwrc� +. >.w,»�.,anrm.,,,.wan•.vr, HRf+»•sr . ,rv.._„_..._..,.,..�.._. 1 3. Removal of parking in Old 65th Street (Old Bluff Street) right -of -way, 4. Provision of utility easement for installation, maintenance, and repair of water, sewer, and electrical utilities, 5. Provision of an access easement for ingress /egress to parcel 000320 -0014. Section 3. Duties of Public Works. The Public Works Department is hereby directed to record a certified copy of this ordinance with King County, upon determination by the Public Works Director that the conditions referenced above have been satisfied. Section 4. Amendment of Official Street Map. Upon the recording of a certified copy of the ordinance, the City Public Works Director shall amend the City's official street map to be consistent with this ordinance. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five (5) days after passage and publication as provided by law, provided that the vacation specified above shall not become effective until the conditions contained herein have been fully satisfied. PASSED BY THE CITY COUNCIL OF THE Cgy OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this % q, of el , 2002. IV\) 2e:( Steven M. Mullet, Mayor ATTEST/ AUTHENTICATED: 9ke E. Cantu, CMC, City Clerk A OVED AS TO FORM: Office of the City Attorney FILED WITH THE CITY CLERK: / Gie) PASSED BY THE CITY OUNCIL: ss 19 / `r'�— PUBLISHED: . 3 c) - EFFECTIVE DAT : ORDINANCE NO. Street Vacation old 65th Ave.doc 2 z • 11- aa= JU 00 0 w= J Wo LLa co 1 tw z� wI- U� O— h- ww U. .2 -(t. iu U= OH z I'1 City of Tukwila Department of Community Development a June 24, 2002 Ken Peckham Schneider Homes 6510 Southcenter Boulevard, Suite 1 Tukwila, WA 99188 Steven M. Mullet, Mayor Steve Lancaster, Director RE: Design Review for Schneider Homes Office Building at 65XX Southcenter Boulevard. City of Tukwila File Number L2000 -071. Dear Ken: This letter is a follow up to our June 10th meeting at the Department of Community Development, held to discuss the status of the Schneider Office Building project in light of the resolution of the Macadam Road vacation request. The meeting was attended by Jill Mosqueda, Department of Public Works, Moira Bradshaw, Senior Planner, DCD, myself as project planner, as well as Jeff Skutley, project architect, Gerry Schneider and you. The intent of this letter is to outline in writing the design review comments made by Ms. Bradshaw and I at that meeting as a help to your organization in preparing your anticipated re- submittal. General Comments 1. All re- submitted plans must include existing conditions to the curb / street edge, such as the existing sidewalk. 2. The re- submitted site plans must show the full extent of the revised property lines as they are extended to the west and toward the right of way of Old Bluff Road. 3. If a portion of the required parking will be provided on the Schneider property to the west, an easement for this arrangement must be submitted for review. 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206- 431 -3665 Site Plan Comments 1. Extend the west end of the main building sidewalk (the walkway that extends across the main entry/ north facing side of the building) northwestward across the proposed landscape island and southeastward to Southcenter Boulevard. 2. The east side walkway from Southcenter Boulevard to the building entrance is a good idea. It should not, however, be treated as a secondary emergency access walkway for egress from the east side stairwell; there is the potential for this as it leads into the designated loading area. The walkway design and its connection to the front building entrance should be based on providing an attractive and comfortable pedestrian access to Southcenter Boulevard and the Green River Trail for building tenants. 3. The main building sidewalk appears to be approximately Tess than 5 feet in width. To avoid the effective reduction of this width by vehicle intrusion over the sidewalk, wheel stops must be provided for each stall abutting this sidewalk. 4. Provide details for the emergency vehicle access road gate or bollards. This feature should be attractively designed, as it will be highly visible from the right of way. Removable bollards are preferred as a wide variety of attractive designs are available and they do not present a large utilitarian appearance close to the sidewalk areas but are effective at keeping traffic out while allowing walkers and bicyclists in. The basic type of device to be used must be approved by the Fire Chief, as it is his department that will be the ultimate users of the access area. 5. Provide details (dimensions, elevation views, placement on parcel) of the site lighting standards that will be used. 6. Location of the dumpster / recycling space. During our meeting we discussed the practicality of the placement of the dumpster area at the bend in the drive aisle between the former Macadam Road ROW and the north side parking area for the proposed building. In reviewing the Code I became aware that TMC 18.52.080.8 prohibits outdoor collection points in any required setback or landscape area. This area is in the 10 foot setback of both the subject property and the Macadam Road parcel. A different location will therefore need to be found for this space. As I recall from our discussion, the loading area at the east end of the building was rejected as a location due to the difficulty of truck maneuvering at this end of the parking lot. In light of this, a possible new location might be at the west end of the building by the west end stairwell. Whatever the location, please be sure to observe the Code requirements in TMC 18.52.090 for the design of garbage and recycling collection points, specifically that the "architectural design shall be consistent with the design of the primary structure(s) on the site ". 7. The retaining wall will be a visually dominant structure along the north side of the project site. It is therefore important that the wall's finish (color, texture, modulation and articulation) be designed with the reduction of its visual impact in mind. Please supply elevation drawings of the final wall finish as part of the design review process. 8. Provide details showing that no part of the retaining wall above 4 feet will be within 2 .... ,...»,�,.. :.,.n. ...MS_mx..y.�.x�aa�.ex. <.,� ... na• cr ,�x_.;!t:BL`�T- �tt�.iC't$6`!C1�� the required 10' set back. The west end of the retaining wall (the "wing ") appears to exceed this height. Landscape Plan Comments 1. The submitted landscape plan is not consistent with the site plan sheet SP -1. Please revise and provide the correct plan. 2. Tree Replacement Plan. The replacement trees required by TMC 18.54.130 must be shown and noted on the landscape plan. Building Design Comments 1. There is no access between the third floor interior space and the 2south side third floor balconies shown on the building elevations. This functional and visual inconsistency should be corrected by either removing the balconies or replacing the windows with doors. 2. Sheet L -1 shows the west stairwell exit facing the parking lot while the elevation drawings on sheet EL -1 show the exit on the west elevation. Please reconcile and provide the correct configuration. 3. At the meeting there was discussion about the relatively large unarticulated wall that is the middle 52 feet of the Southcenter Boulevard facade. Because this section is approximately 1/3 of the 150 foot length of this facade, the overall lack of detail and articulation (relative to that on the other 100 feet that is broken into four sections) presents a overly homogeneous bulk to the public right of way and the Tukwila Urban Center to the south. I suggested that a vertical break in the strong horizontal lines formed by the tight rows of windows could be helpful in this regard, similar to that on the north facade. The third floor windows largely hide the upper floor facade material change that break -up the other smaller wall segments on this south elevation. The addition of another material or a band between the second and third floors could also address this concern. A third suggestion is the addition of larger window casing in this section. There may, of course, be other viable techniques to achieve this design goal. 4. Exterior building lighting must be shown on building elevations and in details. 5. : Color elevations and plan set elevations must be consistent. 6. A color and materials board must be submitted for review to continue. This board must be consistent with the items in #5 above. During our meeting your party stated that these details aren't / or won't be known during this review. These details are an essential part of the design review and approval process. 3 Please feel free to contact me if you have any questions before you re- submit plans. I can be reached at 431 -3670, extension 1163. My workdays are Monday, Tuesday between 8:30 and 5 and Wednesday mornings between 8:30 and 12:30. Sinclerel Art Pederson Associate Planner cc: file .�.,... !;,, 4{ a. �.^ riG�k�d�' siiiak `:�Y;i'�•;�i1"•.k,'��:S�A:irt;; i'�:}�.�riFf�;: F!i;..x "r�:f�r'�',»h: %w�S:�r�:i�3 EI115 eat PGP /VALUATION INC I■ REAL ESTATE APPRAISERS & CONSULTANTS T APPRAISAL MACADAM ROAD STREET VACATION TUKWILA, WASHINGTON PREPARED FOR Ken Peckham SCHNEIDER HOMES, INC, 8510 Southcenter'Blvd. Tukwila, Washington 98188 PREPARED BY Christopher K. Monger, MAI PGP VALUATION INC 1325 Fourth Avenue, No. 500 Seattle, Washington 98101 -2525 206.343.7477 OFFICES IN Portland — Sacramento — Salem San Diego — Seattle — Vancouver RECE VED SEP042001 aid: L;,;. l; 4J] t,•%;. 'i•.i'..ti9.V.ia'm'- A'w�'ia".n.' . _. • TUKWILA PUBLIC WORKS z 601 00 co 0 u) W LU CO u-: w 0. ti 0: - a` H= Z�! I- 0 Z I-> 1.11 w n0: 'CI I-. =0 I-- U. ~ _: U1 Z ---_:. 0 z • ry In r� • • 111111' OM MI unne WIZu .uw �oMN•m erris ems www•pg pin c•com PGP /VALUATION INC • R E A L ESTATE A P P R A I S E R S & C O N S U L T A N T S • ▪ SEATTLE, WA CHRISTOPHER K. MONGER, MAI PHILIP L. STEFFEN, MAI SUITE 500 • 1325 4" AVENUE SEATTLE, WASHINGTON 98101 206.343.7477 • PHONE 206.682.7207 • FAX seattle @pgpinc.com • VANCOUVER, WA DAVID W. GROTH, MAI MARK M. LAWWILL, MAI D. JOSH FRY 360.699.4844 vancouver@pgpinc.com • PORTLAND, OR DONALD R. PALMER, MAI DAVID E. PIETKA, MAI BRIAN L. KELLEY, MAI TODD S. LIEeOw, MAI 503.226.0983 portland @pgppdx.com • SALEM, OR C. SPENCER POWELL, MAI 503.371.2403 salem @pgpinc.com 1 SACRAMENTO, CA TIMOTHY E. WRIGHT, MAI CHRISTOFF C. VATERLAUS 916.481.0620 sacramento @pgpinc.com 1 SAN DIEGO, CA KENNETH R. HARRISON, MAI 858.535.9977 sandiego @pgpinc.com • LICENSED IN WASHINGTON • IDAHO OREGON • UTAH CALIFORNIA • COLORADO ARIZONA • NEVADA MONTANA June 13, 2001 Ken Peckham Schneider Homes, Inc. 8510 Southcenter Blvd. Tukwila, WA 98188 Re: Macadam Road Street Vacation Scope /Presentation Format: Complete/summary Mr. Peckham: As requested, the captioned property has been valued using generally accepted appraisal principles and practices. The report is intended to comply with the report requirements of the Uniform Standards of Professional Appraisal Practice (USPAP) and the Appraisal Institute. A copy of the engagement letter is in the addenda. Based upon our investigation and analysis of available information, the value conclusions are: Market Value Scenarios Date Value "Across the Fence" (Vacant Site Only) June 9, 2001 $ 135,000 At the client's request, the existing surface parking is disregarded in the appraisal. The "Across the Fence" methodology utilized in this assignment is explained in the report. If any questions arise concerning this report, please contact the undersigned. Sincerel Chris •phe WA State No. 2701 ' •- NG- EC- K465L6 er Certification alx:S01 -276 w. TABLE OF CONTENTS Letter of Transmittal 1NTRODUCTI ON /DESCRIPTION Executive Summary 1 Subject Property Photographs 2 Region and Market Area Description 3 Subject Site Description 3 Subject Improvements 4 Market and Highest & Best Use Analyses 5 VALUATION Valuation Methodology 6 Site Valuation 7 Commercial Land Comparable Summation Table 9 Commercial Land Comparable Location Map 10 Residential Land Comparable Summation Table 11 Residential Land Comparable Location Map 12 Certification of Appraisal 13 EXHIBITS Plat Map 15 Supplemental Appraisal Information 16 Assumptions and Limiting Conditions 19 ADDENDA Letter of Engagement Qualifications of PGP VALUATION INC Qualifications of Appraiser S01 -276 PGP VALUATION INC --' • . wcr t ✓; >2:A 1 • a ;aid z r- (r)o J =, O' g Q: Cf' • H= I- 0. z E- w • w' U 0: 'w w 2 1- U LL 0' • • w Z' • .0 W. O▪ . z EXECUTIVE SUMMARY VALUE SUMMARY Description Value Market Value Value Approaches Cost Approach Income Capitalization Approach Sales Comparison Approach Value Conclusions "Across the Fence" Value (Vacant Site Only) APPRAISAL SUMMARY Name: Macadam Road Street vacation Property Type: Vacant land Not applicable Not applicable $135,000 $135,000 Location: Near the intersection of Southcenter Boulevard and 65th Avenue South, Tukwila, Washington s Improvement Description — Use: None considered in the appraisal. At the client's request, the existing surface parking is disregarded. Site Description — Size: The site areas are identified below. Description Area (SF) Commercial portion 12,900 Residential portion 4,500 Total 17,400 Zoning: Split zoning: 0, Office (Commercial portion) and LDR, Low Density Residential (residential portion), City of Tukwila Highest and Best Use — As Vacant: S01 -276 A combination of commercial office and single family residential. PGP VALUATION INC 1 1 1 SUBJECT PROPERTY PHOTOGRAPHS 01 - Looking SE; existing Schneider office at right; ptn of subject is surface parking for office bldg 02 - View looking northwest at subject from the south side of Southcenter Blvd PGP VALUATION INC 4afilp3EiipiNapat,tEIEZ§,sesrras—.onzwg.s.vn--f,4,v,-vs'A--,----"—"..----cz--d.--te- • --"*" '''' • • SUBJECT PROPERTY PHOTOGRAPHS 03 - Street Scene - Looking west along Southcenter Blvd; subject in right rear but not visible 04 - Street Scene - Looking south along 65th Avenue South; subject is to the left but not visible PGP VALUATION INC DESCRIPTION • Region The Central Puget Sound Region has experienced a strong economic expansion phase. The emergence and continued growth of the high -tech industry has created a positive trend for employment in the region. Expanding military bases in Snohomish and Pierce Counties also contribute to this trend. Puget Sound is an entrepreneurial economy that depends on home grown incentives as its main source of growth and creation of wealth. The burst of information technology has lead to a wave of prosperity, new job creation, economic growth, and an increase in household net worth. Over the past year, a fallout on Wall Street of several high - tech Internet - related stocks led to a number of failing Internet companies and an increase in the supply of office space. Further, the national and regional economies have slowed significantly. Recent developments with major employers include expansion by Microsoft in Redmond and Issaquah, and a relocation of corporate headquarters by Boeing. With Tess reliance on Boeing and more on high -tech and service industries, continued broadening of the employment base is anticipated in the near future. Continued growth, but at a slow pace, is expected in 2001. Market Area Primarily commercial concentrated around the Southcenter regional shopping mall. A mix of retail, office and general commercial uses are evident. Residential uses, including apartments and single family residences exist. Most single family uses are concentrated north of Southcenter Blvd, extending up the hill above 1 -5. The area has good access from 1 -5, with freeway visibility for many commercial properties. The area is likely to remain viable and reflect continued demand for the foreseeable future. Subject Site Location: In the northeast quadrant of the intersection of Southcenter Blvd and 65th Avenue South, Tukwila, WA Current Use of Site: Either surface parking or vacant Size— Description Area (SF) Commercial portion 12,900 Residential portion 4,500 Total 17,400 Source: No official source is available. The size was calculated by scaling dimensions from the King County Assessors plat map. While probably not totally accurate, the estimate is a reasonable approximation. It appears most of the subject is useable, based on topography. S01 -276 PGP VALUATION INC 3 a:. m sm .4,5,A nrz,-'a4/x .O^-rm itax, ? uNmpmC?a+F >.W? ,-",^R,ti4t0,41=V`r� /5 DESCRIPTION (CONTINUED) Topography: Utilities: Accessibility: Exposure: Zoning /Comprehensive Plan: Hazardous Waste /Materials: Comments: Subject Improvements General Description: Hazardous Materials /Asbestos: Comments: While it is difficult to accurately identify the subject due to its narrow configuration and lack of surveyed boundaries, the subject appears to reflect mostly gentle to moderate slope. All available Very good, with close proximity to 1 -5 interchange ramps. Average to good. While a substantial portion is situated behind the existing Schneider Homes office building, some of the site is visible from 1 -5. As an unimproved right -of -way, it is not clear if the site is specifically zoned. The zoning is inferred from that of adjoining parcels. This zoning information was verified with the City of Tukwila land use department. The subject is governed by split zoning: 0, Office (Commercial portion) and LDR, Low Density Residential (residential portion), City of Tukwila. It is assumed the site is free from environmental contamination. We have conducted no independent investigation regarding this issue. If questions arise, further research is advised. The subject is a small corridor representing a portion of an unimproved (except for parking) city owned right -of -way; extending from 65th Avenue to Southcenter Blvd. Neither a title report nor legal description was provided. Further, the subject is not identified by tax parcel identification. The best identification is the plat map provided in the following exhibit section, in which the subject is highlighted. The zoning of adjacent properties is also identified on the map. A portion of surface parking for the adjoining Schneider Homes office building. Based on curb cuts, it is likely an easement has been granted allowing ingress and egress for the parking area. The balance of the site is unimproved. Please refer to prior discussion under Site Description. None S01 -276 PGP VALUATION INC 4 IMMUSESSOMOMEMEIMEMS Nt rw:} to tt'004 .!VEtxiiiyg9.P:,cr^rku.H{mti l'a'E.R,}@pxE'c ,it, '.Y, WakkItIt`ptYNitl...e';gti DESCRIPTION (CONTINUED) Market Analysis The subject is located in the city of Tukwila Southcenter area, largely influenced by the Southcenter regional shopping mall. Much of the recent development activity has concentrated to the south and east of the mall, in which satellite retail and service uses have occurred. It appears most vacant sites have been developed in the immediate area, although some unimproved land is evident. Some office redevelopment sites exist in the northwest quadrant of 1 -5 and SR 518. While not benefiting as much from the strong economic activity of the Seattle CBD and the vibrant Eastside, properties appear to be in demand. Prices have trended moderately higher over the past few years. Presently, demand has slowed along with general economic activity. The area remains viable, with slow growth to stable conditions expected for the near term. Highest and Best Use As Vacant A combination of commercial office and single family residential. The subject narrow configuration suggests assemblage with adjacent properties is most likely, as stand alone development potential is limited. • • . S01 -276 PGP VALUATION INC 5 • VALUATION METHODOLOGY The appraisal process is designed to evaluate all factors which influence value. Regional and market area information has been presented to inform the reader of general outside influences which may affect value. In addition, the subject property has been described and the highest and best use concluded. The next portion of the appraisal process values the property. As a small corridor contemplated for vacation and sale to an adjacent property owner, the subject represents some unusual elements. As a stand alone property, development potential is limited by the narrow configuration and fairly small size. It could be argued that a value discount might occur under these circumstances. Alternatively, with assemblage potential for a proposed office development, one might argue a premium could result. The methodology adopted (and considered most appropriate in this situation) for the subject as a partial corridor is "Across the Fence ". "Across the Fence ", as defined in the Dictionary of Real Estate Appraisal, The Appraisal Institute, is a means of estimating the price or value of land adjacent to or "across the fence" from a railroad, pipeline, highway or other corridor real estate; as distinguished from valuing the right -of -way as a separate entity. In this treatment, the subject is valued on a physical unit of comparison based on the zoning and likely use of surrounding property. This method was discussed and agreed to by both the City of Tukwila official (Jill Mosqueda) and the client. In this method, neither the site configuration nor assemblage potential is considered in the valuation. "Across the Fence" is best described as a conceptual treatment based on the value and use potential of adjoining properties, which would reflect the principal of substitution if a similar right -of -way corridor were created. In valuing the subject site, as though vacant as of the effective date of this report, the sales comparison approach is utilized. In this approach, recent sales and /or listings of similar sites are compared to the subject using the adjustment process (if appropriate) to indicate value. Where good market activity and data is available, this approach best reflects market behavior and provides a useful estimate of value for the subject land. Valued as vacant land, only the sales comparison approach for site valuation is applicable. S01 -276 PGP VALUATION INC 6 a SITE VALUATION • Introduction In this section, the market value of the subject as vacant will be estimated by analysis of land comparables in the subject or similar market areas. Land value is influenced by a number of factors; most prominent of which is location plus development and use potential. These factors, as well as others, are considered in the following analysis. The subject highest and best use is a combination of commercial and residential. Thus, two sets of comparables reflecting similar commercial and residential uses are applied. Unit of Comparison The most relevant unit of comparison for commercial sites is the price per SF. A similar unit of comparison is utilized for the residential portion; which is the best treatment for this type of "Across the Fence" methodology. Buyer Profile A local developer /investor for the commercial portion and probably a similar profile or adjacent homeowner for the residential portion. The prospective purchaser is Schneider Homes, which intends to utilize the subject as a primary access road for a proposed adjacent office building. Comparable Presentation Land comparable summation tables and maps are presented at the end of this section. Valuation Analysis Commercial portion —Four comparables are utilized, each of which is located in nearby competing submarkets exhibiting similar influences. Included is one pending sale, one current listing and two closed sales. Two have identical zoning, while the other two offer similar but different commercial zoning. No evidence exists that these zoning differences materially impact value. Adjusted only for time, the comparables reflect a fairly wide value range from approximately $8 to $19 /Sf. Most similar are comparable nos. 1 and 2, which cluster around $9 /SF. The subject location is superior, suggesting slightly higher values. Conversely, no. 3 is similar, suggesting a value in the range of $8 /SF. Comparable no. 4 ($19 /SF) is superior in terms of development potential and suggests a lower value. A value of $9.00/SF is concluded. Therefore, the value of the subject's commercial portion is concluded at approximately $116,000 ($9 /SF x 12,900 SF). Residential portion —Four comparables are utilized, each of which offers similar residential use and potential. The comparable range is wide, at approximately $0.80 to $10 /SF. The wide range reflects the varying sizes and limited contributory value of additional land area that does not increase the number of lots. As an indication, both comparable nos. 1 and 2 reflect highest S01 -276 PGP VALUATION INC 7 SITE VALUATION (CONTINUED) and best use as individual homesites. No. 2 is pending for a slightly higher price ($70,000, or $0.83/SF) than no. 1, which is a small short platted lot in the same general market area. However, because no. 2 includes a substantial amount of excess land with limited economic contribution, the per SF price is substantially Tess. Also, some of the per SF price difference may be attributed to high development costs for no. 2, which may require some improvement to Z an existing gravel road. This comparable (no. 2) is given limited weight in this analysis as the _ ~ large amount of excess land is not consistent with the "Across the Fence" concept. These cc w cc comparables reflect the extreme indicators. JU Nos. 3 ($5.94/SF) and 4 ($4.07 /SF) are both more similar to the subject in terms of size and c o character, although each is located in a slightly inferior market area. Alternatively, the subject location has substantial adverse commercial influences resulting from high traffic flow and -I1 freeway exposure, which would reduce the appeal for residential use. Thus, a value near the p low end of these two comparables is likely. It should be noted that the sites adjoining the 2 subject are similar in size and use to these two comparables. The value is concluded at ga 5 $4.50 /SF. u- Thus, the value of the subject's residential portion is concluded at approximately $20,000 ~ i ($4.5 /SF x 4,500 SF). Z t- O z As suggested in the methodology section, the likely use of the subject's contributory value to the adjacent homesites with steeply sloping areas is disregarded in this "Across the Fence" v analysis. Alternatively, for the same reason, any premium for assemblage with the frontage 10 commercial properties is also disregarded. This treatment is considered balanced and w w reasonable based on the corridor character and intended use of the appraisal. v • — O .. z Value Conclusion v w O The combined value of both commercial and residential portions is summarized below. Z Description Area (SF) $/SF Value Commercial 12,900 $9.00 /SF $116,000 Residential 4,500 $4.50 /SF $20,000 Total $136,000 Value Conclusion (RIO) $135,000 S01 -276 PGP VALUATION INC 8 . v.._...,_..-..,...............,........_ ............. �.,, w�a. �aauerrr�,....... rN• �... vav�s+ �. �n+ �nv�^ `xx.- c'cM�ct�2Y�T.ta^'v'++`�'.� Fr'4:al+,s`�n'k�'�.X#�9 I. , i j.. ., I . ( Ows4.4 { .,... COMMERCIAL LAND COMPARABLE SUMMATION TABLE 1' •i SUBJECT COMP NO. 1 COMP NO. 2 COMP NO. 3 COMP NO. 4 Description: Street Address /Locallon: City, State: Legal /Assessor's Parcel No.: Street vacation Soulhcenter Blvd & 65th Ave S. Tukwila, WA N /Ap Development situ So. 151st Street & 51st Ave Tukwila, WA N /Av Development site So. 51st & 151st Tukwila, W N /Av Parking lot site Minkler Blvd, w. of Andover Park W. Tukwila, WA ptn. of 883510 -0110 Development site Pacific Hwy S. Tukwila, WA 004100 0130 SALE INFORMATION Buyer: Seller: Document No.: Sale Date: Transaction Price: Analysis Price: Rights Transferred: Financing: Conditions of Sale: Marketing Time: N /Ap City of Tukwila N /Ap N /Ap N /Ap N /Ap Fee Simple Cash Equivalent Arms Length N /Av Not disclosed N /Av N /ap Current Listing $3,400,000 $3,400,000 Fee simple Mostly cash Arms length 1 yr Not applicable Not available N /Ap Jun -01 $380,000 $380,000 Fee simple Negotiable Currant listing 1 yr Mbk Northwest LP J. E. Jones 20000218 0401 Feb -00 $290,000 $290,000 Fee Cash Arms length 6 mos. McConkey Dawson Development 990715 0851 Jul -99 $575,000 $575,000 Fee simple Cash Arms length Few months PHYSICAL CHARACTERISTICS Gross Size (SF): Usable Size (SF): Zoning: Shape: Topography: Corner Access /Exposure: Utilities: Use at Sale: Intended Use: Site Highest and Bost Use: 12,900 12,900 0 Irregular Mostly level No Average All available Vacant Assemblage Comm'1 office 522,720 365,904 0, Commercial ' N /av Somo slope Yes Good /avg All available Vacant & SFR Office Comm'1 office 47,916 43,560 0, Commercial N /Av Some significant slope No Good /below avg All availlable Vacant Office Comm'l office 44,867 42,689 TUC, Commercial Triangular Level No Avg /below avg All available Vacant Relail parking Comm'i retail 35,198 35,198 RC, Commercial Nearly rectangular Level No Good All available Apt Car wash Comm'1 retail ANALYSIS $ISF (gross): Time adjustment Time adj. $ISF N /Ap N /Ap N /Ap $9.29 0% $9.29 $8.72 0% $8.72 $6.79 15% $7.81 $16.34 15% $18.79 COMPARATIVE ANALYSIS Conditions of sale: Location: Size: Devalopability: Zoning: Access: Exposure: Overall Indicator: N /Ap N /Ap N /Ap N /Ap N /Ap N /Ap N /Ap N /Ap Similar Inferior Inferior Inferior Similar Similar Inferior Inferior Superior Inferior Similar Inferior Similar Similar Inferior SI. Inferior Similar SI. superior Similar Similar Similar Inferior Similar Similar Similar Similar Similar Similar Similar Similar Superior Superior CONFIRMATION Contact: Affiliation: Telephone: Appraiser /Date: Database Record No.: Inspection /Schneider Homes Wyk Parker - Listing agent - 206.223.0866 - 6 /01 ckm - 1000 Wyk Parker Listing agent 206.223.0866 6 /01 ckm 999 Kelly Garvey Listing agoni 206.227.7300 6/01 ckm 998 Fred McConkey Buyer 425.889.1180 10/99 rcs 668 PGP Valuation Inc. 01.276 TWw4a street vacalbn.ab comml land 441 PM 611271001 Z Z 're W _I C.) 00 ° W w0 g Q. fn it_ W Z= I— O Z W W. 0 O —. C) UJ 1--• U Z' W O S12 I- = 1- Z Commercial Land Sales M 1 Itt� D e Brae Pa' i UMW D 4Q .gam Allentow ' – 10 op r ' 'S m C— '� �%/ zlverton /� Exit 15 1. D as 1 r ` Q � KM 112'#g i0 Seattle - Igt j • do a yAi.o •eata 0 m • .1 1 518 0 ur N r 1 it Q ^\ larrigm 11•1f i -Tr' r • R0L i1 c Ha "1‘) a1-2roaa oc=o em art no 1. uuc:3c1 went Do 900 PA r i0 Subject D -- 1 Hall��� _ f8 v DD 1 -5 Exit 152 //./ 151 ii "WeLTn :f -1 Q d 1 i�Wl ilk d .0 ,405 it 1 4 �Or111I n .4i11.1 lSiis+i d 'nl r r —� smell Copyright 0 1988.1999 Mkrosoh Corporation and/or Its suppliers. All rights reserved. httpti/www.e:Pedlantatts.coht• Copynght © 1998 Geographk Data Technology. All nights reserved. m 1998 Navigation Technologies. All nonce reserved. era \I I ' 0 mi Bar'!' NE IN ton L 0.5 trtill II _I 1.5 Page 1 wwy,v.a: t wrer:.�TyaMkt(r. n.rvFt, wf.Merettn;S;ra; �xSrnaryn.�q �.al'iu7 �i.w..uJ..Y - -: ' A"'-^ 'niy��,Y•:,�pP.K.-- f.' +'r.....1 ^4frty.,y1.,y..l }':.. .... Vr -..f• % : ?" ' it 41 1 , Mi,irM401 RESIDENTIAL LAND COMPARABLE SUMMATION TABLE SUBJECT COMP NO. 1 COMP NO. 2 COMP NO. 3 COMP NO. 4 Description: Street Address /Location: City, Stale: Legal /Assessor's Parcel No.: Street vacation Soulhcontor Blvd & 65th Ave S. Tukwila, WA N /Ap SFR homesite SWC 551h Ave S & 1401h St. Tukwila, WA N /Av SFR homesile 56th Ave S & 147th St/ Tukwila, W 11572 0170 SFR homesito Roseberg Ave S. & 124th SI. Tukwila, WA N /Av SFR development site 14th Ave S. & 120th St. Boulevard Park, WA 801860 0230 SALE INFORMATION Buyer: Seller: Document No.: Sale Date: Transaction Price: Analysis Price: Rights Transferred: Financing: Conditions of Salo: Marketing Time: N /Ap City of Tukwila N /Ap NIAp N /Ap N /Ap Fee Simple Cash Equivalent Arms Length N /Av N /Av Hollum N /Av May-00 $67,950 $67,950 Fee simple Cash Arms length Less than 1 mo Spec builder Boyd N /Ap Pending (7 /01 closing) $70,000 $70,000 Fee simple Cash Arms length few months N /Ap Hornung N /Ap Current listing $95,000 $95,000 Fee simplo Cash Arms length 2 mos N /Ap Johnson N /Ap Current listing $100.000 $100,000 Foe simple Cash Arms length Less than 1 mo PHYSICAL CHARACTERISTICS Gross Size (SF): Usable Size (SF): Zoning: Shape: Topography: Access /Exposure: Utilities: View: Use at Sale: Intended Uso: Site Highest and Best Use: 4,500 4,500 LDR Irregular Mostly level Average All available Territorial Vacant Assemblage Single family resid. 6,511 6,511 LDR N /av Gentle /mod. slope Avg /avg All available Ltd territorial Vacant One SFR homesito One SFR homesite 84,712 84,712 LDR Nearly rectangular Some moder /sloop slope Avg/avg All availlabte Ltd territorial Vacant One SFR homesite One SFR homesito 16,000 16.000 SFR Rectangular Rolling Avglavg All available None Vacant One SFR homesite One SFR homesite 24,600 24,600 SFR Flag shaped Rolling /sloping Below avg /avg Need to extend sewer Ltd territorial Vacant 3 homesiles 3 SFR homesiles ANALYSIS $illomeslto 5 /SF (gross) Tlmo adjustment Time adj. $Ihomoslte Time ad. $ISF N /Ap NIAp N /Ap NIAp NIAp $67,950 $10.44 0% 567,950 510.44 570,000 50.83 0 %. $70,000 50.83 595,000 55.94 0% 595,000 55.94 5100,000 54.07 0% 5100,000 54.07 COMPARATIVE ANALYSIS Conditions of sale: Location: Size: Developability: Zoning: Access: Exposure: Overall Indicator (por SF): NIAp N /Ap N /Ap N /Ap NIAp N /Ap N /Ap N /Ap Similar Similar Superior Superior Similar Inferior Superior Superior Similar Similar Inferior Similar Similar Similar Superior Inforior Suporior Inferior Similar Superior Similar Inferior Suporior Suporior Superior Inferior Similar Similar Similar Inferior Superior Superior CONFIRMATION Contact: Affiliation: Telephone: Appraiser /Date: Database Record No.: Inspection/Schneider Homes Sharon Mann - Listing agent 206.200.3616 6/01 ckm - Michael Knutson Listing agent 206.941.3300 6/01 ckm Dave Powell Listing agent 206.243.4674 6/01 ckm Toni Barnes Listing agent 206.830.5245 6 /01 ckm PGP Valuatlon I,. 0 1•ft0 iuvnla 0.4 vocalic. W. rata land I,It PM 01217001 Z ~ W 6 J U O 0 co 0 LLI J H � U W O g J. LL Q =W F- Z �. I— O Z W U • � O (1A. O I— W W: 2 ▪ U LLB: • Z W U =. O ~ Residential Land Sales Map Do.. .441 � _ •, IE 7;0000 46 r 5.7200 an muni. um '107 Doong doh a£ 00EI� ainler Beach I- 51Exit 15 outhe Ights 000 MOD Buri •l a =Of= = =o -SURCI Subject inn s )(N Copynght m 1988 -1999 Mkrosoft Corporation and /or ds suppliers. All rghts reserved. http://vnsw.expedramaps.com. Copynght @ 1998 Geographic Data Technology. All rights reserved. m 1998 Navigation Technologies. AU rights reserved. 15 Exit 1 Omi 0.5 1.5 2 Page 1 J^ A4i. N�. r1" ivu. r!+ �! 41. un.+..; et. m. r.. W,. i.•.+ rwrri�Yt' is +f5�..+ °F+�wit`.:lin�:'!`^':iv£ . rtts` i. � '.1�1.^.:�vcYifr`.- mr•�M.'�.''• �4 .K`...vty.« .+{++r.!w�i[�' n'Y*"r.!r.t Y. t�ro»..+.t �. fn' M^' y7�«. r.. ..Y..,%a.,. ^al.w.w.��w+rwiy..�w t+wa.rnYf• • CERTIFICATION OF APPRAISAL e I certify that, to the best of my knowledge and belief: • The statements of fact contained in this report are true and correct. • The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. ▪ I have no present or prospective personal interest in the property that is the subject of this report, and no personal interest with respect to the parties involved. • I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. • My engagement in this assignment was not contingent upon developing or reporting predetermined results. • My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. • My analyses, opinions, and conclusions were developed, and this report has been prepared in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute, and the Uniform Standards of Professional Appraisal Practices, as set forth by the Appraisal Standards Board of the Appraisal Foundation. ▪ I, Christopher K. Monger, MAI, have made a personal inspection of the property that is the subject of this report. • No one provided real property appraisal assistance to the person signing this report. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. As of the date of this report, I, Christopher K. Monger, MAI, have completed the requirements of the continuing education program of the Appraisal Institute. 7 6/13/01 hristrZ�'o • —er, MAI WA S a e Certification No. 27011 MO- NG- EC- K465L6 S01-276 ate PGP VALUATION INC 13 EXHIBITS PGP VALUATION INC t • Z • = I- • :.wiumy oo W W =! • LL -J; U.. •+ = a. I= o • z I-: w W; D •.0 0. o Ni • 'w ,I- :4--:3;• Z;, • • O f Plat Map Z ~W 6 �U O 0 U U. J= H W 1 Q U 2d �W Z= F-. F- 0 Z I- U• � O - O I- W W I- U U. .. Z W U= 0 Z • SUPPLEMENTAL APPRAISAL INFORMATION ■ Purpose and intended Use /User of the Appraisal The purpose of this appraisal is to estimate the defined values under the applicable scenarios, z as described in this report. The intended use is for street vacation and sale to an adjoining = property owner. The client is the addressee of the report. No other intended users are u. anticipated Q JU All other uses are expressly prohibited. Reliance on this report by anyone other than the client N a or other user specifically approved by PGP VALUATION INC is prohibited. The authors' w = responsibility is limited to the client. -' E- w wo 2 Value Definitions Q Market Value —The following definition has been adopted by the Appraisal Standards Board of = W The Appraisal Foundation and the Appraisal Institute. Z 'Market value' means the most probable price which a property should bring in a competitive w O and open market under all conditions requisite to a fair sale, the buyer and seller each acting ? o prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit • �. in this definition is the consummation of a sale as of a specified date and the passing of title o from seller to buyer under conditions whereby: w u • v. a. buyer and seller are typically motivated; p. b. both parties are well informed or well advised, and acting in what they consider their w. best interests; P c. a reasonable time is allowed for exposure in the open market; z d. payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and e. the price represents the normal consideration for the property sold unaffected by >. special or creative financing or sales concessions granted by anyone associated with the sale. Value Scenarios Defined "Across the Fence Value as defined in the Dictionary of Real Estate Appraisal, The Appraisal Institute, is a means of estimating the price or value of land adjacent to or "across the fence" from a railroad, pipeline, highway or other corridor real estate; as distinguished from valuing the right -of -way as a separate entity. Other Definitions None S01 -276 PGP VALUATION INC 16 T• SUPPLEMENTAL APPRAISAL INFORMATION (CONTINUED) Specified Financing Cash to seller, with or without financing; considered to be cash equivalent. Property Rights Appraised The property rights appraised is the fee simple interest. History/Ownership Activity Ownership —Title is vested in the City of Tukwila, according to the client and city. 3 -Year History— Ownership history is unknown. No change in ownership is known or reported in the past three years. Marketing Activity — Schneider Homes is in negotiation with the city to purchase the subject, which is the reason for this appraisal. The price will be determined by the appraised value. Assessment and Tax Information The subject has no known assessment nor tax parcel identification. Legal Description None known nor provided. The property is identified by the plat map in the exhibit section. Inspection Date Name June 9, 2001 Christopher K. Monger, MAI Scope of Assignment/Report Presentation This assignment is a complete appraisal reported in a summary format. We have not conducted an independent ADA study (which is beyond the firm's expertise), nor have we evaluated the potential value impact on the subject, if any. An ADA report was not available. However, this issue is not relevant for a redevelopment site like the subject. Departure This report does not depart from the requirements of the Uniform Standards of Professional Appraisal Practice nor the Appraisal Institute's Code of Professional Ethics. S01-276 PGP VALUATION INC 17 z t-• Z JU O 0 ww J I • w g¢ = a. w z� O, z t— .O O H. W•. f... • 0 0 z: O N' O 1– z IL I SUPPLEMENTAL APPRAISAL INFORMATION (CONTINUED) Extent of Appraisal Process and Procedures Except as described in the scope section, all typical and necessary appraisal processes and procedures were followed. The assignment included an analysis of the factors affecting the marketability and value of the subject property. The subject property was inspected and applicable historical information reviewed. Comparables were researched, confirmed and inspected. Other applicable sources were contacted and interviewed. Supporting documentation is contained in the appraisal workfile. Competency Provision The authors of this report possess the education, knowledge, technical skills, and practical experience to complete this assignment competently, in conformance with the stated regulations. Unavailability of Information All information necessary to develop an estimate of value of the subject property was available. The lack of a legal description and specific site area, while limiting factors, will not materially impact the reliability of the value opinions unless the subject size varies significantly. If questions arise, further research is advised. Market Exposure Period Market exposure refers to the anticipated time necessary for a property's exposure on the market prior to completion of a sale at market value on the effective date of the appraisal. The exposure period is a retrospective estimate (that precedes the effective date of valuation) assuming a competitive and open market. Based on the experience of comparable properties, observations of knowledgeable sources and market trends; an exposure period of Tess than 6 to 12 months is concluded for the subject. With no significant changes expected for the foreseeable future, a similar marketing period is probable. Personal Property, Fixtures and Intangible Items None included in this valuation. S01 -276 PGP VALUATION INC 18 z _ I- . w e: U 0 0. LIJ J in O' g 5: u_= a • w; z� I- O. Z I- w. • 0 O En` O E-: UJ V' ▪ O. ..z. U O z 1 le ■ ASSUMPTIONS AND LIMITING CONDITIONS • This appraisal is subject to the following limiting conditions. Extraordinary Assumptions Neither a legal description nor site area was provided for the subject. Instead, the property was identified by the client in a provided assessor map, which was reproduced for this report. The subject sizes and allocation between commercial and residential was scaled from the assessor map. Hypothetical Conditions None General Assumptions For proposed properties, the analysis assumes the improvements will be constructed in a professional and workmanlike manner according to the plans included in this report. In evaluating the value contribution of the physical improvements, reliance has been placed upon information provided by the owner, client or other sources. It is assumed that there are or will be no hidden defects and that all structural components are or will be functional and operational. If questions arise regarding the integrity of the structure or its operational components, it may be necessary to consult additional professional resources. The analysis assumes that the legal description accurately represents the subject property. If further verification is required, further research is advised. Without prior written approval from the authors, the use of this report is limited to decision - making concerning the existing and potential financing of the property. All other uses are expressly prohibited. Reliance on this report by anyone other than the client for a purpose not set forth above, is prohibited. The authors' responsibility is limited to the client. We assume no responsibility for matters legal in character, nor do we render any opinion as to title, which is assumed to be marketable. All existing liens, encumbrances, and assessments have been disregarded, unless otherwise noted, and the property is appraised as though free and clear, under responsible ownership, and competent management. The exhibits in this report are included to assist the reader in visualizing the property. We have made no survey of the property and assume no responsibility in connection with such matters. Unless otherwise noted herein, it is assumed that there are no encroachments, zoning, or restrictive violations existing in the subject property. The appraisers assume no responsibility for determining if the property requires environmental approval by the appropriate governing agencies, nor if it is in violation thereof, unless noted. S01 -276 L1n78'rwft»ro»cwa�^*tmm +a�,rwc .�. PGP VALUATION INC 19 • ASSUMPTIONS AND LIMITING CONDITIONS (CONTINUED) Information presented in this report has been obtained from reliable sources, and it is assumed that the information is accurate. This report shall be used for its intended purpose only, and by the parties to whom it is addressed. Possession of the report does not include the right of publication. The appraisers may not be required to give testimony or to appear in court by reason of this ;_- w appraisal, with reference to the property in question, unless prior arrangements have been made. 00 The statements of value and all conclusions shall apply as of the dates shown herein. w w J H The appraisers have no present or contemplated future interest in the property which is not 0 w 0 specifically disclosed in this report. g �QNeither all, nor any part, of the contents of this report shall be conveyed to the public through advertising, public relations, news, sales, or other media without the written consent or approval = of the authors. This applies particularly to value conclusions and to the identity of the appraisers I- i and the firm with which the appraisers are connected. z ~ 1- O z (- This report must be used in its entirety. Reliance on any portion of the report independent of 2 w others may lead the reader to erroneous conclusions regarding the property values. No portion of the report stands alone without approval from the author. o o I- The distribution of the total valuation of this report between land and improvements applies only 0 under the existing program of utilization. The separate valuations for land and improvements w must not be used in conjunction with any other appraisal and are invalid if so used. . z The valuation stated herein assumes professional management and operation of the property 0 E- throughout the lifetime of the improvements, with an adequate maintenance and repair z program. The liability of PGP VALUATION INC and employees is limited to the client only and only up to the amount of the fee actually received for the assignment. Further, there is no accountability, obligation, or liability to any third party. If this report is placed in the hands of anyone other than the client, the client shall make such party aware of all limiting conditions and assumptions of the assignment and related discussions. The appraiser is in no way responsible for any costs incurred to discover or correct any deficiency in the property. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures which would render it more or less valuable. In the case of limited partnerships or syndication offerings or stock offerings in real estate, the client agrees that in case of lawsuit (brought by lender, partner, or part owner in any form of ownership, tenant, or any other party), any and all awards, settlements, or cost, regardless of outcome; the client will hold PGP VALUATION INC completely harmless. The appraiser is not qualified to detect the presence of toxic or hazardous substances or materials which may influence or be associated with the property or any adjacent properties, has made no investigation or analysis as to the presence of such materials, and expressly disclaims any duty to note the presence of such materials. Therefore, irrespective of any degree of fault, PGP VALUATION INC and its principals, agents, and employees, shall not be liable for costs, expenses, damages, assessments, or penalties, or diminution in value, property S01 -276 PGP VALUATION INC 20 r.._ xi.t•i:Ff+',5;.!sX,l;?lrfi;t ASSUMPTIONS AND LIMITING CONDITIONS (CONTINUED) damage, or personal injury (including death) resulting from or otherwise attributable to toxic or hazardous substances or materials, including without limitation hazardous waste, asbestos material, formaldehyde, or any smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids, solids, or gasses, waste materials or other irritants, contaminants, or pollutants. The appraisers assume no responsibility for determining if the subject property complies with the Americans with Disabilities Act (ADA), which prescribes specific building standards which may be applied differently to different buildings, depending on such factors as building age, historical significance, amenability to improvement, and costs of renovation. PGP VALUATION INC its principals, agents, and employees, shall not be liable for any costs, expenses, assessments, penalties, or diminution in value resulting from non- compliance. Except as otherwise noted herein, this appraisal assumes that the subject complies with all ADA standards appropriate to the subject improvements; if the subject is not in compliance, the eventual renovation costs and /or penalties would negatively impact the present value of the subject. If the necessary renovation costs, time period needed for renovation, and penalties for non- compliance (if any) were known today, appropriate deductions would be made to the value conclusion(s) reported herein. S01 -276 PGP VALUATION INC 21 z z w 6 U O: (no. w J emu_, w O. 2 u_ a. rA w Z O Z I- LL! Lij o O 'e.' !o t-. u. W W. ..Z: w F= z ADDENDA l� PGP VALUATION INC < i:,:.'.' a:>..-.,. twifih�n'." r. W +Y•1;4i�mtxk.(.�"v7r'Adis?95iEP iiXdi. ^x1'i4+,;e;.4i��;.'�}S'Li'•)ii� 1 MAY -24 -2001 THU 10:02 AM SCHNEIDER HOMES INC, FAX NU, 2Ub 242 42U8 05f2V/0.01)1 THU 07:03 FAX 206 682 7207 PGP Valuation Inc Project Location: Presentation: Professional Feel Retainer: Teens: Delivery: Modlftcatlon or Cancellation: Hazardous Wad Dtsclalmx. Liab(Trty: PROFESSIONAL. SERVICE AGRFFMENT Street vacation Macedern Road, Tukwila, Washington r, Uj 2)003/003 A Complete appraieal report (2 copies) in Summary format wtll be prepared M accordan . with Apprat~a1 Inetitute and U&PAP. The report wal present the At the Fence vslue. A copy of the Assumptions end La:vtiri Condrtionsy which appear in the report, is available upon requoet. 2200.00 $1,500.00 The balance Otte fee ki due upon delivery of the report Past due accounts Will accrue a late payment charge of 1.5% per month, compounded monthly. In the event that either party commences any legal action relating to the provisions of the Agreement Including collection, the prevailing party shall be ended to its actual attorneys fncG and casts, including those :,cuti'ed upon appeal. This agreement shall be governed by end construed in accordance with the laws of the State of Washington, and the venue of any action arising from this agreement shall be in icing Count', Washington. Juni 10, 2001, assuming receipt of the fully executed Professional Service Agreement and retainer by May 25, 2001. Any changes in the esslgnn.ent will be mutually agreed upon, in writing, and the fee set forth above wIU be adjusted a ttfrngly, if necessary. If the assignment Is cancelled, for any reason, prior to completion, for all time expended prior to cancellation, the cUerst wiI be billed at the rata of $ 5 per hour fur associate time $100 per hour for senior associate time, and $150 per hour for principal limo. if the client delays completion of the a iI9nment beyond 90 days. the fee will ba renegotiated, PGP Valuation Inc does not assume any duty to analyze or examine the property or adjacent property for the possible presence of toxic or hazardous substances or materiels and accepts no >isbiTdy regarding the issue. This appraisal report wal contain a cotnprehtnefve disclairner to this effect. The resporsbrit s of PGP Valuation inc are rendered, and Ilrrdted t , the client; and its liability It limned to the fee actually received fee the aecvic a requested herein. I, Christopher K Monger, z represerrtz ies of PGP Velestfon ins wee to the stbovc terms, assuming the Professional raernent and rei.alr er are retrrned by May 25, 2001. Date: .S-/241/41 Christo.per K M• '' nc pal i, Ken Peckham, on behalf of Schneider Homes, Inc., agree to the above mid terms and authorize PGP Valuation Inc to prepare the above raferenoed appraisal. Ken • eokharn eider Homes, Inc. 10 Southcentor Boulevard Tukwla, WA 138183 Ta1 : 206148.2471 P2= 206.242_42n KASISO 4146s. iSc't�,,.'teneel 'Weirearc'q:.S�fi.,s`!,l;r .n„W ie .s QUALIFICATIONS OF PGP VALUATION INC The firm of PGP VALUATION INC was established in 1978 as a Partnership, and Incorporated in 1993. Our primary goal is to serve our clients in an effective and timely manner by preparing appraisal and feasibility reports which can be relied upon for decision - making purposes by our clients. Our reports utilize current analytical tools and recognized appraisal methods. The members of our firm adhere to the Code of Ethics established by the Appraisal Institute, and strive to maintain a high level of professional integrity. Services are provided throughout the United States with local offices in Portland and Salem, Oregon; Sacramento and San Diego, California; Seattle and Vancouver, Washington. PROFESSIONAL SERVICES Our firm offers a wide range of service in the evaluation of real estate: Appraisals: Highest and Best Use and Market Studies: Consultation: Court Testimony: Property Tax Analysis /Appeal: Valuation estimates on all types of properties, including residential, commercial and industrial. Consultation regarding the most profitable utilization of real property assets. Feasibility and absorption studies of housing and commercial developments. Preparation of FNMA condominium market studies and valuation. Analysis of real estate regarding values, site development potential, market standard versus competitive edge amenities, market conditions, etc. Professional opinions as expert witnesses regarding the valuation of real estate. Representation before government agencies regarding ad valorem taxes, including preliminary value consultation appraisals and Board of Equalization presentations. PGP VALUATION INC lY i • t. s CHRISTOPHER K. MONGER, MAI • PRINCIPAL Chris Monger was born in Downey, California in 1954, and lived in San Diego and Portland before moving to Bellevue in the summer of 1985. He graduated from the University of California at Los Angeles with a Bachelor of Arts Degree in Economics and has completed some course study toward his Masters Degree in Business Administration, with an emphasis in Real Estate. Chris has been active in community affairs, including the Seattle Mortgage Bankers Association, Rotary International and coaching youth sports. Chris is managing principal of the Seattle office. Education Graduate: University of California, Los Angeles Bachelor of Arts Degree in Economics, 1976 Graduation with Honors; Cum Laude Attended: San Diego State University Master of Business Administration program with a concentration in Real Estate Real estate courses sponsored by the Appraisal Institute: Course 1A Basic Appraisal Principles, Methods and Techniques Course 1 B -1 Capitalization Theory and Techniques No. 1 Course 1 B -2 Capitalization Theory and Techniques No. 2 Course 1 B -3 Capitalization Theory and Techniques No. 3 Course 2 -1 Case Studies in Real Estate Valuation Course 2 -3 Standards of Professional Practice Real Estate Experience Position Principal /Real Estate Appraiser Residential Fee Appraiser Site Acquisition Analyst Course 2 -2 Report Writing Exam 6 RE Investment Analysis Company PGP VALUATION INc San Diego, California Mark III Homes, Inc., San Diego Dates Jan. 1981 — Present March 1979 — Mid -1980 Sept. 1979 — Dec. 1979 Professional Organizations MAI — Appraisal Institute Member — Right -of -Way Association Community /Business Group Affiliations Seattle Mortgage Bankers Association International Right of Way Association Rotary International Special Expertise In addition to experience in a wide variety of improved and vacant property types, specific includes: Subdivisions /attached housing Golf courses Houses of worship Publication/Teaching Experience Certified instructor, Right -of -Way Association — Seminar presentation for International Association of Water /Sewer Districts Complex special purpose assignments Litigation valuation support Master planned communities expertise Guest instructor, PGP Appraisal Seminars Published articles, Daily Journal of Commerce Certification Certified Real Estate Appraiser for the State of Washington, General Classification Reference No.: 270 -11 MO- NG- EC- K465L6 PGP VALUATION INC �G(AJ E- /JAL %L INFORMATION MEMO To: Mayor Mullet From: Public Works Director Date: ay 28, 2002 Subject: Petition for Vacation of Macadam Rd. from Southcenter Boulevard to Old Bluff Road (3.40.55) ISSUE On September 4, 2001, petitioner Gerald Schneider provided a complete Request for Vacation, including the required signatures of owners of 2/3 of the property abutting Macadam, and an appraisal. (RCW 35.79, TMC 11.60) BACKGROUND This vacation petition is associated with the Schneider Homes proposal to build a new office building on parcel 000320 -0014. The zoning is Office and the proposed new office building would be 15,000 SF and three stories high. In order to meet the„ parking requirements, Mr. Schneider has petitioned for `vacation of Macadam from Southcenter Boulevard to Old Bluff Rod. On May 6, 2002 the Council passed Resolution 1488 setting a public hearing date of June 3, 2002. Public Works sent notices to all utilities and all property owners within 500' of the property proposed for vacation. The City received no written objections to the vacation. There are no utilities in this right of way and the vacation will not negatively affect legal access for abutting properties. The only condition for vacation is compensation for the right of way at fair market value. The appraisal provided by the petitioner appears to include a part of Macadam, which was vacated under Ordinance 671. Ken Peckham, representing Schneider Homes, agreed to provide an amended appraisal, which was not received in time to include in this report. See Attachment B. RECOMMENDATION Review and approve the petition for vacation on condition the Applicant provide consideration in the amount shown in the,am.ended appraisal, if the amendment is received within 30 days of the Council approval. If the amendment is not received within 30 days, then the Applicant will pay compensate the City by the amount shown in the appraisal provided. CC: File 3.40.55 ✓ Moira Bradshaw ✓ z �_- z ce w 00 uJ J= uj 1 < Z = r0 Z~ 0 -, o1- ww XU Z ----= off. z Macadam Road Vacation Southcenter Boulevard to OId Bluff Road STAFF REPORT TO THE TUKWILA CITY COUNCIL Prepared May 28, 2002 z ~w Topic: Property owner petition for vacation of Macadam Rd. from Southcenter _1 o = J • u_ w 0 2 uL ?. =▪ w z� I- O: Z Vicinity: Refer to Exhibit A Boulevard to OId Bluff Road. Zoning is Office. Ownership 000320 -0010 Gerald Schneider 6510 Southcenter Blvd. Refer to Exhibit B 000320 -0014 Gerald Schneider 6540 Southcenter Blvd. 000320 -0015 Kevin Klotz 6532 Southcenter Blvd. 000320 -0013 Dino and Anita Johnny 15460 65th Ave. S. 000320 -0023 City of Tukwila (King County Taxpayers of Record) Petitioner Background: Current Status: Gerald Schneider 6510 Southcenter Blvd. Tukwila, WA 98188 This vacation is associated with the Schneider Homes proposal to build a new office building at 6540 Southcenter Boulevard. The proposed new office building would be 15,000 SF and three stories high. The vacated property would be used to provide the required parking for the .office building. The petition was complete on September 4, 2001. All notifications were mailed or posted as required. The City received no written objections to the vacation. There are no utilities in this right of way and the vacation will not negatively affect legal access for abutting properties. The only condition for vacation is compensation for the right of way at fair market value. The appraisal appears to include a part of Macadam, which was vacated under Ordinance 671. Ken Peckham, representing Schneider Homes agreed to provide an amended appraisal, which was not in time to include in this report. See Attachment B. QJProjects /vacations /macadam /macadam public hearing staff report Page 1 z Recommendation: Review and approve the petition for vacation on condition the Applicant provide consideration in the amount shown in the amended appraisal, if the amendment is received within 30 days of the Council approval. If the amendment is not received within 30 days, then the Applicant will pay compensate the City by the amount shown in the appraisal provided. Q/Projects /vacations /macadam /macadam public hearing staff report Page 2 • '"""" S '1 .. .. • t.t 153R0 ,t‘' o ,7 41. . •1 fl3 811•..1 li: .5 .4 31 ;7 ■07 ta t• ..$ EXHIBIT A • SITE MAP PROPOSED VACATION MACADAM ROAD FROM SOUTHCENTER BOULEVARD TO OLD BLUFF STREET ■•• I It 0 lt.1 "I c:( \ 17— tststS.O.,t34. tSJ 15460 65th Ave. S. Dino and Anita Johnny C:Cas ../:) - .c..c) \ I6532 Southcenter Blvd. <evin Klotz 28 2 oc7c5 C.0 #.13 City of Tukwila 6540 Southcenter Blvd. Gerald Schneider ,C) — cJ I I* 15 t I6510 Southcenter Blvd. Gerald Schneider Ger, 30 cacio0.- 10".0 oo o' 0 • 1? 0:01 totn/sPj'511 4°5 ciA0•14,1 .0.11 „L•Eot!,j." • INFORMATION MEMO To: Mayor Mullet From: Public Works Director Date: April 15, 2002 �v✓ Subject: Petition r Vacation; Macadam Rd. from Southcenter Boulevard to OId Bluff Road (3.40.55) VY_a F'f r ISSUE On September 4, 2001, petitioner Gerald Schneider provided a complete Request for Vacation, including the required signatures of owners of 2/3 of the property abutting Macadam, and an appraisal. (RCW 35.79, TMC 11.60) BACKGROUND This vacation petition is associated with the Schneider Homes proposal to build a new office building on parcel 000320 -0014. The zoning is Office and the proposed new office building would be 15,000 SF and three stories high. In order to meet the parking requirements, Mr. Schneider has petitioned for vacation of Macadam from Southcenter Boulevard to OId Bluff Rod. In October 2001, the Council passed Resolution 1476 setting a public hearing date of December 3, 2001. Public Works sent notices to all utilities and all property owners within 500' of the property proposed for vacation. Subsequently, the City Engineer recommended vacation of all of Macadam between Southcenter Boulevard and 65th Ave. S. Following discussions with Mr. Schneider, Mayor Mullet, and Jim Morrow, Public Works Director, Public Works will proceed with the petition for vacation of Macadam from Southcenter Blvd. to Old Bluff Rd. ALTERNATIVES The Council may approve the Resolution to set public hearing date or it may deny the request for vacation. RECOMMENDATION Approve Resolution setting a date for public hearing. for vacation of Macadam from Southcenter Boulevard to 65th Avenue South. Enclosures: Exhibit A Vacation Site Map CC: File 3.40.55 Moira Bradshaw rot • rli••y. ♦ui • Dl=41f • 2 «t 15380 n tr. 15 6 rQ ' � I.,I,l1 II :r Jf cx 1? l 1 11 41.411,3 sop • QTY 0 il�ipt EXHIBIT A SITE MAP PROPOSED VACATION MACADAM ROAD FROM SOUTHCENTER BOULEVARD TO OLD BLUFF STREET I,J.t.,N.r .,J 1 caT, • �+il1Q � 'Dc pa• lo^ 15460 65th Ave. S. Dino and Anita Johnny OCO3 � D coo � a 28 6532 Southcenter Blvd. Kevin Klotz 00o " ... .,, JJt • City of Tukwila 1 6510 Southcenter Blvd. Gerald Schneider N:1 ,r• t•J.JJ O :t\ t. 6540 Southcenter Blvd. Gerald Schneider v v coo 3 -.O a' Lf 70 u: wt_: 6`Vp rite'. ENS 11 • .t. 001"C No. + �pltt H. p� � alt. fe.,, tI.SHRr;e �h p6N'tON- tl t' tt t.x tr S :s.o P t + GS gLLitV .red. to. Z Z W• , ' 0.. 0 • U. 0 J Q' ;W I.W I0 • IW: 0 '1 p. Z' March 4, 2002 TO: Jim Morrow SUBJECT: Street Vacation 3.40.55 Macadam from Southcenter Blvd. To Old Bluff Road Summary: This summary of the street vacation should help you respond to the February 19, 2002 letter from Ken Peckham, Schneider Homes representative, requesting approval of encroachment into right of way. z =1 ;f-W Ce 0- 0 • 0 w= J • o w Schneider Homes owns GDC 10 and GDC 14. GDC 10 is developed and Schneider Homes has plans to develop GDC 14, once it can meet the parking N requirement. = — I- w � The street vacation application to vacate part of Macadam shown on the o attached map was complete on 09.20.01. Schneider Homes needs the property w w to provide required parking for GDC 14. Schneider Homes currently uses the o' triangular piece of property north of GDC 10, which belongs to the City, for ,00 -' parking for its existing building. w w: H U. MR. Schneider and Mr. Klotz signed the petition to vacate. If part of Macadam is Z_ vacated, then Schneider and Klotz make up over 80% of the abutting property o owners. If all of Macadam is considered, then the Johnny's are included and Schneider has less than 2/3 of the property owners' signatures. Mr. Schneider can not get Dino and Anita Johnny to sign. So, instead of buying more property, or building a parking garage on the GDC 14 site, Schneider homes is requesting you consider allowing encroachment onto public right -of -way as a way for the proposed project to meet its parking requirements. Brian Shelton recommended denial of partial vacation. He does not see any value to the public in vacating part of Macadam and he recommends vacation of the entire ROW from Southcenter Blvd to 65th Ave. S. CC: Brian Shelton Moira Bradshaw 1 schneider homes, inc. 6510 Southcenter Boulevard•Sulte #1 •Tukwila, WA 98188•(206) 248 -2471 •FAX (206) 242 -4209 February 19, 2002 Mr. Jim Morrow, P.C. Director, Public Works Department City of Tukwila 6300 Southcenter Blvd. Tukwila 8-2544 RE f Vacation f Old Bluff Road and Macadam Road Right of Ways Dear Mr. Morrow: . RECEIVED FEB 21 2002 PUBLIC MKS After discussions with Jill Mosqueda, she urged us to contact you regarding the situation Schneider Homes is faced with as we try to obtain the vacation of the right of ways for the roads referenced. Initially, Schneider Homes sought to vacate only that portion of Macadam that fronts both our current office, and our proposed office. The proposed office is being pursued under file no. L2000 -071'. We originally sought vacation of the right of ways for both Old Bluff Road and Macadam Road, but one party that owns property along both right of ways did not want to cooperate and refused to sign the vacation petition. We then revised our petition and omitted that portion of right of way that makes up Old Bluff Road. Since we had one property owner agree to sign the petition, we now have the necessary two thirds of frontage required before the vacation petition could be submitted to the Clerk of the Council as it pertains to Macadam Road. Mark Sheppard at a subsequent meeting informed us that the city would seek vacation of both the Old Bluff Road and Macadam right of ways. Additionally, he mentioned it was the cities desire to sell that portion of city property (which our current parking lot is located upon) that also fronts Old Bluff Road. We found this to be an unacceptable alternative as it once again forced us to obtain the signature of a party that already refused to sign the vacation petition. There is also the added cost in securing the property from the city of Tukwila and the additional cost we'd incur by including Old Bluff Road to the vacation process. As you know, we would have to reimburse the city of Tukwila for the right of ways vacated at fair market value. Quickly our future driveway and parking lot was going to add in excess of $250,000 to our proposed office project. In our opinion, such an requirement is a project killer. Given the uncertainty of our region's economic landscape, it was risky enough proposing an office building given the rising vacancies in office space. Adding these unnecessary costs only increases the risk: So if this project is to continue, we need to find a more viable option and solution. The proposed office project has parking in what currently is the Macadam right of way. Locating the parking where proposed was the purpose behind the vacation request. Given that, Jill suggested we write to you and inquire about the possibility of obtaining an encroachment agreement that would allow us to place any parking facilities and storm drainage improvements in the Macadam right of way, without having to vacate the right of way. We see this as a very reasonable solution. Or at the very least, require the vacation of Macadam only, without throwing Old Bluff Road into the mix. Macadam while never abandoned, is not in use other than we use it to gain access to our current office building. It will also serve as our primary ingress /egress to our proposed office building. It will need SC- HN•EI.245 P8 werrxl.e,. w�ww... r:..: sm, x=, F�' i'° fh' r': nw.!.: p3i? r-.` �1..'?( �cfFPs�' w. h' .,,1?t^i5H'*�"'...'F�"'�,{'�,°" significant improvements even before that is allowed. So, we are therefore requesting you consider approving the use of an encroachment agreement that will allow us to use the Macadam right of way for parking and storm water facilities in lieu of requiring that Old Bluff Road and Macadam be vacated in their entirety. At this point, this is the only mechanism I can see that will allow this project to go forward. I'd appreciate the opportunity to discuss the possibility of obtaining an encroachment agreement with you, or other avenues that will allow us to proceed with this project in the most fiscally responsible manner. I you have any questions please feel free to call me at (206) 248 -2471. Were most anxious to move forward with our proposed office project and need these matters clarified before making any determination as to the projects feasibility. Thank you in advance for any consideration you may devote to this natter. Sincerely 4r, ,„•0‘.1.4_44.. meth E. Peckham Schneider Homes, Inc. Cc: Gerald E. Schneider City of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director Kenneth Peckham Schneider Homes 6510 Southcenter BL, Suite 1 Tukwila, WA 98188 Subject: Schneider Office Building 6540 Southcenter BL Dear Ken: Thank you for coordinating the submittal of materials for the above project. I've done a quick review of the recent plan submittal and I've also spoken with your architect, Jeff Skutely about the elevations. In order to finalize the SEPA decision and to prepare a staff report for the Board of Architectural Review we need the following items. • A set of mailing labels (apparently only one set was submitted, which were used for the Notice of Application.) • Additional traffic analysis per the parameters outlined in a letter from Jill Mosqueda (4/4/01) and as discussed in the enclosed Traffic Concurrency Standards chapter of the TMC. • Additional geotechnical information per the City's specifications for soils reporting. (See enclosed list) • .Coordinated landscape and site plans so that they correspond to each other. 1. The architectural site plan shows the parking in the Macadam Road right of way and encroachment onto the property to the west. Presumably if and when the right of way is vacated the S Z� (0 ( -,new property line will be down the centerline of the current right of way. Please show the future ( �� I i I I= proposed condition on the plan. Your potential future lot lines are integral to our review of your plan \.., ON{. {,: and whether it complies with setbacks and landscaping. The Landscaping Chapter will apply to this HO:. t area, meaning there needs to be perimeter and interior parking lot landscaping in this area. Please refer to our parking table for space dimensions. 2. You should also be aware that only 18 inches of roof overhang is allowed within the required setbacks and the Sheet SP -1 shows some of the roof overhangs but not all, which is confusing. Because of the tightness of the building to the setbacks, itwotrld-be -pre t hav roof overhangs shewrraround the entire building and not just along some sections. 3. I understand there are some civil drawings that show the regulated sloping areas and the trees that will need to be replaced. I would appreciate a copy so that we may evaluate if adequate provisions have been made for the replacement trees. Enclosed is a copy of the Tree Replacement Ratios. 4. A legal size cross section of the northern retaining wall was provided along with the full size set of plans. There is a discrepancy in the setback of the wall between the two sets. The wall needs to be setback the 10 foot minimum. 5. Two bicycle parking spaces are required to be located within 50 feet of an entrance; they may be inside or outside. Refer to TMC 18.56.130 for additional details. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ..,:., �.,,.. �,...,......,. �,•. y�»- xrw ,�sr�ewrrt+:»cnq�:fro:�.,r�..,n 6. The storm water quality requirements should be determined in order to incorporate any biofiltration swales into the site and landscape plan. • Clarified materials and color selections. Some of the materials on the board do not correspond to the building elevation plans and there are details from the building that are not identified in the selection such as railing and window frame coloring and materials. You may want to reconsider the choice of scarlet red for the roof color as it may dominate and overwhelm the other features of the building. The building is designed to give a residential impression, which seems very appropriate for the offices of a homebuilder. You may want to carefully consider the choice of metal for the predominate siding material. • Additional development of the terrace area on the south elevation of the building should be provided. As I explained to Jeff, in addition to providing private and emergency access to the building from Southcenter BL, the structural and landscape elements of the terrace are an opportunity to provide a more appealing semi - public orientation along the building's streetfront. The terrace design should be well integrated into the architecture of the building in order to overcome what is a fairly long monotonous facade that does not create a sense of entry or much variety. I will be out of town from July 6 — July 16; therefore to prepare the materials for a July 26 hearing, the traffic report response needs to be submitted by June 22 and the remaining materials by June 29. I'd be happy to meet or speak with you further on any of these issues. Respectfully yours, Moira Carr Bradshaw Associate Planner Enclosures C:\mcb\schneider \011t613.doc z . Z LL/2 ,f- 2 C-) O` :co 0' u� w; •J F- U) wO ¢` a. F=— _, ZF F— O Z •ww H V. z; uy T. z City of Tukwila Steven M. Mullet, Mayor Department of Public Works James E Morrow, P.E., Director November 20, 2001 Mr. Gerald Schneider 6510 Southcenter Boulevard Tukwila, WA 98188 SUBJECT: Stree Old B Vacatio u Roa• Dear Mr. Schneider: RECEIVED NOV 2 0 2001 COMMUNITY DEVELOPMENT — Macadam Road from Southcenter Boulevard to The City Attorney has reviewed your application and has found that you do not meet RCW 35.79.010, requiring signature of owners of greater than 2/3 of the property abutting the street or alley to be vacated. Therefore, your petition for vacation is invalid. If you have any questions, please contact me at 206- 433 -0179, Monday through Friday, 8:30 AM to 4:00 PM. Sincerely, 7 L. Jilt Mosqueda LMJ:Iw cc: File Brian Shelton City Attorney Moira Bradshaw (P:Laurle /Jill /Schneider Ltr 11/20/01) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 433 -0179 • Fax: 206 - 431 -3665 z a 6 DI JU • UO 0 ui U) w w =: J � •Ua. � • Z �. I- 0: Z I- . U C3: • 0 -: 10 Alta; Ui - O: .. z. "10.(/):• 0 .z Lrilinalaillagamz2a2).- Noti C f Petition yf ek\9 on of Street 1�1 - r O kPr 10.15:01 10.,45, ©I 'i EV[EW REQUESTED OF: ❑ Mayor's office ❑ King County il Planning Dept. ❑ Puget Sound Energy ❑ Public Works Dept. ❑ Seattle City Light ❑ Parks /Rec. Dept. ❑ ❑ QWEST 0 Fire Dept. Water Dist. ❑ Police Dept. ❑ Sewer Dist. Tukwila, WA 98188 10.15:01 10.,45, ©I Street Name Or Number: Macadam Road Descriptioi of Property Macadam Road from Southcenter Boulevard to Old Being Vacated: Bluff Road Kroll Map Page # 334E Qtr: SW Sec: 23 Twn: 23 Rge: 4 Petitioner's Name: Gerald Schneider Please Respond By: November 21 2001 6510 Southcenter Boulevard Public Hearing Date: December 3, 2001 • Tukwila, WA 98188 RESPONSE: Your comments may be limited to the following, if applicable: ❑ We have no objection to the vacation. ❑ We have utilities in the right -of -way Cl We require easement prior to vacation. Address your comments to: Public Works Department City of Tukwila 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 "4,4; tioieti Signature: Title QJprojects /vacations /Macadam z Z Cr U12 00 CO CI CU • i. J CO u_ wo 2 =d �w Z Z0 1- n ON O F--; W W`. 1- • U Z. W U =: O ~. z City of Tukwila Steven M. Mullet, Mayor Department of Public Works September 20, 2001 Mr. Gerald Schneider 6510 Southcenter Boulevard Tukwila, WA 98188 James R Morrow, P.E., Director SUBJECT: Str t Vacat' — Macadam Road from Southcenter Boulevard to Old B oad Dear Mr. Schneider: The City received your petition to vacate a portion of Macadam Road. Your application is complete. Public Works will present this request to the City Council to set a date for a Public Hearing. Once the date for a Public Hearing is set, the City will provide notification to utilities and property owners within 500 feet of the right -of -way proposed for vacation. At the Public Hearing, the Council may decide to approve all or any part of the proposed vacation. If the Council approves the vacation, all conditions set by ordinance must be met and all pertinent documents must be filed at King County Records before the vacation is complete. If you have any questions, please contact me at 206 - 433 -0179, Monday through Thursday, 8:30 Am to 5:00 PM. Sincerely, L. Jill Mosqueda titctr'0 -L) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 433-0179 • Fax: 206 -431.3665 z Z.. CL 0 oo O: • =. -J F. • • w 0. u-Q. _. z� F- O' z F-- ILI la o .• '` L1.1 w: I U: F — o: w z` = U o �. z April 5, 2001 City of Tukwila Steven M. Mullet, Mayor Department of Public Works James E Morrow, P.E., Director Mr. Gerald Schneider 6510 Southcenter Boulevard Tukwila, WA 98188 Subject: 3.40.55 Stre Southcente Bo Mr. Kevin Klotz 6532 S. 154th Street Tukwila WA, 98188 Old Bluff Road between 65th Avenue South and Refernces: E2000 -025 Schneider Homes SEPA L2000 -071 Schneider Homes Land Use Dear Mr. Schneider and Mr. Klotz, On April 4, 2001, the City received your petition for vacation of the above street. I am writing to inform you that your application was incomplete. The City cannot proceed with the vacation until your application is complete. Please provide the following items in order to complete your application: 1. Tax assessor's map showing township, range and section and showing all properties abutting the street. 2. Total assessed value of the land to be vacated. Please provide the assessed values of the adjacent land and the calculations to determine the value of the and to be vacated. (TMC 11.60.060) 3. A fair market appraisal, if assessed values meet limits in TMC 11.60.060. 4. Legal description of the enlarged lots, 5. Mailing labels for property owners within 500' of the street. I am enclosing a copy of RCW 35.79 and TMC 11.60, which apply to street vacations. If you have any questions, please call me at 206 - 433 -0179. Sincerely, Jill Mosqueda, P.E. Development Engineer cc: City Clerk Moira Bradshaw File 3.40.55 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 433 -0179 • Fax: 206 - 431 -3665 No structures, roadways, or parking lots in this area. .................... 1 4' Max Height 6 1' Min. connect to catch basin. or daylight to ditch Outlet Pipe Undisturbed soil 2 "0 Standard Steel Pipe Railing with Welded Joints Hot —Dip Galvanized. Astma 3. Omomentol Iron Handrail may also be permitted with City Engineer Approval. 10' past to poet spacing with slip fit expansion joints. Non —Shrink Grout 4" Diom Galy Steel Sleave 1 12" 1 1 12" 1 17" 1 2X No footings of structures (including other rockeries f�% Free — draining backfill; min.12" wide layer of 2 " -4" quarry spans adjacent to rockery. Stable cut face in native material 1" diameter washed gravel; min. 6" cover over pipe; min. 2" gravel under pipe, 12" wide. Min. 6" dia. pert. PVC. SDR 35 pipe /AASHTO M278 /ASTM 3034: min. 1X continuous slope to outlet; pipe wroped in filter fabric(Mirafi or equiv.) SEE ABOVE FOR ROCKERY DETAILS Place pipe between rocks to avoid weight. VIEW FACING ROCKERY AND Ottlt FT PIRF NOTES: 1. Rock shall be sound and have minimum density of 160 pounds per cubic foot. 2. The long dimension of all rocks shall be placed perpendicular to the wall. Each rock should bear on two rocks in the tier below. 3. Rockeries are erosion— control structures, not retaining walls. Native material must be stable and free— standing in cut face. 4. Improved walking surfaces above and adjacent to rockeries over 30" in height shall be protected by a rail conforming to UBC 1711. 5. Base rock is 2 —man minimum. (2 man rock — 200 -700 lb 18 " -28") 6. Shop drawing for all railing must be city approved prior to fabrication. C' ty of Tukwila ROCKERY & SIDEWALK WITH SAFETY RAIL Nat to !cult. DATE: 11/15/96 RS -5 Schneider Office Building 6540 Southcenter Bl Issue Paper -3/7 (0/0) Site Development What type of wall is' proposed along the north property line? Walls over three feet in height must be set back. Have you considered terracing the retaining wall? My understanding from the February 9 letter is that you are preparing a geotechnical report. When do you anticipate finalizing that report? The refuse and recycling area is at the dead end of the parking lot. How will garbage and supply trucks maneuver and get in and out of the recycling and loading area? The Level one drainage analysis and SEPA checklist mention a biofiiltration swale for water quality purposes along the south property line and public sidewalk which has not been shown on the landscape plan. Pedestrian circulation to the public sidewalk from building entrances should be added on both the east and west ends of the building Electrical vaults are located above ground in the general vicinity of the emergency access road. They should be located and shown on the site plan. The Fire Department requires a turnaround when any driveway is longer than 150 feet. The parking aisle to the north of the building is approximately 250 feet in length. Landscape Treatment The City has a tree: retention /replacement standard. All significant trees on slopes of 20% or greater that will be removed due to redevelopment need to be replaced. The tree replacement calculation and replacement should be part of the design review application so that the impact on the overall landscape plan is shown and or any modifications to the site plan is accommodated. After deign review a tree permit will be required. The landscape plan needs to be modified to reflect the architectural site plan or vice versa. Building elevations Have you considered nightime illumination of the building? Your program description does not match the notes on the elevation. You describe using natural materials and yet the plans show metal siding. z Iz w2. 6 UO J H w w0 g D- co a, I" w z �. z° U • 0 O S. o 1- w w. 2 U- H U. O w z. U W. O z Schneider Office Building 6540 Southcenter Bl Issue Paper Marl eadline for the May 24 Meeting June 5 d adline for the tune 28 Meeting Site D \� posed along the north property line? Walls over three feet in height must be set «-: - "'" u considered terracing the retaining wall? My understanding from the February 9 letter is that you are prep g a geotechnical report. en do you anticipate finalizing that report? The refuse and recycling area is at the dead end of the parking lot. How will garbage and supply trucks maneuver and get in and out of the recycling (10x10) and loading area? The Level one drainage analysis and SEPA checklist mention a biofiltration swale for water quality purposes along the south property line and public sidewalk which has not been shown on the landscape plan. Your civil needs to go through the steps in the water quality manual to determine if water treatment is required and then it needs to be shown. Pedestrian circulation to the public sidewalk from building entrances should be added on both the east and west ends of the building or provide one in the center with building access, which would satisfy the Fire Department Access issue. Please provide us with a copy of the survey. The right of way to be vacated will be split between the adjacent lots. Easements will be required for the parking located on the adjacent lots and for. access. The Fire Department requires a turnaround when any driveway is longer than 150 feet. The parking aisle to the north of the building is approximately 250 feet in length. Landscape Treatment The City has a tree retention /replacement standard. All significant trees on slopes of 20% or greater that will be removed due to redevelopment need to be replaced. The tree replacement calculation and replacement should be part of the design review application so that the impact on the overall landscape plan is shown and or any modifications to the site plan is accommodated. After design review a tree permit will be required. The landscape plan needs to be modified to reflect the architectural site plan or vice versa and should show the trees to be retained and the replacements. Building elevations Have you considered nightime illumination of the building? Your program description does not match the notes on the elevation. You describe using natural materials and yet the plans show metal siding. z =1-- w. ncm JU 0O' Cr) Ul UJ U)w wo u_ co =a _. z �. ►— o. w~ • w: U t0 -. O I-- w w • U, z U N 0 Miscellaneous Parking lot lighting standard and elevation. FATexa berlow - L2000-071 Schnei er h s esign r veew. CITY OF TUKWILA PUBLIC WORKS PROJECT REVIEW COMMENTS Pa age 1 To: Alexa Berlew a , 1 Project Name: Schneider Homes, Inc. Office Complex W 2 Macadam Road at Southcenter Boulevard -i o 0) o File #: L2000 -071 J I.. Design Review -i L al Date: 02.26.01 2. u. a Reviewer: L. Jill Mosqueda, P.E. = a:. I- i Z L. I- w ui D CI The City Of Tukwila Public Works Department has the following comment regarding the 0 cn above permit. Please contact me at 206 - 433 -0179, if you have any questions regarding o I=,. the following comments. U u. Zf Public Works will not allow access from the site to Southcenter Boulevard, except for o _; the emergency vehicle access. This access should meet Southcenter Boulevard as close Z I- to 90 degrees. Applicant shall provide removable bollards which shall remain in -place at ALL times, except during emergencies. 1 Projects /Schneider Homes /L2000 -071 Schneider homes CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT AFFIDAVIT OF I 6300 Southccnter Boulevard, Tukwila, WA 93133 Telephone: (206) 431-3670 STALLATION AND POSTI'G- OF PUBLIC I State of Washington County of King City of Tukwila 'OBVIATION SIGH (S) I , w g4 e. R4ea (Print Name) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on. 52-- r'/-4 ° l the Public Notice Board(s) in accordance with Section 18.104.110 and other applicable guidelines were posted on the property located at (Q.5'+6 Sbu r-ge.i J rt• so as to be clearly seen from each right -of -way providing primary vehicular access to the property for application file number £ o2e 0 a— 0 15— SUBSCRIBED AND 'OM to b fore me tl`iise? ant (Applicant Signature av of . , aO©/ <Q i rn 6E ry .13C -, Fn- 4 a 4 , Air ARY PUBLIC in and for the State of Washington residing - My commission expires on /0/ G3A1333E1 z Z ,� 6 0 O 0. • 0 J � N LL w0 g ¢ = a. t- W z I-'0 z 11.1 u 0 131- w w • z' O I- z STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, W4 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplanO,,ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly swom and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at IAf(t40.414. F-r.. Qv.. 5. 4. SOU.'iX/C4.4MQ. A. ). for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at )14.i4I.) 44 (city), WA (state), on ba . 1' , 24'a'D at6si44. T. a14... (Print Name) & 5117 SOutTiCeO i e. 84 J . K.W.J, t.4 (Address) (Zet:} 7 i -L;7/ (Phone Nu (S' On this day personally appeared before me /Lei S -t 7tie to me known to be the individual who executed the foregoing instrument and acknowledged that he /she sign same as his /her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS / q DAY OF / / 2 r NOTARY NOTARY residing at in for the ate of mgton C My Commission expires on ! '-/ 1 • 10,1 MN9bVNf7 feVNTO a it* Ciiy of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director February 16, 2001 Ken Peckham 6510 Southcenter Boulevard Tukwila, WA 98188 RE: Schneider Homes 6540 Southcenter Boulevard SEPA Checklist E2000 -025 Dear Ken Peckham: To date, I have not received your Affidavit of Posting for the public notice board. Please contact me at your earliest convenience to provide a status on when the notice board will be installed, or submit the signed affidavit by Thursday, February 22, 2001. A copy of the Affidavit was included in the notice of complete application, dated February 9, 2001. If you have any questions, I can be reached at 206 - 431 -3673. Sincerely, A .)a, /60 Alexa Berlow Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z =~z t-w 6_ J U'. UO: co cn w w= F_ w0'. g ¢` a CJ, w z_ �.. . I- O: z r: O N ,o 2 wi - 0 ui z o . F ., I 0 I- City of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED: February 13, 2001 The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: FILE NUMBERS: Kenneth E. Peckham for Schneider Homes, Inc. Macadam Road South and Southcenter Boulevard L2000 -071 (Design Review) z _- z 6 • n 00 0 J 1— U) u- w0 2 co O H= Z PROPOSAL: To build an 11, 585 square foot three (3) story office complex, including Z O U • D O N LAND USE PERMITS: E2000 -025 SEPA (State Environmental Policy Review) 0 1--: w w These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, 0 LI Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. , , Z w o OPPORTUNITY FOR PUBLIC COMMENT - I. z parking and landscaping. OTHER REQUIRED You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on Thursday, March 15, 2001. For information on the date and time of the public hearing, please contact the Department at (206) 431 -3670. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Alexa Berlow, Planner -in- charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the Planning Commission on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision from the Planning Commission may be appealed to the City Council. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: October 19, 2000 February 9, 2001 February 22, 2001 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3665 } City of Tukwila rt. (.i(C Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION February 9, 2001 Ken Peckham 6510 Southcenter Boulevard Tukwila, Washington 98188 RE: Schneider Homes 6540 Southcenter Boulevard Design Review L2000 -071 SEPA Checklist E2000 -025 Dear Ken Peckham: Your applications for approval of design review and a State Environmental Protection Checklist to build an office building at, 6541 Southcenter Boulevard, has been found complete, as of February 9, 2001. Within the next 14 days, you must attach a laminated form for each application on your notice board. For instructions and timelines to install a notice board on the site, please refer to Attachment B - Public Information Signs in the application packet. After the form has been installed, please drop off a signed Affidavit of Posting to show proof that the notice board and proper notices have been installed. You will be responsible for removing the notice board from the site once your application has been approved and finalized, and when all public comment periods have terminated. I will notify you when this laminated form is ready for you to pick up. This determination •complete Application does not preclude the City to request revisions to your pro. •sal through the formal project review phase. Because of the timeline on your application submittal, this phase has begun. However, this phase can not be completed until we receive the items listed above, or a statement and support material to request if an item can be waived. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Schneider Homes Office Building Notice of Complete Application File Number L2000-071 (Design Review) Page 2 If you have any questions about this notice, contact me at (206) 431-3673. Sincerely, /q/e Va- Alexa Berlow Associate Planner (cw cc: Reviewing City Departments } City of Tukwila Department of Community Development - Permit Center 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 (206)431 -3670 Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: 1/2-7/a / Plan Check/Permit Number: liar Response to Incomplete Letter # aWcei t 2 127 /2_c p Response to Correction Letter # p Revision # after Permit is Issued GZ0co Project Name: 5C h /tom -ei t &t, Project Address: Contact Person: <!�i l� S- �lGUrl -r Phone Number: G9i2 S S5)'7 736 z �z rx w 2 JU 00 � o u) ILI J = H U) L.L. w O u_a d =w t-= Z �. I-O zt- 0 O t-: • w. H• U Summary of Revision: p. Iv""C .5 �_ �i'Ic L�l�l� — r--c-5/.014 p ui z . L. a c/ /*5 -� at° Sheet Number(s): "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: ❑ Entered in Sierra on RECEIVED JAN 2 9 7001 CO ro r''' DEVE MEr� T O ~ z L Jan 24, 2001 Alexa Berlow Associate Planner City of Tukwila 6300 Southcenter Bldv. Tukwila, WA 98188 THE ;SKUTLEY ARCHITECTS Re: Schneider Homes Office Building L2000 -071 Dear Alexa, The following is a response to your letter dated Dec. 27, 2000. The numbers respond to the checlist you faxed me on Dec 21, 2000. DESIGN REVIEW CHECLIST TABLE RESPONSE 1. Application Checklist: turned in with application. 2.Complete Application Packet tumed in with application. 3. Design review fee: was paid at time of application. 4. SEPA Environmental Checlist: was submitted at time of application. 5. Awritten discussion of project consistency with each dicision criteria: was submitted with application. 6. King County Assessor Map: was submitted with application 7. Two sets of mailing labels were submitted after application 8. Vicinity Map: was included with application 9. Surrounding:Land Use Map: is included with this letter. 1,10. Site Plan : Stamped,-revised Siteflan is included witkthis letter c 11. Survey: was included with application. Note: site is surrounded by roads on all four sides as shown on'revised site plan negating a 20 foot extension of contours. 12. Location of sensitive areas: was shown on site plan submitted. 13. Flood plain: there is no flood plain near site. This item is not applicable. RECEIVED JAN 2 9 ?flf l DOrHIuYtl w-cy 40 N.W. ALDER PLACE • SUITE #202 • ISSAQUAH. WA 98027 0 OFFICE (206) 557 -7730 • FAX 557 -6741 z tiJ u6i = .J C-) OQ 0)0: W I J I CO LL w o, u. Q' (1)a zI o. z ui U co O 31 = W`` uiz. U .O =~. z • 14. Bldg. Footprint: was shown on site plan submitted. 15. Fire access: was shown on site plan submitted. 16. MDR and Hdr zones: not applicable. 17. Sewer and water: was shown on site plan submitted. 18. Sewer and water availability: provided by City of Tukwila therefore not applicable. 19. Storm drainage: schematic design was shown on site plan submitted. 20. Storm drainage: level one downstream was included with application. 21 Fire Hydraant: is shown on revised site plan submitted. 22. Schematic road: was shown on site plan submitted. 23. Landscape planting plan: Conceptual landscape plan was shown on site plan submitted, a '.stampedlandscaped plan will be submitted at time of permit application.> 24. Luminaire plan: conceptual site lighting was shown on site plan submitted. Detailed design ,' information will be subbmitted at time of permit. 25. Signage : detailed signage per Sign Code will be submitted at time of permit application. c 26. Stream frontage: site is not near any stream frontage. 27. Building elevations: was submitted with application. 28° Colored elevations: will be submitted prior to public hearing. ° ) - I --V 29.'Color and materials board: will be submitted prior to public hearing. '1A' 30. Rendering: was included with application. ok Thank you for your help on completing the permit process, if you need any further information or explanation of documents please call me at your convenience. Sincerely, Jeffrey S. Skutley The Skutley Architects ALA z ;�-w. U: 00 U W: w= J F., U) w 0: u-a I-w • I- 0: Z F- D o` U off', w w. 2 V, u.0: • Z. U� O z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF INCOMPLETE APPLICATION December 27; 2000 Ken Peckham 6510 Southcenter Boulevard Tukwila, Washington 98188 RE: Schneider Homes 6540 Southcenter Boulevard Design Review L2000 -071 SEPA Checklist E2000 -025 Dear Ken Peckham: Your applications for approval of design review and a State Environmental Protection Checklist to build an office building at, 6541 Southcenter Boulevard, has been found Incomplete, as of Novembei•:15 2000,:; The following items need to be submitted for the application to be considered complete. Please refer to the checklist form for precise specifications. A copy of these applications are attached for your reference. The items to be submitted are marked by an "X ".. These items are listed below. Design Review Checklist 1. Item #9: Submit a surrounding land use map 2. Item # 12: Locate all sensitive areas. If there are no sensitive areas, please state this and provide any necessary material to support this. 3. Item #17: Provide existing and proposed utility easements 4. Item # 18: vide sewer and water availability documents 5. Item # 21 P ow nearest and all existing fire hydrants 6. Item # 22: rovide a copy of a schematic road design, if applicable. 7. Item # 24: Provide a copy of a luminaire plan for your proposal 8. Item # 25: Provide specifications for any signs proposed for this development, per the Tukwila Sign Code. 9. Item # 26: Show any stream frontage, if applicable. 10. Item # 27: - Included- 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3665 Schneider Homes Office Build' File Number L2000 -071 (Design Review) File Number E2000 -035 (SEPA Checklist) ace of Incomplete Application Page 2 11. Item # 28: Submit prior to the public hearing 12. Item # 29: Submit prior to the public hearing 13. Item # 30: Submit prior to the public hearing. This item is optional. SEPA Checklist 1. Item # 8: Submit a surrounding land use map 2. Item # 9: Submit a title report 3. Item # 10: Submit specifications for lot lines for 300 feet from the site property If any of the items listed above do not apply to your project, please state this and provide any necessary material to support your response. This determination of Incomplete Application does not preclude the City to request revisions to your proposal through the formal project review phase. Because of the timeline on your application submittal, this phase has begun. However, this phase can not be completed until we receive the items listed above, or a statement and support materials to request if an item can be waived. If you have any questions about this notice, contact me at (206) 431 -3673. Sincerely, Alexa Berlow Associate Planner cc: Reviewing City Departments October 13, 2000 Carol Lumb Planning City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 RE: Schneider Homes Office Building Narrative of project consistency with decision criteria o,; i- 1 9 2000 The project is located along the Southcenter Blvd. in Tukwila and as such needss to comply with Section F. Southcenter Blvd. of the Tukwila Design Review Criteria. Goal 8.4 "A corridor of low -rise offices, residences, with localized commercial uses at major intersections all of which act as a buffer to the low- density residential neighborhoods to the north." 1. Roof lines of buildings are sloped to imitate local topography and residential character of the corridor (8.4.4). The roofs of the office building are set at 4 to 12 slopes imitating the low rise office building to the west and the residential /office building to the north. The building is designed to have a series of roofs starting with low roofs over entry points (such as is compatible with the residential neighbors) and stepping up with the building to have individual dormers over decks and widows and overall roof at the third floor providing a parapet which screens HVAC equipment from view. The concept of the roof design is to provide cascading hipped roofs to be reminiscent of the neighborhood character and to mirror the shape and slope of the hillside behind it. The building design achieves and appropriate balance between maintaining hillside views and providing contour - hugging structures (8.4.3). The first floor building elevation is set at approximately 122 ft. This elevation is a balance of the vertical difference between Southcenter Blvd. (approx. 112 ft) and the top of the hill residential area to the north (approx. 132 ft.). This balance sets the building low enough for the neighbors to view over the office, allows and appropriate road grade for parking and pedestrian use as the building and still allows the tenants of the building to view over Southcenter Blvd. The private drive aisles and parking areas hug the inside area of the site between the hillside and the office building and are thus screened from view from either the neighbors or Southcenter Blvd. 3. Where appropriate and feasible, the development provides additional pedestrian connections between Southcenter Blvd. and residential areas to the north (8.4.6). A pedestrian connection has been provided on the west side of the project where Macadam Rd. S. is to be vacated. This sidewalk would connect Southcenter Blvd. to the existing office building to the west and to the residents father to the north of 65th Ave. S. 4. The project design should emphasize the landscaping, residential character, and hillside traits along Southcenter Blvd. (8.4.10). The architectural design and landscape design emphasizes the landscaping and hillside traits along Southcenter Blvd. by continuing the flow of the existing landscaping and contours from 65th Ave. S. to the east end of the project which is a private paved road. This continuous length of street frontage is owned by Schneider Homes, and will be landscaped to match the existing landscaping and will blend j the two office building together. The residential size, scale, exterior siding, roof forms and the continuous gradual slope along Southcenter Blvd. all will contribute to emphasize the existing character and blend the new with the existing. Jeffrey S. Skutely The Skutely Architects AIA 3 June 22, 2000 Carol Lumb Planning City of Tukwila 6300 Southcenter Bldv. Tukwila, WA 98188 OCT 1 0 2000 Re: Schneider Homes Office Building DESIGN REVIEW CRITERIA: Narrative of project consistency with decision criteria CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). 1. Relationship of structure to site a. The site is planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Southcenter Blvd. is adjacent to the site on the south. The proposed landscaping along the sidewalk and streetfront will match existing and be continuous along Southcenter Blvd. Pedestrian movement will be also be continuous with additional sidewalks joining Southcenter Blvd. and Macadam Rd and 65th St. to the west. b. Parking and service areas will be located, designed and screened to moderated the visual impact of large paved areas. Access to the site and building is from the west corner of the property away from Southcenter Blvd. The parking is generally between the building and the landscaped hill to the west providing effective visual screening. c. The height and scale of the building should be considered in relation to the site. See also item 2, section F Southcenter Blvd. The building design achieves an appropriate balance in height and scale of the building to the site by placing the building at mid level of the site and by setting back the building from the property lines to allow for landscaping and visual transition. From Southcenter Blvd. the site slopes up approximately 6 ft. vertical in 25 ft horizontal to the first floor, The building nestles up against the landscaped hillside to the rear with the top floor of the building being below the adjacent neighbors. 2. Relationship of structure and site to adjoining area a. Harmony in texture, line and masses will be encourage by repeating the scale, site grades, natural materials, window patterns, roof pitches and size of buildings of the adjacent office buildings along Southcenter Blvd. The roof pitches will repeat the neighborhood character to the west. b. Appropriate landscape transition to adjoining properties will be provided by continuing the existing landscaping along Southcenter Blvd. and by lowering the building and by providing landscape buffers to the residential neighbors to the west. z =1 ,t- z . 2 J O 00: uo: Ill J F- U) w 2} g J = a, w z� 1-0 z w w U 0. ;O N wW O- i�i z U ='.. F. O z.. c. Public buildings and structures should be consistent with the established neighborhood character. Southcenter Blvd. is a corridor of low rise offices and residences. The proposed building is consistent in size, height, scale, materials, use, and circulation to the existing area. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience will be encouraged. The adjacent office building is owned by the same property owner. The existing section of Macadam Rd. shared by the two properties will be vacated. Access points, drive aisles, vehicular circulation and loading will be shared. Sidewalks and pedestrian circulation will be designed into the project. e. Compatibility of on -site vehicular circulation with street circulation will be encouraged. Existing on site vehicular circulation will be combined with the proposed project. One access point will serve both buildings reducing not only additional access points but vacating the old and unused Macadam Rd). 3. Landscape and site treatment a. The existing topographic pattern of the sloping site and background of hillside will be retained and enhanced with landscaping. b. Sidewalks, public areas, parking spaces and site grades will meet current ADA site accessibility standards promoting safety and providing and inviting and stable appearance. c. The landscape will be designed by a landscape architect to enhance the office building by using low scale complimentary plants near the building that are similar to the existing neighborhood, while not constricting the view to the east. The parking lot landscaping and hillside landscaping will blend with the neighborhood and be of a size and type to provide shade from the west. d. Landscaping plants will be protected as necessary from automobiles and pedestrians by proper design, location, plant selection and physical features such as wheel stops, curbs, fencing or staking. e. The parking areas will be landscaped to enhance the site and building design. f. Site services such as trash and loading areas are located out of view and are screened with fencing and landscaping. Site access to these areas is well lighted and ADA accessible. g. The hillside to the northwest will consist of landscaping terraces and rock walls as determined by final site grading. h. Site lighting will be designed to provide good visibility for safety while enhancing the site and building through appropriate selection and location of fixtures. Parking lot lighting will be shielded from residential neighbors and from excessive brightness. 4. Building design a. The architectural style of the office building is to provide an enhanced corporate identity of Schneider Homes one of Tukwila's leading home builders for more than thirty years by using natural materials such as cedar, stone, tile, wood trim, residential scale of roof forms and window treatment while complimenting the existing adjacent office building is size and form. b. The proposed building will be of the same scale and nature of adjoining building. c. The architectural design takes into consideration the building components, such as windows, doors, eaves, and parapets, the proportions of the components and the relationship to one another. Longevity of materials, maintenance and weatherability is a prime concern of the owner in choosing building materials and construction methods. d. The colors of the building will be of natural tones with muted contrast of trim to be complimentary with the residential character of the neighborhood and of the identity of the owner. e. The mechanical equipment will be roof top mounted and screened by a roof parapet. f. Exterior building mounted lighting, signage and building accessories will be consistent and harmonious with the building architectural design. g. While providing harmonious architectural design in keeping with the character of the neighborhood the building will provide visual interest through a variety of detail and form. ,E-- z 5. Miscellaneous structures and street furniture ce a. Miscellaneous structures and street furniture such as trash enclosures or benches will 6 v be design to be part of the architectural design and to be visually unobtrusive. U 0 b. Lighting associated with these structures will be compatible with the architectural co w design. w = JF- 6. Consistency with adopted plans and regulations (TMC 18.100.030) . w o a. The project is consistent with, carries out and helps implement applicable state laws and 2 the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, The g n City of Tukwila's Development Regulations and other official laws, policies and objectives of the u. City of Tukwila see applicable sections below. i w t- = z' COMPREHENSIVE PLAN POLICIES RELATED TO DESIGN z o Section A. ALL COMMERCIAL AREAS LU ui Goal 1.7 "Commercial districts that are visually attractive and add value to the community, are D o: visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, o co are secure and safe with adequate lighting and convenient access, are uncongested with smooth- 0 t_. flowing traffic patterns, are well - maintained with adequate streetscape landscaping, and are w w wholesome and in harmony with adjacent uses ". �?: 1. The design includes consideration of features that reflect characteristics of Tukwila's "-- 1-7 history (1.2.4). Schneider Homes has been a part of Tukwila's history for more than 30 years. iui z The architectural building and site design is complimentary of the residential character and use of U ='. the hillside nature of the site. 0 I-- 2. Fencing and landscape buffers are provided between commercial and residential uses z (1.7.4). Landscape buffers are provided to the east, north and west. 3. The development provides adequate parking and lighting (1.7.3) the Site has been designed to meet City of Tukwila standards on parking and will be properly lighted. 4. There are no "trails" incorporated into this project. Sidewalks connecting Southcenter Blvd. to residential areas to the north and west are designed to not interfere with neighboring properties. 5. There are no areas of concentrated commercial or retail activity in this project. Sidewalks will connect both to Southcenter Blvd. to the east and south and to 65 th to north and west. It is assumed that these streets will connect to the City's trail network.(1.11.4). Section F. SOUTHCENTER BOULEVARD Goal 8.4 " A corridor of low -rise offices, residences, with localized commercial uses at major intersections all of which act as a buffer to the low- density residential neighborhoods to the north ". 1. Roof lines of buildings are sloped, to imitate local topography and residential character of the corridor(8.4.4). The roofs of the office building are set at 4 to 12 slopes imitating the low rise office building to the west and the residential / office building to the north. The building is designed to have a series of roofs starting with low roofs over entry points (such as is compatible with the residential neighbors) and stepping up with the building to have individual dormers over decks and widows and overall roof at the third floor providing a parapet which screens HVAC equipment from view. The concept of the roof design is to provide cascading hipped roofs to be reminiscent of the neighborhood character and to mirror the shape and slope of the hillside behind it. 2. The building design achieves an appropriate balance between maintaining hillside views and providing contour - hugging structures (8.4.3) The first floor building elevation is set at approximately 122 ft. This elevation is a balance of the vertical difference between Southcenter Blvd. (approx 112 ft) and the top of the hill residential area to the north (approx. 132 ft.). This balance sets the building low enough for the neighbors to view over the office, allows an appropriate road grade for parking and pedestrian use at the building and still allows, the tenants of the building to view over Southcenter Blvd. The private drive aisle and parking areas hug the inside area of the site between the hillside and the office building and are thus screened from view from either the neighbors or Southcenter Blvd. 3. Where appropriate and feasible, the development provides additional pedestrian connections between Southcenter Blvd. and residential areas to the north (8.4.6). A pedestrian connection has been provided on the west side of the project where Macadam Rd. S. is to be vacated. This sidewalk would connect Southcenter Blvd. to the existing office building to the west and to the residents farther to the north on 65th Ave. S. 4. The project design should emphasize the landscaping, residential character, and hillside traits along Southcenter Blvd. (8.4.10). The architectural design and landscape design emphasizes the landscaping and hillside traits along Southcenter Blvd. by continuing the flow of the existing landscaping and contours from 65th Ave. S. to the east end of the project which is a private road Thank you for your help on completing the permit process, if you need any further information or explanation of documents please call me at your convenience. Sincerely, Jeffrey S. Skutley The Skutley Architects AIA z z re w2 JU 00. co 0. cnw W Vie_: wo gQ = o: �w z� �o zr LU ill U� N, w "ff; O 1-, z CITY OF TUKWILA Department of Community Development DESIGNER - 'ER 6300 Southcenter Boulevard, Tukwila, WA 98188 REVIEW Telephone: (206) 431 -3670 FAX (206).431 -3665 E -mail: tukplan @ci.tukwila.wa.us RECEIVED CITY OF TUKWILA °CT 1 9 2000 APPLICATION NAME OF PROJECT/DEVELOPMENT: kt►t)Gl b€-li dooLiA, LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. wl tra-Ci S. i Sock- I-masts) re rz gc. A . A� +� 6003Z000 i4 Quarter: Section: Z3 Township: Z3 Range: 04. (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: //3-r,-1 6, -P'G4.444� Address: 4S10 S0u-r -(Ce,J + - 14�-�r� • KIGL. h4a 1 t,JiA Vi8t Phone: Zoe - 2si7 in 'O..... 1 9 2000 Dr_ vp Signature: ..11P2111/, FAX: • (VG) 041 - Vz o g G;WPPHANILANDUSE.APKBAR2.DDC, 06/16/00 Date: /®/ °/% --», .riv,+re;W tor. caw :R0104, ,T., 10, Or-V VI ':!':t`d7IAMMryx?."ti IC!,E FOR STAFF USE ONLY Sierra Type P -BAR Planner: File Number: L:2-000 •- 0 '7 I Application Complete (Date: ) Project File Number: rgeOfrO10 Application Incomplete (Date: ) Other File Numbers: nob! oz5 NAME OF PROJECT/DEVELOPMENT: kt►t)Gl b€-li dooLiA, LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. wl tra-Ci S. i Sock- I-masts) re rz gc. A . A� +� 6003Z000 i4 Quarter: Section: Z3 Township: Z3 Range: 04. (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: //3-r,-1 6, -P'G4.444� Address: 4S10 S0u-r -(Ce,J + - 14�-�r� • KIGL. h4a 1 t,JiA Vi8t Phone: Zoe - 2si7 in 'O..... 1 9 2000 Dr_ vp Signature: ..11P2111/, FAX: • (VG) 041 - Vz o g G;WPPHANILANDUSE.APKBAR2.DDC, 06/16/00 Date: /®/ °/% --», .riv,+re;W tor. caw :R0104, ,T., 10, Or-V VI ':!':t`d7IAMMryx?."ti IC!,E J i 2't e ��I e Ulf CRP c lc LW F . COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g., revised colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED TO ENSURE CONSISTENCY WITH CITY DEVELOPMENT STANDARDS AFTER APPLICATION REVIEW HAS BEGUN. City staff are available to answer questions about application materials at 206 -431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works): wcte c( ._e 04.-- a 7o J �J COMPLETE APPLICATION CHECKLIST TABLE Information Requxr"ed Maybe waived in itnusual , on appi oval of both Pubhc Wot ks and Planning cases up :.. Information Waived PbWk/ Ping Office Use Only Cominents & Conditions: '' APPLICATION FORMS: 1. Application Checklist: one (1) copy, indicating items submitted with application. 2. Complete Application Packet: eight (8) copies of the application form and full sized plans, one set of High Quality Photo Reductions of all plans reduced to 8.5" by 11", and other materials and information as specifically listed in Project Description and Analysis, Site Plans and Elevations. 3. Design Review Fee ($900). 4. SEPA Environmental Checklist (Submitted separately). 5. k A written discussion project consistency with each . decision criteria. PUBLIC NOTICE MATERIALS: 6. One (1) King County Assessor's map(s) which shows the location of each property within 500 feet of the subject lot. . Two (2) sets of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject lot (See Public Notice Materials). Note: Each unit in multiple - family buildings - -e.g. apartmnts, condos, trailer parks- -must be included). A 4' x 4' Public Notice Board will be required on site within 14 days of the Department determining that a complete application has been received (See Public Notice Materials). GAAPPHANU.ANDUSE.APP\DAR2.DOC, 06/16/00 DEC -26 -00 TUE 11:04 AM SCHNLDER HOMES • DEC 21 'E2 12 :05PM TUk. _A DCD/PW 2< FAX NO. 20,';42 4209 P. 03 p.3 /s h • 7 CJ1d •� r ,c t r' r iitl K ry,pl M' vli� ay�t•; :1! o,.,'"�xi�r R' iie�� 'bal�at •f ti;�r' lip `ij'A?! ka , t7 �kt ' I. f• y: � x -. . . �1,. (�� ., ' i • M1 •. `�,. ���{ { 1 J ti "a•�, a: ,.� .� ` . iYl� J';"f, 21J ? .4 :1 fir . ,.. Jr y+M� Jl:: ! �;; r u ; '. . ; , t . ": ���t: ;,�� �y• .r ,�; ..y.,r;.s�, frrJ .1, � :46 err •}''r, . S, ?2,./ 7,415 �_ IL• .r. j.. •.�.ee} i•. 1' � . 1 .i: �tir r�k'l' PROPERTY INxORMATION: r1 . Vicinity Map wit sue location. r 9• Surrounding Land Use Map for all existing land uses within a 1,000 foot radius from the site's lot lines. SITE PLANS: 10 At least one 0) set of all plates and analyses shall be statAped by a licensed professional as would normally be Inquired in a.building permit application, and have an original signature. Revisions shall satisfy this ,;, criteria. cU A boundary and topographic survey 72 ft. contours including a minimum 20 ft, beyond the property line) with all casements, encumbrances •and right-of-way width/infrastructure. Elevations shall be City of Tukwila datum (NOV 1929 datum for 100 year Good elevation with equation to City of Tukwila datum). This shall be stamped by the surveyor. Projects that will affect a slope may require topographic and geotechnical analyses to the bottom of the scope, even ifoff -site. please consult with City staff 12. Location ofali sensitive arras (e.g., streams, wetlands, slopes aver 20 %, coai mine areas and important geological and aathaeological sites.). Provide sensitive area studies as needed per TMC 18.45. Also show trees over 1" caliper, indicating those to be saved. All proposed sensitive area and tree protoction measures shall be ahovm. 13. 100 yr. flood plain boundary and elevation as shown on FEMA reaps. V . A— • , , i?tJ Building footprint with all changes in elevation, site Improvements with sufficient dimensions to be accurately described and located (e.g., building square footage keyed to parking standards, driveways, fire tares, parkinu layout loading and service areas, landscape areas, rockeries /retaining walls, fences, pedestrian and recreation features, building and sire lighting, mechanical units (with screening integrated with building design) signrge per Sign Code, And any street fiunituro). .. Fire Access lanes and turn - grounds which satisfy Fire Department standards. 16. For MDR and HWR zones, provide development area coverage (Max. 50%). X 17. For sewer and water (domestic and fire): Existing and proposed utility easements and improvements on site and in street. Schematic designs to be provided regardless of purveyor (e.g., site line size, location, and size of public main. No capacity calculations, invert depth, valve locations or the like are needed.). , IS. Document sewer and water availability if provided by other than the City ofTukwiLL a1A9 PtA1411.ANbtls11 APINDABI IV< a6nwlo z t=-- Z • ct 6 00 to • LLI J = t- � u_ WO Ell = t+ _W . Z� I— O' Z ui 2p O� • 1-, WW H0 u- O WZ = O ~ z OEO-26-00 TUE 11:04 AM SOHIDER HOMES . • DEC 'Ota B7PM FU DCD/PW x. FAX NO. 2042 P .9 4209 "VW , P. 04 P,4/5 i , ' , .1'r , ,t, 1 I ,,,, J d • '', 4 ".1g1 •• 1: A ., r.t.i •. 11:..,,.. I% 33, 33 ii10.% -,,.--,,.....f:ik't., 'It's • Ill A iv, • ') • • • )1 ,I ., ., T.; ., ,R, i 6. -t't., , 4 v 0, ./ ..,. .1 j 1 I 1 . AL: 74".1.7sothilge, .....,A4L.•,/,: trAerit,jr.k• ,:, ' lett‘d,z,..,....._..L..1‘;)_.....,.......MLI:‘,.".:.4.1114.1,46, i .1 I. ., 3 ,r4 A■ . 'stn.', I oti, A . , .4, it, '• .1 1:3 ti 71 , :co? , I, , i/oit,,,,, ... ,, ...;:otti.jyjy.);,,v,,,..,, 3 .. • 3/a t, . • ,,t•• i • i',:',V.T , 'lb & i ' 4'177' ,34.`41,PsY, „ f (1. : ril.,0 ...1h5".14...,:,,,, i ry itf,;•,... !4. '2t i „.„..... 0 ! ,,,„ .e, • ,, 1, , .c.,1 P? 19 Storm drainage schematic dots for all conveyance systems, water quality features and detention structures per TMC 16.54.060(D) (e.g., detention ponds/vaults, frop-T elbows, coalescing plate ,<-,,, separators, and bio-swales). :20) Storm drainage: include a Level One downstream analysis per TMC 15.54.060(D), and a narrative discusenn of consistency with the King County Surface Water Drainage Manual's Core and Special Xequirements. 21. Fire hydrant; the nearest existing hydrant and all proposed hydrants (adequate fire flow demonstrated In the "water availability" documentation). 22. Schematic road design. r). Landscape planting plan by a Washington State licensed landscape architect, One set of all plans and analysts shall have tt wet ASLA stamp and an original signature. Additional copies of the signed set may be submitted to satisfy the total number of copies requIred. Revisions shall satisfy this criteria. . ' r-- 24. Lttmlnaire plan— include location and type of street and site lighting, proposed firure eta Sitter.% Site illumination levels (foot-candles) and the effectiveness of shielding to contain all direct illumination on site (e.g_, 14o direct illumination off site and maximum 2 ft candles at the property line.). . 25. Signage per Sign Code. ' 26. For stream frontages existing id proposed top of site= batik* stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). • ELEVATIONS; • . 27. Building elevations, dimensioned and scaleable fticatleS. . ...•■■■•••• . 28. Colored elevations. St, b yi,.. --1- -,riov 6 pvbh k-'» 29. Colors and materials board keyed to the colored ele.vations. ; t,19 yry+ pe.441/ (-,• p 14iht.. li-e.a. in .-t,19-yvvvfr bicAC,V I-Y gg1.1.-.:6/1" f t-kiciA, O4J, 30. A rendering is optional.- If submitted, it must accurately show the project and be from a realistic perspective (e.g., 5.5 (t height frotn the sidewalk), oNuettAtaf.nuotise,Arnseaa Dec, oolidloo ...t.'••31,113413■,.:4; ••• • •••.' .334,•-■ 3 `.."-‘••• • • ' INV,4#7.,VVATA.7.4 E • -/-0 No he's. GAqz ep.Avatbsto pie0,44 S•4 7z-6:37 - e"7"7401"1" -173o 3u\I 2. B Z001 col\foilti Y_ DEV Td WdSS:TO TOO? IEZ -unr 'ON BN0Hd Oti A SIOBIIHDNH Aallnms : WONA ..:(IVIcto,PAI!"0:<'MPOW4"%7MT.',1V1,1'NVIr.,Ti'.44';:cc•:1‘; '"jr/r .',.-W/.'r., lit' eiriliji I iiii iiiiilittrineriiiii Iiiitini747411 6 ......... .....6 ..... . - - Eii111111111111111111111111H1111i ...., .•- .- 1 ..■ .■-. .■. .-■ - glV iiiii II 111 i IiairI iiiiii i ililnai ml 01 11 rflL ..........1,1„. Illililiroir II I ER FRONT ELEVATION a;r1Odyerwi, 111011 tifillt !IL ,J111WitttIkttilltlir 144491,6.4... I 1111111111f.111111 1111 II 111 littanior 44, z i I- ~ w 1Y a 2 JU 00 0)0 (/)W J= H U) LL W0 Qr IL < 2 d t- W Z= I- 1- O Z1- W W 0 0- 0 I-- WW 2 I- 1-1- O Z W 0- F- 0 Z File: L 00 -0071 Drawing #1 .:�w 0; .U.0 cn w' J LL w 0', co J, .r-0 • zH 0-I • ,2 U` Z 0 17i. Z •WIIIIIIWIMMI111wf IMMO i c 11 / r-6• r THE SKUTI -EY AAR�CCHITECAT�S IaAI i¢R�M1�Q J ♦ IaT21;rt2r •NAr 11 M21MO rM...r•r.. # 4, 4, 4 Jr r,I MIL NV th 0 0 i... } / lI= MQG ,■ 21011.0 1 orrr*MCmr anumar aI�a(,i • o Q_ o`f+j" vamp SOWS MORD mw AItW(' >'M1 s3i o. 170 Mat f P1010 NM NWT 02 - -JM27DdMV10 Rana 2076 107 H�SNDICAP PARKING DETAIi Ir • • ADW11 T lar! a a n lPT1 GA/r l OS ■i )111111ill �0`A• t Rip ire •. HALM SIN • MIK 2MR1I DOM ToASR C'r_1.As4PC 'Kw. FR NOTE. SrNSATN AIEAS NatELJEAftwx 1UTE. STff(T Nm SITE LIGHTING CS CS CL -a - H I 1101711V0 ' At 121210 WM ? DITCC WM WOW NM IIL AX A72r<1w7t MINX rLm VIA r r_VOD At Ilt R X rover RAM= Al IMIN7 rtXIu / ILO ITT A@n OF _ FIRE HYDRANTS. F F I Cra[GI..lEI£t1D 1T• I .X 2IMm YCMeQM COMM LRNT OI 7111 1/02217C NWT 2 llmwnx sr.Q7 LlGrr a/.l�imvmi'�i /i17o 71M___ ii ■ �tM' ��' ,k'2;`• =MT LILL i AT R rQ /016 I MOW MT n+wwr 214070 At • AIQISL7 UMW! ,y� �. NO AR OOni re ID Ae21r D01CAR0 'a"cA e:. • t� VII L Al MIT R A fA RAI 2Ir LX0 L0. ', mwaomx lM2IIOMM PLAN NOS, WIIISLAPF P1 ANTl71r S1F.NAfiE fAlMmrr m Llo �c 1 •; sr L-371117 r0 WNW d M OTE. iADU UMW* IF m LORSCA T 7 smart n7 • A T / / �.. ' . :• ., � ' r"• 7 Oa_ LD12af • r n r101NIS / KNOLL A r6lD Al Off r u rave MUM" 671Yr ' ,� •',�a ~MP i � a ' 1 fi %./n•..• . ./ •/ •/ y s ad as 2773207 lt a2llnrr m LAv i/ie.'', /,jq/ •� A J Schneider Hones 6510 Southcenter Blvd. Tukwila, VA 98188 (206)242 -0000 (206)242 -4209 Fax ?I.Td� :ii•.TIT :IX:,i Yi nm . r .. .. .•• tH+PTU late Am 1as67 : r22Ar 233 7nnor uc , ;•• %//mil /•/ 4• n w r/rr no7r ;/fi //%�" , ,.A ,,� ^ ' : `• nor mart m 2r WARD ., :'..' / / / °A • tmrne aLrr vo:i •'...1 •. /i, / .,� MTV tlrr :.: •'r / / •... .' "�i1.". 7q0 mfloax IF rov •. >% ';:, '/ t.' 43�S �9� �� %'' • �P .."; • / yl•' aF RI \ � . ;, Y/ f / F dqr "' F • • \ ; :' i�. • � SLY "1Y•,1 ♦ \%1/ �� p\j4s ?�,.'y,,,, . y� e • }'6c� \'\tr 4 . ', Q h y, %% 4yi� Y t N. \ . iiN� / / �., '+.,, //'' /��w w�' �s �r•6 '\ .r.: � % :tiC :'yam C'' \ \r- !-I ' /FF ;T1 /// t, `. • / •4' i F FT 'ii� , • 1. • �.: I ,p�. '� ,! 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OOY iIa OIVOR RI mom( Want �- tMtal� -l7RiI /1106 ORLI Mr IC rONRD AR imam 607 LDtr11C7 CAW ••b t / ,\ • .. •'• �- t v•‘;:•:, .c 4 LOADING SPACE REQUIREMENTS , 'Stiff • 'y SITE AGGESSIBILITY NOTESi 226r,u OQLRf7IIIMIC IKONS BMA LON M �1 LT MC /1aM7 1/IQM61 fN nC WTI 2anAr�Re�FtmlAaA f LRTI A11i1QI ARA7 f 0T7 R ruM.. MOO LO ' OM/D 10161 MOO VOX OMR 111770' Ara OW an AKINo OC m MK 226o mI 1111 b MAN FO fl ,� ? :�. •'� •� •. r �,'• • • .. n •. • ��7" 6'' • v' Z Al 1774.9011 A ® A R NZ — . T . •.,•` � • • B0. 1 MCA I P1 11 A171Q MP 7 A T ■ 1' \ c • ' .'' _,•` Y% 3 MOW VC A 2 1122331 mwF VIIfa OMIT nRAm rrwr _ �,�SOU� A �M V.O SOLO WOW MW6 — .-- 7 AIL flMfRII WM 11[ MAW 010 /202172! MOW Ow I WOOD VP w 1081E A ♦/ �► S P _ 1 I it L2((AAO7I(II)�)�r1m�atrlp �ra °ul i °r r , Z.66bKf111d�l7! MMIrrar LAQlR' tI10l1Q AREA SCHNEIDER HIMES OFFICE BUILDING 14. ARCHITECTURAL SITE PLAN SCALD P = 20'-0' Z W —J U UO O W = W O. 2 LL Q 2 Ci �W Z O W W U 0. I- WIIJ. U-. u z W U= 0 H Z IIINIMMESNIIIKommiumimiiiimmummudililimiimmummil.. % OO1_- ® ®-' 1111%%190111 010/41111 ` ®e!j 111'%111: / /// 11111 1111 IIIIIIIIIII 11111111111111 I%�1111�1�1 X11' IIIIIIIIIIIIII Illlllllllllllllllllllllfllllllllll IIIIIIIIIIIIII I == _- IIIIIIIIIIIIII 11111111111 IIIIIIIIIII 111 111 N1■ I!. U II 111 II I�IINlalllll 1110 111 111 NOON■■ �111I� - - - -I tumuli 1111mm1 mown .Iml 11nuu uull11llu11 ° = = = .,Ilnl'11111111111111 11111111111 luneulliir" .nu ■■ ■N ■■■ 111 roar tnunm a !11`111;1 111II�,1111�,,� IIh 1111 NI 111111111111111�I� Ili mn1..:! ;: :1111 111or11H 1111: ;11111 i 11111111 111u11nilIIh :,::in 111111 1 1, _ _linl��lll�r.._ �A � I111111111111111011 !1 IllIII WI IIIIIIIIIII 11111111111- tr11 .1111.111 PHIVI III muss�i, am, !! 1111111 111111111 11 "— �• 111 111 l Ill 11111111111 111111111 1111__ ,:� I� 1 III V II 1111111 I � I' I,1!:iil' 11111 R EIEI EVATION ��� %111 :111111''111% %111 %111!111 111��111:111 % %111 111111: III! III II III Il�ll�ll�li11111�1111 IIIIIIIIII 111(111111 IIIIIIIIII IIIIIIIIIIIIIIIIIIIIIII 1111111111 1111111111 IIIIIIIIII II��� I ►1rI�I 1111111111 111 111 111 111 111 NOON 111 111 111 ■ 111 111111 11111111111 - -- 111 111111 1111111111 111111111 11111111111111111111111 1111111111 1111111111 IIIIIIIIII - -- IIIIIIIIIII m 111111 111111111 111111 111111 1111I111r1111r11 111111 ICI IIII I`i11II�u IIIh�IIIII��`111,�111� ■ ■ ■ ■II111„111� 11.11 1111,1I111,IIIIIIIIII 11 1 111111111 1 111111 111111 ::::1 ►::!:ii�'C 1111111 111111 ':e:'l., 1 ;r 111111111 1 111111 REAR ELEVATION • 0 d 0, Cu C C 111 N E 0 cu S U 0 EL -1 NM MI NM la y IND FLOOR PLAN .p.. r 7i 1-H.177 —7 NMI INFOS SW Second Floor Plan FP -2 y+]C_?M5Y?7!4ga z W 6 J U� 0O: U 0. J w0 u_ a =a _ zi., o :zF - w UU 0- www � O wz UN 0 ~' " MN UT • al Aar Ig Third Floor Plan THIRD FLOOR PLAN. .... , ��.-- ur.��m•HrvwwMM:/wrrr.P/:tw.Mxk i�► rIPPI'I" 1�� 1 111h14 '�I1��l1 �IIII.II1 ��'�� - R� -�/� 1 I 1 Ir�1 wa' L J L JL JI v J 1129,F:, PLAN grim mai IIOSTVAY Y1N1121j JUTIMIEITLET VG' ��rw1 CU u Ul U/ =InLm0 01 Crs 0.1 d Cl_ 0 0 i 0J Q1 S u FP -4. 05 2001 02:21PM P1 a 0 z w z O x PROPERTY LINE 10' 10'-0" LANDSCAPE BUFFER ONE TO ONE SLOPE PARKING LOT r• o 1/49 =1' -0' O 1, 1 1 / J may:: 2/0.9 244 z ~ 0o tnw JN 0: �Q. =d' Lux �. zo o (0 0 E _o. co O ~` z i rAX -D Al 1 PI / 4 j , JF %5NAtiJ -- ( • '►'off' �a�� -pe3 /, 34,5 fADA! J)-u fZ--7 - � / 1 T �r✓' - -�, ��7 7730 \ ,.., 0- \ ��`�• c ttt r o u)° O w _. wo 7 g� u.¢ 12 3 �w z = F- O zI- w in U 0 O N. � F- ww 2 H 0. tL O .. Z w U= O ,\ 1 z N ti V c ce 44 ;r4 r Vq z �.. uZw • -J U 0 0• U) W• J W I • W Q . J. LL Q; to a • I-.W I- 0. Z t- U-1 la U : O� 1--. • =W --O itlZ` • U N • 1= 0 1"" z et. . El oR-NNIAKILE Ul1sGh0 A. AA.. \1ace.rt ors, So0TN Ge. wtE(Z 8LvD. ro 0L. D $1.4F'F T: Lo / ) 05 0 0 N 7 N u 0 0 Id M 0 0 I vQ Lc; N K 0 0/ m rt S O a Y N • T. 146.96. rn 3.00.00.005 ,69 tii1 ry ^ 6;0 m ory6 � ' 0 0 °r h r u' oH oyo eP1 C' J rt E 3 1 0 0 J 0 8 0 8 F 1f SOV -Y' Exhibit B 3.40.55 Macadam Street Vacation Southcenter Boulevard to Old Bluff Road i." c:, 1 LUT C\ ci b 9 .::. CO0 .'3.20 -00,31 -ii, o j,1 (P. r, Vacation Areas and Values N59•4700V 316.75' RACT 27 I 22.00' 13"Cr 28 7 \AS9'47.00'W 24E-55 - 8947'00 LOT Bt 000 3 (f)-- (Do 6• LOT LI oco 5D • Vacation Area (SF) Zone Value VAC-A 2331 Commercial $20979 VAC-B 2410 Residential $10845 VAC-C 2878 Residential $12951 VAC-D 6728 Commercial $60552 $105,327 Vfekr q,ZIOintrArt ft V, flt.t4r4V, 27 28 oa • • • 301. 3.^ M • 40 .sc it N� •r -, • , 95 a • lost ft c z - 5.5 • o N`` y SR 405 FOyE .,.t�. R" -3 y STEWART TITLE COMPANY OF WASHINGTON, -INC. "A Tradition . of Excellence” IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. Order No. ?-(-<:77J1( NORTH SOUTH z z�. w 6 O 0 W I J 1, W o' LL co d H w z� F- o z F- W U • in o �i ;0 W W` I-U U N 0 - I— z File: L 00 -0071 Drawing #2 -8 Z _I U: 0O' to p` t/) W W =; W 11-1 W O; J LL Q; co Do: I=-- W 2. Z �.. . 1- 0: Z !—• W W: gyp. co- ;O — W W H ; lLr— Or w -_ O F.! z .; File: L 00-0071. Drawing #1 dSh x st �y' w r'I h ; ti ,v s •..• o.0 Iil,i.l1) Illlliiil Ililliiji Iniliiii 11J111 jiT1 ll1 IILIIIIII iiiiiilll Ilillliii Ilillllll�lifiii i 1iilil i'li�ill It i��111 111 1 • — 11111111111 1001111101 1-7 „,,...1-5,,,,Eal ."-'''''4'.?7,. +10•ZroPTY.',-- '' it '/I • 1-41•AWI ,:,'.4.11.' ..,- --d .. 441 in • -.‘! .T. r .,. 1,1u ull c,I, 1 IIIIIIIIAIIIIIIIIIIIIII1e,r1171. Villiiiiiiiiiiiiiiik:ii ii 1 fillt rilit, ,! ,::, . . i. \,• ' •-r• .--: ai” L3a, 1 Malt I• TiiIM11/110112111 nett gov, Q .65IVOM I fn.., UM, I 1! • ;",11111, ittiltlicitie911=1311111111 Oleittlfnil'.111111111.1.1 •111,11,4 Saila: h ,117 Ita. 1mAt tatt- viiva MFMATrro 111It 11144v I r I i 4/ VIEW FROM NORTHWEST ADJACENT PROPERTY rr,:r7T1-171717177r7".-- .• -1.•• File: L 00 -0071 Drawing #Z -8 i?i 11`1I 111 in11iiiliiillllllL1.11011!11 11111111.11)iliiL11111iIIlIIiI JIItiIIII�iiilliiii TV• TV 433 BV.126.3 DIMES TV•133 BV.124,7 3V REAR SE73AAa (AD I m LBR) 10' MK TYPE B SIDE LAMSCAPE 1 713 L aC) TW*139 BV•123,6 7V•135 BV-12p.3 TV•139 BW -127 30' SOE SETBACK TB LIR) iC 1111. 11PE R REAR LANDSCAPE SETBACK WLL 70 UM 15' KN. MINT LANDSCAPE SETBACK EiERGLWCY VEHICLE ACCESS SCH \EIDER HOVES OFFICE BUILDI \G PRELIMINARY GRADING PLAN SCALE? 1' = 20' -0' 0. THE SKUTLEY ARCHITECTS ARCHITECTURAL DESIGN 6 PLANNING JEFFREY S. SKUTLEY ARCHITECT 40Sdete 0 � % Issiawh , VA 90127 425- 557 -6741 (fax) skutleysrclftectubtrtinluirt 0) �-4— 0) 0 X cS 4- CT CU 76 CUJ _ >COd- PP 00 UI iC 0 E Cr, CU CD n U C 2 d o0 N :3 cu 0) 6 CU 5= 3 1/40 REVISmNS pATE, 9/13/07 srALE DRAVN. • •O.i n I SI � r. LI 01 I 1uN6inIiNJNiIIIIAINbmIN ii 4111liui6diiiluulmilmiliii6iuliuilui011111iniliN111014 1111b1,111 11 '1 ECEIVE© OCT 1 9 2000 EVELOPMENT 12 "x 18" SIGN WI INTERNATIONAL SYMBOL OF ACCESS AND THEPHRASE "STATE DISABLED PARKING PERMIT REQUIRED" 3, -0" 70 5' -0" ABOVE GRADE "VAN ACCESSIBLE" SIGN BELOW INTERNATIONAL SYMBOL INTERNATIONAL SYMBOL OF ACCESS PAINTED ON PAVING FIRM STABLE ( PAVED) SURFACE SLOPING NOT MORE THAN 1:48 PARKING FOR THE HANDICAPPED ° TMC 18.56.080 VAN SPACE = CAR = SPACE MAX. SLOPE OF RAMP SHALL BE 1:12 AND 44" MIN. WIDTH PAVED WALKWAY 70 BUILDING ENTRANCE WALKWAY STRIPES PAINTED ON SURFACE TO DISCOURAGE PARKING VIOLATION HANDICAP PARKING DETAIL, NIS • NOTE: SENSATIVE AREAS • SLOPES OVER 20% AS INDICATED. SLOPES • ..AREAPPROXIMATE...GRADING PLAN WILL BE PROVIDED BY CIVIL, ENGR. • TREES: SITE CONSISTS OF LACKBERRIES, ALDERS, BRUSH AND SO CONIFERS ANDDECIDIOUSZRCI:S A CO EHENSIVE LANDSCAP Q 1.LAAINV WILL BE PROVIDED. NOTE: FIRE HYDRANTS • PROPOSED FIRE HYDRANT LOCATIONS AS • INDICATED. ;'I `NOTE: LANDSCAPE PLANTING SEEL- SHEETS FOR \CORRECT SIZE AND ' LOCATION OF SITE tillVDSCAPING 81-6" 8' COM ACT NOTE THE WORD' COMPACT PRINTED ONTO THE STALL, INA MINUMUM OF 8 inch • LE7TERS AND MAINTAINED AS SUCH OVER THE LIFE OF THE USE OF B077-1 THE SPACE AND THE ADJACENT • STRUCTURE IT SERVES PAINTED AISLE STRIPES AND LE7TERS TYP STANDARDICOMPACT PARKING STALL. DETAIL, NTS' ATE: SIGNAGE • UDDER SEPARATE PERMIT NOTV: DATUM • SEE CNIL ENGR DWGS FOR CORRECT DATUM INFO NOTEitTREE SURVEY • SEE CIVIL ENGR DWGS FOR EX. TREES FOR LOCATION, TYPE AND SIZE 6'- 0 " HIGH WOOD FENCE w/ 4x4 PT POSTS SET 3' -0" IN CONC 12' -0" . p- OPTL GATE 4➢ END DUMPSTER PER VENDOR - STYLE OF UNIT & SIZE OF ENCLOSURE TO BE DETERMINED BY VENDOR SUPPLYING SEVICE 3 Yard - 80•x42" DUMPSTER SHOWN TYP TRASH ENCLOSURE DETAIL, NTS 6' -0" HIGH WOOD FENCE WI 4x4 PT POSTS SET 31 -0" IN CONC DUMPSTER PER VENDOR - STYLE OF UNIT AND SIZE OF ENCLOSURE TO BE DETERMINED BY VENDOR SUPPLYING SERVICE 12' OPTIONAL RECYCLING BINS ALT. TRASH ENCLOSURE DETAIL, NTS / 73.367WL . 62.42 TA VICINITY MAP NOTE: STREET AND SITE LIGHTING RLECTRICAe 1.FGEND `,, • BLDG MOUNTED ,INCANDESCENT OUTDOOR-LIGHT' ON,\77,14ER ., DECORATIVE STREET LIGHT,\' o RECESSED IIGIffING'_, \\,•'.. • EXIS77N CONTOURS•0i 2 FT INTERVAL,• • PROPOSE? GRADING PLAN WILL BE . _ _ "PROVIDBq BYCNIL ENGR. 1 • NOTE: DRAINAGE. `\ • SURFACE W TER DRAINAGE PLAN WILL' ... _ _ ,, . -- PROVIDED YCIVIL ENGR. PROPOSED' RETAINING WALL j • 1,:10 EX1Si1]NG SLOPE OVER 0°b 10' JON. TYPE II SIDE LANDSCAPE REQMT (ADJArTTO LDR) 30' SIDE BLDG SETBACK LINE (ADJACENT TO u LDR) •\ 77.26TWL 62.72 TA \\\ 1 • 10; MAIN. TYPE II REAR LANDSCAPARE (ADJACENT TOLDR)r'. ....... - _. LANDV. CAPE., RECREATION, ..R^CY rING/SOLID IYAVTF SPACE REQUIREMENTS -- ( CITY OF 7•111 MLA ZONING CODE CHAPTER 18.52) 1852080 RECYCLING STORAGE SPACE -•• • - . FOR NON -R SIDENTAL USES A. RECYCLING S?)RAGE SPACE FOR .. NON - RESIDENT USES SHALL BE PROVIDED AT " M "" THE RATEOFAT 1197:•` ,- 1. TWO SQUARF,FEET PER EVERY 1,000 SQUARE • """. . FEET OF BUILDING GROSS FLOOR AREA IN OFFICE, MEDIC `•PROFESSIONAL, PUBLIC FACILITY, SCHOOPe. AND INS777UT7ONAL DEVELOPMENTS. \ \ TOTAL GROSESQ. :\ ' :15,028 sq. f .. ' .... -- 15,028 sq. ft. 11 /2,= 30sq.ft. • RECYCUNG STORAGE SPACE REQUIRED B. OUTDOOR COLLE ON P,O1W LL rS SHALL NOT BE LOCATED IN ANY REQ U SETBACK OR LANDSCAPE AREA C. COLLEC770NPOINTS ALL BE LOCATED IN A MANNER SO THAT RAU NG TRUCKS DO NOT OBSTRUCT PEDESTRAIN VEHICLE TRAFFIC . — ON -SITE, OR PROJECT INTtiANYPUNIC -•• '" RIGHT --OF -WAY 18.52.090 DESIGN OF .: kOLLECTION POINTS FOR GARAGG AND_RECYCLING (.'ONTAINERS RESIDENTIAL AND NON- RESIDFN77AC COLLECTION % 1 POINTS SHALL BE DESIGNED AS FOLLOW :: 1. AN OPAQUE WAIL OR FENCE OF SUFFICIENT t SIZE AND HEIGHT TO PROVI E COMPLETE SCREENING SHALL ENCLOSE 4NYOUTSIDE COLLECTION POINT. ARCH CTURAL 1 DEESIGN SHALL BE CONSISTEFT WITH THE DESIGN OF THE PRIMARY STR CTURE(S) ON \ THE SITE; ` 2. COLLECTION POINTS SHALL IE IDENTIFIED 1 BY SIGNS NOT TO EXCEED TWO QUAREFEET; 3. WEATHER PROTEC770N OF RkYCLABLES D GARBAGE SHALL BE ENSUR1p BY USING WEATHER-PROOF CONTAINERS 01•13Y I ROVIDING A ROOF OVER THE SWAGE AREA. SEN, TIVE AREAS & TREE$ SLOPES,7F 20% ARE SHOWN SHADED TYPE & A'PROX SIZE OF7REETO BE REMO TREES AT PERIMTTER OF SITE OUTSIDE F THE CONS7RUC77ONZONE WILL BED ERMINED IF POSSIBLE TO BE RETAIN AT TIME OF CONSTRU ON. SEE CIVIL FIR DWGSFOREX. rr -a FOR LOCA77T, TYPE AND SIZE PARKING RE.QUIREAIENTS' ( CITY OF TUKWILA ZONING trODE..- CHAPTER 18.18 AND 18.56) NG: OFFICE (0) DISTRICT ', .(CHAPTER 18.18)-..,. \ - ETPARKING :_l USABLEFLO R.._.... • �� t ABLEFL00)tARE -4•• - .lst.FLOOR: .............. 3,512sq.ft. 2nd FLOOR: 3,670 sq. ft. •.• 3rd FLOOR: 4 403sq.JL... TOTAL USABLE FLOOR AREA: 14;1,4°58534 1,585 sq. ft. 15,028 sq. ft. TOTAL GROSSSQ.FT.: ""� .................._. • " �/7.83,TWL (, 61.59,TA \ . \. f \ 25' FhON• BLDG SETBACK LINE 15' MIN. 'EIFRONT LANDSC ' 'EQJir RECESSED UGH17Nq.- • REQUIRED: 35 PROVIDED: 35 STANDARDS. 20 COMPACTS: 13 ACCESSIBLE: 2 (I VAN) LOADING AREA: 1 0 ( A MAXIMUM OF 30 % OF THE TOTAL OFF - STREET PARKING STALLS MAYBE PERMITTED AND DESIGNATED FOR COMPACT CARS) TWO BICYCLE PARKING SPACES ARE REQUIRED. TMC 18.56.130 PROPOSED PROPERTY LINE 10 .EX1S77NGSLOPE OVER.20�% REEf,TOBEVACATED`•;` � 69.2977WL.:` 1 CENT N OFRO{Y:..... ' -�°`;' / n� `` \:.::::::::.::::. ....... ,i s • LOADING SPACE REQUIREMENTS SQUARE FEET OF GROSS FLOOR AREA ( EXCEPT BASEMENT' AREA) ( CITY OF TUKWILA ZONING CODE CHAPTER 18.56) ZONING: OFFICE (0) DISTRICT (CHAPTER 18.18) TOTAL GROSS SQ. FT: 15,028 sq.1t. 1 ONE () SPACE REQUIRED FOR 3,00d.1or100,000 sq. ft. — 7C EMERGENCY ;VEHICLE ACC $0110/ 1. ALL SIDEWALKS SHALL NOT a CEED A SLOPE GREATER THAN 1/20. 2. ALL RAMPS, EXCEPT CU' : ITS, SHALL NOT EXCEED A SLOPE OF 1/12. 3. WHERE ARAMP INT CTS ANOTHER RAMP OR SIDEWALK, A 5' x 5' LEVEL RAMP WILL : PROVIDED AT THE INTERSECTION. 4. ALL SIDEWALK. • ALL NOT HAVE A CROSS SLOPE GREATER THAN 1/48. 5. THERE SH • ENO SURFACE ELEVATION CHANGES GREATER THAN '1/2" PIA. SLOPE GREATER THAN 1/48. 6. ALL 1 n DICAP ACCESSIBLE PARKING STALLS SHALL NOT HAVE A C' a SS SLOPE GREATER THAN 1148. 1 HRESHOLDS INTO THE BUILDINGS ON AN ACCESSIBLE ROUTE, SHAI .L NOT EXCEED 112" IN HEIGHT. i \• SCHNEIDER HOMES 'OFFICE BUILD G ARCHItECTURAk\SIT "PLAN SCALE: 1"= 201-01 1 iris ' ![ 2 �rh 7 •� ...1 F� , '61 • f1JYrrrrrrp•..i :. r . t 1 1011 1. I Iphu161UluIJUII�IUiu�dlullnninq�UdlullniliilulllullullUlllnlllllUllullnldulllnllhnl6iJdIUIInI�lin�6Jglipil• 't RECEIVED AUG 29 2001 COMMUNITY DEVELOPMENT THE SKUTLEY ARCHITECTS ARCHITECTURAL DESIGN & PLANNING JEFFREY & SKUTLEY ARCHITECT 40 NW Alder P1 Suit 8 204 Issaquah , WA 90027 425. 557.7730 428.8574741(ru) •k•tlpeeblsehlimlbltk.•.• • REVISIONS Iry 1/24/01 per Tukwila 5/30/01 6/13/01 per Tukwila ' 8/17/01 C,Z1 sP-1 VICINITYMAP SURROUNDING LANZX-USE MAP 5.:, r_i E771- Iliiiroiiluuliinliiiiinn6udiui6udnn( unhuiliin' I�uuliiiiiuu6mluuluuhinluiihnilwoim—l����i�i��l „fit THE SKUTLEY ARCHITECTS ARCHITECTURAL DESIGN & PLANNING llCG1114LG sicatel 70N JEFFREY S. SKUTLEY ARCHITECT 40 NW Alder P1 Suite 1204 Issaquah, WA 98027 425-557-7730 425. 5574741 (Tax) rkulMlsrehllecpec ear lhllnk.nel RECEIVED JAM 9 ; Z91 COMMVmt'_'{ DEVELOPMENT *114 12" x 18" SIGN W/ INTERNATIONAL SYMBOL OF ACCESS AND THE PHRASEITATE DISABLED PARKING PERMIT REQUIRED" 3.-0" TO 5'-0" ABOVE GRADE "VAN ACCESSIBLE" SIGN BELOW INTERNATTONAL SYMBOL INTERNATIONAL SYMBOL OF ACCESS PAINTED ON PAVING FIRM STABLE ( PAVED) SURFACE SLOPING NOT MORE THAN 1:48 PARKING FOR THE HANDICAPPED TMC 18.56.080 VAN SPACE CAR = SPACE MAX. SLOPE OF RAMP SHALL BE 1:12 AND 44" MIN. WIDTH PAVED WALKWAY TO BUILDING ENTRANCE WALKWAY ST'RIPES PAINTED ' ON SURFACE TO DISCOURAGE PARKING VIOLATION HANDICAP PARKING DETAIL NTS NOTE: SENSATIVE AREAS -,, • , • SLOPES OVER 20% AS INDICATED. SLOPES •• AREAPPROXIMATE. _GRADING PLAN will. eg ,, . '... PRoVIDED BY CIVIL ENGR. , • TREES: SfTE CONSISTS OF MCKBERRIES, ALDERS, BRUSH AND SOMft84LL CONIFERS AND DECIDIOUSJW.• S. A COMRRFRENSJVE LANDSCAPGPLAN WILL BE PRNDED. ..... - _ ..... • EXISTIN CONTOURS @ 2 F7' INTERVAL\ • PROPOSEQ GRADING PLAN WILL BE \ _ .- . "PROVIDBO BY CIVIL ENGR. \ NOTE: DRAINAGE \ • SURFACE if, TEli DRAINAGE PLAN WILL • - - \ -PROVIDED Y CIVIL ENGR LANDkrAPE, RECREATION, RE.cygycdsouDjKism. SPACE REQUIREMENTS .. ( CI7Y OF TLIKIWLA ZONING CODE CHAPTER 18.52) • 8'-6" i.. 8' COM ACT NOTE THE WORD ' COMPACT PRINTED ONTO THE STALL, IN A MINUMUM OF 8 inch LETTERS AND MAINTAINED AS SUCH OVER THE LIFE OF THE USE OF BOTH THE SPACE AND THE ADJACENT STRUCTURE IT SERVES PAINTED AISLE STRIPES AND LETTERS TYRSTANDARDEOMPACZ PARKING STALL DETAIL IVTS 1.VOTE: FIRE HYDRANTS • . • PROPOSED FIRE HYDRANT LOCATIONS AS ' RVDICATED. r' ‘ , ..... , \IOTE: LANDSCAPE PLANTING ", SBEL:SHEETS FOB\CORRECT SIZE AND , ' LOCATTON OF Sff E MNDSCAPING NOTE: STREET AND SITE_LIGHTING ---..,... ELF&YRICAL\LEGFND\ '-KIX' MOUNTED INMiVDESCENT . OUTDO,OR' LIGHT 'ON,q71NER-.. .• ,. DECORATIVE STREET 1,(G17.7 ,..\*• . RECESSED LIGHTING,2',, • ., "., ),.. • * _,,, -- •:-..,':':: - • \-- ... -, , 1 1 1 1 1 1 18.52.080_11YCLING STORAGE SPACE FOR NON•11 SIDENTAL USES A. RECYCLING RAGE SPACE FOR • NON-RESIDENT USES SHALL BE PROVIDED AT • 771E RATE OF AT 1. TWO SQU FEET OF BUILD FEET PEREVERY 1,000 SQUARE G GROSS FLOOR ARM IN OFFICE, MEDIC,PROFESSIONAL, PUBLIC FACILITY, SCHO% AN INSTITUTIONAL 19, DEVELOPMENTS ' TOTAL GROSS 8Q.AT.: 15,028 sq. ft. •• • . - 15,028 sq. ft. 1100f 1 2=30 sq. ft. RECYCLING STORAGE SPACE REQUIRED B. OUTDOOR COLLECliNipINTS SHALL NOT BE LOCATED IN ANY REQU ED SETBACK OR LANDSCAPE AREA C. COLLEC770N POINTS HALL BE LOCATED IN A MANNER SO THAT HAU NG TRUCKS DO NOT OBSTRUCT PEDESTRAIN O VEHICLE TRAFFIC -- ON-SITE OR PROJECT INTIAANY PUBLIC- RIGHT-OF-WAY 1832.090 DESIGN OF OLLECTION- parNTs FOR GARRAG AND RECYCLING CONTAMES • RESIDENTIAL AND NON-RESIDI-N77AL COLLECTION • POINTS SHALL. BE DESIGNED A8 FOLLOW: 1 1. AN OPAQUE WALL OR FENCE OF SUFFICIENT SIZE AND HEIGHT TO PROVIDE COMPLETE 1 SCREENING SHALL ENCLDSAANY OUTSIDE COLLEC770N POIIVT. ARCHITECTURAL 1 DEESIGN SHALL BE CONSISTEQT WITH THE DESIGN OF THE PRIMARY STRIKTURE(S) ON 1 THE SITE; .• • . 2. COLLECTION POINTS SHALAIE IDEN77F1ED 1 BY SIGNS NOT TO EXCEED TWO QUARE FEET.; 13. WEATHER PROTEC770N OF RBCYCLABLES WVD GARBAGE SHALL BE MOW BY USING WEATHER-PROOF CONTAINERS OR BY RROVIDING A ROOF OVER THE STAGE AREA. SENSITIVE F AREAS &TREEt • SLOPESVF 20% ARE SHOWN SHADED 1 TYPE & APROX SIZE OF 7REE TO BE TREES AT PERIMITER OF SITE OUTSIDE F THE CONSTRUC770N ZONE ....- WILL BE D ERMINED IF POSSIBLE TO BERF.FA1NN AT TIME OF CONSTRU ON. SEE CIVIL EI)QR DWGS FOR EX. FOR LOCATIT, TYPE AND SIZE 0-0" HIGH WOOD FENCE wl 4x4 PT 1. 12' POSTS SE7'3'-0" IN CONC (47,- 12.-0" OM GATE @ END DUMPSTER PER VENDOR - STYLE OF UNIT & SIZE OF ENCLOSURE TO BE DETERMINED BY VENDOR SUPPLYING SEVICE TO. 3 Yard - 80"x42" DUMPSTER SHOWN TYP. TRASH ENCLOSURE DETAIL NTS NATE: SIGNAGE • OVER SEPARATE PERMIT Naf: DATUM • SEE NIVIL ENGR DWGS FOR CORRECT DATUM INFO NOTE\TREE SURVEY • SEE CINIL ENGR DWGS FOR Et TREE FOR LOCATION, TYPE AND SIZE PARKINGREENrs- \ TYPER RE.tIR LANDSCApB REQM7' (ADJACENT ....... - • 1 6'-O" HIGH WOOD FENCE W/ 4x4 PT POSTS SET 31-0" IN CONC DUMPSTER PER VENDOR- STYLE OF UNIT AND SIZE OF ENCLOSURE TO BE DETERMINED BY.VENDOR SUPPLYING SERVICE OPTIONAL RECYCLING BINS ALT.iTRASHENCLOSUREDETAIL IVTS PROPOSED' RETAINING WALL - 73.36 TWL 6242A 77.26 TWL 62.72 TA VICINITY MAP EXIS'iNG SLOPE OVER V% 10' MIN. TYPE II SIDE LANDSCAPE REQM7' (ADIAVNT TO LDR) 30' SIDE BLDG SETBACK LINE (ADJACENT TO LDR) \ c!'r * • .71.7,7,4C.7 LINE 15' MIN. E I FROIVT LANDSC 0 , ( CITY OF TUKWILA ZONING.cop..g:;,,.. \ CHAPTER 18.1E AND 18056) --"ZONING: OFFICE (0) DISTRICT ..(CHAPTER 18.18)- ‘tirt,st)EET PARKING:. 3 per 1,800 sq. ft.. ..r", - \ USABLE FLOOR • ., FLOOR: 3,512 .4ft. 2nd FLOOR: ........... 3,670 sq. : 3rd FLOOR: F LOIN ABA- • . ..'41asTRIG OVER 20% i REFI:TOPE,VACATED . . 2e*•, R .. .... PERIIE',OF ROW. ...... TOTAL USABLE FLOOR AREA: 11,585 sq. ft. PROPOSED TOYALGROS8IO. FT.i• - .15,028 sq. ft. PROPERTY LINE REQUIRED: 35 PROVIDED: 35 STANDARDS: 20 COMPACT!: 13 ACCESSIBLE: 2 (1 VAN) LOADING AREA: 1 ( A MAXIMUM OF 30 % OF THE TOTAL OFF-S7REE7' PARKING STALLS MAY BE PERMITTED AND DESIGNATED FOR COMPACT CARS) TWO BICYCLE PARKING SPACES ARE REQUIRED. TMC 18.56.130 LOADING SPACE REQUIREMENTS SQUARE FEE7'0F GROSS FLOOR AREA ( EXCEPT BASEMENT AREA) ( CITY OF TUKWILA ZONING CODE CHAPTER 18.56) ZONING: OFFICE (0)DISTRICT (CHAPTER 18.18) TOTAL GROSS SQ. FL: 15,028 sq. ft. ONE (I ) SPACE REQUIRED FOR 3,008.01100,000 sq. ft. r .••••••• ..•••• .••••••• 5 \ • \ ( ....... ... ‘1•• ..... .. 4,\ . . ... • \ RECESSED LIGHTING.. -- e• nasrola s $ TERM" 8 s tb• ". A*1:0r4' , ,••• .••••• •• - • ........... c; r • / . \ ‘ 7 / . 7 et> ' All). ..,,- ' , 2. ALL RAMPS. EXCEPT CU UTS, SHALL NOT EXCEED A SLOPE OF 1112. 1. ALL S.DEIVAUCS SHALL NOT CEED A SLOPE GREATER THAN 1120. 3. WHE, EA RAMP IIVT CIS ANOTHER RAMP OR SIDEWALK, A 5' x 5' LEVE , RAMP WILL PROVIDED AT THE INTERSEC770N. 4. ALL 1 'DEIVALK ALL NOT HAVE A CROSS SLOPE GREATER THAN 1148 L 1 5. THEp E simi E M) SLRFACE ELEVATION CHANGES GREATER THAN 712" nl.0 SLOPE GREATER THAN 1148. S0131 6. ALL 1. DICAP ACCESSIBLE PARKING STALLS SHALL NOT HAVE A ----- - . .....-- - ' C , S SLOPE GREATER THAN 1148. . ALL7HRESHOLDS INTO THE BUILDINGS ON AN ACCESSIBLE ROU7'E, ..---- SHALL NOT EXCEED 112'• IN HEJGHT. SCHNEIDER', HO* ARCHfilECTURAISITEPLAN SCALE: 1" = ••• - 0 h : .. . ,..,) : 5 ' • 1 :',-" 7; 7, : ' ' : ...7 , • ..: „:, ,:: f.7-7„.27...;,,!.4,:::7_!....,i17.,,::,;„,,....,...f..:f..7.'77.--7-7-.-r. T. , i ...4,: ::3 ..,1);"..;:".F.,...WitE§gyg,git. , -..-' :, .. ', I, 1, gli': fr7rr—z■ :„t: . 111 . . ..: I ,., 1 ..: - • s---711• 1 t i o 1 ;,linnlifilltIllindlinhifillilli11.1111111i111.111111111.111111.111811181111111111111111111111111'1111111111111111111111ifin@lnifiniihnrinni. . THE SKUTLEY ARCHITECTS ARCHITECTURAL DESIGN & PLANNING JEFFREY S. SKUTLEY ARCHITECT 40 NW Alder PI Sults It 204 heactult , WA 96027 425457-7730 425-5374741 (fu) Aull•yarcklIedslieulblIsk.u.1 —7— REVISIONS 1/24/01 per Tukwila 5130101 6113101 per Tukwila 8/17/01 c,,Z1 SP-1 RECEIVED AUG 2 9 Z001 COMMUNITY DEVELOPMENT SCHNEIDER HOMES OFFICE BUILDING A Port of the Southwest 1/4 of Section 17, T21N, R4E, W.M. • \ GRAPHIC SCALE 20 10 20 40 80 II . o CO • 1 \ 1 rI 1 1 1 1 1, 11 1 1 I I • • = I I. I • I • 1 ' O 08U CONSULTING ENGINEERS,. 2001 0115 DOCUUCNT AND tor INTORNATION CGIITNNED HERON IS PROPRIETARY TO Der CONSULTING. ENGINEERS AND HAS BEEN FURNISHED IN CONODENCC AND 15 SUWECI TO THE TERUS Or A SEPARATE SECRECY AGAEEMCNT OEIWCEN OBU AND ME RCCIPI(N'.. TIC RECIPIENT 15 NOT TO COPY, OUPUCATE, OR DISCLOSE ME CONIENIS TO AIW PERSON OR EIIIIIY EXCEPT AS EXPRESSLY AUIIK,RICED OY SAID AGRCCUCNT OR BY 00TH \IN wRRINC. LEGAL DESCRIPTION THAT PORTION OF W. M GILLIAM'S DONATION CLAIM NO. 40, SECTION 2.1. TOWNSHIP 2J NORTH, RANGE • (AST. W. M.. IN KING COUNTY. WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING Ar THE SOUTHWEST CORNER OF TRACT 26 OF THE INTERURBAN ADDITION TO ME SEATTLE ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 55, IN KING COUNTY, WASHINGTON: THENCE SOUTH 390 47' 00" rAsr ALONG THE SOUTH LINE OF SAID TRACT 28. 22 FEET' THENCE SOUTH 240 15' 00" CAsr 65 f(ET..lO THE TRUE PO /NT OF BEGINNING: THENCE SOUTH 630 WEST 156 FEET THENCE SOUTH J70 WEST 120 FELT. MORE OR LESS, TO ME EAST MARGIN OF 65701 AVENUE SCUM; • THENCE SOUTHEAST ALONG SAIO (Sr MARGIN 70 WW, MORE OR LESS.• PO ITS INTERSECTION WITH ME NORTH MARGIN OF STATE HIGHWAY ROAD NO. 11; THENCE CAST ALONG SAID NORTH MARGIN 270 FEET. MORE OR LESS, TO A POINT FORM WHICH THE TRUE POINT OF BEG INNING BEARS NORTH 240 25' WEST: THENCE NORTH 24D 25' 00" WEST 11J FEET MORE OR LOSS, TO' 7NE TRUE POINT OP BEGINNING. BASIS OF BEARING THE MONUMfNTFO CENTERLINE OF SOUINCENT£R BOULEVARD FROM RECORD OF SURVEY. RECORD/NC CERT?ICATE 7901179004. BOUNDARY SURVEY BASED ON SURVEY RECORDED ON M. 01, 1971 UNDER AM 7112290489 BY N /LL. WOMAN AN0 CHASE. . J ELEVATION DATUM NCVD' 1919, TEMPORARY BENCNYARK 1117 -J3 -I ;CLFVANON J057.' TOP 01' BRONZE UYENT IN USC.I 1 • 0 Inch 1110 1 • 7 '. " __ ,,. 0..__ j.__. "4` -"S— 91 E L i a 111B�NRIIUI�un6111IIIIIUR�NNIUNiNNilildNUlllilhlNINNINNIUNINNIINIII�RIuIduNlnldulJNN�UNIUN�nIIIIRJIINII PROJECT SPECIFIC INFORMATION ZONING: OFFICE DISTRICT (0) COUPREHfNSIV£ PUN OFSICNATION: OffICE SPACE PROPOSED USE: 0177C£ BWLOING ' SITE ADDRESS: NW CORNER Of THE INTERSECTION OF 66/h AVE SOUTH AND SOUTHCENTER 00ULFVARD SENSITIVE AREAS: 'r • WETLANDS :NONE STREAM & FLOOD. %HAZARD AREAS: NONE EROSION HAZARD AREAS NONE LANDSLIDE HAZARD;'AREAS: NONE SEISMIC HAZARD AREAS: NONE COAL MINE HAZARD: AREAS: NONE PROJECT AREA: 0.805 ACRES SITE SIZE; 0.805 ACRES tor SIZE: 1 LOT DISTURBED ARV: GRADING: PERVIOUS: 0.515. ACRES IMPERVIOUS: 0.49 ACRES cur.. 3 4,000 CY PILL: t 4,000 CY ;`: STORM DETENTION: TANN . LIVE STORAGE: WET POOL: ' PARKING: REOUIRED: 51 STANDARD: COMPACT: HANDICAPPED: LOAD1110 AREA: SETBACKS: BUILDING FRONT: 15' SIDE,• J0' REAR:' JO' REOUIRED: PROVIDED: 6,736 CF . 6675 CP 1,660 CP 6160 CF 11,: 8 PROVIDED: J5 24 9 1 (VAN) LANDSCAPE 15. 10' S�`AkO• J r UTILITIES WAT R SEWER' CITY OF TUKWILA 600•M/NKLER BLVD. SEATTLE. WA 98188 ph. (206) 433 -1860 U.3. WEST COMMUNICATIONS PO BOX 12480 SEATTLE, WA 98111 -4480 (800) 244 -1111 PHONE .EIRE,' TUKWILA FIRE DEPARTMENT 444 ANDOVER P6. E TUKWILA, WA 98168 ph. (206) 575 -4404 POWER. PUGET SOUND ENERGY 805 156TH AVE NE BELLEVUE, WA 98004 (888) 225 -5773 PHONE AT & 15241 PACIFIC HWY S. SEATTLE WA 98138 SCHOOL,' TUKWILA SCHOOL DISTRICT 4640 S. 1441h TUKWILA. WA 98168 ph. (206) 901 -8000 CONSULTANTS _O}YNER; JERRY SCHNEIDER SCHNEIDER HOMES 6510 SOUTNCENTER BLVD. SUITE /1 TUKWILA, WA 98/88 ph. (206) 248 -2471 .0£SICN ENCINEC$• BRANDON MCDOWELL 0800 CONSULTING ENGINEERS 502 16TH STREET NE, SUITE 312 AUBURN, WA 98002 ph. (253) 887-0924 lx (253)' 887 -0925 PROJECT ENGINEER: AARON M£ILLEUR OBM CONSULTING ENGINEERS 502 16TH STREET NC, SUITE 372 AUBURN, WA 98002 ph. (253) 887 -0924 lox (253) 887 -0925 ARCHITECT. JEFFREY S. SKUTLEY 40 NW AL00R OL. SUITE /202 ISSAOUAH, WA 98027 ph. (425) 557-7730 fax (425) 557 -6741 SURVEYOR; DAN PRICE DBM CONSULTING ENGINEERS 502 16TH STREET NE, SUITE 312 AUBURN, WA 98002 ph. (253) 887-0924 fax (253) 887 -0925 • • 6 • SD SD • 0 5S 55 W 04 rCC ]—C LEGEND PROPOSED YARD DRAIN PROPOSED CATCH BASIN EXISTING CATCH BASIN EXISTING STORM DRAIN LINE STORM DRAIN LINE PROPOSED DITCH LINO PROPOSED SANITARY SEWER CLEANOUT PROPOSED SANITARY SEWER MANHOLE EXISTING SANITARY SEWER MANHOLE EXISTING SANITARY SEWER LINE PROPOSED SANITARY SEWER LINE EXISTING WATER LINE PROPOSED WATER LATE EXISTING WATER VALVE PROPOSED 00' BEND PROPOSED 45' BEND PROPOSED 11.25' BEND PROPOSED CONCRETE THRUST BLOCK O PROPOSED WATER METER O Y.. PROPOSED IRRIGATION METER EXISTING RIGHT 07 WAY BUILDING SETBACK UNE CENTERLINE OF RIG11T Of WAY PROPOSED HANDICAP SYMBOL CONCRETE SIDEWALK ASPHALT LANDSCAPE SP. Q S m 2 m m Z CHECKED BY': 2 8 cf i ►h co O 1 .„.. ; • : ••• ,I,." .' A ••• SCHNEIDER HOMES OFFICE BUILDING A Port of the Southwest 1/4 of Section 17, T21N, R4E, W.M. 0 DIN CONSULTING ENGINEERS, 2001 THIS DOCUMENT AND THE INFORMATION CONTAINED HEREIN IS PROPRIETARY TO DMA CONSULTING ENGINEERS AND HAS BEEN FURNISHED IN CONFIDENCE HID IS SUBJECT 10 THE TERMS Of A SEPARATE SECRECY AGREEMENT BEEWEEN DBIA ARID THE REMICHE. THE RECIPIENT IS NOT 10 COPE, DUPLICATE, OR DISCLOSE DX CONTENTS TO ANY PERSON OR ENTITY EXCEPT AS EXPRESSLY AUTHORIZED Of SIX, AGREEMENT OR BY DM • •0 In. me 1 • , . • „: " ' • El „I. UI . . L r , 6 • • " • .. , . • ..• „• 1,17•T;17.T..,71;r4tITT',1,'`'T 1.; • VT, ••••, • ' - • \ - - , , o , - ,.., '''' \ :, 1 \ ‘.. 2 \\ \ \ : ‘,1111 ,.. • ‘,. ' \ I . 4 \\ \ \ \,,N 1,, ■\, ‘ \ 1 \ \ % \,,,\\ \\11 .„, ,„ •.. • \ \ \ \ \ \ \ 1 ...,„.• ... ..... N' \ \ \ \ \ ''..' - ••■- \ \ \ '\• \ \ - 1 • - • , \ -- - - - I \i \ . ,- •-• •-- — --- -- -, e, . 1 \ \ o. „a-- no \ 1 \ 1 \ \ I' ` . ...- , ' \ \ \ \ 1 •. \ \ . t \ --- j \ \ \ '' •-- --- --..-- _., ......- . i•-• '' n \ \ ., I, \ \ . '» -`1 , , ....... \ \ o ' , \ \ \ ......, , \ \ \ \ 1 • \ \ I \ 0 8814 CONSULTING ENGINEERS, 2001 Res DOCUMENT AND THE INFORMATION CONTAINED HEREIN IS PROPRIETARY 10 DOM CONSULTING ENGINEERS AHD HAS BEEN FURNISHED IN CONFIDENCE AND IS SUBJECT TO THE TERMS OF A SEPARATE SECRECY AGREEMENT BETWEEN DBII AND THE RECIPIE141. THE RECIPIENT 1407 10 C. OUPUCATE, OR DISCLOSE THE CONTENTS 10 MN PERSON OR DIRTY EXCEPT AS EXPRESSLY Amami) BY ST* AGREEMENT OR ETT DOM ' t as• ••• \ \ ,-. . • "--..`,. '-,.', \- ‘ •••• ..............R. . "...• sn'‘,. 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