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HomeMy WebLinkAboutPermit L2000-087 - SABEY CORPORATION - DESIGN REVIEWL2000 -087 INT'L COPR CAMPUS E BUILDING 9 12540 TUKWILA INT'L BL z j— W CC Q = J o, U O` • cA W ": . W. =. N LI.,. W 1_ d: D p` 1- W:' 0. zI-- z ; 2 np. o ONE W` o: ..z W 0 1-; June 14, 2001 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler Vice President, Development & Government Affairs Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 Re: International Corporate Campus East 12600 Tukwila International Blvd. L2000 -087 (Design Review — Building 9) Dear Ralph: We have received and accepted Bob Fadden's written request (acting on behalf of Sabey Corporation) to withdraw the Design Review application under the above - referenced file (see copy attached). This withdrawal will not affect the status of the two land altering applications (MI01 -019 and MI2000 -236) or the Special Permission application (L01 -030) which are currently under review. However, you may wish to contact the Building Department to discuss the status of the building permit application for Building 9 (D2000- 387). If you have any questions, please contact me at 206 -431 -3663. Deborah Ritter Associate Planner Attachment cc: Bob Fadden, Lance Mueller & Associates Brenda Holt, Permit Coordinator Mike Cusick, Associate Engineer Steve Kohler, Fire Prevention Officer 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 z •I-Z w u6= 0 O, w • w0 g 5. a. H w. z� o: .z f- .0 wW u_ tii • Z. _ •O z LANCE MUELLER & AS...00IATES A R C H I T EC T S • A I June 8, 2001 Ms. Deborah Ritter, Associate Planner Dept. of Community Development CITY OF TUKWILA 6300 Southcenter Blvd. Tukwila, WA 98188 -2544 Re: INTERNATIONAL CORPORATE CAMPUS EAST 12600 TUKWILA INTERNATIONAL BLVD. DESIGN REVIEW BLDG. 9 L2000 -087 (LMA #99 -165) Dear Deborah: We respectfully request that we be allowed to withdraw the design review application for Building 9 until such time as the final design of the building as been determined. If we cannot withdraw this application and receive the current permits for land altering for the general site and stream restoration, please advise us and we will continue with the design review application. If you have any questions or I can provide any additional information, please contact me. Sincerely, LANCE MUELLER & ASSOCIATES /ARCHITECTS Bob Fadden Associate BF:nk cc: Ralph Hagler NK #80 /ICCE- 10.LTR 130 LAKESIDE • SUITE 250 • SEATTLE. WA • 56122 • (206) 325 -2553 • FAX: (206] 328-0554 ARCHITECTURE • PLANNING • SPACE PLANNING • INTERIORS April 20, 2001 city of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler Vice President, Development & Government Affairs Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 Re: International Corporate Campus East 12600 Tukwila International Blvd. L2000 -087 (Design Review — Building 9) Dear Ralph: We have the following comments regarding the design review application for Building 9. Some of these comments were provided earlier in our March 29th technical review letter (pages 4, 5 and 6). As we discussed in our meeting on April 18th, certain additional information is needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. 1. Exterior Building Design a. The exterior wall patterns of the building (as shown in the four elevations) seem unrelated. We have reviewed pages 6 through 10 of your design review narrative which explains your rationale for this approach. You have stated that the west and south facades have different design goals than the north and east facades due to a variety of sightlines across varying distances and topography. We acknowledge that the topography and sightlines present design challenges. However, we encourage you to express one design goal for the building. Your proposal currently contains a variety of wall treatments (curtain glass, strip windows, punch windows) using a number of unrelated accents. Although it is acceptable to have variations on a common theme, your current design proposal does not result in a consistent architectural statement for the building. b. Staff will recommend that the transparency provided in your design will be a condition of its approval. If you intend to alter this transparency in the future (to meet security needs or other tenant considerations) you must disclose this intention prior to the design review hearing. c. Metal work or grid work should be used to disguise the floors that contain parking and should repeat or complement the patterns you propose for the exterior walls of the non - parking floors. d. The building entrance (west elevation) should have greater dimension and definition. You may wish to use an awning or other perpendicular structure to accomplish this. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 Ralph Hagler April 20, 2001 Page 2 z e. The elevations you have submitted should be augmented by a variety of perspectives. At a = H minimum, we encourage you to include perspectives from the Hillside Apartments as well as ,i- w from the residential area on South 126th. These perspectives should include roof top D -1 equipment or service areas, as applicable. o 0 f. The landscape plan for Building 9 does not meet the criteria for the C /LI zone in which it is co uw located. Specifically, perimeter landscaping along the front and south (side) perimeters is -'- inadequate. Please refer to TMC Chapter 18.52 for code requirements. N ti WO g. The elevations and perspectives should reflect landscaping that meets the code requirements for that location (see item f above). The landscaping should reflect the size and spacing that will result approximately one year from completion. co a h. A luminaire plan must be provided for Building 9 documenting that all illumination has been 1._ i directed away from adjoining properties and public rights -of -way. Please provide H O' specifications for the exterior lighting and information regarding direct versus indirect light z H sources. . 2 m: 0 D Ca i. For the purposes of the design review application, please address whether the glass OD H. proposed for the window systems will create any reflectivity and to what degree. LU =U j. As we have indicated earlier, it is unclear from your drawings whether or not the fuel tank F- proposed for the southeast corner of Building 9 is above or below ground. If the tank is — Z above ground, no portion of the tank may be inside the 30 foot rear setback for the C /LI v id �. zone in which it is located. i I: O k. The terracing on the south side of Building 9 encroaches into the 30 foot side setback. Any z retaining wall three feet or more in height or any improvement requiring a building permit will not be allowed in the building setback. A detailed acoustical analysis will be required to demonstrate compliance with the noise ordinance prior to issuance of mechanical permits for all project buildings. Please provide information regarding the location of the Building 9 generator(s). 2. Public Comment Two residents have submitted comment letters in anticipation of the design review hearing. You were provided with copies of those letters in March. We will be recommending that a neighborhood meeting be held approximately one month prior to the hearing to provide an opportunity for Sabey Corporation and City staff to meet with all concerned citizens. Please provide us with a variety of your preferred evening meeting dates. We will then try to coordinate staff and venue availability. 3. Public Notification Please provide two additional sets of mailing labels for all property owners, residents and businesses within 500 feet of the property boundaries. Ralph Hagler April 20, 2001 Page 3 ADDITIONAL COMMENTS As a courtesy we are providing you with additional information. Although this list is not exhaustive and a response is not immediately required, you may wish to begin assembling the requested information. 4. We are in receipt of your Parking Analysis, dated April 18, 2001, in which you outline the individual parking requirements for Buildings 7, 8 and 9. However, per our March 29, 2001 letter, you have been asked to document the need for and the proposed use of the parking garage. As you have been advised, our current moratorium (Ordinance 1951) prohibits the development of parking garages unless they are directly associated with or incidental to another lawful use on the same or immediately adjacent lot or parcel. z <Z 0 0O= co 0 cn w. w -=• J � N u_ w 0. Q. Please indicate whether or not the proposed parking garage is being constructed to a) meet the w overflow parking demands of Buildings 7, 8 and /or 9; b) meet the overflow parking demands of any = w off -site buildings; or c) both. If the garage will be needed for off -site buildings, please be specific as ~ _ to their locations. In all cases, a reciprocal parking, ingress and egress agreement (in form and z I— O.; content satisfactory to the City Attorney) will be required prior to the issuance of the building permit Z for the garage (D2000 -386). �: 5. Frontal improvements will be required by the City of Tukwila as a condition of any development p -(2) 01--. w w. Upon receipt of Items 1 through 3 above, we will be able to continue our technical review. If you have any 0; questions regarding these requirements, please contact me at 206 -431 -3663. LL O. .z; Cu Sincerely, _ z permits. R4c6/L___ Deborah Ritter Associate Planner Attachments cc: Jack Pace, Planning Manager Mike Cusick, Associate Engineer Mike Alderson, Assistant Fire Chief = 29, 2001 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler Vice President, Development & Government Affairs Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 Re: International Corporate Campus East Buildings 7, 8, 9 & Garage 12600 Tukwila International Blvd. E2000 -033 (SEPA) Dear Ralph: We have completed a detailed review of your SEPA application. Certain additional information is needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. We recommend that you respond to the comments dealing with the Sensitive Areas Ordinance and SEPA checklist first, so that we may proceed with a SEPA Determination. Subsequently, we will be providing you with more detailed comments pertaining to the other associated land use permits (i.e., Special Permission - Director and Design Review). SENSITIVE AREAS ORDINANCE COMMENTS Watercourses and Wetlands We have identified the following deficiencies in the Wetland and Stream Delineation and Mitigation Report, prepared by Altmann Oliver Associates LLC and dated October 17, 2000. Please have the report revised accordingly. 1. All referenced plan sheets should be folded and included with the report. 2. Wetland A (described on pages 2 and 3 of the report) is a Type 2 wetland requiring a 50 foot buffer. The buffer of Wetland A contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. The narrative in the wetland report and the plan sheets must be revised to indicate a 50 foot buffer. Please be advised that any portion of the existing parking lot currently located inside the 50 -foot buffer of Wetland A may remain. However, all new construction must occur outside that buffer. 3. Stream D (described on page 3 of the report) is a Type 2 watercourse requiring a 35 foot buffer. The buffer of Stream D contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. Please have the narrative in the wetland report and the plan sheets revised to show the entire 35 foot buffer. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 inter - - ' ° 'zgamann ti �+a*+cw.�ttrgrraeT.+a wrK Ralph Hagler March 29, 2001 Page 2 4. Please provide survey information to verify that 35 foot buffer of Stream D has not been impacted by the current work activities on the site. 5. Project impacts are described on page 6 of the report. Per the information provided above, please eliminate Item 2 (Stream D encroachment) and the reference to Wetland A from this section. 6. Wetland and stream mitigation is described on page 6 of the report. Per the information provided above, please eliminate references to the Stream D encroachment from this section. CO Li_ W0 7. Per TMC 18.45.080(D), you will be required to provide a mitigation plan to compensate for the piping of Swales 1, 2, 3 and 4, as identified in the Wetland Report. It is our understanding that your proposal for the enhancement of Riverton Creek will serve as the mitigation. CO We are aware that you have already submitted your proposal to the Public Works Department for Z the enhancement of Riverton Creek (under Permit MI01 -019). However, you must still formalize your request to mitigate with the Department of Community Development, via a z f—. "Special Permission — Director" application (attached). Please submit that application as soon as possible, attaching the materials you submitted to Public Works under M101 -019 v (incorporating any subsequent revisions). p �. No land altering or further disturbance of any kind will occur on the site until the Director of Community Development has formally approved the enhancement plan for Riverton Creek, meeting the criteria listed in TMC 18.45.080(D)(2). This will include the submission of a security device (in form and content acceptable to the City Attorney) to guarantee performance, monitoring and maintenance requirements as they pertain to the Creek enhancement. Geotechnical 8. Public Works has submitted your revised geotechnical documentation for peer review and will be receiving comments shortly. Public Works will notify you when these comments become available. SEPA COMMENTS We have identified the following deficiencies in the SEPA Checklist you submitted on November 30, 2000. Please revise the Checklist accordingly. 9. Section A, Paragraph 8 (page 2 of checklist) Background Frontal improvements (including curb, gutter and sidewalk) will be required by the City of Tukwila as a condition of any development permits. 10. Section A, Paragraph 10 (pages 3 and 4 of checklist) Background The site will have three access points (two from Tukwila International Boulevard and one from Intergate Technology Campus East ( "ITCE "). The location of the proposed intersection is to line up with the existing driveway of the Sabey Buildings on the west side of Tukwila International Boulevard. The applicant will provide a traffic signal at this intersection. A driveway connection between International Corporate Campus East ( "ICCE ") and ITCE will be allowed for emergency access only. z Ralph Hagler March 29, 2001 Page 3 Riverton Creek is a Type 2 watercourse, requiring a 35 foot buffer. Wetland A is a Type 2 and the required buffer width is 50 feet. 11. Section A, Paragraph 12 (page 7 of checklist) Background Class 2 and 3 slopes exist on the site per the City's Sensitive Areas Map. 12. Section B, Paragraph 1(b) (page 8 of checklist) Earth Based on the topographical information you have supplied, the steepest slopes on the site are approximately 80 %. z w o!2 UO co o w I— w w 13. Section B, Paragraph 1(c) (page 8 of checklist) Earth g You have not provided the type(s) of soils existing on the site. w =a 14. Section B, Paragraph 1(d) (page 8 of checklist) Earth z Please reference any new information or required revisions that is the result of the geotechnical peer O review. z t- ww 15. Section B, Paragraph 1(e) (page 8 of checklist) Earth O in � o Trucks entering the site for grading activities shall be south of the beginning point of limited access of ,O Pacific Highway. • �- w. = 16. Section B, Paragraph 2(a) (page 9 of checklist) Air v Emergency generators using diesel will create emissions. Describe these emissions and document u. your compliance with Puget Sound Clean Air Agency standards. v 17. Section B, Paragraph 3(a)(4) (page 11 of checklist) Water Z H Elements described in this section will also conform to Washington Department of Fish & Wildlife Hydraulic Project Approval. 18. Section B, Paragraph 4(c) (page 14 of checklist) Plants This section pertains to plant life. If no threatened or endangered plant species are known to be on or near the site, indicate "none ". 19. Section B, Paragraph 5(a) (page 15 of checklist) Animals Species known to be near the site include: Hawk, Heron, Eagle, Osprey, Rabbit, River Otter, Coyote and Shellfish. 20. Section B, Paragraph 5(b) (page 15 of checklist) Animals Threatened or endangered species known to be near the site include Chinook Salmon. 21. Section B, Paragraph 7(a) (page 16 of checklist) Environmental Health Diesel fuel spills may occur while on -site fuel tanks are being filled and /or maintained. Describe how spills and leaks will be avoided, controlled and cleaned up. 22. Section B, Paragraph 7(b)(2) (page 17 of checklist) Environmental Health A detailed acoustical analysis will be provided prior to the issuance of mechanical permits. Describe how noise reflectivity from Building 21 -5 will be handled. The applicant must comply with the conditions of the Tukwila Noise Ordinance both during construction and after building occupancy. Ralph Hagler March 29, 2001 Page 4 23. Section B, Paragraph 7(b)(3) (page 17 of checklist) Environmental Health The applicant will conform to the recommendations of the acoustical analysis. 24. Section B, Paragraph 11(d) (page 21 of checklist) Light and Glare All illumination shall be directed away from adjoining properties and public rights -of -way. Project buildings located in the MIC /L and MIC /H zones (Buildings 7, 8 and parking garage) shall comply with TMC 18.50.100 Site Lighting Standards. Identify measures that will be taken to reduce glare and reflectivity caused by glazed building surfaces. uU 0 25. Section B, Paragraph 14(a) (page 22 of checklist) Transportation 2 The site will have three access points (two from Tukwila International Boulevard and one from cc J lntergate Technology Campus East ( "ITCE "). The location of the proposed intersection is to line up c with the existing driveway of the Sabey Buildings on the west side of Tukwila International Boulevard. z w The applicant will provide a traffic signal at this intersection. A driveway connection between Z I International Corporate Campus East ( "ICCE ") and ITCE will be allowed for emergency access only. H O z- 26. Section B, Paragraph 14(d) (page 23 of checklist) Transportation Frontal improvements (including curb, gutter and sidewalk) will be required by the City of Tukwila as v o a condition of any development permits. The location of the proposed intersection is to line up with 0 N the existing driveway of the Sabey Buildings on the west side of Tukwila International Boulevard. a 1--. The applicant will provide a traffic signal at this intersection. The northbound left turn lane on Tukwila = W International Boulevard will be addressed during review of the associated development permit. I- i= L. O z 27. Section B, Paragraph 14(g) (page 23 of checklist) Transportation U Traffic concurrency mitigation is anticipated to be $100,100 based on the estimated peak hour trips =' and the proposed project at Tukwila International Boulevard and South 116th Street. z F" ADDITIONAL COMMENTS As a courtesy, we are providing you with additional information. This list is not exhaustive and a response is not required at this time. However, you may wish to obtain this information prior to applying for land altering and building permits. 28. Design of Building 9 a. We will be providing you with suggestions you may wish to consider prior to the Board of Architectural Review ("BAR") hearing. These suggestions will deal with landscaping, buffering (noise, light and glare) and building design details. b. Two residents have submitted comment letters in anticipation of the BAR hearing. We have attached copies of those letters for your review. We will be recommending that a public meeting be held approximately one month prior to the BAR hearing to provide an opportunity for Sabey Corporation and City staff to meet with all concerned citizens. Ralph Hagler March 29, 2001 Page 5 29. Project Landscaping (Buildings 7, 8, 9 and Garage) a. The landscape plan for Building 9 does not meet the criteria for the C /LI zone in which it is located. Specifically, perimeter landscaping along the front and south (side) perimeters is inadequate. b. The landscape plans for Buildings 7, 8 and the parking garage must meet the criteria for the MIC /H zone in which they are located. Specifically, the landscaping along the front perimeter of these buildings must be brought up to the standards for that zone. c. Frontal improvements will be required by the City of Tukwila prior to the issuance of any land altering permits. 30. Project Parking (Buildings 7, 8, 9 and Garage) You will need to provide a parking study documenting individual parking requirements for Buildings 7, 8 and 9. The parking study must also document the need for, and the proposed use of, the parking garage and identify which building(s), if any, it is supporting. If the proposed parking garage is required to meet overflow parking demands (either on or off -site) a reciprocal parking, ingress and egress agreement (in form and contact satisfactory to the City Attorney) will be required. 31. Encroachments (Buildings 7, 8, 9 and Garage) a. Per TMC 18.45.040(C)(3)(a), Building 8 must be a minimum of 15 feet from the edge of the Stream D buffer. Its current proposed location is only 5 feet from that buffer. Under TMC 18.45.040(C)(3)(b), the Director may waive the 15 foot setback requirement if the site plan demonstrates there will be no impacts to the buffer zone. However, given the size and location of proposed Building 8, we believe it will be difficult to adequately demonstrate that no buffer zone impacts will occur. b. As stated in the Sensitive Areas Comments on page 1 of this letter, Stream D is a Type 2 watercourse requiring a 35 foot buffer. The buffer of Stream D contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. c. As stated in the Sensitive Areas Comments on page 1 of this letter, Wetland A is a Type 2 wetland requiring a 50 foot buffer. The buffer of Wetland A contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. Please be advised that any portion of the existing parking lot currently located inside the 50- foot buffer of Wetland A may remain. However, all new construction must occur outside that buffer. d. It is unclear whether or not the fuel tank proposed for the southeast corner of Building 9 is above or below ground. If the tank is above ground, no portion of the tank may be inside the 30 foot rear setback for the C /LI zone in which it is located. } Ralph Hagler March 29, 2001 Page 6 e. The terracing on the south side of Building 9 encroaches into the 30 foot side setback. 32. Noise Ordinance (Buildings 7, 8, 9 and Garage) A detailed acoustical analysis will be required to demonstrate compliance with the noise ordinance prior to issuance of mechanical permits for all project buildings. Per the acoustical assessment, Building 9 generators should be relocated to the north side of that building. Upon receipt of all of the requested items (Items 1 through 27 above), we will be able to continue our technical review. If you have any questions regarding these requirements, please contact me at 206 -431- 3663. Sincerely, arkele Deborah Ritter Associate Planner Attachments cc: Mike Cusick, Associate Engineer Mike Alderson, Assistant Fire Chief March 29, 2001 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 Re: International Corporate Campus East 12600 Tukwila International Blvd. SEPA Bldgs 7, 8, 9 & Garage (E2000 -033) Design Review Bldg. 9 (L2000 -087) Building Permits (D2000 -384 thru D2000 -387)) Dear Ralph: On February 5, 2001 the Tukwila City Council approved code amendments that changed the permitted uses in certain zones (under Ordinance 1954, attached). One of the affected zones was the Manufacturing /Industrial Center — Light District ("MIC/L"), the proposed location of Building 9. As you know, your SEPA, Design Review (Building 9) and Building Permit application (Building 9) were all deemed to be complete and were vested in January, 2001 (prior to the effective date of Ordinance 1954). Accordingly, you must meet the land use code requirements that were in place at the time you were vested. We have attached a copy of these requirements (TMC 18.36) for your files. Some of the pertinent legally, non - conforming land uses for the MIC /L zone are provided as follows: Manufacturing /Industrial Center — Light Zone (Building 9) High Tech Offices Parking High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. Offices (must be associated with another permitted use, e.g. administrative, offices for a manufacturing company present within the MIC). Public parking lots or garages for private passenger cars. Please be advised that a moratorium is in place under Ordinance 1951 prohibiting the development of public parking lots, park- and -ride lots or garages for private passenger cars unless they are directly associated with or incidental to another lawful use on the same or immediately adjacent lot or parcel. This moratorium will expire on July 10, 2001 unless renewed by the Tukwila City Council. A copy of the ordinance is attached. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 1 Ralph Hagler March 29, 2001 Page 2 Conditional Uses and Building 9 Due to the changes created by Ordinance 1954, you have the option of applying for a Conditional Use Permit for Building 9. Under the new ordinance, any office use in the MIC /L Zone (including software development, financial services and studios for education and self- improvement) that are 20,000 square feet or more in size will require a Conditional Use Permit. However, "high tech" uses including research and development, light assembling, repair or storage of electronic equipment, instruments or biotechnology with at least 35% office are no longer permitted without the benefit of "grandfathering ". Depending upon the use(s) you contemplate for Building 9, you may wish to pursue a Conditional Use Permit. If a "high tech" use is still contemplated, it will only be permitted as a legally non - conforming use. If the more traditional `office" use is contemplated, it could be formally approved by the Planning Commission, making it legally conforming. If a Conditional Use is desired for an "office" use, a public hearing before the Planning Commission will be required and will occur at the same time as the Building 9 Design Review hearing. Manufacturing /Industrial Center — Heavy Zone (Bldgs. 7, 8 and Parking Garage) Buildings 7 and 8 as well as the parking garage are to be located in the MIC /H Zone, and as such, are unaffected by Ordinance 1954. However we wanted to provide you with a copy of the permitted uses for that zone (see TMC 18.38 attached). Some of the pertinent permitted land uses for the MIC /L zone are provided as follows: High Tech Offices Parking High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. Offices (must be associated with another permitted use, e.g. administrative, offices for a manufacturing company present within the MIC). Public parking lots or garages for private passenger cars. Please be advised that a moratorium is in place under Ordinance 1951 prohibiting the development of public parking lots, park -and -ride lots or garages for private passenger cars unless they are directly associated with or incidental to another lawful use on the same or immediately adjacent lot or parcel. This moratorium will expire on July 10, 2001 unless renewed by the Tukwila City Council. A copy of the ordinance is attached. Documentation of Land Use Compliance Every time you submit an application for a tenant improvement in any of the proposed buildings you must verify its use. To do this, please provide the following information with each tenant improvement application: 1. How will the space be used? 2. What activities will be conducted in the space? 3. What percentage of the space will each activity use? Ralph Hagler March 29, 2001 Page 3 Legally Non - Conforming Uses and Ordinance 1954 Legally non - conforming uses may be continued so long as they remain lawful, subject to. TMC 18.70.040 (attached). If compliance with this code section ceases, the land uses changes under Ordinance 1954 will automatically apply. For your information, we are providing you with a summary of the land use changes for the MIC /L zone that became effective under Ordinance 1954. Manufacturing Industrial Center /Light Zone Effective February 14, 2001, any office use in the MIC /H Zone (including software development, financial services and studios for education and self improvement) under 20,000 square feet will be permitted. Any office use 20,000 square feet in size or greater will require a Conditional Use Permit. "High tech" uses including research and development, light assembling, repair or storage of electronic equipment, instruments or biotechnology with at least 35% office are no longer permitted in this zone. If you should have any questions regarding the information provided in this letter, please contact Jack Pace at 206 -431 -3686. Sincerely, Steve Lancaster Director, Community Development cc: Jack Pace, Planning Manager Jim Morrow, Director, Public Works Mike Cusick, Associate Engineer Deborah Ritter, Associate Planner z �z • 2' . _I C): O U (0 ' a co w w. =. J F—. N w O g • = d' O! Z F— 0: P, ca w w: • ._ 5 w z. 2I 0 • .z • January 26, 2001 City of Tukwila Department of Community Development 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Attn: Deborah Ritter, Project Planner RE: File # L2000 -087 (Building 9 Design Review) Applicant: Sabey Corporation Dear Deborah: RECEIVED JAN 2 9 2001 C36Uit'ir`IUa,,4;' ' ' DEVE1OPME:° ,^,p Following up on our conversation and in response to the Notice of Application dated January 12, 2001, we submit the following comments and concerns based upon a very limited review of the documents related to the application. Of major concern is the proposed location of the very large diesel fuel tank. It was unclear if this tank is slated as an in- ground or aboveground tank. Regardless, both options pose potential hazards to the surrounding community, properties, and environment. Its proposed location lies uphill to and at the very minimum set back from a salmon- bearing creek. Any leak or spillage from a tank situated here creates the potential of run -off into the creek and pollution and damage to the environment. In addition, a tank as such bears the risk of explosion. To knowingly situate such a hazard at the closest point to known, occupied single family residences and LDR zoning blatantly puts the residents within our neighborhood in danger. If absolutely necessary to the project, such a tank would be as equally effective and better situated underground to the west side of the site along Tukwila International Blvd. between the proposed buildings 8 and 9 (refer to attached site plan for location). In addition, the location of exterior backup generators should be moved as far north -west as possible to minimize impact to the neighborhood. Such equipment, when utilized or tested will create substantial noise, which if left as situated now will bounce between the proposed Bldg. 9 and existing Bldg. 21 -05 and back into the community. This equipment, as well as all mechanical, hvac, and any other rooftop units, should be fully enclosed with a sound proof casing to minimize noise pollution to the area. Also, the applicant has proposed an access road for emergency vehicles and equipment installed at the eastside of the building connecting to and accessed by the residential public right -of -way South 126`h street. While provision of access for emergency vehicles here is reasonable, use of a residential road for access to service the commercial building mechanical systems is not. In the checklist the applicant indicates 'This drive will provide access to the mechanical room located in basement 3 at the east end of the building ". Mechanical units for high -tech building uses, such as is proposed, are accessed and serviced continually. Access to these units off of So. 126'h then creates increased and regular commercial traffic flow through a residential neighborhood on a street not fit for commercial vehicular traffic. Such access to the mechanical units could just as easily and more fittingly be created from the west entry point of the site at Tukwila International Blvd. down along the north side of bldg. 9 (refer to site plan for location) and should be restricted as such. Another major concern is the proposed lighting for the site as well as the parking areas. Using the applicant's existing facilities (Intergate West, Intergate East, Exodus -Bldg. 21 -05, and GroupHealth Development) as examples of applicant's lighting proposals actually in place we request the overall lighting scheme seriously be revisited. The lighting needs to be aimed down and shielded such that it does not illuminate beyond the project limits and certainly not into neighboring properties. The lamps used both as site lighting and parking lighting should emit a soft light, not the harsh white light currently seen at . '.4�yi: ,:.,•�,m ;; '04,41.!bw:54.,r c -4••40 h ira a,3r : 'ma Page 1 of 3 File# L2000 -087 (Bldg. 9 Design Review) Public Comments — Nielsen/Bernhardt applicant's existing facilities. Further, all lighting used on the rooftop should be contained so that it too does not illuminate beyond the roof top border. Lighting from vehicle headlights should be shielded by a light blocking barrier at all parking levels and further with dense, mature landscaping at the garage entry point and along borders of LDR zones and residential uses (refer to site plans for location of plantings). The current plans don't indicate either barriers within the building parking structures or adequate landscaping to buffer parking lot or site traffic lighting. This should be addressed and built in to the facility. The applicant's existing completed facilities also generate a continual, loud, annoying `hum' from the mechanical rooftop units. This does not include the noise that will be added upon completion of the GroupHealth facilities or the noise that will be generated from the addition of Bldg. 9. The applicant indicates the need for a consultant to evaluate the noise impacts and mitigation necessary to detcrmine the appropriate and least intrusive mechanical and hvac equipment for Bldg. 9. We request the City extensively evaluate the recommendation of the consultant before approving any units for Bldg. 9. The need for this is obvious in that the applicant previously claimed there would be no noise impact from the added units on their existing Bldg. 21 -05, when in fact the noise generated is continual and intrusive. It is extremely disruptive in the otherwise silence of night. It follows that, unless carefully evaluated and monitored by the City, the same intrusion is likely to be compounded by the added noise from the applicant's Bldg. 9 mechanical and hvac units. Also, the applicant indicates street frontage improvements, along with a right -of -way dedication, on So. 126th street will occur in relation to its proposal for Bldg. 9. We seriously question the need for this and further, how the applicant can commit to street frontage improvements and a right -of -way dedication when the applicant is not the sole property owner fronting So. 126th. Improvements of the street front, if intended to run the full length of So. 126th from 35th Avenue So. To 34th Avenue south create an undue burden and imposition to the adjoining property owner. As a reminder, the adjoining property owner is a single - family residential use. To impose full street frontage improvements here would result in further loss of large trees that currently act as a light and noise buffer to activities on TIB. The only reason full street frontage improvements would be necessary is if the street was dedicated for commercial use, which it is not. The only reason such improvements would be useful, but not necessary, would be to accommodate Sabey's request to access its commercial Bldg. 9 from a residential street. Please, again, take into consideration our request to deny access to Bldg. 9 from So. 126th street for any reasons other than emergency vehicle access. In this case, full street improvements are not necessary and there stands no chance for further unnecessary removal of trees in the neighborhood and additional burden to neighbors. Of substantial concern is the displacement of existing trees and vegetation and disruption to the creek, its borders, and other wetland areas. Because of the enormity of the proposed development and the sheer impact it will have on the natural environment we request a minimum of a 50 foot setback from the creek or wetland areas for any development, including impervious surfaces, imposed for this Bldg. 9 facility. Also, that special consideration be taken, in that Bldg. 9 abuts LDR and single family usage, so that the maximum number of large trees be retained and maximum plus landscaping requirements be imposed. All work on the creek enhancement should be closely monitored by the City before, during, and after construction to assure minimal disruption to the natural habitats surrounding the creek and wetland areas. Finally, the applicant identifies this structure as an R &D facility when in fact it is clearly an Office Building (applicant used similar approach to gain approval for the Group Health complex and bypass certain code requirements). We question if this facility were properly categorized as an Office bldg., if it would be an allowed use within this zoning, if the applicant would be required to adhere to more stringent application and development requirements, and if the structure would be allowed to be as large. We would appreciate the City researching this and requiring the applicant to file for approval of the appropriate type of structure. Again, our comments are made based on a very limited review of the applicant's documents. we have however called out some major concerns of the location of fuel tank and back -up generator, access to site Page 2 of 3 File# L2000 -087 (Bldg. 9 Design Review) Public Comments — Nielsen /Bernhardt from So. 126th, parking, rooftop and site lighting, landscaping, disruption to creek and wetlands, street front improvements on So. 1261h, noise level from mechanical, hvac, and rooftop units, disruption of existing trees and vegetation, and appropriateness of application in relation to bldg. type. We sincerely appreciate you taking the time to thoughtfully evaluate and address all of our concerns. Please feel free to contact us to discuss my concerns further or with any questions you may have. Gina and Clint can be reached at 206.270.4915 during the days or at 206.439.1797, evenings and weekends. Or alternatively, Robert and Sharon can be reached at 206.246.5440 for discussion. Thank you for your time and consideration. Sincerely, Ina Nielsen Resident, 12527 35th Ave. So. Tukwila, WA 98168 /24:111,-- Clint Nielsen Resident, 12527 35th Ave. So. Tukwila, WA 98168 Robert Bernhardt Owner, 3418 So. 126th Tukwila, WA 98168 .0(0.64 Sharon Bernhardt Owner, 3418 So, 126th Tukwila, WA 98168 Attachment: Site Plan A1.1 w /comments Page 3 of 3 z a cc 2 Jo U O', co w W W:r J W O; g J; =a �W z Z0 ILI D U 'O - ,0 1-! LIJ = U`. t'_ -p; z W U =, ,O ~` z Greg Sherlock 12435 Tukwila International Blvd. Tukwila, WA 98168 January 25, 2001 Department of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 -2544 Re: Your File Number: L2000 -087 (Building 9 Design Review) Applicant: Sabey Corporation Location: 12600 Tukwila International Blvd., Tukwila Please accept this letter as written comment to the Sabey Corporation's application to construct a variety of structures in the 126th block of Tukwila International Boulevard (TIB). After reviewing the Sabey Corporation's application my concerns include but are not limited to the following: 1. The West facade of building Nine contains a very large area of glass. According to the documentation submitted by the Applicant, the glass is tinted to a slight shade of green but no mention is made if the glass will be of a non -glare type. This is of serious concern due to the fact that evening and afternoon sun may reflect off the glass facade and create unwanted glare into existing business and residences across Tukwila International Boulevard. This issue could also be a hazard to South Bound traffic on TIB. 2. The Applicant has submitted plans that contain detailed information and descriptions of the vegetation that they believe will create a "pleasing experience" specifically to those who occupy the site. Unfortunately however most of the vegetation that they have proposed to plant and that is viewable from the surrounding properties are trees of the Deciduous type. This choice creates a significant problem because for about six months of the year Deciduous trees do not have leaves on them and they will not provide any natural contrast to the structures on the site. To avoid this problem, the site would be better served by using large Conifers (evergreen type trees) as the primary landscape tree as they will provide a much more pleasing year round natural beauty. It should also be noted that during the month of January 2001 the Applicant planted approximately 50 Conifer type trees on the Intergate West Campus. By doing this it would seem that the Applicant would agree that by planting Conifers at their newly proposed campus, greater visual harmony between their adjacent campuses would occur. 3. Due to the Applicant's structures close proximately to Residential Zoned property and property that is primarily used for residential purposes, the visual impact of their structures is of great concern. One very important issue is will the very large NC equipment located on the roof be adequately screened from view? Due to the topography that exists in this area many properties will be looking down at the top of the applicant's structure and will routinely view the expansive A/C units. In consideration of the above, I respectfully request that these concerns be carefully addressed and acted upon. Please include the undersigned as a party of record and timely notify the undersigned of any public hearings regarding this file. Greg Sherlock RECEIVED JAN 3 0 2001 COMMUNITY DEVELOPMENT z 1 00 u) LLJ J'= H �u_. w 0. J: Li. co I cif F...w z F- 0 z 2 0 O D. 0 )- w uL uiz U= z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED JANUARY 12, 2001 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Sabey Corporation LOCATION: 12600 Tukwila International Blvd., Tukwila FILE NUMBER: L2000 -087 (Building 9 Design Review) PROPOSAL: Construction of a research and development facility (known as Building 9) to be located within 300 feet of a residential zone, requiring design review. OTHER REQUIRED PERMITS: SEPA Determination, City of Tukwila Land Altering Permit, City of Tukwila Building Permit, City of Tukwila These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT 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 January 26, 2001. If you have questions about this proposal contact Deborah Ritter, the Planner in charge of this file at (206) 431 -3663. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ' ) . ! -I- I 53' 1 1 . .71.7 .. • _ lu._ .*,. -..,t• 1 , '7 m 1 • 0 c \ ;;, C.', ;!!: .1 ," 3; I: . ' . , L. 1, co Vt..! -11 2,":-i• ,..,. c. ' \ 11 '19 , '. ':-`, - •..-'.. t'l '-• .-• 1 1 li L. 4t; '• :1 - --- - e ...: t2: ■0 I '• ('' •• ./ C) ;-,:st, s!.' -.....,(,... I'M i N.L( ? ' .. r: :, ,•; .. *1: r 7--•,,,;. ... f--:--- 1_ t -r.., ) i • I ., .,: . '' . .. 1 •...1 r., -' • -/--- I .,--•,-". '" . —. - - --:,---, ...--- -. - ....\ , -7L•,• '-a -- : .1: • e ,- -. ti ti ... ,..-.,\ --,,,,../...;_ .,., ,,L • , , , Oz ,11 j 4 : CA - ow amomorar.m.-11.—..........41■••■•.—.■......, I • 4) 7! t \--00 •-■••■••■•■••••• .1•• wriak, AM*, atipiter41150.033,,,,A. 7 —a. . umiak 13-44) A41•1M.:- 4f21,114,-;•-,ezogagto • freatehaNtteoonitali Q ,J) / • i". , '1-1 ' -r. I ,.. .1*- 1.,,.\ ..,.. ,:•,- \':\ ' ' / T.. I ..../ " 5,11-11Nra _ ;; LOOM' 1.111511.1.1114 ...Gel/A.15 Itst7=RN4,71CN4L CORPORLTE C.-4r1P.1;,-, EAST 3 0 TUKWILA INTEFIN:.TICNA.I. LAR TIX.11.11L:..U.14.5u1N4TON 30 LANCSIDC • SCATILC. w• 55122 • 105 325 2557 WEISMAN DESIGN GROUP: 1.149311/1:1111M21 as game. own 4219.1.5■5151411 1111.21.1.0:AttParigf irt1250MINattal WS. City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director TO: Brenda Holt FROM: Deb Ritter DATE: January 9, 2001 MEMORANDUM RE: International Corporate Campus East, Bldg. 9 Building Permit (D2000 -387) 12600 Tukwila International Blvd. The underlying SEPA application (E2000 -033) was deemed completed on December 15, 2000. The underlying Design Review application (L2000 -087) was deemed complete today. For that reason, Planning now considers the above - referenced building permit application to be complete. Per my December 5th memo, it is important that you formally issue a letter to the applicant on or before January 12 indicating that the Building Permit application is complete. This will affect whether or not a Conditional Use application will be required for Building 9. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 January 9, 2001 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION Ralph Hagler Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 Re: Building 9 International Corporate Campus East 12600 Tukwila International Blvd. L2000 -087 (Design Review) Dear Ralph: Your Design Review application has been found to be complete as of January 9, 2001 for the purposes of meeting state mandated time requirements. Essentially, this means that you have supplied the required items listed on the application checklist for this type of permit. We are enclosing three laminated copies of the "Notice of Application" and site map to post on the notice boards you have already installed at the site. Please arrange to post the Notices and site maps on Friday, January 12, 2001. This is the same day that we will be mailing public notice to property owners, tenants and businesses within 500 feet of the project. After you have posted the laminated Notices on the signs, please return the signed and notarized "Affidavit of Installation and Posting" to me. We are about to commence our technical review process, which is the next phase in the processing of your Design Review application. Although your application has been found to be "complete ", the items you supplied may have to be revised or amended. The City may also require that you submit additional plans and information to ensure the project meets the substantive requirements of the City and to finalize the review process. If you have any questions, please feel free to call me at 206 -431 -3663. - Sincerely, cc-ctk Pk4c Deborah Ritter Associate Planner cc: Mike Alderson, Assistant Fire Chief Michael Cusick, Associate Engineer, Public Works Ryan Partee, Fisheries Biologist Brenda Holt, Permit Coordinator 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z = F= w eL 2. 00 UD u� w: J = w 0: g Q. co F=- z F- 0 Z I-- w Uco 0 -: Ci uj �U u' O wz 1= �'. O z Cizy of Tukwila Steven M. Mullet, Mayor Department of Community Development December 27, 2000 Ralph Hagler Sabey Corporation 12201 Tukwila International Blvd, 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 & U.S. Mail Re: Design Review Application (L2000 -087) International Gateway East III, Building 9 12540 Tukwila International Blvd. Dear Ralph and Bob: Steve Lancaster, Director Bob Fadden Lance Mueller & Associates 130 Lakeside, Suite 250 Seattle, WA 98122 VIA FAX 206 - 328 -0554 & U.S. Mail We have received and reviewed your documentation for the above - referenced application, submitted to us on December 22, 2000. We have the following comments. Your application has been found to be incomplete. In order to continue processing your application there are additional items that must be submitted to the Department of Community Development. These items are listed below. 1. Colored elevations (Item 28 on Application Checklist). 2. Colors and materials board keyed to the colored elevations (Item 29 on Application Checklist). Upon receipt of the required Design Review items listed above, the City will continue processing your Design Review application. The Design Review application will expire if we do not receive the requested items referenced above within 90 days of this letter's date, unless an extension is granted pursuant to Section 18.104.070(E) of the Tukwila Municipal Code. If you should have any questions regarding the within, please do not hesitate to contact me at 206 - 431 -3663. Sincerely, Deborah Ritter Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 STATE OF WASHINGTON COUNTY OF KING CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -366 E -mail: tukplanrci.tukwila.wa.us RECEIVED CITY OF TUKWILA DEC 22 2000 PERMIT CENTER AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY SS The undersigned being duly sworn and upon oath states as follows: It is 1. ham the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared byyi a -or-my agen s and are true and correct to the best of my. its knowledge. Owner t s 3. The application is being submitted with my.knowledge and consent. 4. Owner grants the City, its em oyees & , agents engineers, contras,wrs soor other epre ntatives the right to enter upon Owner's real property located at JZ�p0O • 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 Seattle (city), WA (state), on On this day personally appeared before me James executed the foregoing instrument and acknowledged that he /she signed the same as purposes mentioned therein. International Gateway East LLC, by Sabey Corporation, Manager, by James N. Harmon, CFO of Sabey Corporation (Print Name) 12201 Tukwila International Blvd., Fourth Floor, (Address) Seattle, WA 98168 -5121 206 - 281 -8700 (Phone Number) (Sig N. Harmon 4. CFo SUBSCRIBED AND SWORN TO BEFORE IviE (:._THIS DAY OF to me known to be the individual who /her voluntary act and deed for the uses and NOTARY PUB IC in and for the State of W hington residing at t_L_U- 0- t_t_E,./ (t ) My Commission expires on G:UPPNAML4NDUSEAPPLIplwill.doc, 12/06/99 —4-o 2 INTERNATIONAL CORPORATE CAMPUS EAST (ICCE) PROJECT DESCRIPTION RECEIVED CITY ; t PERMIT CENTER International Corporate Campus East (ICCE) consists of the development of three R &D (Research & Development) facilities, a free standing parking structure, enhancements of Riverton Creek and associated common site improvements. The three R &D buildings will be constructed for the needs of technology tenants. Each of the buildings will be built over a parking structure. The estimated net area that will be available in the three buildings to R &D users will be 450,000 s.f. with parking provided in the range of 2.5 to 3.0 cars per thousand /s.f. of gross area. The sites principle access will be from Tukwila International Blvd. Initially a driveway at the south end of the site will be constructed. In the future a signalized second access point will be available. Secondary access for emergency vehicles and deliveries will be available on the eastside of Buildings 7 & 8 from Intergrate Technology Campus East (ITCE) As part of the construction of Building 7 a connecting driveway will be provided to ITCE. This driveway will allow traffic from ITCE to access Tukwila international Blvd. (TIB), and allow deliveries to be made from TIB to Buildings 7 & 8. In the future passenger vehicle access to ITCE will be available over the parking structure. The access to Building 9 will be from TIB for cars and service vehicles. An access road for emergency vehicles and equipment installed at the eastside of the building and connect to So. 126th. This drive will provide access to the mechanical room located in basement 3 at the east end of the building. The site currently has been graded under Tukwila Permit MI 2000 -111 and is being used for parking, staging and operation center for construction within ITCE Building 5. As part of that work, vegetation was removed in some areas. The balance of the site is covered with grasses and scattered trees except at the stream corridor and wetland areas. Much of the 16.1 acre project area has previously been graded. In some areas the slope of the graded areas exceed 20 %. No grading is anticipated on any natural slope that meets the sensitive area definition or in any steep slope wetland buffer. Sensitive areas exist on the site. These areas consist of Riverton Creek, a minor drainage watercourse from T.I.B., isolated wetlands, and a wetland near the southern section of Riverton Creek. These items are discussed in the biologist's report. The property also contains slopes of 20% or greater. These slopes were created under construction permits in the early 1990's and late 1980's issued by King County. Steep slopes along the Tukwila International Blvd. were created during the expansion and construction of Hwy. 99 and SR 599 access ramp. These slopes were created by permit. Based on the ordinance criteria and the Geotechnical Engineer's analysis, they are not sensitive area. The stability of these slopes has been evaluated by the soil engineer. His analysis concurs that the slopped areas are stable. As part of this project a restoration of tree canopy area, which were removed under the previous grading permit, will be provided. The new tree canopies will cover 20% of the project area outside the stream corridor. Within the stream corridor buffer are several trees that will need to be removed in order to open up the stream channel or provide restoration of habitat. These trees will be replaced according to ordinance. PROJECT DESCRIPTION - 1 z i ►= z w _1U 00 to cn w J = F- wO gQ =d w Z, �— O zi- w ui 2• o U O — 0 H w w LLO .z w = o� z Within the site are two wetland areas, a Class I & II stream along Riverton Creek, and two drainage courses B &C, and a water course "D ". All of these features are described on the biologist's report. The south wetland "E" is a Class III wetland of 13,092 s.f., which requires a 25' buffer. Water dispersion will be provided along its edge to maintain current water flows to that wetland. The second wetland "A ", also a Class III wetland, at the north of the site will remain as is. This area currently does not have a buffer to the existing parking lot. As part of the work, a 25' buffer will be provided by removing existing parking stalls. When the parking garage is constructed, the required 25' buffer will be in place. In an area within the existing parking lot at the north end of the site are 4 depressed areas that are drainage swales. The planting in these swales exhibit wetland characteristics. Since these areas will be removed during construction of the garage, mitigation for them will be provided as part of the Riverton Creek enhancement project which will be permitted separately and bonded appropriately. No garage construction will occur until the permit is issued for the stream enhancement work. Stream restoration work will begin in early summer 2001 as soon as high stream flow subsides. The work will consist of opening up a 300' long part of Riverton Creek currently enclosed in pipe and providing shading along several hatching areas of the Creek that are not currently shaded. This work will require excavation, grading and other work to occur within the buffer. These activities will result in removal of existing parking area, placement of rock walls and /or concrete block walls and planting of new native landscape materials. Along with this enhancement work, maintenance and repair of existing retaining walls east of Building II will occur adjacent to the stream corridor. The enhancement work is being done as mitigation for removal of low value habitat areas, impacts on wetlands, impact from filling areas that exhibit wetland characteristics, and placement of a culvert crossing at the north end of the site. The estimated cost of this work is $750,000.00. This cost is due in part to the complexity of the stream construction and the short time period to perform the work. The buildings themselves will be UBC Type II —FR construction with automatic fire extinguishing system. The concrete structures will be clad with a curtain wall glazing system and architecturally treated concrete precast panel with a painted finish. The exterior glazing will be a light green color in a colored and /or clear anodized framing system. The exterior curtain wall area without vision glass will be insulated with batt insulation. The curtain wall or exterior panels will extend above the roof of the top story to create a parapet of about 3 ft. Beyond the parapet will be a screen wall, which will be about 18' to 20' above the roof structure to screen the mechanical units. The roof surface behind the parapet will be covered with a white single ply roof system. The membrane will be installed over a rigid insulation. Buildings 7 & 8, which are constructed in the MIC /H zoning, will be similar to shape and size. Each building will be built into the sloping bank. The three levels of occupied space will be provided above grade. The four levels of parking and one level of mechanical will be partially below grade and set into the hillside. Both of these buildings from the lowest mechanical level at the edge of the roof deck will be less than 125 ft. in height. One of the parking levels will be designed so that it can be converted into unoccupied electronic switch rooms. The two buildings will have an estimated net occupied area each of about 145,000 s.f. and parking proportionate to area. PROJECT DESCRIPTION - 2 z . =z ce w 6 J0 O 0 cn w w • 0 gQ iCJ w z= zo W w U0 O - w w u. O z U0 O~ z Building 9, which is located in the MIC /LT zone, will be a 4 story building with a three level basement. The basement levels will be buried into the hillside. The top three levels will be occupied space with the first level being used as parking. This level, however, is designed to be converted to an unoccupied electronic switch room operation. The lowest basement level is anticipated to be used as a mechanical room. This building will initially have an estimated occupied area of about 160,000 s.f. and parking proportionate to area. The buildings as currently designed are planned to be used by R & D tenants and electronic switch facilities. Either one of these uses require significant cooling with the electronic switch facilities load the highest. These cooling loads will require a large area of the roof surface to be used for mechanical equipment. The exterior elevations show a significant screen element on the roof that will serve as a visual buffer and a noise buffer if needed to abate the sound from the equipment. N K #74 /ICCEPROJ -1. DES PROJECT DESCRIPTION - 3 z a _I Feu J U, :U 0 U U` u� w • J.=` F-. Au 0: g 5'. u.a =w F- X. .1- O: .Z h U� 17) N' w W: IU l L 0 : Ll.i Z U 2' O 1- z iNAn INTERGATE CORPORATL . AMPUS EAST (ICCE) (LMA #99 -165) DESIGN REVIEW CRITERIA RECEIVED CITY OF T UUKWILA DEC ( 2 "0 PERMIT CENTER The specific design criteria used to evaluate each project differs based on the type of project and is location. Please discuss project consistency with the applicable set of design criteria. The applicant bears responsibility for demonstrating that the proposed development plans satisfy all of the review criteria. The three sets of Board of Architecture Review (BAR) criteria have been presented separately. Please consult with Planning Division staff to clarify which set of criteria should be used. The three sets of criteria and references to illustrate implementing design guidelines are presented below. Selected Comprehensive Plan policies, which provide illustrative design guidance, are presented after the criteria as a courtesy. The complete Comprehensive Plan policies are provided in the Tukwila Comprehensive Land Use Plan (1995). Written responses to each criteria are required for a complete application. z w a: JU 000 J= F- NLL wo CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). cn a Applies to all projects requiring design review except: multifamily, hotel and motel developments and I developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects z located within 200' of Green /Duwamish River must meet additional criteria in the Shoreline Substantial z 0 Development Permit Application. w w 0o 1. Relationship of Structure to Site o a. The site should be planned to accomplish a desirable transition with the g streetscape and to provide for adequate landscaping and pedestrian movement. w v Response L- 0. ICCE Building Nine is the southern most building of a 3 building complex which is w N located east of Tukwila International Blvd. Actual street frontage for the ICCE complex is limited to the south 600' of the project's west border on Tukwila International Blvd. This frontage is currently unimproved. As part of the City's Street Development program, full frontage improvements will be provided in this area. In addition, the Parks Department hopes to create a pedestrian connection from this point in the State right -a- way to the north to the Duwamish River trail. The site slopes from Tukwila International Blvd. on the west down towards the east. The elevations on the west lot line range from 129 at the south falling to 114 at the north. At the east lot line the existing grade starts at about 62 and decreases to 30. This topographic change provides the opportunity to blend the building structure into the hillside and create a desirable transition from the street. The west building facade is located between 55 and 75 feet from the west lot line. This means that the building will be more than sixty feet away from the pedestrians on the future pedestrian corridor along the street building. To facilitate a transition between the building and the street for the pedestrian landscaping and street trees are planned adjacent to the lot line. These will not only provide a pleasant environment but will provide a visual filter of the building facade from the street. In addition to improve the appearance from the street, planting is provided at the building base to provide visual interest and break up the facade at a pedestrian level. This landscaping will soften the transition between the building and the street. G.\APPHAN \LANDUSE.APP \BAR2. DOC.06 /16/00 1 The site area between the building, because of the topographical change on the site, is somewhat separate from the street. This area, which is at or below Tukwila International Blvd. provides a secondary circulation corridor parallel with the street. The yard between the buildings and the street has been designed with landscaping, circulation and parking to create a comfortable pedestrian environment. The building facade, at the street, has been designed with a variety of elements that blend together to provide attractive and interesting facade. This design will create an z attractive element along the highway, which will occupy less than half of the street frontage, which will minimize the area where a transition is needed. w Ce b. Parking and service areas should be located, designed and screened to moderate -I o the visual impact of large paved areas. u) a Lu Paving on the site surface has been kept to a minimum. As a result of this and through J E- utilization the site topography, the visual impacts of the parking and service areas on the "- w0 site are at a minimum. Parking for the building, except for a few convenience stalls, is provided under the building in a basement parking structure. The surface parking provided is located behind the street landscaping and at an elevation which is about six w feet below the street. The service area for the building is located at the northwest corner = a of the building at elevation 100, some 20 feet below street level. This loading area is I- _ located behind a 14 ft. retaining wall that separates the service area from the parking. Z Within the service area is a large recycling and trash dumpster provided inside a z o concrete enclosure. w w 2 o. c. The height and scale of each building should be considered in relation to its site. p 5 0 I— The height and scale of the building is in proportion to the size of the property and in = v relationship to the topography of the site. The zoning district allows a structure to be F= four stories. This building, though it is four stories, will appear from the Tukwila — z International Blvd. as three. This will occur because the first floor, at mid point in the v cn west facade, will be about 20 feet below the street. The height to width ratio of the street o facade of the building will be a maximum 1 to 4 in the north /south direction and 1 to 6 in the east/west direction which will give the building a low linear profile that will reduce the mass of the structure. The facade of the building is about 220 feet long at the street which is about 50% of the street frontage. As a result the open space on each side of the building will emphasis the linear design of the building. Other facades are also designed with a linear flow as well as modulation near the mid points to create visual interest. To create additional surface texture, solid surface elements are integrated within the window wall system. The facade of the structure was designed with a strong horizontal element around a central entry feature. The entry curtain wall features a significant grid element that is infilled with colored glass. On each side of the entry there is a horizontal recessed glazed openings which reduce the mass of the wall and emphasizes the linear flow of the facade. Each corner of the building is notched back 20 feet. This has the effect of further reducing the length of the building. To add additional strength to the design, curtain wall elements are added at the notched corners. 2 G. W PPHAN \LAN DUSE.APP \BAR2. DOC.06 /16/00 The design of the facade combined with the site feature provides a building that is similar in height, length and proportion to its neighboring new buildings to the north and the existing commercial buildings to the west of the site across Tukwila International Blvd. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. The proposed building is constructed as part of a three building complex. The three buildings are of similar height , mass, design concept and materials. All of the buildings := w are designed to flow along Tukwila International Blvd. as a single park design. Each V building has strong horizontal character on the west facade that repeats design elements from structure to structure to provide consistency and harmony. o o u) w b. Appropriate landscape transition to adjoining properties should be provided. L The site topography helps provide a natural transition between the neighboring w o properties. As part of the site development, the existing native area to the north and east boundaries of the site are being supplemented with additional planting and an U irrigation system to help establish the new vegetation. Brush and blackberries are being = a removed and new ground cover, shrubs, and trees wherever it occurs. Buffer planting t- _ will be provided at the east side of the property to facilitate the transition to the wetland z t--' area and the new construction. Landscape at the south boundary is being designed and z O installed as a buffer to the single family residential zoning adjacent to that portion of the lot line. Planting at the street is provided as a visual filter and has a formal character appropriate for the street frontage. .p D. 0 I-- c. Public buildings and structures should be consistent with the established = 0 neighborhood character. u—' o The present site neighbors to the east on an existing industrial park located well below v the development. The nearest structure in the park is a large metal skinned structure. i F The property to the north is a companion R &D building of similar architectural style. The o property to the south, for several hundred feet, is undeveloped. The property across the Z street is undeveloped hillside. To the north west of the site across the street is a series of R &D buildings. These have green glazing and are painted in beige colors with green accent colors. The proposed building will use a similar glass color and building colors from the beige family. At this time there is no distinctive neighborhood style. The proposed building will use a glass color and paint color from the same family as currently utilized at lntergate Campus. The use of similar materials and colors as the new buildings to the north and constructing this structure with similar height at the street will make the building part of the neighborhood. The architectural style of the entire Campus will create a new positive visual feature in the neighborhood. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Vehicle and pedestrian circulation patterns flow separately for each other . Sidewalks and crosswalks are provided to the street and to the front entry. Loading areas are separate from the parking areas, pedestrian circulation connections and general service areas. 3 G.\APPHAN \LANDUSE.APP \BAR2. DOC.06 /16/00 e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. On site circulation interfaces with the street at driveways at the west boundary. A new signalized drive will be provided at the main entry near Building Eight to insure safety and easy access. Truck service areas are separate from the street and parking areas. All parking and truck service areas circulate entirely on the site, which insures compatibility with existing circulation patterns. In order to simplify circulation patterns, shared driveway provides a connection between the building projects. This driveway system runs parallel with the street and creates a second "collector /distributor" drive that compliments the street circulation system. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. The ICCE site design represents integration of site and building design elements into the topography to create an attractive development that conforms to ordinance and meets the goals of the Comprehensive Plan of the City of Tukwila. The site presently has significant topographic changes from east to west and also falls from south to north. The current topographic features are a result of grading activities preformed during the 1980's. The site was also modified and fill placed during the construction of Pacific Highway. All of the present site slopes are artificially created and, as the scope study indicates, are stable. The site currently slopes away from Tukwila International Blvd. to the east. At the west side of the site there is a plateau, whose elevation at its mid point is 116. This plateau continues to the east for about 150'. At that point a slope transition occurs down to a larger plateau that starts at elevation 100. This plateau at about 330 from the west property line slopes down to the native topography and the wetland adjacent to Riverton Creek which is located east of this lot. The first floor, of the four story building, is located at elevation 100 on the second easterly plateau. The parking garage below is concealed by the topographic change except at the northeast corner. Less than 20% of the finish grade of the building at the basement levels are greater than two feet below grade. Access into the basement garage occurs at the north side of the building away from residential zoning. This access is created by cutting into the slope which minimizes impact to adjacent slope area. Convenience parking is provided at the west side of the site adjacent to the street. This parking area is placed on the upper plateau, north on the building entry, where the change in topography will naturally obscure much of it from view from the street. The site has been laid out so that the service area is on the north west corner at the first floor level. The placement in this area allows the topographic change between the convenience parking and the street to hide it from view. 4 G.\APPHAN \LAN DUS E.APP \BAR2. DOC.06 /16/00 In order to plant the sloped hill side that is visible from the residential zoning to the south and southeast with significant planting the landscape architect has elected to create a series of steeped plateau to break up the continuous slope and create visual modulation. these plateaus are a minimum of 15' wide which will allow for significant trees, shrubs and ground cover to be established. Each of the plateaus will be separated by a textured block wall that will eventually be obscured by the planting. The south stepped landscape yard will not be visible from vehicles driving along Tukwila International Blvd. but will be visible from future development directly to the south. b. Grades of walks, parking spaces, terraces and other paved areas should promote w safety and provide an inviting and stable appearance. JU Walks, parking areas, and terraces have been designed to accommodate ADA U) 0 accessibility and to promote a safe and inviting atmosphere for the users of the site. W = J H c. Landscape treatment should enhance architectural features, strengthen vistas w o and important axis, and provide shade. The design of the landscaping blends with and enhances the architectural features of the buildings. The landscape has a rhythm that creates a pleasing experience and helps = w one navigate through the site. Z Landscaping with native characteristics will be placed on sloped areas on the site. This w o. vegetation will provide additional tree canopy and habitat on the property. It will provide g a pleasing contrast to the street landscaping for people occupying the site. The native characteristics of the new vegetation will help provide a transition to Riverton Creek to o D the east and north. W =W U d. In locations where plants will be susceptible to injury by pedestrian or motor u~.. 0 z traffic, mitigating steps should be taken. Raised curbing and sidewalks have been provided to aid pedestrians and motor vehicles through the site while protecting lawn and planting beds. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Plantings have been incorporated into the parking lot design to limit reflected heat and create some shade. Planting also placed at the face of the building create a visual buffer between the building and parking areas. f. Screening of service yards and other places, which tend to be unsightly should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Service yards have been screened by using large native coniferous trees and native shrubs to provide screening all year round. 5 G. WPPHAN \LANDUSE.APP \BAR2. DOC.06 /16/00 z g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Areas around utility vaults will not allow for planting so a 10 foot gravel buffer will be provided for access. These areas are generally screened by the topography and adjacent landscaping from public view. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Exterior lighting fixtures are provided for car and pedestrian safety and to accent the building at night. These fixtures will be color corrected metal halide with appropriate photometrics to limit lighting effect to the site. The finishes of the fixtures will match the color of the metal curtain walls. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. ICCE 9 has been designed to have its own architectural character but be similar in architectural treatment with its neighbors to the north and east along Tukwila International Blvd. The building design provides a structure with a corporate image that the public driving by will remember and enjoy. The ICCE site is situated in a unique location. This location is visible for some distance from 1 -5 looking west and south because of its position on the side of a large hillside which Tukwila International Blvd. cuts through. The site is also visible from a distance looking west and south from 599 as you travel north along the Duwamish and east towards Tukwila International Blvd. Conversely it is also visible looking south from 599 as you move from the east and to the south. Because the entire ICCE complex is from up to a mile away, highly visible at a macro level and north and east building facades border existing industrial buildings, a project design was developed that will have a strong visual character from a distance. The ICCE project at the west and south boundaries is adjacent to a major circulation corridor. The south faces of each building are clearly visible from Tukwila International Blvd. as the public passes close by. The views of the north sides of the buildings as you travel south on Tukwila International Blvd. are restricted by the changes in topography and the curvature of the highway. Because of the proximity to the street and the street scape goals of the City for transportation corridors, a separate design scheme was selected for the west and south facades. The design scheme for these elevations provides more design elements, materials and features and has different proportional relationships that reduce the scale of the building. This architectural treatment provides a strong visual experience that cannot be enjoyed by the public at the other two faces of the buildings in the ICCE complex. A project design for the west and north side was developed that will be visually significant from the distance. This design provides strong elements that can be easily identified from a distance. 6 G.\APPHAN \LANDUSE.APP \BAR2. DOC.06 /16/00 b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. The building currently has no permanent commercial neighbors at the east, south and west. At the northeast boundary is a large building that is about 200 feet north. The roof of that building is below ground level of Building Nine. The height of this structure exceeds to proposed height of Building Nine. The proposed height of Building Nine is similar to the R &D buildings at Intergate complex to the northeast of the site, across Tukwila International Blvd., and would be similar in height to what could be constructed directly to the south in the C /LI Zoning. The proposed, Buildings Seven and Eight, which are planned to the north as part of the ICCE project are similar in size, length and height. All of the buildings at ICCE are comparable in length and scale to the Intergate complex across Tukwila International Blvd. These relationships of height, length and size to existing and proposed buildings will make Building Nine, of ICCE, harmonious with its permanent neighbors. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. The design goals for the west and south facades are different than the goals for the north and east facade. Because of this building components where utilized in the design of each facade differently. The building design at all faces uses a parapet wall capped with an architectural coping of clear anodized aluminum to create a continuous band at the top of each building face. This band is only interrupted at the west facade where a nearly fifty foot wide entry feature projects from the building surface. This element is slightly taller than wide and projects above the parapet. It is located in the middle of the building so that each part of the building facade is symmetrical. This not only creates a since of balance but reinforces the low profile of the building. It's proportions are such that it is in balance with the adjacent recessed rectangular punched openings. This feature provides, for the public, a clear identity of where the entry of the building occurs. The entry element features a painted steel frame infilled with glazing in an aluminum sash. This frame, at a similar scale, repeats the grid work of the curtain wall at the north and east face. The painted color of the steel will provide a trademark feature for the ICCE complex. The west and south face of each ICCE buildings have a rectangular recessed window element. Each section of window is features a combination of mullion and muntin elements that have a lattice like appearance next to glass. These mullions /muntins vary in width. The proportions of the window and the grid remain consistent and harmonious throughout the building. These proportions were selected so they would fit into a horizontal pattern at the recessed window at the west and south elevation, the horizontal strip windows at the east and south face, and the grid of the curtain wall at the east and north facades. 7 G.\APPHAN \LAN DUS E.APP \BAR2. DOC.06 /16/00 t6 Lie The west and south faces within the recessed horizontal windows that features a curved enameled element. This design feature separates two sections of window bands and provides and opportunity to introduce a different color and texture. The color selected for this piece will be applied as a horizontal accent color to some of the window wall muntins and other details on the building surface. Some of the building facing on the west and south faces will be painted precast concrete with a horizontal rustification to visually break up the surface area. This rustification pattern will flow around the building and be in relationship to the horizontal muntin of the window wall system and openings in the facade. The building has been designed with a continuous horizontal base that is consistent on all sides regardless of the wall treatment above. This base emphasizes the horizontal proportions of the building and strengthen the structures connection to the topography and garage structure below. Each of the building facades have a anodized aluminum louver section of about 10' in length, installed continuously in the window system above the ceiling. This element has been integrated into the building design to provide a fresh air source for the building in compliance with code. The building, like others in the ICCE has a mechanical screen that is set back from the face of the parapet 20 feet or more. The screen is constructed of ribbed siding which is applied in two different colors and directions. The lower screen is applied vertical in a rhythmic pattern. Above that is a section applied horizontally to emulate the horizontal louver elements in the building facades. The design east and north faces of the ICCE Building is based on creating a large lattice pattern which will contrast against the glass surface. This simple pattern will use 3" wide anodized aluminum that will project about 4" from the surface. this pattern will be identifiable from a distance. The lattice pattern will rest on the horizontal base element. Other small colored horizontal muntins will provide additional visual content that can be enjoyed close to the structure. The building surface at the east will have horizontal rusticated painted precast elements inserted at key locations in the design to provide visual interest and reinforce the horizontal character of the facade. At the upper story of the building exterior decks have been provided where panoramic views can be enjoyed. These design elements provide modulation in the facade that create visual variety. G. APPHAN \LANDUSE.APP \BAR2.DOC.06 /16/00 8 The south tacade of Building Nine is, as seen from Tukwila International Blvd., a low horizontal facade with two different characters. The west portion of that face repeats the design seen in Building Eight to the north. This design features a horizontal recessed window system similar to the west elevation The east part of the south elevation has its own design which has been created through using the same features, in the same proportions and scale combined in a different manner. This face is set back from the western part of the south face twenty feet and has the same continuous spandrel base as the east and north elevation. Instead of featuring a series of recessed symmetrical horizontal windows it provides a continuous horizontal window band that is capped at the top with a horizontal precast spandrel. This design was selected to reinforce the horizontal profile of the building. To avoid monotony in this part of the elevation, the window system is interrupted by precast spandrel at intermediate floors. The materials and finishes selected for this project are high quality that will be in service for decades. They are in harmony with the life span of a concrete structure. The building elements used in the ICCE project are in proportion with each other and integrated in the design of each facade of the building. The various elevations of the structure have the building elements in relationship to each other to satisfy the specific design goals. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The pallet of building colors and materials that have been selected with both blend and compliment each other. Where accent colors have been used they will enhance design features and create contrast that will create a positive visual effect. The window system has been designed to utilize clear anodized aluminum as its primary finish. To provide variation it also has some horizontal accent elements that have a painted finish. The glazing is a light green color with a complimentary spandrel glass. The smooth surfaces on the building are painted concrete that have rusticated grooves. These grooves will provide shadow lines and enhance visual interest. The building itself will be to separate colors. The base of the building will be a light beige at the ground level and below. The upper level will be a richer tone that will frame the glazing areas. On top of the building will be a screen element. it will be painted in the beige family as well. The surface of it will be painted in two tones which will reflect the design of the screen. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. All mechanical equipment is either located on the roof behind a screen wall or on a mechanical deck below a parking level screened from public view. G.\APPHAN \LANDU SE.APP\BAR2. DOC.06 /16/00 9 f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Exterior lighting fixtures will be finished to match the other metal elements on the building exterior which will make them harmonious with the building. Site lighting is being designed to provide pedestrian safety. It is also being used at night to emphasize the design elements and character of the building facade. Ground mounted fixtures are provided at the entry and south face to illuminate the facades. This lighting will help locate the main entry element at night and bring out the characteristics of the design on F- z each face. Ground mounted fixtures are also provided at each front corner. These CC 6 fixtures are installed to punctuate the start and end of the east facade. The proposed 6 v flood lights will enhance the textures of the facade and create a since of scale of the o 0 structure at night. w 0 w J = g. Monotony of design in single or multiple building projects should be avoided. cn~i.. Variety of detail, form and fitting should be used to provide visual interest. w 0 Building Nine is one of three buildings in the ICCE complex. This building is similar in Q design character to the other buildings but has variations in width, height, spandrel co a location and window treatment that make it have a positive visual impact. Within the z w design there is a variation in detail, material, and color. The building design combines z these elements together to provide pleasant visual experience and give the building an z 0 individual character. w w 2 0. 5. Miscellaneous Structures and Street Furniture 0 a. Miscellaneous structures and street furniture should be designed to be part of the o !- architectural concept of design and landscape. Materials should be compatible ►u w with buildings, scale should be appropriate, colors should be in harmony with 1- r buildings and surroundings, and proportions should be to scale. "-- z id where accessible to the pedestrian, is a small percentage of the 0 Street frontage, p p g = frontage on the site. This frontage will be improved by the City in accordance with the 17_- }-' current improvement plans. Actual plans by the City for any street furniture, as part of that design is unknown. An on site employee lunch area at the north side of the building on the sloping hillside will be constructed as part of the detention structure. This area will be furnished with concrete benches, tables and seasonal planters. This area will be surrounded by informal landscaping that will provide a restful setting. Materials and colors will reflect the finishes used on the building and be in harmony with the building. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Lighting along Tukwila International Blvd. will be provided by the City as part of the street improvements. Installation of pole- mounted fixtures will provide lighting along the internal circulation drive. These fixtures will provide pathway lighting for pedestrians and security lighting. Pathway lighting to exterior lunch patio will not be provided since no late evening use is encouraged. 10 G. WPPHAN \LAN DUSE.APP \BAR2.DOC.06 /16/00 Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable State laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Regulations and other official laws, policies and objectives of the City of Tukwila. The proposed development lies in an area designated in the City's comprehensive plan as Manufacturing /Industrial Center (MIC). The goal for this area stated in the "Goals and Policies" section of the Comprehensive Plan, page 125, is to "Support for industrial activities in the Manufacturing /Industrial Center and development of new industrial activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods ". The proposed ICCE project, through careful design, optimizes a difficult property to develop and preserves open space. It responds to the topographic features of the site and in doing so generates a building envelope, which will satisfy the unique requirements of modern industry. This optimization results in a multistory structure that will have a minimum impact on residential uses and conform to development regulations of the City of Tukwila. The building structure as currently designed is targeted to attract R & D facilities. These facilities, by nature, have the potential of generating high -wage jobs and public revenue. The site design of this project and the entire ICCE complex, which it is a part of, takes advantage of the development and improvement opportunities offered under the current development and land use regulations to create a facility that will realize the potential of this property to generate employment and revenue. N K #74 /ICCE - DESIGN -1, REV 11 G,\APPHAN \LAN DUS E.APP \BAR2. D OC.06 /16/00 City of Tukwila Steven M. Mullet, Mayor Department of Community Development December 22, 2000 Ralph Hagler Sabey Corporation 12201 Tukwila International Blvd, 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 and U.S. Mail Re: Design Review Application (L2000 -087) International Gateway East III, Building 9 12540 Tukwila International Blvd. Dear Ralph and Bob: Steve Lancaster, Director Bob Fadden Lance Mueller & Associates 130 Lakeside, Suite 250 Seattle, WA 98122 VIA FAX 206 - 328 -0554 and U.S. Mail We received your application for the Building 9 Design Review application at 2:00 today. At that time, Bob indicated that he was having trouble generating color renderings and that he would not be able to submit them today. I told him that the renderings could wait until we got closer to a scheduled hearing date. This afternoon I was able to review all of your Design Review application materials for completeness. Unfortunately, there are two items missing: 1. Colored elevations (Item 28 on Application Checklist). 2. Colors and materials board keyed to the colored elevations (Item 29 on Application Checklist). The relevant portion of the Application Checklist is attached for your reference. As mentioned above, Item 30 (color rendering) is an optional item for purposes of "completeness ". As you know, I will be out of the office on Tuesday, December 26th. Please contact me on the 27th with an estimate as to when the missing items will be submitted. I will be issuing a formal letter of incompleteness for this file on or about December 27th. As we stated in our December 5th letter to you, a Conditional Use permit will be required for Building 9 if the following does not occur on or before January 12, 2001: • The required Design Review application for Building 9 has been submitted and a Notice of Complete Application is issued. • The Building Permit for Building 9 (D2000 -387) has been deemed complete and the Building Department has issued a letter advising that the application is complete. [As you have been advised, the SEPA application for the project was determined to be complete on December 15th and a Notice of Application for SEPA was posted on December 20th.] 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 a • Ralph Hagler and Bob Fadden International Gateway East III 12540 Tukwila International Blvd. Design Review (L2000 -087) December 22, 2000 Page 2 If you have any questions, please contact me at 206 -431 -3663. Sincerely, Deborah Ritter Associate Planner Attachment cc: Jack Pace, Planning Manager Michael Cusick, Associate Engineer. Brenda Holt, Permit Coordinator Z w. JU UU UO • , cn w; J.=: H N tL W a, F-- UJ z F-. z r np JO • 0 I--; 'w w: H U LI uiz O Z. RECEIVED CITY OF TUI<,yiIA V41,1* C; 2 2 2000 CITY OF TUKWIL A Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -malt; tukplan @ci. tukwila, wa, us 2 _ c „A PERMIT CENTER DESIGN REVIEW APPLICATION FOR STAFF USE ONLY Sierra Type P-114.2? Planner: jD i "pt, " ,(e____ File Number: L2000 - 02- 7 Application Complete (Date: 1- c\ . a ) ) Project File Number: pr.e_0() _ 03 Application Incomplete (Date: \ 4 t-i \ c) Other File Numbers: 1C � NAME OF PROJECT/DEVELOPMENT: = TUTE&__Ale t.(20_ GRATE G,9 kipvs •7/ SCI /Le> LOCATION OF PROJ.ICx'/DEVELOPMENT: (Give street address or, if vacant, indicate tots) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. £A-s 1- 72, AIARL.4. rct Or /h 124 ---) I Z-5(4 1 mla. f\t` l gl i 3 4o 3-? reof3e7— o8,3 aS1 Quarter: Section: Township, Range: (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: R,z-Pi 1436 YL /ENO c�a4V Address: /2,240/ fAUTelt.A)17714141s3F BLVO 4 4, hoDrt., 543, `IS t'6.6 -SY2/ OG •mil • S D© Phone; FAX: 266. 262z_ITA/ Signature: 'If, ` ' �� Date: /2.22. - © a 0 :1API+HANV.ANDU55.APPIBARZ.DOC, 06116/00 t / T ” d 8S0 ' ON e137131W 30Ndf1 1.11:A76:6 0002'22'33G 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). RECEIVED CITY OF TUKWII_A DEC 222000 PERMIT CENTER COMPLETE APPLICATION CHECKLIST TABLE Iilformatlon' Required. .-May be waived in unusual cases, upon approval,of both Public Works and Planning . Information Waived : PbWk / Ping .Office Use Only . Comments:& Conditions: APPLICATION FORMS: \I-. Application Checklist: one (1) copy, indicating items submitted with application. v 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 I 1 ", and other materials and information as specifically listed in Project Description and Analysis, Site Plans and Elevations. Design Review Fee ($900). SEPA Environmental Checklist (Submitted separately). *5A A written discussion project consistency with each I , decision criteria. V PUBLIC NOTICE MATERIALS: XOne (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. apartments, 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). G:\APPHAN LANDUSE.APKBAR?.DOC, 06/16/00 jfifijitiii4tio:4-eReqUifed: .: Maybe Wiiiileitin',Uniisiial , -: ,cd.ii:'.;:ii44,.*oi/eil.'6;1b61h fiublic,Wbild and planriink , '-,-',::':::.11.;,'``.-i'':''':-- - ,:'''.:.:',.::-•;','": '''',,,, - : ' ;,.,'.':..: ''''' :'•'.:':;"':'''-'K;',' '‘1 ' - :i.-Tnfq?,'?7,1cztioti 1'; . :..!,,F,...ailT'd .:: : Pi4k/Ping:- 1 Offic9yse Only ;:,,i,:;,.,';i,, ,.: ;::::: . ,., : .: .. .Comments & Condition .':: '. '..:.. : :: '-,:::::'':',:".f. '•,-,:, • :-.''.,::'P:,- . ..':.'' ' PROPERTY INFORMATION: '7g,. Vicinity Map with site location. •9. Surrounding Land Use Map for all existing land uses within a 1,000 foot radius from the site's lot lines. SITE PLANS: • 7( At least one (1) set of all plans and analyses shall be stamped by a licensed professional as would normally be required in a building permit application, and have an original signature. Revisions shall satisfy this criteria. ‘lie..... A boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all easements, encumbrances and right-of-way width/infrastructure. Elevations shall be City of Tukwila datum (NGV 1929 datum for 100 year flood 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 slope, even if off-site. Please consult with City staff. '47.. Location of all sensitive areas (e.g., streams, wetlands, slopes over 20%, coal mine areas and important geological and archaeological sites.). Provide sensitive area studies as needed per TMC 18.45. Also show trees over 4" caliper, indicating those to be saved. All proposed sensitive area and tree protection measures shall be shown. 100 yr. flood plain boundary and elevation as shown on FEMA maps. i Building footprint with all changes in elevation, site 4 improvements with sufficient dimensions to be accurately described and located (e.g., building square footage keyed to parking standards, driveways, fire lanes, parking layout loading and service areas, landscape areas, rockeries/retaining walls, fences, pedestrian and recreation features, building and site lighting, mechanical units (with screening integrated with building design) signage per Sign Code, and any street furniture). • Fire access lanes and turn-arounds which satisfy Fire Department standards. MDR and HDR zones, provide development area (Max. 50%). X ,..,./coverage 1k, 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.). .7‹. Document sewer and water availability if provided by other than the City of Tukwila. GAAPPHAMLANDUSE.APPWAR2.DOC, 06/16/00 kv;tr ef:;n- k Iiforniahon Required illay be.`vgved ';unusual 4cbses, upon approval of both Public Works and Planning Information,',' Waived PbWk /, Ping Office Use Only . . Comments & Conditions. 24. Storm drainage schematic design 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). 54 Storm drainage: Include a Level One downstream analysis per TMC 15.54.060(D), and a narrative ' discussion of consistency with the King County Surface Water Drainage Manual's Core and Special Requirements. ` .1. Fire hydrant; the nearest existing hydrant and all (( proposed hydrants (adequate fire flow demonstrated the "water availability" documentation). 72in . Schematic road design. 1/4)‘ Landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have a 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. —"IfLuminaire plan -- include location and type of street and site lighting, proposed fixture cut sheets, site illumination levels (foot- candles) and the effectiveness of shielding to contain all direct illumination on site (e.g., No direct illumination off site and maximum 2 ft candles at the property line.). 25. Signage per Sign Code. 2 6/For stream frontages existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). ELEVATIONS: Building elevations, dimensioned and scaleable facades. `\ 28. Colored elevations. CI 1 t 4 `� 29. Colors and materials board keyed to the colored elevations. `� '""" "i` i_icc, ? 0. A rendering is optional. If submitted, it must / accurately show the project and be from a realistic perspective (e.g., 5.5 ft. height from the sidewalk). G:A'PHAN\LANDUSE.APKBAR2.DOC, 06/I6/00 1 12/20/2000 17:14 2062965107 DEPT OF ASSESSMENTS PAGE 01 MCI040 REAL ESTATE INQUIRY BATCH REQUEST SHEET FORMAT = MCI040 -1 DATA ENTRY : 4. 5b BATCH: ' ENTERED: /9 VERIFIED: ( C Company or Customer Name: I /3 I i) L& 1 y I (�I JAI `�" I I � l 1LJ / le Attention of: J,(,f Ph: Z7(12. ZZ•7. 5Z/Z -c/tv- Address: PLLE_A EBE O THE / AREI Tb FA'YAT O K UP a H._ My signature below indicates that I agree to pay the charges associated with this request that I have read and understand the information on the reverse side of this form, and that I am responsible for the accuracy and acts of omissions or errors of the batch request. Signed: e Optional Billing Information: Task: Project #: Project Name: Batch Request #: INQUIRY TYPE (Check one or more types as desired) .Rtintout of selected tax roll list information. O If this type is chosen, check one of the options below: O Tax Information Only. O Name/Address Information Only O Legal Description Information Only O Compete Information (Tax, N /A, Legal) MAILING LABELS O 1 Name/Address sticker label per parcel. 2 Name/Address sticker label per parcel. O 3 Name/Address sticker label per parcel. MCI 041 O Legal Description on sticker label. By: (Clerk) 44%_1...- Authorized: Fti S9 a . Od 0 King County Department of Assessments Public Information, Ph: 206- 296 -7300 Fax: 206 - 296 -5107 DOA Form 40 (Rev. 9/00) !Date: 12/20/2000 17:14 2062965107 DEPT OF ASSESSMENTS PAGE 02 MCI040 SOURCE SHEET FOR BATCH # J— DATE: t . / A b % D' l Please enter 10 digits for each individual parcel or tax account number desired. Use the "Beginning" column only. (You need to write the first six digits once only for each repeating block of numbers in your list.) To obtain consecutive sequence of accounts in a particular plat, condominium, or section- township- range, you may use the "Beginning" and the "Ending" columns of a line. The computer will retrieve all accounts between your starting and ending numbers. Beginnint Parcel Number Ending Number 1. I I 2.IOi I I3IOI It 1 - ICI 10 II.I..1 I 3. 1 I I I I I I- 6 13 I c) Icii 1 1 4. 1 I- 1q_ 11 I'. I ?i I 1 1 5. I I- 1g 14 I ( i oI 1 1 I 6. 1 I- ICI iIt) 1 I I 7.1 I- Ict ItIlI I I I 8.I I- 19 13 I 1 14 1 I 1 9. I I- 19 It 1 0 I 1 1 1 10.1 I- l ilk I t I`1 I [ 1 11. 1 1 1- Iel 4 1 1 15 I I 1 12.1 I I - ICI I°k-IIcH I 13. 1 I_ I I- II I'Oi 13 I? I I I 14. I k! L I gi3 I d l ` I - 1°1 I 0 I 1 1_ I 15. 11 I3 IS I q I () 10 I- 10 I a I'S' lb J I I 16.1 I I -1 Q1 I$IS"I I I 17.I • 1 I -101 lI IO1 I 1 18.1 I I I I I J- I °I 2111 IS] I 1 19. 1 1 i I I I I- 1`--'1Sil 141 I 1 20.1 'l13141516101 - 101 's1616 1 1 1 DOA Form 94 (Rev. 1/94) 12/20/2000 17:14 2062965107 DEPT OF ASSESSMENTS PAGE 03 MCI040 SOURCE SHEET FOR BATCH # DATE: 1,,,j1 PJ Please enter 10 digits for each individual parcel or tax account number desired. Use the " egi 'ng" column only. (You need to write the first six digits once only for each repeating block of numbers in your list.) To obtain consecutive sequence of accounts in a particular plat, condominium, or section - township- range, you may use the 'Beginning" and the "Ending" columns of a line. The computer will retrieve all accounts between your starting and ending numbers. Beginning Parcel Number Ending N�, umber 1 . I/ 1 i41 15 i GI731 - 1 DI' i - ic1 I I I I 2. Li_ 1 j 1 • I. 1- I Oi ck 1 l ii I L._._1 _1 3. 1 I I I I- I%�I�tl lbl I I 4. 1 1 I -{ dI I I is l I S. 1 I I- I °1 R1 t 1- I I 6. 1 I I - [ 0 . 1 q 1 1 10 I I I 7.I I I I 1 1 I -t t6I i)-1 I I 8. 1 I I I I I I- I01461'' LS-1 I I 9. I°`113141(' (- 01- IC26I I I J J 1 10.1 ( I I I I I - l( .)II�11 I I 1 1 . IL) 1' 14- _I . 1 6 1 t I - I C I 41.E 1 t I l 1 1 12.1 1 L I I I I- I(1 )I J '31 i 1 ( I 13. 11 iota Ilio lei] L14Io1` -?I?ri I_ 1 14.1 I I I I I... I- 1C{1© 1`-\161 1 l .1 1 15. 1 1 - Oki 011B II ! l 1 16. J J I -1ql0( ICI I I 17. 1 I- I I I I____I I I is. ' I 1- 1 I I I I l 1 19. 1 I- 1 I I L 1 I I 1 I I 20. D04 Farm 94 (Rev. 1194) 1 �, ...�.K.......„ ..... ... .........aw �v: nc .r"• is�. m;=, a,_`: x±:ag,'sr >:'`gs�ar°e,ie?"?;y,,� CITY 'UKWILA Permit Center 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Telephone: (206) 431 -3670 H -11 Certificate of Water Availability PROJECT #: (Required only if outside City of Tukwila water utility district) PART A: (To be completed • on showing by applicant) and size of main): Site Address (Attach map a d Le • al Descri hydrant location l?( k 1 r '�`'/7 i . (96-6-4..) .Qvne atro:n4:;; ..r.. „:. .ci: k , r� -�.. i aaw ^ 6 0:61i. ta ^ " K .# «� R'a t -Name: jJLL Name: 0/ i I ., Address: Address: /�O � � ICJ . `7 _ -Phone: Phone: 6/A5---a59 —44 % d This certificate is for the purposes of: El Residential Building Permit El Preliminary Plat Cl Short Subdivision 71 CommerciaVIndustrial Building Permit El Rezone ❑ Other Estimated number of service connections and meter size(s): Vehicular distance from nearest hydrant to the closest point of structure ft. Area is served by (Water utility district): Owner /Agent Signature: Date: PART 8: (To be completed by water utility district) The proposed project is located within (City/County) The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection: (Use separate sheet if more room is needed) I) as d upon the improvements listed above, water can be provided and.will be available at the site with a flow of qpm at 20 psi residual for a duration of 2 hours at a velocity of 1, fps as documented by the attached calculations. I hereby certify that the above information is true and correct i_ -ern 00-ter 0 i' . IBS AjendrPhone rlOtc-o' 4-G - 1541. 7-- z/— c�a Date PART C: (To be completed by governing jurisdiction) Water Availability: ❑ Acceptable service can be provided to this project ❑ Acceptable service cannot be provided to this project unless the improvements in item C2 are met. El System isn't capable of providing service to this project. Minimum water system improvements: (At least equal to B2 above) CIiYOFTub;'A LA (Use separate sheet if more room is needed) PERMIT CENTER Agency /Phone By Date .,r [`WORKING TOWAR►. BETTER ENVIRONRWENT 1 SEWER JSTRICT 148. Military Road South P.O. Box 69550 Tukwila, WA 98168 Phone: (206) 242 -3236 Fax: (206) 242 -1527 CERTIFICATE OF SEWER AVAILABILITY /NON - AVAILABILITY Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability Part A: (To Be Completed by Applicant) Purpose of Certificate: JD Building Permit ❑ Preliminary Plat or PUD ❑ Other ❑ Short Subdivision ❑ Rezone Proposed Use: ❑ Residential Single Family ❑ Residential Multi - Family ❑ Commercial ❑ Other Applicants Name: SQ /lei Co yp 6-,,,,r, Property Address or Approximate Location: (4,e,31- of .3` -117 .S , 1 -0 ' Legal Description(Attach Map and Legal Description if necessary): 4 u GL1(? fl Part B: (To Be Completed by Sewer Agency) 1. DKI a. Sewer Service will be provided by side sewer connection only to an existing .2/1 size sewer L- A-0 / feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or ❑ (3) other (describe): • 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. 1,4 a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: a. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $1090 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) RECEIVED CITY OF TUKWILA b. Easements: ❑ Required 1 May be Required c. Other: I 1 J,� / ` PERMIT CENTER (_l�Gr��'J zv �L ol��G•fiW+Y4 t ... I hereby certify that the bove sewer agency information. is true. This certification shall be valid for one year fro e date of sig re. By Title 7/a / /00 Date LANCE MUELLER B ASSOCIATES A W I T B C T I • A I A EXTERIOR COLOR AND MATERIAL LIST FOR RECEIVED CITY OF TUKWILA J /-1N 8 Zpa PERMIT CENTER International Corporate Campus East TUKWILA, WA window system window system lower concrete /base (garage) upper concrete /building color radius accent at window mechanical screen grilles, flashing Accessories bike racks benches WS 1/ vision glass WS 1/A spandrel clear anodized aluminum 1" insulating unit LOF Blue Green tinted float outboard with clear glass inboard 1" insulating spandrel unit 1 /a" clear, sandblast on #2 surface inboard lite with white frit on #3 surface WS 2/ painted aluminum and steel frame color: ICI 411 French Quarter curtain wall glass 1" insulating unit LOF Blue Green tinted float outboard with clear glass inboard PT 1/ ICI 593 Barn Swallow paint rep: Perry White 1- 800 -344 -8042 x 3274817 PT 2/ ICI 621 Jefferson House PT 3/ PT 4/ A/ ICI 1178 Tavern Green ICI 660 Corinthian Column clear anodized aluminum COLUMBIA CASCADE Bollard Cycloops 2172 -P -C Finish: galvanized VICTOR STANLEY trash urns to match benches Page 1 of 1 01/08/01 z Z' w 6_ O 0 :. N 0. u� w: J H' w 0: w I-w • Z� ZF ryil f D 1- w UJ, •I— 0: u' O, Z. U Y2.. O ~' Z 0 0 ® 0 0 0 0 0 0 0 0 '.•••__- 1_:_- __1__ -__ 1 7.. _ .. .1 1 - .___1 -___._ '1 '1_,_____1 -_ -__ 1- ____- _1__- _- 1 ------- c_ °'°O t° °•e^""_ 1 I i`:Iw c...._.. •I 4 I•°•s�..»w. --K•- 1 Y,'al..++wJ1t 7.7.",'. n....:.- - r. ! �e:.•vs� 5-cps 7b4#TT- 7 "5.6- m 1 I I 1 1 I 1 1 r 1 I ...,A. /1,.-_ OEEfelIBMI MIN HNC- -' •i�wwt►W iN.wmir.T x_,T PiO�1117 EINE1111®: EIIgE�ld-is 114% 1 Bid ®iWJ�I®�E�IiB9@�611691;kii�� amen Pt= u8a6aP.1 IM111.1 Fibs t19ai iiiiiii LIFO ',YTS T p,y Cm==Mit dmima MCI al u 1 4 eev,e.e ,o i Building 9 South • O1 O2 O O6 11 13 4 5 a5C 1 ,.°..„.. :„...'`wwusn:........ I . ' 407 i . .."..' -,-:.� .„..•_ _ ., _ . __._.emu t... - .raraa�ra..,... "a:+ 1 1 - -ice - '' (E3r.. t96lfti§3IA; MISMTsii i I i - -:ff7rj n.1 4 � Z �it:;Y ._ EMIL 1 1 ' ,;:. 1!7lul; ; M, - RS�, 81,.. M. 1C1ri. 9EJ_„ElEf6c.,« °,:.Wt'aza i`'r:°d:.:=-S gff=r.n 1 1 3liltli g0 :Gi/Elgin[IRI ALTI Val en NM E'lr ill DIM /-31.14 9 rt9tI.1�5�1t U IMMOy I {1• iITZT3aygF• y6,�41 ;;{;J� .SA�} MM"-.FH USn4t I - EitILIBRICzGrr,IifF..V,,iliniE4 E: 1 0ia rait, M! !;r-1 Mirt !ai IL: Building 9 West 0 0 0 0 0 0 0 o o , • .4 .4* ~ !' di itis3 'listcslFfktiCE R IBIININ 111P9115 EIR II tema ainaut__I�unto I;f[Pi IN1111UIU- 1 ": 'FiG? i gLy ksi�� ®_ ���t� I iew It WI ii,riaa wiiiaage magts_ gLign_ima r�am�� - - - - ;- j�36, �r�li�t aml�� lSfl��lg�®il9[�f&�al��up�g�.y .. of M� L..,. __.................. .. .-. --- .. .. .; Y! kII I� �� 44 ,,ems. '•n,*•- ^..�, :i ®® ®®I iiitinsiiiiiiiiiiiiiiiiiialaili, ummata s kt • T 01 liMmum tmramo si ailiMM is E, - MEP.. S® ® `:ti 11 yate, ex. ?r . x t..:r4 i 4GY sue' ilaq. INTERNATIONAL CORPORATE CAMPUS EAST TUKWILLA, WA. - .:. ..._.. -.. Building 9 East lie :tor. RECEIVED CITY OR Tl;k":'ILA PERMIT CENTER Architect LANCE MUELLER & ACCOCIATES 130 LAKESIDE • SUITE 250 • SEATTLE • WA • 98122 • Id. 206325353 Li CM 4 I.rc, Tmen Z I I— ~W C 6 J0 00 U 0 C/)W J H W 0 a =W Z� WO W O -- 01- W W I- lL16 I . UL= O 1- Z RECEIVED CITY OF TIXMLA PERMIT CENTER _•^- -`, -•- -^,, •- -••- -^ • -•--•_-_-__^..--• ,1111.17,4 mot INTERNATIONAL CORPORATE CAMPUS EAST TUKWILLA, WA. B9 SW Perspective Architect LANCE MUELLER & ACCOCIATES 130 LAKESIDE • SUITE 250 • SEATTLE • WA • 98122 • lel. 2063252553 < • I Z tit re 2 6 0 —1 C.) 00 co 0 COW WI • U_ tij 0 • < CO ej 1-1-I Z • 0 ZI- UJ• W DO 0 O —U2 O I— WW 0 — 0 Z U) 0 O 1— z RECEIVED CITY OF PERMIT CENTER r. a � pm Rf3 s��sl� ® x� • � �a � ��: 'iX,�, �ti t �' 'emu•. CH ®dW� "� riraaac �mvmommmvss5ss ®y��yy� ����p•,•7��,ppyy���77��Fp�pE��pp777�yR:p'{��7 y�+�f t'.: "• ' ®dY Wi WILJW 16i1 tlIi1 CTI�� j1ij l��(?���s��c INTERNATIONAL CORPORATE CAMPUS EAST TUKWILLA, WA. Architect LANCE MUELLER & ACCOCIATES 130 LAKESIDE • SUITE 250 • SEATTLE • WA • 98122 • Id. 2063252553 Z ~ W JU 00 CO 0 U) W J f— LL w0 2 g a W Z F— O ZH W U• � O P— o l— WW I I- u. O WZ co 0 z 119■•01,4if L7K024 IPIABOAT3M eginfain51- ' r4EWL2F.:÷:o7r7r:trarif.=.4:47 :AZ Zft :=1,L11.40,..:410:14,1=40111110111.100 • 03 04 4.10•010 010111W. •• 4,•04 .44 y py• ,4” y Fyy y y.y.0,4. ..00/0119 041. 14.04 10 10 1104 /0 •010/37 0104 *me 44011 . tam 44144:9"1.0t trIaltve, 410 40.40. OF 04. 107 01•111. 401 ICC 1.011 041 111 ....L....1pm Wrebne• 404 044.4 470. •40. 44, y yyy yy, y fly 4444 IOW 1.11 It/ 10.11 IL. I • 4. 01413 • 1411041.110 .4 41 04 S10101 004 1 4114 . ! A PORTION OF NE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. _recomallarLectonssimeacce... 1 00 .0041.14 1.4.1 1 11001. ••■ ••• Ile 3144. 3 W. 410. 441 4414 4 .4444 • .04 VOT0 00.1. 1...141% 0.0...10r4 .100 44, 0•1/3403 .0ENIMAMIL ■EIF.":"1"*" F`"4171:".Z.Y.FIT'74:iri:19°111*1"1='14trj'''?4“ ir=t1:1141:.:„1.A.Arrra'Z'Irg"...":1=1,Z=Z.,■^' "1' o, um muo 51r7.4rriL":4E71:21*::*::',E1,17.1:=1""11':"141'147::'' BUILDING 21-02 5.110 4 414 40 II.. 1•• MY 104 11401pn 11.0 Mble, Mo.. ■■••^0.0 wet h. VI CY:0, .1 OF . Au Inn/. Y14 WIT • $1.100 43 .0 03400 • NOM 0.04.144•104.1., 01 wrIcres, /103. 04.6 314113 :ZS 103 .01 1010117 WI ,4:010C I 0 00.300 011.0141. 71, :LK) • NJ-T1-1 11. w t.tia afett .16 ../O414444. 7'1;471_ 7;1- • - ;"!.:41. T141412" ALS/r ;441:212 • r =., .A.2.11■Rtai.V.. . - 4 i i• r - - - '' - L-1''":1 i..>'''. 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(SU .11.011:71 1:00.0.4 Inuer. 5./47, C., Ia A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N. R. 4 E, W.M. 4 SEE SFEET C11 FM CON11NUATION 11,7.70 AOC:3514 N 152407.20 +202)679 04 17. qb CO • OW 3■• .7+7737 50)0 C07517467 50 • . • • 3 o cn UI z (1) - R w CI Z 0 ▪ 0 1- wj:co F- z 4 cc E o Cc co cc CI. O CC . .7( 4 co Z 0 CC 4! co " LOU& 4.0.51+0 • • CA 317,11.47 6. , I .4-'7I.‘.1::h•-'!1:'..• '''7-4'i'll:•i'l..Ii:/:: ., . - - CO 7217 CURB Rai. • - • . 14•77.50 ex PAIRKINC • P1.100.00 P2=90.00 P3-80,00 PROPOSED BUILDING 9 ' l'ACNCAORA/4 ' ' . •., CEO. 07 0774205 . . • 7 „ • ..... , • • • . . PIRS1' F1004.116.'75 • • SECOND 6.00R.1.33;50 • • • • MICA ORO. CA EQUAL 04499 CO 294 CURB hal 40497.50 C,734,1!7tg7c MORN DbubS 7 CB 24 1477E 7 . 47-7--'7-7 .43..77tr7 . A‘. —01.14■141_-C849243-_-4,4.4_-_-4. _IP-V! 7 . trisaasitmc, .. 4374113 06 • CO MACH ORM (4773 03 r I,_____- . ....- ,.- _... i..., --::-, •fc.r17 ' ,_ _. ...... E t1.4"0,7 .. -- ' • - • ' ' 5c 9.9 - • III ii I fl 1.1•1/XERSCNEOVIA Lwe ▪ 4.■ .1a wow.. sm. •rm ■•••■• III. WWI .111 1.01%.• •11 z < . • mi- . ti_z 6D. 0 • 00 O. • 111 —J • LL 'w0 • < cn • 1-•w z z IJJ 2 D, • 0 • ,c) • w , w • 1- 7- LI 0 111 Z • • 1.3 • 0 z RATOITICS am Omar .11••• 14 • aL„121MAMSEV222/1082/0=3 ..„ FEATURES HOUSING — Rugged, die -cast, soft corner aluminum housing with 0.12" nominal wall thickness. Ex- truded 4" soft corner arm for pole or wall mounting is standard. DOOR FRAME — Die -cast door frame, has impact - resistant, tempered, glass lens that is fully gasketed with one -piece tubular silicone. OPTICS — Anodized, aluminum hydroformed/seg - mented reflector. Four IES cutoff distributions available: Type II (asymmetric); Type Ill (asymmet- ric); Type IV (forward throw); Type V (square). ELECTRICAL SYSTEM — High reactance, high power factor ballast for 100W, Constant- wattage au- totransformer for 175 -400W. Ballast is copper wound and 100% factory tested. FINISH — Standard finish is dark bronze (DDB) poly- ester powder finish, with other architectural col- ors available. SOCKET — Porcelain, horizontal, position- oriented, socket with copper alloy, nickel - plated screw shell and center contact. Medium base socket used with 100W & 150W, mogul -base socket used with 175 -400W. UL listed 1500W -600V. LISTING — UL 1572 listed for wet locations. Listed and labeled to comply with Canadian Standards (see Options). taawaiuy rvumoer Type Soft Square Cutoff Lighting CONTOUR Standard dimensions EPA: 1.2 ft2 Weight 41 lbs (18.6 kg) Length: 17 -1/2" (44.5 cm) Width: 17 -1/2" (44.5 cm) Depth: 7 -1/8" (18.1 cm) KAD METAL HALIDE 100W, 150W, 175W, 200W, 250W, 320W, 350W, 400W 20' to 35' Mounting 4" (10.2 cm) 7-1/8" (18.11 cm) 17 -1/2" (44.5 cm) ORDERING INFORMATION Choose the boldface catalog nomenclature that best suits your needs and write it on the appropriate line. Order accessories as separate catalog number. KAD 100M KAD 150M8 KAD 175M KAD 200M9 KAD 250Ma KAD 320M9 KAD 350M9 KAD 400M8 Distribution R2 IES type II asymmetric R3 IES type III asymmetric' R4 IES type IV forward throw' R5S IES type V square Voltage Mounting 120 SPD04 20810 24010 SPD09 P77 RPD04 347 RPD09 48010 WWDO4 TB2 WWDO9 WBDO4 L /Arm Square pole (4" arm) (standard) Square pole (9 " arm)3.4 Round pole (4" arm) Round pole (9° arm)3'4 Wood pole or wall (4" arm) Wood pole or wall (9" arm)3.4 Wall bracket (4" arm) (When ordering KMA, DAD12) Shipped separately KMA Mast arm adapter KTMB Twin mounting bar DAD12P Degree Arm (Pole) DAD12WB Degree Arm (Wall) NOTES: 1 House side shield available. 2 Optional multi -tap ballast (120, 208, 240, 277V). 3 The SPD09, RPD09 or WWDO9 must be used when two or more luminaires are oriented on a 90° drilling pattern. 4 May be ordered as accessory. 5 Reduced jacket ED28 lamp must be used. 6 Additional architectural colors available; please see paint brochure. 7 Must useRPD09. 8 May be ordered with SCWA or LLRPSL. 9 Must be ordered with SCWA or LLRPSL. 10 Consut factory for availability in Canada. 11 QRSTD available in select wattages; consult factory. Example: KAD 400M R2 120 SPD04 Options Shipped Installed SF Single fuse (120, 277, 347V, n/a TB) DF Double fuse (208, 240, 480V, n/a TB) PER NEMA twist -lock receptacle only (no photocontrol) QRS Quartz restrike system (250W maximum, lamp not included)" Classic Colors CSA Listed and labeled to comply with DMB Medium bronze Canadian Standards DNA Natural aluminum RJ Socket position for high performance DSS Sandstone optics (R2,R3, R5S)5 SCWA Super CWA Pulse Start Ballast (TB only) DGC Charcoal gray LLRPSL Low Loss Reactor Pulse Start (277V DTG Tennis green only) DBR Bright red DSB Steel blue Architectural Colors6 Standard Colors DDB Dark bronze (standard) DWH White DBL Black Shipped separately^ PE1 NEMA twist -lock PE (120, 208, 240V) PE3 NEMA twist -lock PE (347V) PE4 NEMA twist -lock PE (480V) PE7 NEMA twist -lock PE (277V) HS House side shield (R2,R3, R4) KADVG Vandal guard KADWG Wire guard Accessories: Tenon Mounting Slipftter Order as separate catalog number. Number of fixtures Tenon 0.13. One Two ®180° Two ®90° Three@120° 2 -3/8" T20 -190 T20 -280 T20.2907 720 -3207 2 -7/8" T25 -190 T25 -280 T25 -2907 T25 -320 4' T35 -190 T30 -280 T30 -2907 T30.320 Three ®90° T20.3907 T25-3907 T30.3907 Four@90° T20-4907 T25 -4907 T30 -4907 oh LITHO/WA L /GHT /NG GENERAL PURPOSE OUTDOOR LIGHTING KAD M1 KAD 400M Arm - mounted Soft Square Cutoff Coefficientof Utilization Initial footcandles KAD R2 Test no. 1193083101 COEFFICIENT OF UTILIZATION 0 .1 .2 .3 .4 .5 .6 KAD R3 Test no. 1192040902 COEFFICIENT OF UTILIZATION 0 .1 .2 .3 .4 .5 .6 KAD R3 RJ Test no. 1192041502 COEFFICIENT OF UTILIZATION 0 .1 .2 .3 .4 .5 .6 2'w�`,\ 0.5 0 1 1l1i11l1l11o11MN4W11. a u Na -4 O -4 n DISTANCE IN UNITS OFMOUNTING HEIGHT 25����, 1 05 0.25 0.1 ' gillall �_���� I ►_■ A 4.4 N -+ o -4 n DISTANCE IN UNITS OF MOUNTING HEIGHT 2.5 1 0., 0D•1 ' . u N. W N O n DISTANCE IN UNITS OF MOUNTING HEIGHT *ail ara rom �A`_� ���_�_ -I.it=Mr� .0111111=1/-7. - �_ 0 1 2 3 4 5 6 400W Metal Halide lamp, 32,000 rated lumens, Footcandle values based on 30' mounting height, Distribution Type II, cutoff. 0 1 2 3 4 5 6 400W Metal Halide lamp, 32,000 rated lumens, Footcandle values based on 30' mounting height, Distribution Type III, cutoff. 0 2 3 4 5 6 400W Metal Halide lamp, 32,000 rated lumens, Footcandle values based on 30' mounting height, Distribution Type III, cutoff. KAD R4 Test no. 1191110101 COEFFICIENT OF UTILIZATION 0 .1 .2 .3 .4 .5 .6 KAD R4HS Test no. 1192061101 COEFFICIENT OF UTILIZATION 0 .1 .2 .3 .4 .5 .6 KAD R5S Test no. 1193111901 COEFFICIENT OF UTILIZATION 0 .1 .2 .3 .4 .5 .6 oh_ 5 21 0.025��F •►1 A w Na -. O -4 n DISTANCE IN UNITS OFMOUNTING HEIGHT 2 sI 0.25��I 0.1 wok 1 a (a N -4 0 -+ N DISTANCE IN UNITS OFMOUNTING HEIGHT 5 �17� �J1�1 \�, R N r_.,Li. 4 =liJ 1 ►� 2., 0a2' ������' _ v - NITS OF mi... W� _ o 1 2 3 4 5 6 400W Metal Halide lamp, 32,000 rated lumens, Footcandle values based on 30' mounting height, Distribution Type IV, cutoff. 0 1 2 3 4 5 6 400W Metal Halide lamp, 32,000 rated lumens, Footcandle values based on 30' mounting height, Distribution Type IV, cutoff. 0 1 2 3 4 5 6 400W Metal Halide lamp, 32,000 rated lumens, Footcandle values based on 30' mounting height, Distribution Type V, cutoff. Electrical Characteristics Line current Primary (Amps) Wattage /ballast voltage Start/Operating 400 CWA Peak -lead Autotransformer 120 208 240 277 480 2.50/4.00 1.45/2.30 1.25/2.00 1.10/1.75 .73/1.00 Primary dropout Input Power voltage watts factor (%) 55 95 110 455 90+ ±10% = ±10% 125 225 Regulation Line V = Lamp lumens Tested to current IES and NEMA standards under stabilized laboratory conditions. Various operating factors can cause differences between laboratory data and actual field measurements. Dimensions and specifications on this sheet are based on the most current available data and are subject to change without notice. Notes: 1. Photometric data for other distributions can be accessed from the Lithonla Lighting website. (www.Llthonia.com) Mounting Height Correction Factor (Multiply the fc level by the correction factor) 25 ft. =1.44 35 ft. = 0.73 40 ft. = .56 Existing Mounting Heightz _Correction Factor New Mounting Height KAD M1 ©1999 Lithonia Lighting, Rev. 1/00 KADM1.P65 LITHO/WA L /GHT /NG GENERAL PURPOSE OUTDOOR LIGHTING ONE LITHONIA WAY, CONYERS, GEORGIA 30012, TELEPHONE 770.922.9000, FAX 770.918.1209 www.11thonia.com • IN CANADA: 1100 50TH AVE., LACHINE, QUEBEC HBT 2V3 TYPE: DESCRIPTION The McGraw- Edison Acura floodlight utilizes a soft - cornered aerodynamic design to provide excellent EPA ratings and an aesthetically pleasing appearance. Black polyester powder coat finish assures corrosion resistance and long- lasting aesthetics. U.L. listed for 40 °C ambient temperature operation. CSA certified. APPLICATION The Acura features a variety of optical designs which deliver maximum beam control for architectural facades, signage, monuments, airport aprons and building perimeters. A B C D E F G DIMENSIONS CATALOG #: SPECIFICATION FEATURES McGRAW- EDISON® A•••Latches Formed aluminum flush draw - action latches offer easy access to lamp compartment without tools and maintain integrity of seal when closed. B•••Housing Aerodynamically designed die -cast aluminum housing has low EPA rating. C•••Door Die -cast aluminum with integral cast hinges for removal without tools. 0' Lens Heat- and impact- resistant tempered glass. Lens is mounted flush with door surface to reduce wind drag and prevent dirt or moisture from accumulating. E•••Reflector Computer designed reflector systems deliver superior beam control and efficiency. F•••Gaskat Door gasket is closed -cell silicone, providing maximum protection of interior components from the elements. G•••Ballast Ballast components are hard mounted to fixture housing for maximum heat dissipation and extended component and lamp life. H•••Mounting Knuckle mount fits on 2 3/8" to 3" O.D. tenon. A degree marked quadrant is cast in for easy and accurate aiming. r 161/4' 1413mm) 12 /4' 1311mm) J L L 63/4' [171mml COOPER LIGHTING ASFACURA KNUCKLE 5 0- 1 7 5 W High Pressure Sodium Metal Halide SMALL KNUCKLE - MOUNTED FLOODLIGHT ENERGY DATA Reactor Ballast Input Watts 50W HPS NPF /HPF (58 Watts) Hi•Reactance Ballast Input Watts 50W HPS NPF /HPF (66 Watts) SOW MH HPF (69 Watts) 70W HPS NPF /HPF (95 Watts) 70W MH HPF (94 Watts) 100W MH HPF (129 Watts) 100W HPS HPF (130 Watts) 150W HPS HPF (190 Watts) CWI Ballast Input Watts 50W HPS HPF (73 Watts) 70W HPS HPF (96 Watts) 100W HPS HPF (134 Watts) 150W HPS HPF (192 Watts) 175W MH HPF (223 Watts) CWA Ballast Input Watts 175W MH HPF (210 Watts) ADH970829 1 ASFACURA PHOTOMETHICS 3 2 1 0 1 2 ASF -3 ASF171XX22 175 -Watt MH 14,000 -Lumen Clear Lamp Beam Type -2Hx2V 3 0 1 3 D A 3 2 0 ASF -4 ASF152XX23 150 -Watt HPS 16,000 -Lumen Clear Lamp Beam Type -2Hx2V 1 ORDERING INFORMATION 2 3 4 3 2 1 0 1 Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line. Distance in units of mounting height. Mounting Height Footcandle Values for ASF -3 Isofootcandle Lines A B C D E 10' 80.0 40.0 20.0 8.0 4.0 15' 35.4 17.7 8.9 3.5 1.7 20' 20.0 10.0 5.0 2.0 1.0 25' 12.8 6.4 3.2 1.3 0.6 30' 8.8 4.4 2.2 0.9 0.4 Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line. Distance in units of mounting height. Mounting Height Footcandle Values for ASF-4 Isofootcandle Lines A B C D E 10' 80.0 40.0 20.0 8.0 4.0 15' 35.4 17.7 8.9 3.5 1.7 20' 20.0 10.0 5.0 2.0 1.0 25' 12.8 6.4 3.2 1.3 0.6 30' 8.8 4.4 2.2 0.9 0.4 EPA Ratings: Knuckle Mounting Fixture Wind Direction Angle Front 45° from Horizontal 0.9 sq. ft. Floodlight Summary Maximum Candela Maximum Candela Vertical Angle Maximum Candela Horizontal Angle Field Lumens -10% of Maximum Field Efficiency -10% of Maximum Total Lumens Total Efficiency 116940 CD 0 Degrees 0 Degrees 4514 Lumens 32.2 Percent 9535 Lumens 68.1 Percent Floodlight Summary Maximum Candela Maximum Candela Vertical Angle Maximum Candela Horizontal Angle Field Lumens -10% of Maximum Field Efficiency -10% of Maximum Total Lumens Total Efficiency 93328 CD 0 Degrees 0 Degrees 5040 Lumens 31.5 Percent 11071 Lumens 69.2 Percent Beam Availability Distribution Type (HxV) 7x6 HPS • MH • 6x5 6x3 5x5 4x4 2x3 2x2 • • • • • • • • SAMPLE NUMBER: ASF70119XX ASF f Product Family ASF =Acura Small Flood Lamp Ballast' Wattage' 1 =1-1t: X 50 =50W 2 =CWA 70.70W 3 =Reac./ 10 =100W NPF 15 =150W 4= Reac./ 17 =175W HPF 5 -CWI' Lamp Type 1 =MH 2 =HPS K J i Voltage' Beam I Mounting' 1.120V Spread K =1/2' 2 =208V 22 =2x2' NPT 3 =240V 23 =2x3' Knuckle 4 =277V 44 =4x4 5 =480V 55 =5x5' 6= Triple Tap 63 =6x3 wired 65 =6x5' 347V• 76 =7x6 9 =Multi Tap wired 277V' Options (add as suffix) F =Single Fuse (120, 277 or 347V) FF =Double Fused (208, 240 or 480V) P =Button Photocontrol (specify voltage) Q =Ouartz Restrike (Limit to 150W max. quartz lamp only. Lamp not included.) R= NEMATwistlock Photocontrol Receptacle Black (Standard) AP =Grey BZ=Bronze WH =While Accessories (order separately) OBC =Outlet Box Cover (1/2' threads) VS /AS =Vandal Shield Small WG /AS =Wire Guard Small IL /AS =internal Louver Kit Small TV /AS =Top /bottom Visor Small SV /AS =Side Visor Small 0A1016=Multi-Tap NEMA Photocontrol 0A1027 =480V NEMA Photocontrol 0A1201= Photoelectric Control, 347V NEMA Type SAB -BLK =Steel Angle Bracket for Trunnion L =Lamp Included Catalog Lamp Lamp Number' Wattage Type /Base ASF70119XX 70 MH /Medium ASF10119XX 100 MH /Medium ASF15119XX 150 MH /Medium ASF17129XX 175 MH /Medium ASF50219XX 50 HPS /Medium ASF70219XX 70 HPS /Medium ASF10219XX 100 HPS /Medium ASF15219XX 150 HPS /Medium NOTES: ' All lamps are medium -base. 'Standard ballast is high•reactance HPF MT except In 175W MN fixtures which have a standard CWA ballast. 'Available In Canada only. 'Products also available In non -US voltages and 50Hz for International markets. Consult factory for availability and ordering information. Ballast Type/ Power Factor Hi- React. Hi- React. CWA CWA Hi- React. Hi- React. Hi- React. Hi- React. Voltage Multi Tap Multi-Tap Multi-Tap Multi-Tap Multi Tap Multi Tap Multi Tap Multi Tap Mounting EPA Type (sq. ft.) Knuckle 0.9 Knuckle 0.9 Knuckle 0.9 Knuckle 0.9 Knuckle 0.9 Knuckle 0.9 Knuckle 0.9 Knuckle 0.9 Net Wt. (lbs.) 23.0 23.3 24.6 24.6 18.0 21.3 22.8 24.1 Shipping Volume (cu. ft.) 1.92 1.92 1.92 1.92 1.92 1.92 1.92 1.92 'Multi -Tap ballast is 120/208/240/277V. Triple Tap ballast is 120/277/347V. 'Available In metal halide only. 'Available in high pressure sodium only. ' Slipfiner mount and Yoke mount also available. 'Designate distribution by changing 9th and 10th digits. COOIIER NOTE: Specifications and Dimensions subject to change without notice. Cooper Lighting Customer First Center 1121 Highway 74 South Peachtree City, GA 30269 770.486.4800 FAX 770.486.4801 rtl2 A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R 4 E, W.M. rirn.■ 0170 WNW WIn at Mat 0_11.1.61321.132M2e1,_ o_geameriumtac-cm. 0 111 stiMENLIELAP__EMEL Y.SIAMI 411AR. SLIM AV • KAI ft rrld t171/■• _slapIRAP_SEV-WAY.PJFAL. t .z .. , ,z,, • .ww2: ' 6= .,,o. • :00 00' ; (f) a.; • _i LL/ 0• r) . 2 cci :1 n . u_ <, n9 4 ▪ , .4,....- ..... cc '4' • ' 1 Ii i : zij--:1 1 8- W id- : pi ,.. cc M r. • ca .:47.S01c1:2: cc z CC uj in La.- ' s cc 1- z1--- r- .. ILI cd C-) . 0 17 Z A PORTION OF TI-E SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTON OF SECTION 10, ALL NT. 23 N. R 4 E, W.M. Kz-.4 fAv. ^07:7: ..... :7 7_ • • . .. _ALMBNATE.P13AMO_LI.MIOEcTION Perflar 11, WWI .11.1.C.314 r H- inewsnerinaam_ ' tUTZr."",.=.7.7.1r.1.1;1=1.7;",■:::,,r`'"`"'"' 17:, =LS AZ( 10 NI Lcw AMA. A. 0.1‘,101,11.7 MOI(C114 71,041.. 11? 47;0i.17,00-.1331:V"Acrft-IATAtfaVAlrrZACTs.17AUVIrATSRV■111= \VAT.= Int CI.O.W.A. MTN, /of (11..if. IflITU tti 14,141.00 ACCO•AAKE 1.(.114. MAO. R. AITA.M(3 OPA.k. RAMS TO* MSPICKN NTh < • 1- , Z w • 2 6 O 0 • 0 - - in Lu • u_ 0 CO 2 g a. z ▪ z ▪ 0 z 0 1— F.: i••• 4 2 • 4 cc E fc o cn 0 pc. tc 0. a. 0 co se 4 b Z DING AND PAVING P o 0 17- Ui 4°W-.62.410.$1.721470:=17:.:=Zt=1:17.X.:ATUTTLWSX.TrPr.:■.,, (.0,[1, KS to.tora 0 as g 0 I I • • - • A PORTION THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION SECTION LL IN T. 23 N, R 4 E, SIMILLIIIMEKLIVIEIL 1"A" =;',11.-11•Zrolf1=11 r..1:1,7411";:g.".1.1= im1Irrtlt art ..1:5 IS IT:11D *PM .1P1.1.• MID."' /111.1.,MY 41"077.413.1=VC"lnA=Mtrbf"A.R.G.0"'1C1'rl TTIIrtifitri11011.e. CI, Wt. 4010.4 0.41,11•41■14111 IME routwx 313,01 90, .11.11 WAVOIll 01111 •-•••..1.0 151.I. Pl.k. M-07r Iv. AIWIt "4,%11,11f4rirglAVX.:11 r.',1.17,r4,11rar= " I- ca uJ (.0 Z z - z 0 O. O la I: 0 a 4 z 4 iz Oa o g r. orgo. ›.8 O °KI- X COX O • 0 4 z w zP" 0 2 g z < • Z ...I 00 (J) 0 • Li1 E- U) u_ w 0 2 g :71 < co I Cs 1-1-1 Z 0 z iEc LL1 uj 0 co 0 _ LIJ z o -I Q 0 • ..... • . • • - _ ----1 1 ' • ____,.... - 1 1 i 1 1 - - BUILDING 21-02 A PORTION OF THE SE 114 OF THE 55 114, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N, R 4 E. WM = 1 ':EX.1.7 :..4:4f1•272::: Az:i..71.:.r.= L .- i. • ' I , 1 ‘ ' '-'11■;';‘ , 1 : .. -lc' . : —=.y., •: . flit pa i, ir • .......-.W.70-67, '. ,7,4‘....1-titilif:sxzem'it=mizif*iii:t2Thi-CrilkT,ir_tp . :1.1":1: . ........ . -- - , L..7. ....... . .. . ....... CD CI CO 11.1. MI i -J 1- U) LL, w 0 i- co 2 >- e c w . g S- CA 1.1. < -1 ▪ 0 1. a. w p 0 co ■cccE ,-1-- I- W.... : Ec%4 : ••••..... ..1"• 0 I E 2. Pc' ; 1-0 cc cr 8 , Z I- ! ° 0 ,. II i 111 uf O a D 0 -I 4c▪ le a) 2 1- , 0 P—: 0 o 4 Lc . LIJ Lij; 1- .1 z : 1- rz. Z htc=)FIT1-1 BUILDING 21-05 z , ce 0. . (3 — :U, W. • I •—I I- uj 0 g IL < - a 1- al z 1- z 2 5 0 0 I-- u I0 11 0 Z 0 (i) 0 z - • - - • _ - • - ■ A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A POFMON OF SECTION 10. ALL IV T. 23 N, R 4 E, WIC I I- I 4- 4 -4 4 1 3 i 1 'FL ._ 1 rl I 1 I I 7 ; 2 2 2 Pi 2 I I .; I 2 2 2 2222222p22 2t2422 al, 1 I 1 • 11,74 1::■V a i • 1 ...•••••1•10•Ybo L otoel.K. ___ I d I I I _ I I!! ! E 2. t - F- •! ! t , X 14--- I i I , I . 1 1 ■ f I. I I ..._ - , . -: ; ...„. 1,0 ..1 ? ; • ! , 1 l i ' ' • I Li r, I_.1 ... L_ — ; .. 1-4.... —"±:---I---..---L—.-----t—'----l--- 1 l ' l . 2 . ! • 1 I I •1- , . 5.- c ul i ; il I il i ....-. ■-■., _ . _ _ 4. . I ! —1---', —I- ------7- I . --- 1 1 I - I-- 1 I ! 1 1 I r .1 i i ■ , 1.1. .. :____!_......1._____L_ i . _ A._ 2.2 . .1403 —I— .0 .-- 4 . .1 — ' . .-. ,_ ! : ! , j 041.0143 7 S WEST CONTT ; .•,- .1 I ; • Po WA • 1.6.Y. 0.1" • too/4 ; 2 2 2 ; 2 2 ; 2 5 r §r 0 r liP / 4 i V V p i X _ri .__, . .....r. ....1._ _...i.._..._, ..„_____ ! , . . ! , ,......„•....: ---,1,11---1, 1 ! t 4 - --i- i 1 ■ ■ Iv 11/... boo ' ".%"4: ..."":"" 1 ' 1— ' -'*:•13.' .. '''"-'7........ — . • I I ;, ' 1 li I TO! ••• • oo I 1 t . I 1 1 1 L d illi _ __.',. -4 ■ I I. -- 1 ; I ----I---t—L■7L'' "---1--i------1---4-- —1 -j -- -1----L---1-------+ I I I I ! I ' 1 J4. I , I I I I i I 1 , t- 1 I r I 1 _ I I 1 i I I I 1 1 I I 1 I Li ...1._ .. r_ _ I , I I . , i ■ i ! . : , I BULDIP4 7 NO S iSES7 Cf*NAY , 1 1, 1 Ii I I ■ I I , i ; I I 1 " in7 ;i bra t It ! 11. l ISM 1,407 1 Ur biCt1 1;61 i WADE PROFILE I z < s X c— It LU .1,...2 C..) al I uj 0 I- oc co al 1 --71 sa 2 U) a. ox z -±. (,) 0 Lii C5 z la P o I— cc ,.. tiicl cr oco O e( •I—O ' 01 Z I-- Pc o ct 0 ..c U-1 11.1 • 2 D . as3 ot to = z 1- Q. ci z • . cc , uj ... 1- 1 Lej la o z I— -- — 0 ' Z CU uy C.) 7...... - -1.- 2-. 0 1— Z -I 4 ' UM, • •'? • kr -1- -----! I I, 1 i IIr.- on bib I. Z. .00 I • •.. . , . , , A POR11ON OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E. W.M. ez r i I - i I, i .•-,/ , LW 1.1••■•0.1 tl.S. L ALEIA.991,1 0 CS 1 M./WATER SEPARATOR e,ELT,101,EmgmAlvggmaqops_ GE cONcRETE 120,91112.2:14MC211011.124131/__ _211313Al2-2211153. FAS le• Wm nal • a LS,P. COW dm et..34 Astoal 4.Par•TO _WEEILDEVIZE._ tromovrAnumr.n.rvrar.p.rmaty,trA • :c icz-lafF, PP Pr, WcatIllEF-EMICI-ELEIVM.ppl,_ A, GIAVefr..--1... • 4 ° A PORTION OF THE SE 1/4 OF THE 85 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL N T. 23 N. R 45, W.M. MIT rgan'azzg ILZTi n. ••• lP c=c= _11k2WQIECAL_ g.ATCH_BA8IN TYPE 1 48 TO 98' Arra=111, ' ■ ri r =\'17....i■ al CA, c:-.11— • --' 1142211621124 •• _ < • Z LL -J C.) C.) 0 !U) WI. WLL 0 , U.1 : 2 (,) 3 I— III Z I— 0 . Z W uj 2 co 0 .uJw 0 16 Z U) = ; 0 E- TT I SECTION A I;LIZIATEIN VAULT I R1881 DETAL LILL 1," 40 A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N, 4 E. W.M. --- r— [---It ---1---- ---- ---- 't I • -1----;;i;;;-i•= -T---- ---r ---.4i 1 1 ..,..s -------•--- I- -• I • I :0! I I _4 1 ,„ I 1 1-1 ------ I i----- ---/ 1 I --.1- ,/i ■ ; L.,/ ,—U 7 II 1._____:___1.....____i_....1------i-..--..-.±---..-4 .0 MEMO VAULT 2 FIBER DETAL MILL I,. I i I 1. 1.1: 00 041. WASP 11 .41 6, - WI& 1.0 M. 0.11 0...1011 -.MOO vial orntot ova I.nrx tn. — pima NA. Imo • 'VW/ 131. YU, <It ELEY.AIX&I VAULT 3 FIRER DETAIL cap ZE 1 1.T.V;44141,4•4'...o. ..■••■■•— IVIVEN V (VAN ell 1 i L -ffromf*Q-Y-44-T--4- 1 t:Dot R.1.4•7 PR Imo,. V • IV WIr.r.1 Von. tr WitbAl/ M.4111 Iwo •••■•vl JONI 1111.'.11. WM. .11.,1•1,..— I.•• 1■111 II... VI •I. SW IV 11510149 VAULT 4 mei DETAL A PORTION O THE SE 114 OF THE SE 114, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N, R 4 E, WM --I I 1 II 1 I I I i • I 1 i I 1 1 ! ,... , .. ._t_ uv •.•• .1.11.• no; i . I I ..... I 1 t • 23 1 _. i i 1 • arl,scructut . ILI VW • : , I I i • : 1 I. ' 1 ..._._1 i . i ''..."1 L-,4 I -I— . . -1 .. ' 1- SED1N-E 4AU1,T g - - - 1 - - i • niirx 1 - I -I I • : I; :: • : 1 ....amintif 72' CAr co • • -- 'L'L L. • ; • • v.tat t•-ke tft vond--, tv:•1 10v,:v v TOW* VI WV MIT <V 12. ••11I MEM= VAULT 5 RISER DETAL IV•In nro.0 oltvt. ROI .1 Vo.V... fauo• es.••■.it ELEMOti MAN ...54 533041-31112171111E.121E* < • w V 0 cow :WI J 1— 0 , 2 g < — a 1.1-1 z o z ILI' Lo (-21 LLI I 0 1-- LI: 0, ILI Z (1) 01- z A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL N T. 23 N, R. 4 E, W.M. _ - a • _ _ ii MATCH RIGHT F.,Ff 17'6 4..fr ERia q:); 1•NIC=.FI-r1-1 • MATCH LEFT 4 .4 a I- C/) Z 5 W. a. a CC 4 z p 0 0 Lu p Q4 cc z cc 0 cc g 0 Pc. Ct. a• CC 31 0 4 la 0 LI co -1 .4 4 co Z 0 4 z z LC 5f1 - • SECONO 11.001.11.1.50 71.142:0 oft-P"' d La N __2_.1 . \ 'c;,\,. ,' !N._:...•-...i■:- ,i;‘,:if,---::::::::- ---:_, . ,.._. . -- - - ---tiiii- §9 _:.:-: -..-;_:-. ---- - . - ---' - ....- , , I .. • - ,__... .... _. _ ..---. .------- I I I I !1--• 4 i-1 11, -, •' c...,... -.. , _....--FE6Aiii5 fail. ,--7:1'4Zra.a.7...,....._...Laz- rzar,vv...-4,--1„4,,,......27,--,;,-,..„7,7,:-.mitrt*-vr.-r7.7■7' ,- or ------ .......E.JFV.. z d; z&zzL-.: a . .. _ _ ... :;;.N,.„; , NEUPBOX CULVERT NEW DRIVE ,I I i . \ I ! I I ' • • NEW WALL '''I'll'I'I, 11•••ii, •;;I.P9T*°1`Y‘P' ..7.____r.:7.7.-- 1.. 1111!r11:11,11 1 II 1.1!11.0:71111-1:1, 1 i" ..2.---., , . 4.... . ,PARil<ING RECK f 3 . . i_ •: i 1 1 111 ': L .f itic.r.1_,. IA '.vLtif * ,.. • „A.;,. ..., - ' I - PROJECT LIMIT."' . . NEW KEYSTONE WALL ::1.1S.'7'.7:.1;35-77--•TAInL!ii'5':J..;.: :..1..!.':E...11;;I11:1-.7:..;0.::1.:6C4.ii.17E7F-15.):1--'1:1‘1:40. ir- ,L I .1-I.., ! ! 1 1 H ! , • , . • . t117-1777 FUTURE FUEL 1"Nrc rA ,;. 1 ! ; • LiLL._ . , ! ! . 1.• • • . . . i WETLANP MAI° 20 4r1."417M'MCITO 120 o -41;1 1 .4....... :(....!... 3.;1 :13 ,3.25,. . :' • PAIZA.IN.C. 7 P3 6 532; : ; ; ' .. tSkilt..15.It4C.; 'I: • ' :: . • 0113.5.(yLOoR ..-,4144.!2,51900555Tc.... 7_ . - si'corto FLooR 33 0 .1_ . 0 ,j35 0 5F. 7 ' - INIRD FLOOR: 23 71 09.5i sso„..0`74 ; 03!4N4C4 " . .• • • fie 2 2 (=> *kr- bc.14 7:V" Ch d App,.. Project Sh 1^41.0 z Z - C) 0 U) LLI - J 1— U) u. ,w o. .71 u_ V) g w z t— 0 z I- LL' ui O . O —; 0 I- LL! u j • 0 . z (,) 0 p o It!; mi • .: Ik.;•,'I l., ".•"••••••• • • -31. - i V • • i -cli ..'' ! csi , 7---; —.4 1 '-'i \ ''• ' r---• ''••\•'--- \ --1--- . I.I.....e.u.. ......... Mt RANO .C. • ; '...... a N.T11,10 , , \ I ...... , FUTURE i ( t FUEL TAN ••., -7,17" f •A 1 • k .. . 1 1j7; ----: ' :: „.'..i N • 5§ 2i NEW KEYSTONE WALL ' . • ' .... 7 7.7E:C ' i l Yr 1.-5,•177,1 , I.7.7:7...-..:1'.r11-:;;:'..7 , . Ci40::•':Y5:1da.'11 STALLS 1 NEW L4NDSC4FE ISLAND I}..i. I 1 II :TURE FUEL 1.41<r:12E4 . ' 1 :1 PROPOSED STREAM SHADOW It . • 1 • PARKING PI 100, 80 • • .150' . . RE1+101,E EXiST,'11 STALLS 1-• APPROXi'EDG"E•0 ND OPEN STREAM • • :STREAM A\ta•ii, 8'.•SEC t . • • ' FIRST FLOOR:116.15 SECOND FLOOR I33S THIRD FLOOR 1502 F.• S 5F. BF. - FUTURE DRIVE Q : - • , . .•, . ." ^x'"'" • • - _ yALETLAND MAP • .cr UAW 11..1. .4 Dr. Ch• 4 4flr 4 • Z •6 —I c.) 0 to 0 !CO LU iLLI :uj 0 g La_ a Z Z LU w • 2 - 0 .0 I- uJw • 0. . Z -- o \NI j I i' ,. , ,, '1 ..YY D� o -• ��'� � �' ; otlp .I l' �:1 0 1' '('f twai, 1, r.. onno600 •671 4,4 ...._ ..: .. �,� oo°• 0000.on 400 _. 1 gis, C, *Iwo. p. o.0� I .. . NviliON.'1iN1.I FUN TiC 6 LANDSCAPE AAalIKIURE Mr. , w. u v -1f ,7 r (. o O' olp .(psrt_ �„(� '�r .tY^,. =FL tl (�7' a •'4f✓` �: "Y' /� ^ ". a -"'.,t rf_ 'iQf 0,644.012M. _ _ O`I fir' __ �A .. t / A Tp i,04. A�D\Y�.�(�- i� O. •u 'o ' e,� {•�' _ r J / I ;I ,..,,, l q 1 j�� r�v� Al r } �� od;.> i-JFa; r.a �Q' -� �'� m4i. ..:W. y�'.., ,. .,) i '',�' 1 p O.O I e '11°,.. 4 -4.- i/ :..0 ;"• s hi L i D, � ��+�a: •6� o� +� 1 w- �Di, y , 9 / �f /D 45,{,11 :.,:.'000wr°.o ,v~, l° �xrw� I( a; ��s'iM `.1 w' `.; `1. P I y,&02,,. ire r.4 ��za .,a O 'I, i �%i t}�^ ^� , :\�J _ :�T/ �%�: •' �IQa�' 'r ,,''pat �Y/h t � ;,r � :,,E, r�l�{• i� � ?t. �°. Wo •'�rli �, � . `, •t 11,1 l�'.r'I �t stis• /8'i,al.�ot` °5rv� i4P a: /'.�1i � v V� V• - .; ..... ' I �o .. ¢off i �/ c - 1 I. .. V ..._.:' Op .. — , 1 I •O I 1 i I �9p 1 1_ _ � 1 1 ..1. ' "'7 - h ....._,... .' .. .... !.._... .. ! .i. -I , 6 I 1 •-�' i i STREAM ENHANCEMENT PLAN PLANTING PLAN INTR6ATE EAST - SABEY CONSTRUCTION, INC. TUKNIILA, 1^IASHINGTON 1• i:_' (.'i,l;i:...i i'�.� i 'i is ._i._. .I ; I . ! I I , I ! ..'�, �!1 I I NORTHERN STREAM SECTION 1 ?..,...L.1 •]O 1 1. 'I • I GOIR 8106505 ALONG WALL ... .: ::. .. .. -. --Itf p4g$p c� ,„ • goo, • O 1 ` G t��^ I? ^ ! MDT ..... ,"'iyirT�: �� • I Vi:+ , • . � ..n. 'e-12 t� t •4 1 %.T ,� - D:��' i ' f �I `F�3, v. !t � ,o ?” /'`f s H ;��1 I • I:o � , 0. I a Iltio 4., r .. TOP Of - \' (between wall and coniFc plantings) _.. ,L% t�'10a�,S}��� °•e F (\ '�" ag O p i� \ 00144:14: r li_I anozF►'.. �I�ui3 .^ °?.' 1 r \. . u�p, +�CS'K: JA '4r��3a0'a�o, „c� _..pp' �, �'•� I. �{`.+�y (j p n;.!°flld °..h '„ �` I t EPp a c �"�- 1 , pa� °o • f gO;A�ti,.aL' e „ d ^ II %1 *°o /� ..._ I - ..... ...... .. ...- .... .. .. .. ! ... ...... 8� I lo CENTRAL STREAM SECTION SOUTHERN STREAM SECTION SCKC. 1 • ]O' PLAN LEGEND PLANTING PLAN PLANT SYMBOL LEGEND CONSTRUCTION NOTES a A ! 4 N p 1 SCALE, I••10' TREES GUTTING AND GROUNDGOVER MIXES I. 125012 TO Mr CON91191CION 9ELA1C0 K.11N11E5, A 14611A40 tCOLOOrhl vent9cn. C441C111100 5n..fl l.OM1•0111AP, 4001 ALIH.Wiq.IVER A55061A195 (Al A0 mt. FLAG 54119n65 Aa /fwtrlK - .. ..9]1, VEGETATION TO 019444 SIONIFILANI 100051001 RCYIDV£D ARE " "• INr 1'5'1.10.0 10 20 Ao 60 NIC MARE KltailKIU11CK 50(111(:0 p1 14E1 H0. MANSE CCM1RC11pl (610140 YIAIL LTD ''II// ( lyj� NSINAED KONG DC 01,61 DC t. 64064-ICAN1 VC9CTATION 1OCA100 .y. LW- 010•(1,344 [O. it D..743 s«lwW P'O4LEAI MU;£ 1._:. -': _ _I`SALAL 004 ok 0030450110 {411001 O', Of CLCAWD AR0A5 GENERAL NOTES o ® 4 04 611 111 Ay+s 9a n �1 551504 co TLNN o6 2. L ranCAS C0ORACTCO 111110111'0 AOA 11100 10 Air CLG,IIRIO ✓ N ITAM1w J4 333,4.43.4.34. w I. (00514tN11Y 110 CNN fueTOCER0± 11411MTId1 H:STCRII LRA11A4RG 1'y •,',1.'. \i�..II I yLh1.CR HLLWi S StLt fC1GRU 110 0021 CRO• UN 111USD EM CIVIL A (H•.D1116 Of AM CALOONO '$ ww •M1N Tw T,.a,iOI.N a vrl ruq 020NOE6 Or OANO CYN6 NO Its ,1215. ,4G\ 511041 SMdIGC 504015 11 1,4 DC SIREAM 00004012 WLL PE 1054045(6 MA CI VIL KANi. LwiDl TM* TO LW. 4,347.10 CV RE 0,001505 TpI I i " -j _ Y • 10 A'v {Ill t, yT:lT'�)y i. CORMS WCLLDAM N6. t 01 TO OE 1f.RMDSIYLL tTe 5LACT CD NO 7. 115' MK T T'04V0CD OY LAKE M.CLLLR A4JnCIA1C5. ��/ CE :ULar1.DIS 511041 HI.I CYI IAA:R STOLKMI (O (,Ai N]E AS 11400AT rL'ATL0E5 IN I,C STISAM ' SCA IRO HAAN1OtOl1 - 1-CISTERN OM CCOAR 0E5t1]AT0R AREA • 9 SCE 5101 RAN 94515 POR CWA610G 111 510011Ot1 500199 5 To CNN. RAM SOD ALL CONDIRWTION 00151[0 KII511C5 rei4T NVA AIO CRS Ol 1pl*. RClAHN6 f0 114 5TRE5H TO DC 51Cw6u11TER POW. CORREYro 41114 STWGTIRE.S I E- CON. M01 L'STORATION YORK. %•'1.1•(11 ClhM11 NAIR 115015 AO TOILE TEL NO PIKS1610i TR0H:.1'.3 A. 015 RAN 15 ,], ATTALICCHT IO M STAW1 REST- 6. 5th COMTIIC TION SFCL?ICAIK,Hi soft CKTAIL5 f1 111(10 TO [RATION Wog( nerDA000 IR 04(1111 OLIVER APO 0-4 RED -OSIER PYI6YIODU Q. • - - • 11Y6(CR]D 0055 IIYLCYCNIAIION 04 TITS HAD ANCFOCIA1Cl. ILO. 0O DON 516, CARNATIGL HA 4,434• AY �..- ....__.... 01LNRY 6. =Men 56KLtED 145TKL60 Alno ITC STREAM UNMOOR IAA i - 75 939 4939 IO' WPNL A, WHIN COW ^M45 NO ROCK Hy15 T:tE •R'L51 5 TM5 RAN RRINM TO IH 11 l±A A1I01 p• ( (•i' -' "" " "' - TKL GOEOO 10( f) " 1X04 1H'1ilf W,Y 1. TrIADORAX1 INRIOA(ON 1 W L K 41404,11 to ALL NCH RANTMGS INOITAT fR,.M4C5 NO DunT IMRRIK. Kt OT(EN - (Acs., u,,tto. : �-'-- --- N'OM Of M C1,AHfERRr roD AT LENT ,YO TRAILS fp,aWw] IHLEICNIAT WN oN Tali MAR YOUK OK ATNO TO 51001(1 RRNOIIO NALL O O Kl 4000AT T1AR0E5 /OCAICO Ni111N DC. STREAM 000/1110 W.I. D t 54 TY 11 M `-' C CN Ayfllr W1G1WCtON NO 0110101/ CONTROL IS IX'MCICD 6C 1 REAM. UO2ROR,T.10. ANN NOVI H *TAKEN. OCTNL9. ON TC COAL KAM 614[04X471 Kr DCA N. 171E REAM CONAN.5 NO •411114 6610105 HLL D1: 1 04604Al£T1 11410 (IC STREAM 10RRIOC'0 AM HIL OE POFK.TED ON THE (145 MAC. 0141•'41 I16-L-- 9A4r1 / W2 O ^RAC v 1 Z 2i- }— Z re W 6 U UO N to H w0 Ca T Z WO U0 U 0 1-. ILI Z w H H O ..Z = 0 F— Z :731N33IIIN 13d A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. BENCHMARK: DATUM: BUILDING 21-02 STFF-AMENHANCERETTIVEA L. L SEE MEET 2 SEE SFEET 3 \ 1 I4,...-",;........:..,, ,...,,,,,,.„,..„,U,1 ',,.: • il ■;-- • • . - - , -0.-3,- ) : ' ==-`1 • • II i 3 "- ... • ' _IL ',1 —17 J GENERAL NOTES: 1 An On.. (Of 4, MU 41.4. Wit It 04 1411 “.0.111•1(101 SY /00.4411% 141.4,144:4=0. WW1. IN All 0 .01■114.1.4.1.4.1.4.11.41100413.0 UMIAK. kW 4 14 4,C,41444 44 =1.34%,P.... /41.444V7V1.1.11 11/1114.10 tst WIN. /OW 0ann. 44.0.0.0.1 44/1. 00.0 wuntiirgii=.1 ot! =XL,. LVA'aTirrtrii:.:Oarei=rfuin". ' 1. I Led.. .411 11.4 044 /•••• WM300 1.0..-1 MP, II Ion • W. 6.1.11.4. 4,441/4.4 . 4.414, 4....41 rarr4P=ItnIZI„:01Ltv:“.14 nal now qc 1.4 0411,44411 Ma. 1.1441■4 • .44 .011.41. It 411114 MK( 01444.440/41. A. AK NU. ../40111.10.11.4 244 OM. tO tat N. MA 0444 NI 1. an 11.1.41.1.044.1.114.4 4.4.4[1,11.4104(0.4145 nars11.40. 0 el Pl.. 11.110.. 1.4441 n Kr01044.•.••••• 414.4.171.01.0. 11 1:41.11Z:4‘...14=1.11,14.1.4) :XV 44....• 1441N. 0.1. Pt (.14144C. n4.1.1 /VW. I.1.11 04.4. 044.0.411. 441111,4000 Iv 44(41. 0i ry. tot 14 :;,4i t.11,14.1ntr1,.1 4441.4.41(1(4010 44 MS et SKIM. .41n 44.4 AO BUILDING 21-03 STFE4/1 EICANCE1430 I 1::=> 1-11 Ra^1.1"61 BUILDING 21-05 sir SEE SHEET 4 SEE SHEET 5 1 • - - • • 111- 3 itp --Tr) Z 3037 LD . • _ -"' - " - • - _ • • • • - • . • g A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. • k '" 1 1111111. Mt.! I "`" • • • ••• • 9 NORTH • • L.- ."" 11.156. • I r. f It II , • • • • .„• IS if 19.1 Arl WA' 72.s. =- I P. TilItt61:r I , :10:15:411;i4i. .... al • 666.0 100.4 slts6.1.66 616.1:12,“ tottl'irtalTs 11.11.1311 1 16160.1 t:11 11.61.1 . 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IWO% MOW A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E, W.M. * ''' • 1. . ; I • 1, I * • ' • • - • 11-4 nr I gE,ALS 0,6 AREA 3 2i• VOW 4t 0 uL OVNID IT 47 glItt Ireltirt"' " • „,./.•_;• ;.:. j • • -• .; ■•• /1••■•41..;044 ABEAM DEC11011D_ 11\1 G:1FI-T-1--1 AtiMPORiet66,01066116411(616666.666166666•66•16666 in“ vand PAKKil Ls. •••••-• • Imo A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. • : 147t4r4T'7 ."7-.;eNe:t.n..;1-;;;::as—wo.:2. — —"/4.3ere'lrj,"'Wli''' -1'''"!!'",'':.^.- .,,,'"'I--- ---- ----1--- - - I t ..rj .%t"`,.‘-'>-.7C.7•-....•.: -.>,Z. . i- , -.:-.7, ,-.-i,;.,),;;.,:.::":.-::,,..,:frar.,;:r.--''"'' i .2„,., BENIN inneassioNsvato mrxruiri '":•V:4:"'":""'"'''''''"'": ''' .-, ,,...,•,. . i 7777:7-.7, ...... ... . • .1174,11•41AMTIL Kild4 EMI IM 0911 WV:K. • • - • ••- .......-- ........ • .-.. - •••• • • ..... _ . ... • L..- •. ..... _ . . • - - - „.— • ......- • • _ • • - • . - • • • - 1111111111111X11111111111111111 -11•314 CWIIV-'•'- • KV11111,2•1111 Vt KM. - . • • ■ ■ • - • - - • • - - • - - • - • ■ i 1 1 AREA 4 1 t ■ i i 1 1 j tr. swx1 IA140.-4 . ■ 1: I 1 I I I t 1 I i -ff.: )--, I K ,K;KK -.4.”.41-•". 1 ••• ■ 11 - aft - - 1 ••• - --i.. or • • 1 . . • . :: ';`.'Z'ot:';' --t1 — —4.121 ., ( 1411 weet---- va • ' *1:-,. 1 i p K. itiKAKIM ...a 6 11._.....• 1 . 1 ; ....----'7,_'"tt",....4 I 1: 1. , w el swirl ut.c..--4. • nt ()I i ./'•-• - . ' \ 14.11:41)..o. - •1 , . mt. moll I i i I I : 1 i I i j i 1 i 1 II _keit., . ■•44 ilgp■I 1 CVO V KA .1. MAY. 04,1 IfffigNADEOlgtil? UN Lr.V rawtt... lar I .. rOOK U7r.4. OUSWO —4/16 vws _ETTRAMPF_g§ 9N E. Fm-1 w iii k T 1 1 v...-.: !„ 1. ________I 1 . . - - -a — - - -T!' - ---G--- 1 1 ______I _________ I. .7-- - --'1-1___J 1, r'i- ,• ., ___________ • 1 ti ,...„ ,...__J • 1, - :I l• - i 11 I I 1 • , • I 1 i I i ! 1 --, 1 1 f • • I . : ! BUL131143 21-03 ! i I',CIF-1 1 . 1 ■ 1 Emmen 21-02 lit • T____________:!2'n:`Al,'F-ti:V.:4;!. _ . , 11 1 7.g- . 1 1 ; A J...=-...,.. ,.-".,..." ., ••.•.-•••;.• .....,. . . .:7, J .:i-4•i. - -,'ttg...tr,.,. , -i` , /.,,:- 7,,;) - • • • •• • - -• BULDING 2105 1.' 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BUFFER ". • -• / • fl • kir) to' aff,r4 Cs, VAAL PLANTING NOTES .0 DI .1.0,110 •V,41..1.• 0% 3 A.:- HAS 0.494.0.3Al JEZA ..aItt 1.0 IR A ,•.,e,“ Mit..• > 4+,1 .17 ,LYte. At ■Ng ea, di/R14 •020o Y.... VAX' 'RD' 1.41, 1CW C. ISM • WAT• f.4.4,111,• MCL• K. NORTH SITE MAP 111[11 SCALE 1-.20*-0- z 6 = — J 00 () W UJ — il--- U)LL w 0 2 C5 LI-1 Z I- 0 Z LIJ uj 0 0 0 O 1- 11.1 w • I 0 LL: 0 Z O C/3 r= o 0 V Landscape Schedule e00.0.0 rWe C0C1 .aD RIMS orrraI rrre Aro /040.010.• 330.4y Nero 1. 0933, 41. 343.030000 W oe get* only DM or oar.■r.r 43 Mr •3400036• 40.r4.g Moe t1 b )• C13 3, r..w.•bra.e. bow g.0. 004,3 540 or .on..v Our oiwu. w. 03030 iI'SAIoir. M, *fl 000 w1. g.N. 0a. 540 o ca...... now c.11.yrr •31.10014• 3,1041 from 3• UV., M. 4411.044t.1. O 66 or .a... 3...0.w.. 'Au/um Plop/o. Ana.. 1.4,34 A. 1' ulq, NA alrwwr4.a 0.0 or coot/ow L.e.o 4.3.0 NI0po boor N.WI loom/ p •'q, I1. •01.wrd.a 0.0 or cams.. EH/00MM TOMS M..eporr 40.10.3.'.!. wra 1.r 114.prg Arw rear Lsropn. 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BUILDING 21-05 , • ; ljE.::1-..?.-!-!4;;;,........4.4-i-!..!-;•••••,7! • I I I • • - ---• • k , \ \ \\ . !! ■\‘'‘.! A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R 4 E., W.M. BUILDING 21-05 yill 1 .5 \ ; ; lliill l \ \ +. 1 \ \ \ \ \ \ \fi,j-sil,\i,, Ilidl11 v,2„ ,,474..,....—. 1, 1 \ 1 \ \ \ II\ \ \ \ ' 111.'Y \\ • ,... ' \ \ k. \ \ ' , ip • . • , 5 -...;;... ,rv'•-•--:•-•-•:"-:....."'s•'\ ,i ‘•-• ',";-:_a-..,-,),„, ( • . ii.,0.-4. ;.::. , . , i ; , t ‘, :LA 7; ;i.,1..:- ; ,, _..."; !c;,_11.,r; )/:: ,1: i ; I/ . ) "r-ip - .' . ids.7:0-;•; '.' "A- • ,'/ . 'i :-. ".4 , / / I ' 1 l' .:,1:---..._ ... ,• . ,• , .., ; I 1 ..: / j, C.J1J.■••••J sel 34th AVEKE 8 "" -:-.. TIT:: 7-.7— - ---- --- _ ___ .' . I/ / : .1 1 ) I, . , I' ; I 1 . dii'lti.\:il i t . ' iii • ',", .,.„. ...... „.,.... i.A.O.'. ' • '-.111Hlilill r.,-.1.-.--:-/.11 1 : . • 9.,.,.......,_:-.;....,,,,,,,.-:::;.---5:- ::-„,;;-.----,.--;---- ---- . .- . • .• . . ., .,.., . - - --.; , - E- • .= - ....II... • \ V \ ‘1 \ •, 5\\\\ • `"•':'. 1 A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. tewonulr IMIIMI MO n.WWIAtv1 COMUL l@- .. u nel•o.n ms 1.u..n •n..•. ...n., M.D., ar■ r ..•sao ...� II 1 BUILDING 21-02 NORTH BUILDING 21 -05 INTERNATIO BUILDNG 21-03 .`-t) �I%2 .•' i ..�..�,i -w ., 4 Y.� �_ -.i '��-�`z- Yom•.._( . \�1�11', \1l :- rah \V -. \q,,11':, 1j;i11S, Z = F" • • W QQ � JU O 0 (no • LLI J W O. 2 g Q: =C5 I- al ZF.. I- O w U O N; 0 I-- =• V LL. O Z U(0 • • iz re 2 O 01 to 0 _ 11.1 WI U.) ui 0: A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N„ R 4 E, W.M. ...SEMENI_TRAEBEng:LA_ TOMALIXPIMENLIBAEBlga ___a!MDEELRELS. fgrarBAESELLWAYPQM... _IIEKALEMZEIOTEQIIMIQH. NIC>1.111-1 -j,, 34i AVENUE 8 .4" 7-771771'7•74--7 • • • r.---.:-=-1c-• ---..-.:-"-;;;;.:----- _ — ...--';:-;----_:::::::-•-;_-,—,7••":—: --77 -- ..-- -e--' - - - . ---_?::------If... ,_------ z wa,q. 11;rir u. < Ft. ▪ z ogio IL1Fc Z /—‘ al 5 rt Oo 0 O. Z 1-1-12 74 4 3e D z g 0 U) 19z uj CI 1— z Ili 0 — LL • Z f) 0 • ( 0 z 1 1 1 g A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. c ; 0 BUILDING 21-03 leIZCM0OLCLIMMITISTMMUDIM- I 0.1.00.110,01.1011.4. 2 RM.. •014 Kowe 0012 On. moo/ 111 ITX 1 *41.4.1.1.1/11.0010CPAI 00.0410110 •••••.•1. 11.001.1. 010/016 MY.. WOW, o. Mtni111.. •1N at, 11.4.1■A Vor1.0•00 V.. •41. NM... .01 11. 1.0•It 00.12. tun • lx-F. VD ion /Mai /0 Kle....../19 1Fx ■•••• Oor. 01/1 ,1.7.4=LINEN OF 1K 1.0.1201.•-t 011.1411119.01. 14111111 1,1111219 .000 wan 011.1117 • NTh BUILDING 21-05 4 tu ca. 4 z (,) 0 0 t- ali -A 4� 0. CC 0 to ogor44 ci cc 0 - c)1...4 co 3 .4 co 0 cc BUILDING 21-02 ..1111111 -;10 •TX-DL;. re. , L '- 11 ......... • li 11. I .1......., r,,,,.,,,71..„: , / •.., o- i • , L.-;.--- 1 .1.... i; Tl.. .. ;,.,;1'1'.., . - . . .22EIVILIZEIL ^ - ` • • Y-v1 • - ■1 \ • r , \-Vci \1-1\ .01 1 +:A„,1-• • \eI\ v. \ \ , , \ ■-•,...-••••••......,VT. A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E, W.M. NORTH r w ,..tip t- m W 0 0. 0. 2 z2 z w o • a Q. o m g6 zao3 ° Q 0 i CC • v ,"; ACe _ H et0 1 z W 2 t17j Z Q IH Z • W... CL 6D J0 O 0 CO w J =. • U. I-' w O.. LL —J c Z Z �. 2 0 W W': —O WZ O z. A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N, R 4 E. W.M. BUILDING 21-05 BUILDING 21-03 Q. 2 a n 4 Z 0 Z 0 I. r25S 2 4 M P WOm °SOrtat4 0 g (.10 1- z 5 F BUILDING 21-02 _ • _LEILTLLQQATIgN_SECalgi_ • 110. W117•1■11111l • ..111...• ...:SP',1.411.11,1A3 A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R 4 E., W.M. NORTH el..•••6•••-■1 0. g 1.1404.1eV1 • kii:14,01-0,1a• • Generator Room Floor Plan Z W, QQ �• J U: O O fA 0 ,U W W= J W • 0': J LL j 8 = W §a Z �. 1. 0. Z 1- W W; 2 Di V 0_ 0 N 0 2 V?. 1— -r lL Z' U 0 z TUKWILLA, WASHINGTON r ILL LE a. I— L_87'I B P3 Parking Floor Plan • XML IIIV *IY «wn wi S-3 Isa was >- re it 30 a� U [.i W I— O LD 0 < 0 0< Jz Q � Oz ag w Z-� WASHINGTON O1 ° A2.2 Z 21-', Z; Ce J U� UO' .0 0 W= J w g .c = d. Lit Z � 1- O' Z 1-:. 2 M. U0 U. —� :0 Ww U 1- H: LU Z — =i 0 Z O © O I{— at_c -1 at-r . s:r _y__� -t 4 a -� -_. P2 Parking Floor Plan Art: IM' -IT CalrONCI CM, 5-3 13. MALLS 0 tr n.0 V� W J 1— 0 gO ¢1 O a Z O o U < J K ltJ O Z Q W Z � TUKWILLA, WASHINGTON 0 L i 0 t o- C 0. 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