HomeMy WebLinkAboutPermit L99-0074 - STARTZEL DAVE - DESIGN REVIEWL99 -0074
GROUP HEALTH R &D
SUPPORT FACILITY
2401 E. Marginal Way So.
(DESIGN REVIEW)
..
JUi
• U Cr
•
•
L. ;N p;
W =
•Lj
• LL <
= 0. .
W
F• _
F- 0
Z 1-;
.WW.
• ,D p,,
;U.
pF` •
W;.
• Vi•
•
•
U fni
LANCE MUELLER S. ASSOCIATES
R CHI T E C TS A 1 A
ROBERT B. FADDEN
ASSOCIATE
130 LAKESIDE • SUITE 250 • SEATTLE. WA • 98122
1206i 325-2553 • FAX: (206) 329-0554
LANCE MUELLER S. ASSOCIATES
A R C H I T E C T 9 • A 1 A
March 1, 2000
Color and materials for
Rendered elevation for city 2.3.00
2nd Rendered elevation for city 3.1.00
Group Health Phase 1
Trammell Crow /Sabey
Exterior
window system
concrete panels
textured concrete
accent panel
pre finished
metal panels
metal column cover
handrails
coping
soffit
coiling door
R'(EVED
[dmi 1 "1 2005
DEVELOPMENT
Seattle 99 -089
glass LOF Eclipse Evergreen tint
doors/frames dark bronze anodized aluminum
spandrel glass Evergreen tinted reflective
PT1 /paint SHERWIN WILLIAMS
SW 2064 "Outerbanks"
PT2 /paint SHERWIN WILLIAMS
SW 2067 "Maison Blanche"
PT3 /paint UNICLAD
to match SHERWIN WILLAMS
SW 2084 "Potting Shed"
PT5 /paint SHERWIN WILLIAMS Dimenso Enamel
"Green" H61 G 16
PT1 /paint
PT4/ paint
PT1 /paint
mechanical screen PT4/ paint
TrammellCrow /Sabey /Group Health.ext
SHERWIN WILLIAMS
SW 2064 "Outerbanks"
SHERWIN WILLIAMS
SW 2066 "Nantucket Dune"
SHERWIN WILLIAMS
SW 2064 "Outerbanks"
SHERWIN WILLIAMS
SW 2066 "Nantucket Dune"
Page lof1
Z ,
to w
JO:
OO
u) of •
•N W'
W=
Jam'
•
W
• J .
u. Q,
•
IS,
• zF.:
I— O
Z
w w;
•i0 -:
•
•ot
Off:
• 0
•Z
Group Health Phase 1
Sean le
VILKINOTON/LOE
EVERGREEN mars!: 4
• • • •
• •
-•
1,i1.0.;•;:‘,.11i'd;'i ;,.-.,.-..:.1.v:."-,-:•.•,,.: ,ii..,.,.,,•'. ,.i'.....Z:•:,t,.7,; •
fii#tiil;Stcites Altiimnuni -Corporation .-..:
,--;:. oirk • iiii'—
‘44,‘A.1111 1,,,f41' ri,:,,:,.3683 Bendinletin,± Veriviniciiiitoinfe e0023-45:45:
-::.4,-,'..... r.::',',-: T . • ; -',.... ' '',-: Telephone (213) 288-4230.':'
. . ,.. . ... . .
MINALir:TONE ANODIZE COLOR
:TtiiiiiteiriinCe'saniplele"Piiiserits United' tatee AluMintn's
1 -.,..,1,,•;1, :#125:1)ark Bronze -
mpa : ,- , Anodized
4:C010e :.,- Duo r to variables In Abe •ianoclizIng process - a
iiiIMIiiiii:taii'oel-Otcii3iiirtcines can be expected.
SJJABEY
CONSTRUCTION
January 23, 2001
Ms. Nora Gierloff
Associate Planner
Department of Community Development
CITY OF TUKWILA
6300 Southcenter Blvd.
Tukwila, WA 98188
Dear Nora:
This letter is to follow up our telephone conversation on 01 -23 -01 concerning the
removal of a maple tree located on the east side of 35th Street. This tree had been
designated as one of the trees we would save in our original design plan for the Group
Health Project.
My examination of the trees location this morning clearly indicates that the construction
of the sidewalk required its removal. The.top of the tree had grown into the power lines
owned by Seattle City Light. I have directed that the tree be removed so we can construct
the sidewalk. We will replace this maple tree once our sidewalk is in place.
I called Mr. Robert Bernhardt at 11:25 am on 01 -23 -01 and informed him of our action
and intention to replace the tree. He thanked me for my call. If you have any questions
regarding this issue, please give me a call.
Sincerely,
SABEY CORPORATION
Ralp Hagler
V.P. Development and Government Affairs
ARCHITECTURE /
CONSTRUCTION
DEVELOPMENT
Sabey Construction, Inc.
12201 Tukwila International Blvd, 4th Floor
Seattle, Washington 98168 -5121
206/ 281 -4200 main line
206/ 281 -0920 fax line
www.sabey.com
z
-z'.
�
2
J U
O O!..
• .cow:
.w I
o
w f
d.
•~ =i
Il- O' •
•Z
•ww
0 H'
w.w%
•
H U
� O
iui
;U U)1.
.z
SABEY
CORPORATION
Tuesday, November 21, 2000
Nora Gierloff, Associate Planner
Department of Community Development
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
SUBJECT: TREE REMOVAL ON GROUP HEATH PROJECT
Dear Nora,
Please find attached the Arborist Consult performed by City Foresters, Inc. on 20
November, 2000. As you can see, Mr. Reich advises against trying to save any of the
eleven (11) Lombardy poplar trees located on the North side of 126th Avenue South. It
is our intention to remove these trees during the week of 27 through 31 November, 2000.
Thank you very much for your counsel and advice concerning this matter. If you have
any questions, please do not hesitate to call me.
Very Respectfully Yours,
SABEY CORPORATION
Ralpl! Hagler, Vi President
Development & overnment Affairs
Attachment
cc: Doug Goodell
REAL ESTATE DEVELOPMENT / 12201 Tukwila International Blvd.
CONSTRUCTION SERVICES / Fourth Floor
VENTURE FUNDING
Seattle, Washington 98168 -5121
/206/ 281 -8700 main line
206/ 282 -9951 fax line
www.sabey.com
4
CITY FORESTERS, INC.
21 November 2000
Mr, Ralph Hagler
Vice President of Development
Sabey Corporation 12201 Tukwila International Blvd
4th Floor
Seattle, WA 98168 -5121
277-5217/fax: 282 -9951
Re: Group Health complex off -site R.O.W. improvements and poplar tree removal on S.
128th Street, Tukwila.
Dear Mr. Hagler,
This letter constitutes my report of conditions and recommendations for large tree
management at the referenced site.
Based on site conditions that I observed yesterday morning with you and my assistant
Darren Morgan, I strongly urge you to remove all eleven Lombardy poplar (Populus
nigra) trees, which stand in two separate groves (see diagrams, attached),
Most of the trees will be fatally compromised by planned utility trenching on the North
side of S. 126th. The new water line excavation will simply remove or destroy many
roots, on the south side of the trees, necessary for foundation and water transport.
Two trees in group B might conceivably survive the ditch - digging, all other conditions
remaining unchanged. However, the original grade over the critical root zone of group B
poplas has been raised too high and the soil has been heavily compacted. Therefore,
once the ditch has been dug, virtually all of the poplars' roots will be severely damaged.
The two northernmost poplars have formed a distinctly asymmetrical crown canopy
leaning and weighted entirely to the north. Prevailing wind and stormy weather blows
south - southwest to north - northeast.
Based on these site conditions we advise against any attempt to preserve the subject
trees. They constitute too great a hazard.
Please do not hesitate to call us if you have any further questions.
Respectfully yours,
David M. Reich, owner
20 'd
3017 NW ESI'I,ANAI >li • SRAM:, WASHINIiTON 98117 • (206) 789 -5738 • FAX 781 -9571
CHARTER MEMBER
AlmeleowlImmer
A
17AVID M. REICH
Uc.•••••
dLZ =ZO 00- T2 -^0N
MEMORANDUM
TO: File
Bernie Martell, Sabey Construction
FROM: Nora Gierloff, City of Tukwila DCD7'\h
RE: Existing trees to be preserved along 126th Street
DATE: September 12, 2000
On September 11th Mike Cusick (Tukwila Public Works), Bernie Martell (Sabey
Construction) and I walked the S. 126th Street edge of the Group Health site to review the
existing trees to be kept and cleared. All of the significant existing trees that were noted
as saved on the BAR approved landscape plan were tagged properly. In addition the
Sabey Corporation will attempt to save an existing apple tree adjacent to the laurel and a
maple that will not have to be removed because the fire department access has been
shifted (see diagram). Mike Cusick will consult with the City Engineer about the
possibility of saving some additional poplars at the fence line.
C: \Nora's_Files \Group Health \trees.DOC
1
Z
Wiz';
fr 111!
U
• :UO:
N o;
cn I
W=
Wi
W O`
LL =.
_d
.1— 0: •
Z I—; •
w W;
a;
.
o
• 'w W: .
H Vi
•
H.
W Z; •
'O
• fl
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
eptember 11, 2000
' Gina Nielson
12527 35 Av S
Tukwila, WA 98168
RE: Group Health R &D Buildings
Dear Ms. Nielson,
At our meeting on Friday the 8th you stated that you believed that the City Council had
imposed a condition barring Sunday construction on the Group Health R &D buildings. I
have reviewed the files and no hearing before the City Council was required for this
project. It was approved without conditions by the Board of Architectural Review at a
public hearing on April 27th, 2000. As a party of record you received a Notice of
Decision (see enclosed) stating this outcome.
If you have any additional questions or comments, please call me at (206) 431 -3670.
Sincerely,
Nora Gierloff
Associate Planner
Enclosures
CC: Mike Cusick, Public Works
Dean Sabey, Sabey Construction
C: \Nora's_Files \Group Health \nielson9- 11.DOC
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665
z
a
Z
�
�
tt w
U;
oo
CO CI'
u, w
W I:
W0.
• IL¢'
lo
1 w.
:z
1— 0:
z I-
ww
O,
,w
Oi
w U CO;
z
Ciiy of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Nora Gierloff, Associate Planner
Steve Lancaster, DCD Director
FROM: Gary Schulz, Urban Environmentalist
DATE: July 12, 2000
RE: Group Health Cooperative — International Gateway East II Building A
Permit D99 -0438.
Sensitive Area Mitigation Review
I have reviewed this submittal (date — stamped Received 6/5/2000) related the wetland mitigation
plan for Phase 1 and 2 of this project. This review is for the building permit for Building A located
on the Phase 1 portion of the site. The wetland mitigation for both Phase 1 & 2 sensitive area
impacts will occur on the northwest corner of the Phase 1 site. The mitigation site provides more
than the standard area for wetland creation at the required replacement ratio of 1.5 to 1.0.
I recommend approval of the Wetland Mitigation Plan (Overview Plan Sabey Construction - Group
Health Support Facility, Altmann Oliver Assoc. 5/30/2000) based on my review comments. The
Plan is very thorough but I have also listed one condition related to design.
Review Comments:
1) Total wetland fill for Phase 1 and Phase 2 is 6,216 square feet instead of 4,968 square feet as
shown on the Plan. The Plan is providing 11,887 square feet of created wetland (1.9 to 1.0
replacement).
2) The Plan would provide an enhanced wetland buffer, adjacent to new development, for the
minimum buffer distance of 15 feet. The enhanced buffer area is 6,101 square feet.
3) The mitigation site would allow preservation of existing wetland (approximately 1,250 square
feet). This small area will be enhanced as part of the overall plan.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Group Health Mitigation Memo
July 12, 2000
Page 2
4) The mitigation site is physically separated from the stormwater pond as it will be slightly higher
and drain into the pond. However, hydrology for the new wetland will include rooftop runoff.
This may be a benefit if the water quality is not detrimental. Wetland monitoring for a 3 -year
period will include water quantity and quality. The runoff water will be detained in an
underground tank. Adjustment to the inflow rate from the roof top runoff will be possible with
the outlet of the tank.
5) In addition to the wetland mitigation, the stormwater pond would be enhanced with native
plants to integrate habitat with the wetland mitigation. The enhanced stormwater pond is an
area of about 25,000 square feet.
6) A Tree Permit, related to wetland alteration, is required. The applicant has provided tree survey
information and tree replacement calculations per the tree regulations (TMC 18.54). It appears
that 84 trees will be planted for this requirement This requirement is being provided within the
Wetland Mitigation Plan because there will be 185 trees planted in this area.
Review Conditions
1) The elevations within the created wetland are critical as they allow water to evenly flow
through the wetland. The Plan Specifications recognize the need for accurate survey data.
The series of log weirs will control and direct the flow of water moving towards the stormwater
pond. It appears that most of the log weirs are notched at the same elevation as the wetland
area behind them. If this is the design, there will be no storage or holding of water behind these
features and this may affect creation of new wetland.
Prior to construction, this design element must be re- evaluated to determine if weir elevations
should be higher.
Please let me know if there are any questions regarding this review and recommendation.
Cc: Brenda Holt, Permit Coordinator
z
U'
UO:
co 0:
w 1,
J
CO u,.
wO.
2
g 7-1 a;
-a
�w
1-- O
z
ww
Ca
'O N.
0 F;
w w.
I- U;
V_ O':
Z
Ill (0 U
O I—
z
May 3, 2000
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
Bob Fadden
Lance Mueller & Associates
130 Lakeside Suite 250
Seattle, WA 98122
RE: Group Health Building Permits D99 -0438, D99 -0439
Dear Bob,
I expect that you will be resubmitting your permits for buildings A and B now that you have
received design review approval. I have a few comments on items that should be addressed in that
submittal:
1. The drawings need to be revised to reflect the BAR approved design. These changes include
relocation of the dumpsters and loading docks to the eastern edge of the buildings and
revisions to the mechanical unit screening. Any deviations from the approved design could
trigger another round of review.
2. Site plan changes include revisions to the stormwater /wetland replacement area in the
northwest corner of the site and related modifications to the landscaping and parking. The
minimum aisle width for two way traffic is 24', not 23' as shown on the plans.
3. A noise study demonstrating that the HVAC equipment will meet the standards in Tukwila's
Noise Ordinance TMC 8.22 must be submitted prior to issuance of building permits per the
SEPA determination.
4. Under the General Notes section add a statement that exterior construction activities are limited
to daylight hours between 7:00 AM and 7:00 PM per the SEPA determination.
If you have any questions about these comments please call me.
Sincerely,.
,J141
Nora Gierloff
Associate Planner
cc: Brenda Holt, Permit Coordinator
C: \Nora's Files \Group Health \BAR revisions.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
z
re 2
J U
wo
U) w'.
w =:
w • 0.
= a.
�w
Z
w~
uj .
• o
o N
ww.
z
N:
z
,....
• �•.. .t:•l`S_::..«:�.:�1.:�..��:.:.. irr�r�iYi::::.:«..•.:.:S.�t.11i v.i: C: .. i�:l�.�iin�w.0 tlu •.tr- .,... .. .:.'.
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION
I, WILiett - A . HEREBY DECLARE THAT:
Notice of Public Hearing
Project Name ErO(Jp Ito/ ,
Determination of Non - Significance
Mailer's Signature: rIOVJAIL
Notice of Public Meeting
Mitigated Determination of Non -
Significance
Board of Adjustment Agenda Pkt
Determination of Significance & Scoping
Notice
Board of Appeals Agenda Pkt
Notice of Action
Planning Commission Agenda Pkt
Official Notice
Short Subdivision Agenda
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline Mgmt
Permit
__
_
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA 98111
X
Other
was-kSV\-
IJ Cf2- 15r-;--
Was mailed to each of the addresses listed on this M4h day of1-i( in the
year 2f
•
•
Project Name ErO(Jp Ito/ ,
Project Number: LQC?-00-q4
Mailer's Signature: rIOVJAIL
P:GINAWYNETTA/FORMS /AFFID IT- MAIL01 /24/0011:
; •
z
i~
tu
2
JU
00
co 0
CO Li_
J �
w°
J
?.
co
d.
=W
z�
1-0
z
w
U0
0S
ww
1- ,‘.
wz
LLi
0~
z
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development
NOTICE OF DECISION
To: Bob Fadden, Agent for Applicant
Albert and Carla Petes
Brian and Michelle Herman
Brian and Philomena Kennedy
Gina Nielson
Mr. & Mrs. Sam Alvarez
Ann and Todd Willis
Wilma Patapoff
King County Assessor, Accounting Division
State Department of Ecology, SEPA Division
Steve Lancaster, Director
Eileen DeArmon, Agent for Sabey
Michelle Burkholder
Robert and Sharon Bernhardt
Charlotte Cloutier
Mrs. Max Werran
Phillip Hibbs
Linda Hilmas
This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following
project and permit approvals.
PROJECT BACKGROUND
FILE NUMBERS:
ASSOCIATED
PERMITS:
L99 -0074 Design Review
E99 -0031 SEPA Environmental Review
APPLICANTS: Robert Fadden, agent for Group Health Cooperative
Sabey Corporation
REQUEST:
Design Review is required for this proposal to construct two research
and development buildings totaling 162,000 square feet on a 12.9 acre
site across East Marginal Way South from the existing Group Health
Building.
LOCATION: 12401 East Marginal Way South
COMPREHENSIVE
PLAN DESIGNATION/
ZONING DISTRICT: MIC/L
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Notice of Decision Page 2
SEPA
DETERMINATION: Determination of Non - Significance issued April 10, 2000
This notice is to confirm the decision reached by the Planning Commission at the April 27th
public hearing. The Commission voted to approve the design of the site and proposed buildings
based on the findings and conclusions in the staff report dated April 18, 2000.
Project materials including the application, any staff reports, and other studies related to the
permits are available for inspection at the Tukwila Department of Community Development;
6300 Southcenter Boulevard; Suite 100; Tukwila, WA; from Monday through Friday, between
8:30 AM and 5:00 PM. The project planner is Nora Gierloff who may be contacted at (206) 431-
3670 for further information.
Property owners affected by this decision may request a change in valuation for their property tax
purposes notwithstanding any program of revaluation.
The time period for appeals is 21 days starting from the date of this Notice of Decision, April 28,
2000. The Planning Commission decision is appealable to the Tukwila City Council. Appeal
materials shall contain:
1. The name of the appealing party,
2. The address and phone number of the appealing party, and if the appealing party is a
corporation, association, or other group, the address and phone number of a contact person
authorized to receive notices on the appealing party's behalf, and
3. A statement identifying the decision being appealed and the alleged errors in that decision.
The Notice of Appeal shall state specific errors of fact or errors in application of the law in
the decision being appealed, the harm suffered or anticipated by the appellant and the relief
sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of
Appeal.
The public notice sign must be removed from the site by the applicant after the appeal period has
expired, unless an appeal is filed with the City.
Group Health Parties of Record
Brian and Philomena Kennedy
12802 37 Av S
Tukwila, WA 98168
Gina Nielson
12527 35 Av S
Tukwila, WA 98168
(206) 24
Charlotte Cloutier
4058 S. 128th Street
Tukwila, WA 98168
Albert and Carla Petes
1261435AvS
Tukwila, WA 98168
Brian and Michelle Herman
3505 S. 126th Street
Tukwila, WA 98168
Michelle Burkholder
3725 %s S. 126th Street
Tukwila, WA 98168
Robert and Sharon Bernhardt
3418 S. 126th Street
Tukwila, WA 98168
Bob Fadden
Lance Mueller Associates
130 Lakeside, Suite 250
Seattle, WA 98122
Mr. & Mrs. Sam Alvarez
12624 35th Avenue South
Tukwila, WA 98168
Wilma Patapoff
3703 S. 126th Street
Tukwila, WA 98168
Linda Hilmas
370 South Reynolds Rd. #8
Othello, WA 99344
Ann and Todd Willis
3717 S. 126th Street
Tukwila, WA 98168
Eileen DeArmon
101 Elliot Ave. W, Suite 330
Seattle, WA 98119 -4220
Ms. Max Werran
12048 10th Avenue South
Tukwila, WA 98168
Phillip Hibbs
12633 37th Avenue South
Tukwila, WA 98168
Group Health Timeline
Date
10/6/1999
10/15/1999
11/10/1999
11/12/1999
11/24/1999
12/1/1999
12/17/2000
12/17/1999
12/30/1999
1/5/2000
1/27/2000
2/2/2000
2/3/2000
2/15/2000
2/22/2000
2/25/2000
2/29/2000
3/2/2000
3/3/2000
3/7/2000
3/8/2000
3/13/2000
3/16/2000
3/27/2000
3/31/2000
4/10/2000
4/13/2000
4/27/2000
Action
Application for SEPA with drawings and studies, BAR fee paid
BAR application received, only for Phase I
Notice of Incomplete Application sent
Met with Architect regarding design issues, timeline, need to include Phase II in application
Group Health pre -app for Phase II (Building B)
Resubmittal of drawings and studies including both Phase I and II
PWs Traffic comments faxed to applicant
Notice of Complete Application sent with substantive comments
Notice of Application mailed and posted, comment period starts
Meeting to discuss wetland mitigation issues, offsite option
Raid, Brian and Nora met with Bob Fadden, Curtis Chin regarding traffic study and trip counts
Public information meeting held by City, comments submitted by the public
Revised wetland report submitted, on -site mitigation proposed
Sent annotated SEPA checklist to applicant with items to be addressed in resubmittal
Revised traffic report submitted
Staff met with Bob Fadden, Eileen DeArmon to discuss design and SEPA issues
Sabey Public meeting at Community Center, Nora attended
Resubmittal of SEPA Checklist and BAR drawings
Submittal of tree replacement calculation
PW comments on the 2/22/2000 traffic study sent to Entranco, applicant
Applicant canceled meeting to discuss project status
Nora and Brian met with Torsten from Entranco to discuss PW traffic comments
Staff met with Bob Fadden, Eileen DeArmon, John Altman to discuss R -O -W issues on 126th
Street, vacation of 35th Avenue, tree survey discrepancies and wetland replacement issues
Staff met with Eileen DeArmon, Bob Fadden, Torsten Linaeu regarding wetland and traffic issues
Revised SEPA Checklist, tree calculation, site plans, wetland report submitted
DNS issued for the project
Public notice mailed and posted for hearing
Public hearing held
z
Zi
J U:
:0 0,
N 0,
w =:
J
w 0.
u-Q;
= d:
_.
z�
I- 0:
.Z I-`•
i0
o f-:
w w'.
- Z:
ui
O ~`
Z
•
Ciiy of Tukwila
Steven M. Mullet, Mayor
Department of Community Development
HEARING DATE:
NOTIFICATION:
FILE NUMBERS:
ASSOCIATED
PERMITS:
APPLICANTS:
REQUEST:
LOCATION:
LOT SIZE:
COMPREHENSIVE
PLAN DESIGNATION: MIC/L
ZONING DISTRICT: MIC/L
STAFF REPORT
TO THE PLANNING COMMISSION AND
BOARD OF ARCHITECTURAL REVIEW
Prepared April 18, 2000
April 27, 2000
Steve Lancaster, Director
Notice of Application mailed to Surrounding Properties and
posted on Site December 30, 1999
Public Information Meeting held on February 2, 2000
Notice of Public Hearing mailed to Surrounding Properties and
posted on Site April 13, 2000
L99 -0074 Design Review
E99 -0031 SEPA Environmental Review
Robert Fadden, agent for Group Health Cooperative
Sabey Corporation
Design Review is required for this proposal to construct two
research and development buildings totaling 162,000 square feet
on a site across East Marginal Way from the existing Group
Health Building.
12401 East Marginal Way South
12.9 Acres
SEPA
DETERMINATION: Determination of Non - Significance issued April 10, 2000
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
a •
.= HZ
4 wt,
0o
CO 0
ww
w =..
w 0;
tea'
= w.
z ►-
Z
U 0;
0 I—'.
ILI Vi
LIJ
- O,
z
Staff Report to the BAR
0
RECOMMENDATION: Approval
STAFF:
Nora Gierloff, Associate Planner
ATTACHMENTS: A. Determination of Non - Significance
B. Staff's SEPA Determination Memo
C. Applicant's Response to Design Review Criteria
D. Set of Building Plans
E. Colored Perspectives
F. Public Comment Letter
G. Materials Board (to be presented at hearing)
L99 -0074
Page 2
Staff Report to the BAR
FINDINGS
VICINITY /SITE INFORMATION
L99 -0074
Page 3
A. Project Description.
The applicant is requesting Board of Architectural Review approval of the
proposed design for a two building research and development complex, pursuant
to TMC 18.60. Under the proposal 162,000 square feet of space and 792 parking
spaces would be constructed on a site that is currently vacant except for a 285
space parking lot.
B. Existing Development.
The site is now used for overflow parking for the existing Group Health building.
In 1988, prior to annexation of the area into Tukwila, the Riverton Community
Group signed an agreement with the Sabey Corporation pertaining to the East
Marginal Corporate Park directly west of the current site. Tukwila is not a party
to this agreement and cannot enforce its provisions regarding future development
in the area by the Sabey Corporation.
C. Surrounding Land Use.
There is a tavern and a restaurant between the southern portion of the site and East
Marginal Way. The northern portion of the site is adjacent to East Marginal and
across from the existing Group Health building. To the north is a trucking
facility, to the west are former Boeing industrial buildings that are being
redeveloped. There are two residences on MIC/L zoned land at the northwest
corner of 35th Avenue South and South 126°i Street. To the south across 126th
Street are existing residences on LDR zoned land.
D. Topography.
The site slopes gradually down to the northwest, falling about 30 feet across the
length of the site.
E. Vegetation.
Vegetation on the site consists of trees, shrubs, and grass. There are 4,968 square
feet of isolated Class III wetlands on site that will be filled. A wetland
enhancement/mitigation area is planned at the northwestern edge of the site
adjacent to the stormwater detention/water quality pond. A 7,225 square foot
wetland will be preserved along the eastern edge of the site.
F. Access.
Two driveways are currently planned to provide access to the site from East
Marginal Way South and South 124th Street. No direct access will be provided to
35th Avenue South and an emergency fire access point will be the only vehicular
connection to South 126`h Street.
1
Staff Report to the BAR
L99 -0074
Page 4
Thirty- seventh Avenue South, which extended north from 126`1' Street though the
southern portion of the site and ended in a cul -de -sac in the center of the site has
been vacated. The applicant has proposed vacating portions of 35`x' Avenue South
but the access issues that would be created by such a vacation have not been
resolved and no formal application has been filed.
BUILDING AND SITE DESIGN DECISION CRITERIA
This project is subject to BAR design approval as required under TMC 18.60.030
due to its proximity to LDR Zoning. In the following discussion, the Board of
Architectural Review criteria per Section 18.60.050 of the Zoning Code is shown
below in bold, followed by staff's comments. For the applicant's response to the
design review criteria see Attachment C.
DESIGN REVIEW GUIDELINES
1. Relationship of Structure to Site.
A. The site should be planned to accomplish a desirable transition with
streetscape and to provide for adequate landscaping and pedestrian
movement.
B. Parking and service areas should be located, designed and screened to
moderate the visual impact of large paved areas;
C. The height and scale of each building should be considered in relation to the
site.
Response: The overall site is planned as a campus, with two identical buildings
linked to each other and the existing Group Health facility with pedestrian paths.
The site plan uses the cross slope of the site to advantage, stepping the buildings
and parking down from the residences south of the site, see Attachment D page A
4.2 for cross sections. The two buildings will be linked by a pedestrian plaza at
the center of the site. The buildings are two stories tall, for a height of 33' at the
parapet wall and 39'6" at the entry feature, which is below the 4 story /45' height
limit in the MIC/L Zone. Loading areas are located at the southeastern corner of
Building A and the northeastern corner of Building B. They were relocated from
the western side of the buildings at the request of the resident to the west.
2. Relationship of Structure and Site to Adjoining Area.
A. Harmony on texture, lines and masses is encouraged;
B. Appropriate landscape transition to adjoining properties should be
provided;
C. Public buildings and structures should be consistent with the established
neighborhood character;
z
, z.
~.
re w
J U'
u) 0.
W =:
CD IL.
w 0'
?.
co 3
w
z�
z o.
2
np
w uj"
Us
Li- H O
-
..
O~
z
(r
Staff Report to the BAR L99 -0074
Page 5
D. Compatibility of vehicular pedestrian circulation patterns and loading
facilities in terms of safety, efficiency and convenience should be
encouraged;
E. Compatibility of on -site vehicular circulation with street circulation should
be encouraged.
Response: The only buildings in the immediate area of comparable scale to the
proposed structures are the existing Group Health Building and the old Boeing
warehouses. Pedestrian paths will be provided between the buildings and from the
buildings to the corner of 124th and East Marginal Way.
Frontal improvements, including sidewalks, will be constructed along all
unimproved frontages of the site. An additional 6 feet of right -of -way will be
dedicated along 126`h Street to allow for construction of a half - street section per
City code. Two driveways into the site are currently planned, one onto South 124th
Street and one onto East Marginal Way.
3. Landscape and Site Treatment.
A. Where existing topographic patterns contribute to beauty and utility of a
development, they should be recognized and preserved and enhanced.
B. Grades of walks, parking spaces, terraces and other paved areas should
promote safety and provide an inviting and stable appearance;
C. Landscape treatment should enhance architectural features, strengthen
vistas and important axis, and provide shade;
D. In locations where plants will be susceptible to injury by pedestrian or
motor traffic, mitigating steps should be taken;
E. Where building sites limit planting, the placement of trees or shrubs in
paved areas is encouraged;
F. Screening of service yards, and other places which tend to be unsightly,
should be accomplished by use of walls, fencing, planting or combination;
G. In areas where general planting will not prosper, other materials such as
fences, walls and pavings of wood, brick, stone or gravel may be used;
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.
Response: Sidewalks will connect the building entrances to each other and the
street. The street frontages of the site will be landscaped to meet or exceed the
perimeter landscape requirements at TMC 18.52.020. Additional landscaping has
been provided around the buildings and pedestrian paths. Landscape islands have
z
,HZ
rt
00.
N o:
Ill
• I.
J H:
w 0:
2
u- a.
=d
=• w
Z }--;
I- -o:
z 4-
W w:
U�
Otn'
'0 I-'
wW
I- p.
O.
z
LU
U2
0
z
Staff Report to the BAR L99 -0074
Page 6
been used throughout the parking areas to provide additional planting area, though
they are not required in the MIC/L Zone.
Most of the site will be cleared, however street trees along East Marginal Way,
selected trees along S. 126`x' Street and existing vegetation around the wetland
between the buildings will be retained, see the Landscape Plans for details. The
existing detention pond and wetland in the northwestern corner of the site will be
enhanced and enlarged to provide water quality treatment, wetland replacement
and act as a site amenity.
Landscaping is used to partially screen the loading docks. Each building has a
garbage dumpster adjacent to the loading dock that will be screened with fencing
and landscaping.
z
~w
re 2
00
CO o,
Wi
o,
u-a
4. Building Design. co d
A. Architectural style is not restricted, evaluation of a project should be based 1--
on quality of its design and relationship to its surroundings; ? I-:.
I- O
B Buildings should be appropriate scale and in harmony with permanent z
neighboring developments. v Q
C. Building components such as windows, doors, eaves, and parapets should O
have good proportions and relationship to one another. Building I='
components and ancillary parts shall be consistent with anticipated life of = v`
the structure; LL
D. Colors should be harmonious, with bright or brilliant colors used only for V �,
accent; _
I-.
E. Mechanical equipment or other utility hardware on roof, ground or z
buildings should be screened from view;
F. Exterior lighting should be part of the architectural concept. Fixtures,
standards, and all exposed accessories should be harmonious with building
design;
G. Monotony of design in single or multiple buildings projects should be
avoided. Variety of detail, form and siting should be used to provide visual
interest.
Response: The architectural concept of the buildings is that of a regular rhythm
of windows and columns interrupted in the middle of each long side by a curved
glass entry feature, see Attachment D sheet A3.1 a. The materials will be precast
concrete, tinted glass and metal panels and column covers at the entry features.
The proposed colors are tan and brown concrete with light green glass for the
windows and entry features. Leading up to the building entrances that face the
exterior of the site will be barrel vaulted canopies to provide weather protection.
The roof -top mechanical equipment will be located in the center of each building
and screened by metal walls painted to match the building. A noise study that
Staff Report to the BAR
L99 -0074
Page 7
demonstrates that the HVAC equipment meets Tukwila's noise ordinance will be
required prior to issuance of the building permit, see Attachment B.
S. Miscellaneous Structures and Street Furniture.
A. Miscellaneous structures and street furniture should be designed to be part
of the architectural concept of design and landscape. Materials should be
compatible with buildings, scale should be appropriate, colors should be in
harmony with buildings and surroundings, and proportions should be to
scale;
B. Lighting in connection with miscellaneous structures and street furniture
should meet the guidelines applicable to site, landscape and buildings.
z
Z
6
UO
CO Ca
U.1
J H
CO u-
w 0:
J.
Response: New pole light fixtures will be installed on the site throughout the a- a`.
parking areas. Bollard lights will line the walkway from the corner of 120' and =
East Marginal Way to Building A. One freestanding monument sign has been z =
proposed,
the design is shown on page A 4.2 of Attachment D. Benches and E.. o
bicycle racks will be provided at the pedestrian plaza between the buildings. w la
2o
o
Ili w!
1. Relationship of Structure to Site z
The buildings are sited to work with the long sloping site by sitting along the P
contours, rather than across them. This reduces the amount of grading and fill o ~ `
needed. The proposed buildings are in proportion to the size of the site and lower
than allowed by the Zoning Code.
2. Relationship of Structure and Site to Adjoining Area
The proposed landscaping will create an attractive transition to the surrounding'
properties and provide partial screening of the new buildings from the adjacent
residential uses. The height and site coverage of the buildings are different than
the surrounding development patterns and may act to encourage the
redevelopment of the area. The new designs are more detailed and of higher
architectural quality in comparison to the existing warehouse buildings on the
adjacent property.
3. Landscape and Site Treatment
The proposed landscape plan provides attractive streetscapes and entryways to the
site as well as partially screening the parking areas and softening the edges of the
building. Significantly more landscape will be provided than is required by the
code. Two natural areas, the wetland and detention pond, will be enhanced with
CONCLUSIONS
Staff Report to the BAR :
L99 -0074
Page 8
landscaping to serve as site amenities. The plaza between the buildings should be
a pleasant and attractive area for employees.
The number of parking stalls provided exceeds the number required by code,
which should alleviate the spillover parking problems in the area. The parking
areas are distributed around the buildings and broken up by landscaping to reduce
their apparent size.
4. Building Design
The building design relies on color and texture changes along the walls to provide
interest and compensate for the boxy nature of the buildings. The main design
move is the contrast of the curved glass entry features with the rest of the
building. The roofline steps up toward the center of the buildings to add emphasis
to the entry features. The pedestrian experience of the buildings is enhanced
through the use of the entry features, canopies and landscaping. The colors shown
on the materials board are muted and harmonious.
5. Miscellaneous Structures and Street Furniture
The freestanding monument sign proposed for the site meets sign code standards.
No additional tenant signage has been proposed.
Site lighting has been carefully designed to avoid off -site glare onto the
neighboring residential properties while safely lighting the site. A lighting plan
submitted by the applicant shows that there will generally be .5 footcandles of
illumination or less at the property line.
RECOMMENDATIONS
Staff recommends approval of the project as proposed.
}--w
CO o:
LIJ
cnw;
J
CO u..
w0
2
111 .
Z
01
zi--
:0I—!.
2 U.
En
o.
..z;
U =.
0 ~:.
z
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION
1, Dahtd,eta -ja loi t HEREBY DECLARE THAT:
Notice of Public Hearing
Project Name 6f 4 c "
Determination of Non - Significance
Project Number: (,qq " Q();T(4
Notice of Public Meeting
Mitigated Determination of Non -
Significance
Board of Adjustment Agenda Pkt
Determination of Significance & Scoping
Notice
Board of Appeals Agenda Pkt
Notice of Action
Planning Commission Agenda Pkt
Official Notice
Short Subdivision Agenda
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline Mgmt
Permit
__
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA 98111
Other
Was mailed to each of the addresses listed on this (31_ day o f%I( in the
year 2000
P: GINAWYNETTA/ FORMS /AFFIDAVIT - MAIL01/24/0011 :44 AM
Project Name 6f 4 c "
h C OI* -
Project Number: (,qq " Q();T(4
Mailer's Signature3 Q,jJab
P: GINAWYNETTA/ FORMS /AFFIDAVIT - MAIL01/24/0011 :44 AM
CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
PROJECT. INFORMATION
Group Health Cooperative has filed applications for development of two office /research
and development buildings to be located at 12401 East Marginal Way South, across the
street from the existing Group Health building.
Permits applied for include: Design Review
Other known required permits /approvals include:
Lot Consolidation
Street Vacation
Building, Grading and Utility Permits
Studies required with the applications include:
Traffic Impact Analysis
Wetland Report
Level 1 Drainage Analysis
Geotechnical Engineering Study
Phase 1 Environmental Site Analysis
An environmental checklist has been submitted with the studies identified above.
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request
them at the counter at the Department of Community Development (DCD), located at
6300 Southcenter Boulevard #100.
Project Files include: L99 -0074 Design Review
E99 -0031 SEPA Environmental Review
OPPORTUNITY FOR PUBLIC COMMENT
You are invited to comment on the project at the public hearing before the Board of
Architectural Review, scheduled for April 27, 2000 at 7:00 p.m. The hearing will be held
in the City Council Chambers at City Hall, 6200 Southcenter Boulevard. The hearing
date is subject to change, you may confirm the time and date by calling Nora Gierloff at
the Department of Community Development at (206) 433 -7141.
For further information on this proposal, contact Nora Gierloff at (206) 433 -7141 or visit
our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m.
to 5:00 p.m.
z
_1-
w
.1U
U0,
to 0
co W
W
—1 I.
U)u
ui
gQ:
d.
z�
o
111 w
U�
CO;
O
oI-
Ww.
0.
iu
z.
UI
O ~.
z
%th Feesia§bletem
Robert T. Bernard
3418 South 126th Street
Tukwila, WA 98168
r
Traverso T W Trust
c/o Trust Company of Washington
P.O. Box 3096
Bellevue, WA 98009
Isaac S. Capelouto Trust
5509 South Brandon Street
Seattle, WA 98118
Joseph Marleau
2514 Lake Park Drive South
Seattle, WA 98144
Linda Hilmes
370 South Reynolds Road #8
Othello, WA 99344
E. G. Dooper
3525 South 126th Street
Tukwila, WA 98168
Bailey Sales
12303 East Marginal Way South
Tukwila, WA 98168
a (age1 ssajWip (temple
Boulevard Excavating Inc.
P.O. Box 66
Pacific, WA 98047
Victor Enterprises LLC
16400 Southcenter Parkway #308
Tukwila, WA 98188
Larraine Carosino
10652 The Boeing Way South
Seattle, WA 98168
Peter and Natalie Sarantos
2722 S.W. 151st Street
Seattle, WA 98166
Wilma Patapoff
3703 South 126th Street
Tukwila, WA 98168
Dennis and Barbara Pettit
3519 South 126th Street
Tukwila, WA 98168
12301 East Marginal Way South
Tukwila, WA 98168
King County
500 King County Administration
Building
Seattle, WA .98104
Bailey & Laughlin Properties
12303 East Marginal Way South
Seattle, WA 98168
The Boeing Company
P. O. Box 3703 / MS 1109
Seattle, WA 98124
Todd Willis and Anna Gurol
3717 South 126th Street
Tukwila, WA 98168
Thomas Balzarini
3535 South 126th Street
Tukwila, WA 98168
Lynn Lafave
29033 - 220th Place S.E.
Kent, WA 98042_
Circus Tavern
12449 East Marginal Way South
Tukwila, WA 98168
F & L Cafe Puget Sound Mobile Trailer Repair Resident
12541 East Marginal Way South 12119 East Marginal Way South 12527 - 35th Avenue South
Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168
Resident Resident Resident
12521 - 35th Avenue South 12433 - 35th Avenue South 12423 - 35th Avenue South
Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168
Utilities Service Company Inc.
12608 East Marginal Way South
Seattle, WA 98168
RidwaApgtess Labels
Gina Vale
12281 - 5th Avenue South
Seattle, WA 98168
Richard W. and Johanna L Woods
12038 - 2nd Avenue South
Burien, WA 98168 •
w.isusts paaJ5p60fS
w
•J U:
U 0'
u)
w=
No
w
ga 5
u- ¢.
=
F- W _
z�
I- (3
zl
ILI la
U
0
O H`
=U
I-
LL O.
z:
=CO
0
z
agsgji
Mary L. Flanders
3714 South 128th Street
Seattle, WA 98168
K. J. Hill
12632 - 35th Avenue South
Seattle, WA 98168
Stanley Werran Trustee
12048 - 10th Avenue South
Seattle, WA 98168
Virginia M. Tighe
P.O. Box 68206
Seattle, WA 98168
► George Goodale
3726 South 128th Street
Seattle, WA 98168
Gregory S. and Peter Sarantos
2722 S.W. 151st Street
Seattle, WA 98166
Cheryl M. Costello
12621- 37th Avenue South
Seattle, WA 98168
.Tuyen Q. and Thanh Tran
12801- 35th Avenue South
Tukwila, WA 98168
Chamnong Saengpraseuth
3525 South 128th Street
Tukwila, WA 98168
railLel§RAPAY (9M5Aligi
Jeffrey M. Wong
1821 Rolling Hills Avenue S.E.
Renton, WA 98055
Phillip A. Hibbs •
12633 - 37th Avenue South
Tukwila, WA 98168
S. Alvarez Jr.
12624 - 35th Avenue South
Seattle, WA 98168
Richard E. Berrey
3513 South 128th Street
Seattle, WA 98168
Cuong Remington Chung
3531 South 128th Street
Seattle, WA 98168
Resident Resident Resident
12607 Marginal Way 3737 South 126th Street 12617 - 34th Avenue South
Seattle, WA 98168. Seattle, WA 98168 Seattle, WA 98168
Edwin Becker
12677 East Marginal Way S.
Seattle, WA 98168
�n4cS col a etdwal as
Gina .Nielson
12527 — 35 •'e. S.
Tukwil- 98168
Robert Fadden
Lance Mueller
130 Lakeside, Suite 250
Seattle, WA 98 122
01-1 lv 4L/
ktA Cam 6 s
w, 94erdUS peB4 u+WwS S
z
if- z:
6 R
U�
U O:
co 9:
u)w
w =:
J �
w O.
u. ¢.
= C5
ID
z�
�O
z
w w:
ai
1-
u.
_ O.
w
Z
U
Mary L. Flanders
3714 South 128th Street
Seattle, WA 98168
K. J. Hill
12632 35th Avenue South
Seattle, WA 98168
Stanley Werran Trustee
12048 - 10th Avenue South
Seattle, WA 98168
Virginia M. Tighe
P.O. Box 68206
Seattle, WA 98168.
Resident
12607 Marginal Way
Seattle, WA 98168
Edwin Becker
12677 East Marginal Way S.
Seattle, WA 98168
George Goodale
3726 South 128th Street
Seattle, WA 98168
Gregory S. and Peter Sarantos
2722 S.W. 151st Street
Seattle, WA 98166
Cheryl M. Costello
12621- 37th Avenue South
Seattle, WA 98168
.Tuyen Q. and Thanh Tran
12801 - 35th Avenue South
Tukwila, WA 98168
Chamnong Saengpraseuth
3525 South 128th Street
Tukwila, WA 98168
gg4APPY sAtiaAVV3
Jeffrey M. Wong
1821 Rolling Hills Avenue S.E.
Renton, WA 98055
Phillip A. Hibbs •
12633 - 37th Avenue South
Tukwila, WA 98168
S. Alvarez Jr.
12624 - 35th Avenue South
Seattle, WA 98168
Richard E. Berrey
3513 South 128th Street
Seattle, WA 98168
Cuong Remington Chung
3531 South 128th Street
Seattle, WA 98168
Resident Resident
3737 South 126th Street 12617 - 34th Avenue South
Seattle, WA 98168 Seattle, WA 98168
Gina .Nielson
12527 - 35 ••e. S.
Tukwil- 98168
Robert Fadden
Lance Mueller
130 Lakeside, Suite 250
Seattle, WA 98 122
utAii
z
Z:
mow:
U;
00:
:w u',
J
w 0:
J:
LL Q;
CO
=0
w
Z
wi
0 I—
2 0
Z
Lli
C.) C°
0
z
Group Health Parties of Record
Brian and Philomena Kennedy
1280237AvS
Tukwila, WA 98168
Gina Nielson
12527 35 Av S
Tukwila, WA 98168
Charlotte Cloutier
4058 S. 128th Street.
Tukwila, WA 98168
Albert and Carla Petes
1261435AvS
Tukwila, WA 98168
Brian and Michelle Herman
3505 S. 126th Street
Tukwila, WA 98168
Michelle Burkholder
3725 %2 S. 126th Street
Tukwila, WA 98168
Gina Vale
(206) 24 ..39
(206) 270-
(206) 242-
(206) 318 -8570 w
CITY OF TUKWILA
DETERMINATION OF NONSIGNIFICANCE (DNS)
DESCRIPTION OF PROPOSAL:
CONSTRUCT TWO 80,000 SF 2 STORY R &D /OUTPATIENT
BUILDINGS ON A 13 ACRE 'SITE IN THE MIC /L ZONE
PROPONENT: GROUP HEALTH /SABEY CORPORATION
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
ADDRESS: 12401 EAST MARGINAL WY S
PARCEL NO: 734560 -0490
SEC /TWN /RNG: SW 10 -23 -04
LEAD AGENCY: CITY OF TUKWILA FILE NO: E99 -0031
The City has determined that the proposal doer not have a:probable
significant adverse impact on the environment. An environmental
impact statement (EIS) is not required under RCW 43.21c.030(2)(c).
This decision was made after review of a completed environmental
checklist and other information on file with the lead agency. This
information is available to the public on request.
*************************•k**•****************•***** •********•* **** *•**** ***•* **•k*
This DNS is issued under 197 -11- 340(2). comments must be submitted by
. The lead agency wi 11 not act on
this proposal for )(days from the date below.
L45' t 200a
Steve Lancaster, Responsible Official Date
City of Tukwila, ,(206) 431 -3680
6300 Southcenter Boulevard
Tukwila, WA 98188
Copies of the procedures for SEPA appeals are available with the
Department of Community Development.
Attachment A
z
=Z
w
JU
0 O`
CO W
w =:
CO w;
,.w0
w
z�
Z 0
0
N`
UW`
2
H '
U- ~O'
.Z
w
U N;
'Z
•
City of Tukwila
Department of Community Development
MEMORANDUM
TO: Jack Pace, Planning Manager
FROM: Nora Gierloff, Associate Planne#'
RE: Group Health R &D Facilities
DATE: April 5, 2000
Project File: E99 -0031
Associated File: L99 -0074 Design Review
Applicant: Group Health Cooperative
Project Location: 12401 East Marginal Way South
Parcels #734560 -0490, -0430, -0385, -0580
Steven M. Mullet, Mayor
Steve Lancaster, Director
Studies submitted with the applications include:
Traffic Impact Analysis by Entranco dated 3/21/2000
Wetland Report by Altmann Oliver Associates dated 3/31/2000
Level 1 Drainage Analysis by Barghausen Engineers dated 9/27/1999
Geotechnical Engineering Study by Earth Consultants dated 9/17/1999
Phase I Environmental Site Assessment by Dalton, Olmsted & Fuglevand
dated 11/22/1999
Attachments:
Project Description:
A. Comment Letter
B. List of Concerns
C. Landscape and Site Plans
Develop a 12.9 acre industrially zoned site currently partially used as a parking lot with two 81,000
square foot research and development buildings and 792 parking stalls. There are 4,968 square
feet of isolated Class III wetlands on site that will be filled. A wetland enhancement/mitigation
area is planned at the northwestern edge of the site adjacent to the stormwater detention/water
quality pond. A 7,225 square foot wetland will be preserved along the eastern edge of the site.
Frontal improvements will be constructed along the adjacent streets, S. 124th Street, S. 126th Street
and 35th Avenue South.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3671 Attachment B
z
ry
6 s
JU'
U 0-
CO C3
WI
uw0'
u- <
co
=a
uj.
Z1
I-- O'
Z
w
U
;O
:la la
= U_,
117 CY
Z:
uiW.
U=
z
Agencies With Jurisdiction:
Washington State Department of Ecology
Comments to SEPA Checklist:
A comment letter was submitted by a group of neighbors at the public information meeting on
February 2h'd, see Attachment A. Staff's response is as follows:
z
w
00
co
w=
J 1-
1) The December 15` plans represented the most current design at that time. The design has w o
continued to evolve since then in response to neighborhood comments, design review
considerations and wetland mitigation requirements. The SEPA determination is based on the
plans dated 3/31/2000. (22 d
2) A. Tree permits are only required for removal of significant trees within sensitive areas, see Z 111
TMC 18.54.050 Permit exempt activities. Required tree replacement will be incorporated into o
the final wetland mitigation plan. The applicant submitted a tree replacement calculation on z
11/ W'
3/31/2000 indicating that 84 replacement trees will be required. The latest landscape plan 2 o`
shows the existing trees that will be retained along S. 126th Street. Frontal improvements are p N;
required per Tukwila Ordinance. °
ww
B. 1. Earth 0
As stated in the Notice of Application, geotechnical, traffic, wetland and drainage reports have w z.
been submitted and are available for viewing along with the project files at the City of Tukwila v =`.
DCD office. The comment letter's reference to soil instability is unclear, according to the p
m 1-
Geotechnical Study performed by Earth Consultants no soil instability is expected to result Z
from clearing and grading the site. Standard erosion control methods must be followed during
sitework and an erosion control plan will be required with the Miscellaneous permit application.
B. 2. Air
Additional vehicular trips are a natural and expected outcome of land development. No special
studies are required by code to quantify the air quality effects of permitted development.
B. 3. Water
There is a Type 3 watercourse within 200 feet of the southeast side of the site that the applicant
should have mentioned in the checklist. This has been corrected in the current version, see
checklist B. 3. a. 1). The buffer for Type 3 watercourses is 15 feet on either side of the channel
so the Sensitive Area Ordinance requirements would not impact the project site plan.
The applicant's wetland mitigation plan will need to meet the SAO before approval by the DCD
Director. The current plan calls for wetland replacement at 1.5 to 1.0, as required by code. This
is not a SEPA issue as the City has an ordinance in place to regulate this activity.
The applicant's drainage plan will need to meet the standards of the King County Surface
Water Design Manual for both water quality and detention.
OgiiMantalleannaMENSOMMIMINIMINIFIENNINumemle
4
B. 4. Plants
Staff has requested that the applicant attempt to preserve as many trees as possible on the site,
and identify the trees to be preserved on the landscaping and grading plans, see Attachment C.
Staff has requested that the applicant provide information about the 75 foot greenbelt
agreement. The proposed dedication along 126th Street is in response to Tukwila Public Works
Department minimum street standards and has been reduced to the 5 feet necessary to construct
a half - street.
B. 5. Animals
The applicant was instructed to include the wildlife observations from the wetland delineation
report, see checklist B. 5. A.
B. 7. Environmental Health
At the public information meeting the applicant agreed to attempt to relocate the service areas
away from the residences. This redesign will be part of the design review process. The
applicant has agreed to submit a noise study demonstrating that the HVAC equipment will meet
the standards in Tukwila's Noise Ordinance TMC 8.22 prior to issuance of building permits,
see B. 7. b. 3). The applicant has also agreed to a limitation on exterior construction activities
to daylight hours between 7:00 AM to 7:00 PM.
A list of project concerns was also submitted at the public information meeting, see Attachment B.
Summary of Primary Impacts:
1. Earth - During construction the site will be graded, isolated Class III wetlands will be filled and
the building pads will be preloaded. Minor soil erosion during construction is a possibility, but the
site has a slight slope and this should be easily controlled. No negative earth impacts are expected
to result from the project.
2. Air - There will be exhaust emissions from construction equipment and trucks carrying the fill
soil and construction materials during the project. The project's air emissions when complete will
consist of automotive traffic to and from the site. A trip generation report and traffic study were
submitted as part of the environmental review.
3. Water — Two existing wetlands will be retained. Wetland AA in the middle of the site will be
maintained and enhanced using runoff from the building roofs and additional plantings. The roof
runoff must meet state standards or proof must be provided that no significant pollutants will
enter the wetland. A portion of Wetland A/B /C will be preserved and enlarged to provide at least
7,452 square feet of new wetland as mitigation for the wetlands to be filled An enhanced 15 foot
wetland buffer will be provided adjacent to new development. The plan will have to meet the
criteria and standards in Tukwila's Sensitive Areas Overlay District.
rhwsen:�ef•n^y.'4.t:+�.�'bt1:? :'.: 4.. a• �`. �. zi' r�f:' 7. i.S4�GL,ra^.ii:�ry,�':"- :••••�.
An existing detention pond in the northwestern comer of the site will be enhanced to provide
water quality treatment and act as a site amenity. Oil/water separators will be added to the storm
drainage system as required by Tukwila's Storm and Surface Water Ordinance. No hazardous
wastes are expected to be released during or after construction.
4. Plants - The majority of the existing trees and shrubs on site will be removed and replaced.
Some existing street trees will be kept around the wetlands to be preserved, along East Marginal
Way and along South 126th Street. New landscaping will be installed along all edges of the site,
around the buildings, adjacent to the enhanced and expanded wetlands and throughout the parking
areas, see Attachment C.
5. Animals — Other than the wetlands the site does not contain significant animal habitat.
6. Energy and Natural Resources - The project will require energy for construction equipment,
vehicles coming to the site and building operation after completion. The project will be required to
meet current energy codes.
7. Environmental Health - A Phase 1 environmental site assessment report submitted with the
checklist found no significant environmental contamination. Exterior construction will be limited to
7:00 a.m. to 7:00 p.m. due to the site's proximity to residential uses and zoning. A noise study that
demonstrates that the HVAC equipment meets Tukwila's noise ordinance will be required prior to
issuance of the building permit.
8. Land and Shoreline Use - The proposed project will not affect the shoreline. The
Green/Duwamish River is approximately 1/4 mile east of the site.
9. Housing - The proposal will not result in a change to the housing supply.
10. Aesthetics - The project is subject to the design review process including a hearing before the
Board of Architectural Review. The building permit drawings must agree with the BAR approved
design.
11. Light and Glare - Additional site lighting will be provided by new light standards and bollards
along the pedestrian path, but light levels are expected to be about .5 footcandles at the property
line. The project is located in an industrial zone' and the additional lighting will enhance safety
without causing negative impacts to the residential zone to the south.
12. Recreation - The proposal will not affect recreational facilities.
13. Historical and Cultural Preservation - The site is not known to have any historical or cultural
significance.
14. Transportation - A trip generation study by Entranco Engineers was submitted along with the
checklist and then revised. The final version dated March 21, 2000 and the Mitigation Memo dated
April 6, 2000 outline the traffic mitigation measures that the applicant and the City have agreed on.
Q -,
,mow
J0
000
co
J H.
w0
u.
5-°-
=w
z1.-
t-0
Z I-
0
w W,
1-- .
.z
0=
0
z
Five feet of additional right -of -way will be dedicated along South 126th street and frontal
improvements including curb, gutter, sidewalk, street widening, storm drainage and street lighting
will be required along South 124th Street, South 126th Street and 35th Avenue South.
Pedestrian paths will be provided between the buildings and from the buildings to the corner of
124th and East Marginal Way, and to 126th. Three driveways are planned, one onto 124th Street,
one onto East Marginal Way and a third for emergency vehicles only onto 126th Street. No direct
vehicular access will be provided to the residential areas adjacent to 35th Avenue South and South
126th Street.
15. Public Services - The project will increase demand on public services as 162,000 square feet of
building and the associated employees will be added to the site.
16. Utilities - The project will increase the use of utilities on site. The site is in the Val Vue Sewer
District and Water District 125. Power is available from City Light and natural gas from Puget
Sound Energy.
Recommended Threshold Determination:
Determination of non - significance.
z
_ ►-=
z
tie La
U: •
U0
• co Di
•
•
J F-!
w 0:
2
Q'
=d.
• •
Ale Di
• U CI;
= at, 1
z
z
r
Notice of Petition
for Vacation of Street
REVI.
REQUL;. CED OF:
❑ Mayor's Office
0-Planning Dept.
❑ Public Works Dept.
Q'Parks /Recreation Dept.
Lam( Fire Department
police Department
❑Puget Power
CelSeattle City Light
D -WA Natural Gas
0-U.S. West
❑Water District
0--Sewer District
❑Metro
0--TCI
Street name
or number .3 ? -r4: A va 5th cfr ti CM61.1
A w
126`''
k. .5 TR E 'T
Description of • ' Those portions of South 37th Ave north of South
property Street to the termination of the cul -de -sac, approximately
to be vacated 520 linear of ri it- -
Kroll Map
Page #. .3 4. W
tr: - .._.._.- __...- .___._
S i t(....>
sec: •
I / O
Twn:
N
R e:
g
Name of
Petitioner: G R o v P H LTA NTH C <P / f N12NAT�bry
G� c..',4 y
6.4 -s r
L L.0
Please respond by:
l ,s 1 Zoe)-
Public Hearing date:
1
I C /2 GGG
RESPONSE
Your comments may be limited to the
following, if applicable:
❑ We have no objection to the vacation.
❑ We have utilities in the right -of -way.
❑ We require easement prior to vacation.
Z4'1.16
/90 16
Signature
Title:
15 2
;; f.41
49$66.: O --r--
41' 3
- ...__._..__._._. i ........._4._.1..._
....................._....1
14 3 I. 5
1.._......._.... -4-- K. 1-- _ ..........._ 1
` 13 4 w `1 I. • 6
122-5-1 771-1-7
11 (6 1
10 7.i_....?
9
.0987) 3
'.._ ..M..._....._. -29 .t.
28
27
26 :
PRIVATE -
-13
1 20
"+qt •t. - _I-
I
I1
("14ro sr) `t
1 9`' ill t&jt I 34 1
2 1 X11c)1,',; 33 " 2
1....I....i_ _ :.......1I. I i-- ._.....r-
t J F.. 1:
.1..._......._. _ _J ' 1 1---- ......i-
.1 k it 30 ' 5
6f;' 29 116
.It ni"
i...i.1......... ` , I SI ... ...........r ...;l ;
21 w8
NORTH.
x26 .. 9 • �, -
,
24 • 11
ale4
23 12, +.._...
292 -12
-4
y,.
February 2, 2000
SEPA Official
City of Tukwila DCD
6300 Southcenter Blvd.
Tukwila, WA 98188
RE: Group Health Cooperative Expansion
E99 -0031 SEPA Environmental Review
L99 -0074 Design Review
To Whom It May Concem:
Upon review of the Statement of Design Intent, the Applicant Responses to the Planned Action Initial
Qualifications (TMC 21.04.152) Questionnaire, and the Plans as submitted by applicant to the City of
Tukwila Permit Center on December 1, 1999 (sheets A1.1, A3.1, A4.2, L1.01 L1.02, and LS -1) as
provided to the community by the Permit Center, we, the residents of the Riverton Community, in the
immediate proximity to the proposed development, submit the following questions and concerns and
respectfully request our concerns be given serious consideration and investigation by all involved Review
Boards prior to making determination of issuance of any permits in relation to this project as we, the
residents, strongly feel that the aforementioned proposed development will have a substantial impact on
our community that is not recognized nor the potential of such acknowledged by the applicant. Our
concems are as follows:
#1) VARIANCE IN PLANS —
The Plans submitted by applicant on December 1, 1999 are different than the site plan provided
by DCD's Associate Planner, Nora Geirloff, in her January 21, 1999 mailing to the community.
Clarification is requested as to which site plan is being proposed and considered for approval. A few of
the difference in the plans noticed are as follows:
) • Sheet A1.1, submitted 12/1/99, shows a chained fire department access at the SE corner of the
• project on South 126th. The 1/21/00 mailed site plan does not; in addition, this plan shows more
parking stalls as a result of this omission.
t • Sheet A1.1, submitted 12/1/99, shows half street improvements on both South 126th and 35th
Ave. So., including the addition of a sidewalk the full length of both streets. The 1/21/00 plan only
shows the addition of sidewalk from South 125th heading North on 35'h Ave. So. and does not
refer to any additional street improvements.
• Sheet A1.1, submitted 12/1/99, shows continual sidewalk rounding from South 124th heading
South on East Marginal Way South; whereas the 1/21/00 plan does not.
• Sheet A1.1, submitted 12/1/99, does not reflect the reversal of the cul-de -sac on 35th Ave. So.;
however, the 1/21/00 plan does.
Sheet A1.1, submitted 12/1/99, shows an 'On Grade' service door on Bldg. "A" and a 'Dock High'
service door on Bldg. "B". The 1/21/00 plan shows 'On Grade' service doors for both buildings.
• Sheet A1.1, submitted 12/1/99, clearly identifies entry canopies at both front and rear entrances
of both buildings A and B; whereas, the 1/21/00 plan does not.
• The number of parking stalls identified as 'provided' in the project statistics on both plans does
not match with the stalls actually shown on the site layout. Those shown are in excess of those
identified as 'provided'.
•
A
z
w
6
UO
w z'.
J
w 0:
LL Q.
z w
z1
1- 0
Z
uj
2
O N,
O I-
ww
S U.
u.0
iui
U=
O 1-
z
• In addition, there are further discrepancies between the plans themselves, submitted 12/1/99,
that, if left not clarified, allows for disception to the community as to the actual potential impact the
project will have to the neighborhood (ie. lighting standards).
#2 APPLICANT RESPONSES AND STATEMENT OF DESIGN INTENT —
The applicant's responses to the questionnaire and architects statement of design intent
omits, or seemingly intentionally fails to identify, many important factors when considering the
determination of potential impact to the environment and immediate neighborhood. More specifically
when referencing:
A. BACKGROUND -
In response A.5 no mention is made of the necessity for tree removal permits, as required by TMC 18.54,
when it is clear from the plans and TMC that this would otherwise be required.
In response A.6 the applicant refers to the vegetation in the phase I development area as only grass,
blackberries, and scrub trees. No mention is made of any substantial or unique trees existing in the area,
which clearly there is. In referencing the phase II area the applicant vaguely references 'various types of
vegetation' but intentionally omits the fact that there are over several dozen healthy substantial trees
(some 50' -100' in height, over 2' -3' in diameter, and over 50 years old) on the site. Further, the slope of
the site is inaccurately referenced as 'north to south falling 35 feet along the 35th Ave. So. side' when, in
fact, the slope is falling south to north along 35th Ave. So. side. There are frontage improvements
mentioned for 35th Ave. So. and widening, curbing, and gutter additions mentioned for South 126th with no
substantiation as to why this would be necessary in relation to the proposed project. And, a parapet at
the central area of the buildings is mentioned in relation to screening of the roof top mechanical units; yet
the plans clearly show that said parapets would actually provide little, if any, visual or noise screening for
these units as implied by the applicant.
In response A.7 the applicant improperly identifies the site location as the 'southwest corner of the
intersection of East Marginal Way South and S. 124th Street'. This should be identified as the northeast
comer of the intersection of East Marginal Way South and S. 124t Street, as the applicant identifies that
corner of the site as the intended main entry to the campus.
B. ENVIRONMENTAL ELEMENTS-
1. Earth
The applicant references 'attached soils reports for each phase' yet none were attached. The applicant
further makes clear that the soils could become unstable during grading and clearing. The applicant
intends on performing substantial grading, clearing, and tree removal and modifications / relocations to
the areas identified as wetlands.
It being_made clear that there will be soils instability and the disruption of wetland areas as a result of the
proposed development, our concern is that this development will result in unnecessary and damaging
turbidity and pollution of the wetland areas and will also result in potential negative disruption to the fish -
bearing creek that runs along the east side of the site. Also of great concern is the potential for erosion
and soil stability as a result of the removal of all of the substantial trees, shrubs, and existing root
systems. Both concerns being directly in line with the purposes defined in TMC 18.45.
Because of this potential, the applicant should be required to provide a Sensitive Areas Special Studies
reports, a Geotechnical report, and a letter from the Geotechnical engineer who prepared the report, as
well as a landscaping plan that allows for appropriate replanting pursuant to TMC 18.45 and TMC 18.54.
Likewise, if waivers for such reports are granted by DCD, the Director should clearly identify why and how
such potential disruptions could remain in line with the goals, purposes, objectives and requirements of
TMC 18.45.
}
2. Air
The applicant clearly minimizes the impact that such a development will have, both short and long term,
on our community. The applicant also fails to define exactly how it will control the impacts to our air
quality, beyond stating it will utilize 'best management practices'.
Our community, having been through a similar development process with the same applicant
approximately 13 years ago, is fully aware of the impact on air quality such a development produces.
During the development process, we will be subject to immense vehicular emissions, both from the
construction machinery as well as the crew's vehicles, as well as dust, dirt, mud, pollutants, and
potentially debris in our air, on our streets, in our yards, on our houses, etc. The applicant offers no
proposal for control of such air impacts nor clean -up of the same during and post construction. After
completion of the project, we will be subject to the vehicular emissions of 1000 -3000 vehicles per day that
previously did not exist in our community as well as the additional emissions that will be carried south
from South 124th and East Marginal Way South that was previously intercepted by the existing
landscaping. Also, the emission from building systems that did not previously exist could be damaging as
were those emitted from the last development for Boeing. We were assured then by the same applicant /
developer (Sabey Corporation) that there would be no air quality impact as a;result of building emissions;
when, in fact, certain emissions from Bldg. E of the Boeing complex were released each moming
between 2:00 and 4:00 a.m. our landscaping and vegetation in the immediate area immediately started to
die off and / or become diseased after having been healthy prior to the development.
We therefore have little, if no, confidence in the applicant's implication that the impact to our air quality will
be minimal and short-term in nature. We request that prior to issuance of any permits the applicant be
required to submit an Air Quality Impact Study for both the construction period and post development for
building systems, as well as a detailed proposal on how it will control such impacts. We also request,
should permits be granted, that the applicant be required to have regular air quality surveys performed
and the results thereof submitted to the appropriate department at the City of Tukwila for evaluation and
action by the City (including issuance of a Stop Work Order) should the results indicate anything Tess than
favorable air quality to our community. This would assure both the community and the City that an air
quality at a level above or equal to our existing air quality will be maintained at all times.
#3 Water
Regarding surface water, the applicant fails to acknowledge the stream that is clearly within 200' of the
southeast comer of the site. In accordance with TMC 18.45, consideration must be given to this year -
round stream and the potential impacts that such a development will have on it's flow and any life that
surrounds, lives in, or relies on it. To date, the applicant fails to provide any such analysis or reports
directly related to this stream and should be required to do so, for evaluation by the City of Tukwila and
Department of Fish & Game, prior to the issuance of any permits.
The applicant also proposes relocating an existing Type 3 Wetland totaling approximately 5,000 square
feet to become part of a larger wetland in the east central part of the site. Should such a relocation be
allowed by the Director, it does not appear that the existing mitigation area proposed by the applicant
meets the requirements of TMC 18.45. Not only does the current plan not clearly demonstrate how such
relocation would be an improvement of the quantitative and qualitative functions of the existing wetland
and buffer areas, but it also does not appear to compensate for the relocation at a ratio of 1.5 to 1 as is
required by TMC 18.45.080. In addition, the proposed buffer for the expanded / revised wetland area at
the east / southeast portion of the site does not allow for a consistent buffer of at least 25' all the way
around, as is required by TMC 18.45.040. Even should a reduction to the buffer area be granted, it would
still appear that the proposed layout of the site allows for areas of less than a 15' buffer between the
wetland area and the parking lot. Further, the combination of the two wetland areas does not appear to
be sufficient in the required replacement ratio and it is clear that the proposed replacement vegetation is
less than adequate at meeting the requirement of TMC 18.45.040. It is also unclear what the proposed
method for ground stabilizing is for the smaller Type 3 area.
The applicant fails to provide a landscaping proposal that allows for adequate tree and vegetation
replacement necessitated by the clearing, filling, and relocation of the smaller Type 3 wetland area (as it
has attempted to do for the water quality detention pond) and, in fact, provides for very minimal
z
<z
o: w
U.
00
U)=
t-
w0
2
�<
co =d
w
z=
zI-
w
U�
0
,o H
wW
H U.
u. O
.z
w
OH
z
replacement landscaping around the 'improved' wetland area at the east central part of the site, only
showing it as being seeded. Such landscaping essentially makes the 'improved' area less than an equal
or improved environmental habitat. The applicant's plans also indicate that this portion of the project,'the
Wetland Restoration, is to be performed 'by Others' thus attempting to release itself from the
responsibilities of the required studies, construction plans and specs., and provision of mitigation
altematives. It does allow it to move forward with completing its parking lot. This combination of wetland
areas should not be allowed, nor should any release of responsibility of the property owner / developer for
improvement of the existing wetland areas be allowed.
Much wildlife has already been run out of the area as a result of the development of the Boeing complex
situated to the northwest of this site. By modifying, eliminating, or relocating the remaining wetland areas
in our neighborhood, we can almost be assured that the balance of the existing wildlife in the immediate
vicinity will become non - existent, thus substantially changing the nature of the environment within our
community.
Regarding ground water, the applicant claims that 'no water from roof or parking area will be discharged
into the site'. This statement directly conflicts with the architect's statement of design intent wherein they
state that 'because the existing wetland is located central to the building it provides an ideal collection
area for clean roof water to be used to recharge and replace....run- off....(and) an underground water
collection system will....collect ground water and serve as a continuing water source recharge to the
wetland. The applicant then goes on to state that 'a portion of the storm water from roof surfaces will be
detained and discharged into the wetland mitigation areas' and further indicates that the balance of
ground water and surface runoff will be channeled to the water quality pond at the northwest corner of the
site.
Though the applicant attempts to assure us that no waste materials, other than fertilizers, could enter the
ground or surface waters, and hence be directed to the wetland areas at both the southeast and
northwest wetland areas on the site, it is most obvious that pollutants from the influx of vehicles (leaking
oil, antifreeze, misc. fluids, etc) will certainly be present and become part of the site run -off, in both
directions, affecting all wetland areas and related wildlife. This issue needs to be addressed.
#4 Plants
The architect's statement says that 'the hope is to be able to save significant trees within the site and
around the perimeter' yet the applicant's statement and plans clearly indicate this not to be the case. The
only existing landscaping proposed to be retained is 10 small, deciduous trees bordering .East Marginal
Way South, spanning the length of less than a block. The applicant claims that only significant trees that
fall within the ungraded area will be retained, yet none are shown on the plans.
The community's concern over this issue has been addressed not only in response to the Earth, Air, and
Water issues but will also be addressed here in addition to our aforementioned comments.
The architect and applicant claim this development's goal is to create a campus like environment
incorporating as many of the natural, currently existing site amenities as is possible. Apparently, this
does not refer to the use of existing landscaping and substantial trees on site. There are well over
several dozen significant trees already on the site, which could and should be incorporated into the
development plan rather than removed and partially replaced, in quality and quantities that far from meet
the replacement standards and ratios defined by TMC 18.54. Many of the existing trees are 50' -100' tall,
2' -3' in diameter, and 50+ years old. There exists a combination of both evergreens and deciduous trees
and shrubs of all sorts. It is even suspected that there are both a substantial male and female Yew tree
located in the northwest quadrant of the site. Though not considered rare, it is indeed a unique addition
to the more native landscaping in the area and could certainly be an amenity to any developed site. The
applicant's proposed landscaping plan eliminates all of these trees, shrubs and landscaping and replaces
them with very few, small evergreens borderin %South 126th Street combined with slow growing, small
deciduous trees along both South 126th and 35 Ave. So. In our climate, the deciduous trees offered
remain bare three - fourths of the year, thus offering little if no buffering or aesthetic equality or gain for the
community. The applicant proposes to dedicate 10' of South 126th to the City of Tukwila. Within this 10'
strip lies at least seven substantial poplar trees and potentially one very large Maple (on the corner of
126th and 35th). It is our belief that this proposed dedication is done so in an effort to again eliminate
responsibility of the owner / developer from having to either retain or replant these trees in accordance
with Tukwila's Tree Ordinance and TMC 18.54. Also, center to the south end of the site lies several large
evergreens which should be retained to lessen the visual impact of the development to the community'.
This skirting of responsibility should not be.allowed, nor should the removal of the trees.
The applicant states that the landscaping theme intended for this site is a continuation of the theme used
at the Group Health Facility to the east of East Marginal Way South. In viewing that landscaping, it is
clear that the plants used and quantities proposed will be less than sufficient to provide adequate
buffering of the development for the residential use surrounding the same. No evergreens are offered
along 35th Ave. South. In fact, there is no acknowledgment by the applicant that there is a residence
fronting 35th, directly across from the proposed Bldg. "B ". The deciduous trees offered will not get taller
than 10' and offer no buffer from light or noise.
In addition, an agreement was entered between the owner / applicant (Sabey Corporation) and the
community approximately 13 years ago (during development of the Boeing Complex) that was to run with
the land that provided for the maintenance of a 75' greenbelt buffer zone across from or adjacent to any
residential zoning and / or use. Such is the zoning and use on both South 126th Street and 35th Ave. So.
The allowance of this development as submitted by applicant violates the terms of this agreement and
changes the nature of our community. The allowance of the reversal of the cul -de -sac on 35th also does
the same, opening up what to date has been maintained as part of the agreed to buffer zone (not to
mention would disrupt and require the relocation of an existing fire main).
Should this project be approved, we request the following changes be made to the landscaping plans as
submitted: the applicant eliminate all parking stalls bordering South 126th Street and 35th Ave. So.
between South 126th street and South 125th. The applicant to provide a 7' tall chain link fence
surrounding the entire complex, set back to half of the length of the eliminated parking stalls on both
South 12r Street and 35th Ave. So.. The applicant provide additional evergreens and deciduous trees,
shrubs and groundcover to be planted on the interior of the fence line and on the exterior of the fence line
the applicantprovide and maintain an solid evergreen hedge, with a initial planting height of at least 5'
tall, from 126ut and 35th in to the fence line, followed by a combination of evergreens (such as cedar,
douglas fir, fast - growing, full in girth) with an initial planting height of a minimum of 10' -15' and fewer
deciduous trees intermingled with the same height requirements or requirements as defined by the
Tukwila Municipal code, whichever allows for greater coverage and buffering of both lighting and noise.
The applicant to maintain the majority of existing substantial trees and incorporate the same into the site
development.
#5 Animals
The applicant fails to recognize the existence of small wildlife on the site, such as foxes which are
currently nesting in the trees at 137th and 126th, raccoons, and other small animals. This development will
displace these animals, especially with the proposed use and landscape plans. Maintenance of habitats
for these animals is important. The elimination of such habitats changes the very nature of our
community.
#7 Environmental Health
Regarding impacts of Noise, again this was addressed earlier in our concerns and are being added to
here. The applicant claims the noise impact will be minimal and short-term as a result of construction
activity only. In reality, the construction phase will have substantial impacts on our community, with large
equipment, many workers, pile driving, etc. Both vehicular noise and continued noise from the HVAC and
mechanical roof top units will follow post construction and will be continual and disruptive both day and
night. Very little is offered to buffer the community from the post construction noise. The shielding shown
for the roof top units is nothing more than aesthetic and will provide virtually no sound protection. The
parapet mentioned provides even less. The continual activity of vehicles and employees during working
hours will be extremely disruptive to our community. The location of service doors and dumpsters will
generate additional noise and will carry and bounce between buildings and into the community. We
propose that both service doors and dumpsters be relocated to the east side of both facilities, thus facing
away from all residential use. In addition, we propose that the construction hours be limited to the
standard 8a.m. to 5p.m., rather than open to the 'daylight hours' which during the summer could range
from 5a.m. to 9p.m. as proposed by applicant.
•
z
w
6
2
UO
uo
J =
H
�LL
w0
Li.Q
cn
=a
w
z�
I-o
Z~
2 D.
0
U
0 H
wW
0.
Li=O
w z.
U =.
0~
z
Further comments and concems will be offered at the Community meeting on February 2, 2000,
and will follow, in writing, within a few days thereafter for your consideration. Until then, we sincerely
appreciate your consideration of the comments and concems as presented and request all Review
Boards carefully consider them and the potential impacts approval of such a development will have on
our community, our homes, our families, and our lives.
Respectfully submitted,
The Residents and Owners of the Riverton Community as follows:
Robert and Sharon Bernhardt
vClint and Gina Nielsen
vAlbert and Carla Petes
,;Brian and Michelle Herman
fi(nn and Todd Willis
Linda Hilmas
Wilma Patapoff
Mr. and Mrs. Sam Alvarez
Phillip Hibbs
3418 South 126th Street
12527 35th Ave. South
12614 35th Ave. South
3505 South 126th Street
3717 South 126U1 Street
Othello, WA
3703 South 126th Street
12624 35th Ave. South
12633 3701 Ave. South
Owner
Resident
Resident
Resident
Owner
Owner
Owner
Owner
Owner
Group Health Project Concerns:
alaigoo
• Fate of frog pond
• Traffic through neighborhood and East Marginal (especially Southbound)
■ Noise (night and day)
• Smells
• Building aesthetics as seen from neighborhood. Should not look like back of
building with garbage cans, smoking areas etc. in view
Possibility of neighborhood buyout
Retail and restaurant facilities
Increase of property taxes
Artwork
Construction noise and hours
Lots of fir trees and fencing
Possible access straight down from Highway 99
Security
Donation of park by fish hatchery
B
z
6
t) 0:
.0 0'
W
CO
J �
O;
LL Q
W
:z
w W;
0
>> 0
ip N,
?w
O
la+ fit
Zr
O
t.;
J-Lee,,A 4A/1
1"-e-oe
-
1?L.
— c-c_e_A.itn <—s61*-' Asti 3
2/95 J7e2.
- r • rt) \/"\ 0 (Th ) ZB-
c>r\c rdc.r-RrA -pro lt:7te_vv•
e
tt
Celairn,'N
r•--\ p cLvt.
e-0
rLcJ 4,
A
0.0
e-0^-e-o v‘erc.).
."?
•
•
i •
• d
`
SABEY
CORPORATION
February 23, 2000
Dear Business Owner:
EC; al1r
FEB 2 4 2000
�
COMMU FIV
r .._VELOP' M :NT
We are pleased to invite you to attend a meeting to discuss a new project located
at the southwest corner of South 120 and East Marginal Way South. The two new
buildings for Group Health Cooperative are part of Intergate.East — a development to
redeploy a defunct Boeing facility for use by professional and Internet - related businesses.
This is the second development Sabey Corporation is undertaking in your area.
The first, Intergate.West located on Tukwila International Blvd, has been underway for
about a year and currently nears completion. As with Intergate.West, we have designed
the new buildings at Intergate.East to be an attractive addition to the area.
If you are interested in learning more, please join me for an informational meeting
at the Tukwila Community Center on February 29th from 6 — 8 p.m. in Arts Room B.
Representatives from our architectural firm and the City of Tukwila will be on hand as
well. If you are unable to attend or have immediate questions, feel free to call me at 206 -
281 -8700.
Sincerely,
SABEY CORPORATION
Eileen DeArmon
architecture • construction • development • management
101 Elliott Avenue W. • Suite 330 • Seattle, WA • 98119- 4220.206/281 -8700 • Fax: 206/282 -9951
t/P
fo..)
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
January 21, 2000
RE: Group Health Cooperative Expansion
E99 -0031 SEPA Environmental Review
L99 -0074 Design Review
Dear Neighbor,
The Group Health Cooperative is proposing to construct two 80,000 square foot research
and development office buildings and 772 parking spaces on a site across East Marginal
Way from the existing Group Health Building. The parking lot currently on the site
would be replaced by a new parking garage north of the existing building.
The Community Development Director expects to make a decision about the
environmental impacts of the project and any conditions that would be required to
mitigate those impacts in the next two weeks. If you have any information that you
would like him to consider when making that decision please send in comments to: SEPA
Official, City of Tukwila DCD, 6300 Southcenter Boulevard, Tukwila, WA 98188.
The City will be holding a public information meeting on February 2"d from 5:00 to 7:00
PM in the City Council Chambers, 6200 Southcenter Boulevard. This is an opportunity
for everyone interested in the project to look at full scale drawings and ask the applicant
questions.
The design of the project will be presented to the Board of Architectural Review at a
public hearing in February or March. The hearing has been delayed from the January 27`''
date given in the notice of application to allow for additional studies and more public
comments. The hearing is open to the public and everyone interested in the project is
invited to attend. You will receive a notice when the date has been finalized.
If you have any questions or would like additional information on this project please call
me at the City of Tukwila Planning Division, (206) 431 -3670.
Nora Gierloff
Associate Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
z
Z
w
0:
W0
=
J .
N LL:
w�
LL <.
mow`.
.z�;
Z F-;
2
❑
• ww
H U.
— 0
.Z.
• .w
0 F-;.
z
Group Health Parties of Record
Brian and Philomena Kennedy
12802 37 Av S
Tukwila, WA 98168
Gina Nielson
12527 35 Av S
Tukwila, WA 98168
Charlotte Cloutier
4058 S. 128th Street
Tukwila, WA 98168
Albert and Carla Petes
1261435AvS
Tukwila, WA 98168
Brian and Michelle Herman
3505 S. 126th Street
Tukwila, WA 98168
(206) 243-6639
(206) 270 -4915 w
(206) 242-1296
60915 Jaw' - -iagei ssaippy ®AU3Atf
Mary L. Flanders
3714 South 128th Street
Seattle, WA 98168
K. J. Hill
12632 - 35th Avenue South
Seattle, WA 98168
Stanley Werran Trustee
12048 - 10th Avenue South
Seattle, WA 98168
•
•
Virginia M. Tighe
P.O. Box 68206
Seattle, WA 98168
•
George Goodale
3726 South 128th Street
Seattle, WA 98168
Gregory S. and Peter Sarantos
2722 S.W. 151st Street
Seattle, WA 98166
Cheryl M. Costello
12621 - 37th Avenue South
Seattle, WA 98168
• Tuyen Q. and Thanh Tran
12801 - 35th Avenue South
Tukwila, WA 98168
Chamnong Saengpraseuth
3525 South 128th Street
Tukwila, WA 98168
Jeffrey M. Wong
1821 Rolling Hills Avenue S.E.
Renton, WA 98055
Phillip A. Hibbs
12633 - 37th Avenue South
Tukwila, WA 98168
S. Alvarez Jr.
12624 - 35th Avenue South
Seattle, WA 98168
Richard E. Berrey
3513 South 128th Street
Seattle, WA 98168
Cuong Remington Chung
3531 South 128th Street
Seattle, WA 98168
Resident Resident Resident
12607 Marginal Way 3737 South 126th Street 12617 - 34th Avenue South
Seattle, WA 98168 Seattle, WA 98168 Seattle, WA 98168
• Edwin Becker
12677 East Marginal Way S.
Seattle, WA 98168
651i k j ; e..-15c7 r1
Smooth Feed SheetsTM ; Use template for 5160®
Robert T. Bernard
3418 South 126th Street
Tukwila, WA 98168
Traverso T W Trust
c/o Trust Company of Washington
P.O. Box 3096
Bellevue, WA 98009
Isaac S. Capelouto Trust
5509 South Brandon Street
Seattle, WA 98118
Joseph Marleau
2514 Lake Park Drive South
Seattle, WA 98144
Linda Hilmes
370 South Reynolds Road #8
Othello, WA 99344
E. G. Dooper
3525 South 126th Street
Tukwila, WA 98168
Bailey Sales
12303 East Marginal Way South
Tukwila, WA 98168
Boulevard Excavating Inc.
P.O. Box 66
Pacific, WA 98047
Victor Enterprises LLC
16400 Southcenter Parkway #308
Tukwila, WA 98188
Larraine Carosino
10652 The Boeing Way South
Seattle, WA 98168
Peter and Natalie Sarantos
2722 S.W. 151st Street
Seattle, WA 98166
Wilma Patapoff
3703 South 126th Street
Tukwila, WA 98168
Dennis and Barbara Pettit
3519 South 126th Street
Tukwila, WA 98168
12301 East Marginal Way South
Tukwila, WA 98168
King County
500 King County Administration
Building
Seattle, WA 98104
Bailey & Laughlin Properties
12303 East Marginal Way South
Seattle, WA 98168
The Boeing Company
P. 0. Box 3703 / MS 1109
Seattle, WA 98124
Todd Willis and Anna Gurol
3717 South 126th Street
Tukwila, WA 98168
Thomas Balzarini
3535 South 126th Street
Tukwila, WA 98168
Lynn Lafave
29033 - 220th Place S.E.
Kent, WA 98042
Circus Tavern
12449 East Marginal Way South
Tukwila, WA 98168
F & L Cafe Puget Sound Mobile Trailer Repair Resident
12541 East Marginal Way South 12119 East Marginal Way South 12527 - 35th Avenue South
Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168
Resident Resident Resident
12521 - 35th Avenue South 12433 - 35th Avenue South 12423 - 35th Avenue South
Tukwila, WA 98168 Tukwila, WA 98168 Tukwila, WA 98168
Utilities Service Company Inc.
12608 East Marginal Way South
Seattle, WA 98168
Gina Vale
12281 - 5th Avenue South
Seattle, WA 98168
Richard W. and Johanna L. Woods
12038 - 2nd Avenue South
Burien, WA 98168
AVERY® Address Labels Laser 5160®
z
c w
QQom.
5
J 0.
00
W ='_
J �.
w 0:
g J"
u_ _,
d
H w
z�...
x--01
Z �-
'2 n(
0
O 22,
.D F-
=w
F.-_,
o.
•
O~;.
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Nora Gierloff, Associate Planner
Steve Lancaster, DCD Director
FROM: Gary Schulz, Urban Environmentalist
DATE: January 3, 2000
RE: Group Health Support Facility Permit #'s L99 -0074, E99 -0031
I have reviewed the current submittal that has a wetland report (Talasaea Consultants 11/29/99) and
includes a conceptual wetland mitigation plan for both Phase 1 and 2 of this project. This memo is
my initial formal comment; however, I have been providing some technical review through
meetings with the wetland consultant and a pre - application meeting. The following comments are a
result of reviewing most of the information submitted to date and spending more time on the site. I
have also suggested wetland mitigation alternatives to the current proposal.
I. Wetland Delineation and Report
1) The wetland delineation was initially reviewed in the early fall season. However, a site visit to
verify wetland boundaries and the supporting field data was conducted last week. As a result of
this visit, the drainage "ditch" that extends from Wetland B and drains into Wetland A has
hydric soil and significant hydrology. The "ditch" is a narrow, channel that borders the fill
mound and appears to have native mineral soil. It also appears that Wetland C is connected as
part of this limited drainage. Although the drainage channel is narrow, it is still considered a
part of the adjacent wetlands and is approximately 240 feet in length.
2) Several small wet areas were also observed outside of the flagged boundaries. These areas are
located north of Wetland C and adjacent to the existing pond. I am recommending that these
areas be re- reviewed in the field to resolve the total area of wetland impact
Regardless of added wetland area, the ratings will likely remain at Type 3.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
z
H Z
•JV'
UO
N
CO I;
J1-.
w O.
g J;
a_
Fw
z�
1— 0;
z�
2
U
= V;
u. F-:
0:
iii ..
z co
0E-:
z
Group Health Memo
January 3, 2000
Page 2
II. Wetland Mitigation Design
1) As part of the initial wetland report (Talasaea Consultants, 10/5/99) submittal for Phase 1, the
conceptual Mitigation Plan included creating wetland in the northwest corner of the project
site. This location is adjacent to the existing pond that fronts on S. 124`1' Street. The
geoteclmical report (Earth Consultants, Inc. 8/11/99) indicates that much of the Phase 1
property has 9 to 12 feet of peat and organic silt under the fill material. This information
combined with the older NWI wetland mapping indicates much of this area was historic
wetland and probably associated with the original location of the Riverton Creek channel.
The proposal to create wetland on the north portion of Phase 1 site is favorable because the
hydrology is present and comes from a natural source — groundwater. In addition, if the
original elevation is reached as part of the wetland creation, a natural seed bank may be
uncovered and provide a true restoration. The existing pond may be providing detention but
appears to be supported by groundwater.
2) The current conceptual Mitigation Plan (11/29/99) proposes to expand an existing wetland
depression area located on the east side of the Phase 2 property. This area may have been
created by adjacent development that has blocked and altered drainage. The wetland is
seasonally flooded and appears to be primarily supported by surface water runoff (Cooke
Scientific Services, Inc. 1/22/99). The use of this area for wetland creation has potential but
appears to be dependent on surface water runoff. Therefore, hydrology support to this area
may need to be supplemented by an artificial source related to the project development.
An artificial source for wetland hydrology, ie. rooftop runoff, is not as desirable for wetland
mitigation if there is a natural source available. In addition, this wetland is vegetated with
both native and nonnative species including significant tree cover. It appears that some trees
would be removed in order to create new wetland area. This presents a conflict that is
difficult to approve.
3) Off -site mitigation is an alternative for this project because of the proximity to Riverton
Creek and provisions that are included in the SAO (TMC 18.45.080 C.). Riverton Creek is a
salmon stream directly west of the project site and flows across property reportedly owned
by the Sabey Corporation. The Group Health site is located within the Riverton Creek
watershed and there are City and regional programs in place to provide restoration and
enhancement for the salmonid fishery. There are opportunities to provide compensatory
mitigation in Riverton Creek that include daylighting a portion of the Creek with a new
channel.
z
I
ce.
w
J U;
co
W
}...
U) LL.:
w0
2
?.
co
a.
z�
�0
zr-:
0
0 I-
w w.
H V:
a_ f-
O
uiz`
_.
01-
z
1
Group Health Memo
January 3, 2000
Page 3
In summary, the extent of regulated wetland area existing on the project site needs to be re-
investigated so that potential impacts are further quantified. In considering area and opportunities,
the proposed mitigation site on the Phase 2 portion of the project is not the best area to provide
wetland enhancement/creation. The project's proposed retention/detention facility has been
discussed as being a "natural" water area. Providing wetland mitigation in this location will have
greater benefit for habitat considerations and could have a greater level of success.
Cc: Ryan Partee, PW Biologist
Jim Morrow, PW Director
Cc:. Jack. Pace, Plaiuiing Manager
Jim Morrow, PW Director
viiiiisawmaggragysaign
z
�W'
6
J U'
00'1..
,. CD
W =.
J H.
w • 0'
at
yJ �:
z f.
z
D
:0 col,
w
• U';
LIZ'
U U'
Z..
1
•Y ,
A..?FID.A.•VIT
-k,<\\ 4P
Op DIST'RIHUT ION
(2. S . hereby declare that: - --
QNatice ,af Public tearing
QNatice. of Public Meeting
Q•Board af Adj usent Agenda
:.. Packet
QSaard of Appeals.
• Packet
o P Lanning Commis s
Packet
Agenda
ion Agenda
Q Short Subdivision Aaenda
Packet
'O Notice of Applicatiori for
Shoreline Managemerit Permit
0 Shoreline Management Peru
ODete2:mi nati.an o f
significance
.• a MitLgated' Deter! r3
Nonsignificance
�(Determinatian a f
• and. Scan i na.., Notic
QNatice of Action
Q Offici al Notice
ation of •
Significance
44.
Other •
was mailed ta each of the fallowing addresses on
sle_6scoN 320
Name a f Project K'fx*
Signature
+File Number \_i19 -MI 4 A. Cclq -oosA
•
•
•
z
,F- z
ce 21u
6�•
O 0
• LIJ
J
c: w 0;
g J;
• a
H=
z_
I— 0
Z
U
= w`
—O
.z
o N.
1=
0
,:,
CITY OF TUKWILA
NOTICE OF APPLICATION
PROJECT INFORMATION
Group Health Cooperative has filed applications for development of two office /research
and development buildings to be located at 12401 East Marginal Way South, across the
street from their current building.
Permits applied for include: Design Review
Other known required permits /approvals include:
Lot Consolidation
Street Vacation
Building, Grading and Utility Permits
Studies required with the applications include:
Traffic Impact Analysis
Wetland Report
Level 1 Drainage Analysis
Geotechnical Engineering Study
Phase I Environmental Site Analysis
An environmental checklist has been submitted with the studies identified above.
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request
them at the counter at the Department of Community Development (DCD), located at
6300 Southcenter Boulevard #100.
Project Files include: L99 -0074 Design Review
E99 -0031 SEPA Environmental Review
OPPORTUNITY FOR PUBLIC COMMENT
Your written comments on the project are requested. They must be delivered to
DCD at the address above or postmarked no later than 5:00 P.M., January 13th, 2000.
Opportunity for additional oral and written public comments will be provided at a
public hearing before the Board of Architectural Review, tentatively scheduled for January
27, 2000. To confirm this date call the Department of Community Development at (206)
431 -3670.
APPEALS
You may request a copy of any decision, information on hearings, and your appeal rights
by calling DCD at (206) 431 -3670. The design review decision made by the Board of
Architectural Review may be appealed to the City Council.
For further information on this proposal, contact Nora Gierloff at (206) 431 -3670 or visit
our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m.
to 5:00 p.m.
Application Filed: 10/15/99
Notice of Completeness Issued: 12/17/99
Notice of Application Issued: 12/30/99
z
a �.
=z
JU
00
CO 0.
W
J H.
N L.
w0
w ?.
u,a
=
E- w _
z�.
ZO
0
=U
LL o.
Z
w
0
z
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION .
I.KI\V\-t_C:) ��-S HEREBY DECLARE THAT:
/
Notice of Public Hearing
Determination of Non - Significance
Notice of Public Meeting
Project Name (:)
Mitigated Determination of Non -
Significance `.
Project Number: `„0 \C_— (' C 1`\ aggw 01c);\
Board of Adjustment Agenda Pkt
Person requesting mailing:
Determination of Significance & Scoping
Notice
Board of Appeals Agenda Pkt
Notice of Action
Planning Commission Agenda Pkt
Official Notice
Short Subdivision Agenda
•
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline Mgmt
Permit
Other. •
Other
Was mailed to each of'the addresses listed on this ea! day.of 11).e_c_in the
year 26 C
P:GINAWYNETTA /FORMS /AFFIDAVIT- MAILOI /11/0012:53 P.
•
z
Q r-
W
wiO
000
N
W
LL
w0
g
wd
z�
zoo
w ui
2o
0
0-
0 I-
w W,
9-- 5
.z
-=
0~
z
Project Name (:)
CSON
Project Number: `„0 \C_— (' C 1`\ aggw 01c);\
Mailer's Signature: � \cQ.S
Person requesting mailing:
VNIc<1_,
P:GINAWYNETTA /FORMS /AFFIDAVIT- MAILOI /11/0012:53 P.
•
z
Q r-
W
wiO
000
N
W
LL
w0
g
wd
z�
zoo
w ui
2o
0
0-
0 I-
w W,
9-- 5
.z
-=
0~
z
ti
City of Tukwila john W. Rants, Mayor
Department of Community Development
December 17, 1999
NOTICE OF COMPLETE APPLICATION
Robert Fadden
Lance Mueller & Associates
130 Lakeside Suite 250
Seattle, WA 98122
RE: Group Health Buildings
L99 -0074
E99 -0031
Dear Mr. Fadden:
Steve Lancaster, Director
Your application for design review for a new facility to be located at 124th and East Marginal Way
South has been found to be complete on December 17th for the purposes of meeting state mandated
time requirements. The project has been tentatively scheduled for a public hearing before the
Board of Architectural Review on January 27th.
The next step is for you to install the notice board on the site within 14 days of the date of this
letter. You received information on how to install the sign with your application packet. If you
need another set of those instructions, please call me. Once you have notified me that the notice
board has been installed I will post it•with a laminated copy of the Notice of Application and the
comment period will start.
This determination of complete application does not preclude the ability of the City to require that
you submit additional plans or information, if in our estimation such information is necessary to
ensure the project meets the substantive requirements of the City or to complete the review process.
After a preliminary review we have the following substantive comments:
Utilities
• The Department of Health requires approved backflow prevention devices on irrigation and fire
lines and, for buildings over 30'. in height on the domestic water line.
• All of the storm water design should meet the 1998 King County Surface Water Design Manual
standards for full drainage review. The Technical Information Report for the full drainage
review should address, in clear format and with requirements clearly labeled, all of the Core
C:Wora's Files \Group Healtli\COMPLETE.doc
6300 Southcenter Boulevarc4 Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665
z
z
O0
y0
W =`
—I I—.1
�LL
w o.
CD =d
;
z�.:
z �.
W
0
uu;.
H V`.
~,
w
Z.
N;
0
z
and Special requirements listed on Page 1 -8. The 1991 storm manual cannot be used for the
existing parking area. Following the manual systematically should prevent omissions and the
need for redesign. For instance, according to the Trip Generation Manual, 6th Edition, this site
will generate 898 ADT /1000 sf of General Office Building. Per special requirement #5 this site
will require Oil Control.
• The minimum water main for commercial area is 10" diameter for a looped system. The w
existing 4" and 8" diameter mains in 35th Avenue South and South 126th Street need to be 6
upgraded per City Ordinance 1783. O
Fire w w'
J �
• Fire lanes must be a minimum of 20' wide at all points. p
• Sprinklers will be required in the building. �'
kl
g Q.
• Pull stations are required at the exits, horns and strobes are required throughout. N
=w
1— _
SEPA Checklist Comments z
• P. 5 B 1 e. barrow should be borrow z 1—
ww
• P. 5 B 1 g. Is the 15% pervious rather than impervious? D o,
N
• P. 8 C 2. Please state the Government Standards that will be met. o F
ww
• P. 10 6 a. Please address the undergrounding of power per TMC 13.08. = v',
1-
lL I:
• P. 11 8 b. What is recent time? Please provide an estimate in years. 0'
• P. 15 c. After development will there be a net loss of 285 stalls on site from existing v I-
I- co
conditions? If there is a net loss please note where those cars will go. �-`
z
• P. 15 15 a. Please specify the recent study that is referenced.
• Due to the size, use, and traffic impacts it has been determined that this project does not fall
within the scope of the MIC Planned Action EIS. Therefore a SEPA threshold determination
will be made after the expiration of the public comment period.
Traffic
• See attached comment memo from the Public Works Department.
Planning
• Please provide a lighting diagram for the site.
• Please submit an application for a lot consolidation for Phase II.
• Please submit a mitigation plan for the wetland relocation/enhancement.
• Please provide a discussion of the intended uses in the Phase II building, similar to what
Michael Hubbard provided for Phase I.
C:\Nora's Files \Group HeaILIACOMPLETE.doc
This notice of complete application applies only to the permits identified above. It is your
responsibility to apply for and obtain all necessary permits issued by other agencies. I will be
contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me
at (206) 433-7141.
Sincerely,
Nora Gierloff
Associate Planner
cc: Mike Cusick, Public Works
Nick Olivas, Fire Department
CANora's Files\Group Health\COMPLETE.doc
•
w
z
CL
6
J GU
0 0
CO 0i
N U„ ,
U- cti
a:
W,
=t
moo''
E-
W
••=U 0;
10 NI
IO Hj
= U; •
• 111 zt
U
• F.
•
Memorandum
Date: 12/16/99
To: Brian Shelton
From: Raid Tirhi
RE: Group Health R &D Phase II
z
;,w
ce
0 0,
co 0
to w'.
The transportation division has reviewed the subject proposal and has the following comments. 'w-�
Should you have any questions, please contact Raid Tirhi at (206) 433 -0179. w O'.
2
1) The project is within the boundaries of the Tukwila Manufacturing Industrial Center g
(MIC). Therefore, it must be consistent with the requirements of the Strategic c0 �.
Implementation plan. ▪ w'
I- _,
Z
2) Update the TIA report prepared December 1, 1999 by Entranco. Include all phases of the z 0
project (parking and buildings) and any future plans for (re)development and expansion. w w.
U
01-
w w`
H V
0.
.:z
w
- =`'
0
3) The TIA report used General Office Building, Land Use Code, (LUC) -710 for trip
generation analyses. General office building has a mix of professional, service, and retail
tenants. Therefore, it has a reduced trip rate compared to single tenant office because it
recognizes elimination of internal trips. It is apparent that a more appropriate code
should be (Single Tenant Office Building) LUC -715. The traffic analysis must
document the number of existing and future employees. Between both variables (number
of employees and square footage) the variable that generates the higher trip rate must be
used. Furthermore, we found a discrepancy in trip rates between the September 29 and
the December 1st reports.
4) The City Of Tukwila previously approved tenant improvement permits for Group Health
based on the traffic report prepared by Transportation Planning & Engineering, Inc. dated
January 08, 1996. The study will establish the baseline for existing conditions. Any
credit for trip generation will be based on one of the variables below:
• The estimated total number of employees for the proposed project is 347.
• The project will occupy only 54% of the existing 270,937 sq. ft. building.
Therefore, trip generation will be used for a baseline of 147,214 sq. ft.
• The selected parking demand is 310 stalls. Even though the total number of stalls
is 665, the difference will not be used on a daily basis.
The traffic analysis should address the following conditions:
• Existing conditions including amount of office space currently utilized, total
number of employees, number of employees utilizing the CTR program,
pedestrian and vehicular traffic, and the overflow parking situation.
• Year of opening background conditions and with development project,
• Year 2010 background conditions and with development project.
6) Current daily traffic data on E marginal Way S indicate that the AM peak hour volume is
higher than the PM peak. This may not be the case for other study locations. Both AM
and PM peak hour analysis are required for this development. Also, If new traffic counts
are taken, then seasonal adjustment factors should be applied.
7) The scope of the TIA analysis should be expanded to include all major roads and
intersections significantly affected by all phases of the project. The area of the analysis
should be bounded by S Boeing Access, SR -518, Pacific Hwy S, and I -5. In addition to
the intersections previously mentioned, perform LOS analysis for the following
intersections:
• Pacific Hwy /S 112th St.
• E Marginal Way S/ S 112th St.
• E Marginal Way S/S 120th St (also crossing pedestrian traffic on E Marginal Way)
• S 133`d St/SR -599 ramps
• Interurban Ave/I -5 ramps
• All access driveways
Provide a channalization plan indicating all existing and proposed access driveways (in
the vicinity of the project) on both sides of: E Marginal Way S, S 124th St., and S 126th
Street.
9) Provide site distance calculations for access driveways.
10) During the trip distribution process, take into account cut - through traffic in residential
local access roads. Provide necessary mitigation to discourage such trips. Utilize
appropriate traffic calming techniques.
11) Traffic mitigation and impact fees are determined in accordance with the City's Traffic
Concurrency Ordinance. Projects affected and new deficiencies should be provided in
the TIA report.
12) Include all calculations and traffic data counts in appendixes.
13) Rout a set of plans (including the TIA report) to WSDOT development review office.
- Z
• W
2,
u� .
O O.
W =.
JF_
wo`..
.g
a,
- _• .
Z
•
Z
U�
;Ocn;.
N
•
z,
w
..O
z
Location
City
.1 Counter
new
•
Traffic Data Gathering
11410 13th Street SE
Lake Stevens, WA 98258
: E Marginal Way s/o 126th St
: Tukwila, WA
. 26
Site:
Date:
99- 101 -08
11/18/99
•
12:15
12:30
12:45
01:00
01:15
01:30
01:45
02:00
02:15
02:30
02:45
03:00
03:15
03:30
03:45
04:00
04:15
04:30
04:45
05:00
05:15
05:30
05:45
^6:00
06:30
06:45
07:00
07:15
07:30
07:45
08:00
08:15
08:30
08:45
09:00
09:15
09:30
09:45
10:00
10:15
10:30
10 :45
11:00
11:15
11:30
11:45
lotais 1,638 9S5 /31 1,79.4— 2,.3b9
Split% 69.1 35.4 30.9 64.6
AM
PM
AM
PM
1 9 46 175 16 37 55 167
3 49 10 40
30 5 38
4 50 6 34
5 17 44 159 8 17 29 151
4 45 2 36
6 46 2 46
2 24 5 40
2 17 39 139 3 10 42 237
4 37 5 53 9
6 36 0 74 6
5 27 2 68 7
1 11 34 131 3 9 84 278 4
3 32 0 44 3
3 28 4 82 7
4 37 2 68 6
7 61 28 103 4 22 72 307 11
10 26 6 63 16
14 24 4 92 18
30 25 8 80 38
22 190 16 66 2 17 90 272 24
38 19 8 64 46
48 15 0 68 48
82 16 7 50 89
57 274 10 59 9 28 •31 128 66
51 12 4 34 55
66 19 7 32 73
100 18 8 31 108
112 489 14 43 20 90 21 73 132
147 9 18 24 165
124 10 16 14 140
106 10 36 14 142
87 222 4 22 28 96 10 58 115
60 6 20 16 80
35 11 27 20 62
40 1 21 12 61
28 113 11 43 14 88 11. 50 42
36 14 21 14 57
22 8 25 12 47
27 10 28 13. 55
16 85 9 26 22 106 11 39 38
22 8 29 12 51
18 5 22 5 40
29 4 33 11 62
38 150 9 19 44 211 5 34 82
32 5 60 15 92
36 2 52 12 88
44 3 55 2 99
AM •
17 46 101 342
13
6
10
13
6
8
7
om•me
PM
89
68
84
34 73 310
81
92
64
5 27 81 376
90
110
95
20 118 409
76
110
105
83 100 410
89
116
105
207 106 338
83
83
66
302 41 187
46
51
49
579 35 116
33
24
24
318 14 80
22
31
13
201 22 93
28
20
23
191 20 65
20
10
15
361 14 53
20
14
5
Z,779-
Totals 2,623
Splits 51.0
2,525
49.0
5,148
Peak Hour 07:00 12:45 11:00 04:30 07:00 04:15
Volume 489 185 211 326 579 416
Factor 0.83 0.93 0.88 0.89 0.88 0.90
ay urs • ay
... _.. _ --Hee :
~W:
re
U 0;
'co 0.
W :
W
J.
CO IL
uj
J.
LL
co
±- a
I— W.
_..
Z�'.
I— 0.
Z !-
2j
UD
O
01-
1--
0 ~
Z
ti
4
Land Use: 715
Single Tenant Office Building
Description
A single tenant office building generally contains the offices, meeting rooms, and space for file
storage and data processing of a single business or company, and possibly other service
functions including a restaurant or cafeteria. General office building (land use 710), corporate
headquarters building (land use 714), and office park (land use 750) are related uses.
Additional Data
The average vehicle occupancy for the ten
approximately 1.1 persons per automobile.
persons per automobile.
The sites were surveyed from the 1970s to
majority conducted in the Washington, D.0
metropolitan areas.
studies where information was submitted is
The range of vehicle occupancy rates is 1.03 to 1.14
the mid -1990s throughout the United States, with the
.; Kansas City; Philadelphia; and San Diego
Trip Characteristics
The trip generation for the A.M. and P.M. peak hours of the generator typically coincide with the
peak hours of the adjacent street traffic; therefore, only one A.M. peak hour and one P.M. peak
hour, which represent both the peak hour of the generator and the peak hour of the adjacent
street traffic, are shown for single tenant office buildings.
Source Numbers
89, 92, 212, 262, 273, 279, 303, 304, 322, 323, 324, 327, 407
Trip Generation, 6th Edition
1066 Institute of Transportation Engineers
xe
•
•
13
Single Tenant Office Building
(715)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday
Number of Studies: 14
Average 1000 Sq. Feet GFA: 108
Directional Distribution: 50% entering, 50% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate
Range of Rates
Standard Deviation
11.57
5.33 - 35.68
8.30
Data Plot and Equation
T = Average Vehicle Trip Ends
6,000
5,000
4,000
3,000
2,000
1,000
0
X
X
0
X Actual Data Points
100 200 300 400 500
X = 1000 Sq. Feet Gross Floor Area
Fitted Curve - Average Rate
Fitted Curve Equation: Ln(T) = 0.601 Ln(X) + 4.321 R2 = 0.52
Trip Generation, 6th Edition
1070 Institute of Transportation Engineers
Single Tenant Office Building
(715)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday,
P.M. Peak Hour
Number of Studies: 41
Average 1000 Sq. Feet GFA: 160
Directional Distribution: 15% entering, 85% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate
Range of Rates
Standard Deviation
1.72'
0.79 - 5.14
1.49
Data Plot and Equation
1,200
1,100
1,000
900
(13
c 800
•w
F 700
a)
U
j▪ . 600
ca
N
• 500
N
400
1-
300
200
100
0
x
X
X
X
x
X
x..x...)<
X Actual Data Points
100 200 300 400 500 600
X = 1000 Sq. Feet Gross Floor Area
Fitted Curve - Average Rate
Fitted Curve Equation: T = 1.497(X) + 36.174
R2 = 0.77
Trip Generation, 6th Edition
1072 Institute of Transportation Engineers
•
=z`.
ce
• JU;
00:
,CD
N w.
W =`
•
J H,
rnu-
wO
li 4: •
rn D
•
=d
z �
.1-O.
z
k-;
• !CI 1-:. •
• wW
= VY.
17=,,
Z, •
U N:
z
•
i~
�
1,400 —
1,300 —
1,200
1,100 —
1,000
x
x
x
x
X
X Actual Data Points
100
200
x
x
300
X = 1000 Sq. Feet Gross Floor Area
Fitted Curve Equation: T = 1.630(X) + 24.623
Fitted Curve
400
500
Average Rate
R2 =0.76
600
Trip Generation, 6th Edition
FIPIMMOINVIIMINIMMEINIffillianagiMESENNIMMEEMENNOr
1071 Institute of Transportation Engineers
vgsgagosomms
z
; z`<
te
•
JU
U O;
•w
W =.
J �
CO LL:
LU
= cf:
z
Z F—
W W;
(n.
•
_W Wr
H 0. V
z.
• W fA i
•
..O ~'
z
Single Tenant Office Building
(715)
Average Vehicle Trip Ends vs: Employees
On a: Weekday,
A.M. Peak Hour
Number of Studies: 37
Avg. Number of Employees: 543
Directional Distribution: 89% entering, 11 % exiting
Trip Generation per Employee
Average Rate
0.52
Data Plot and Equation
Range of Rates
0.27 - 1.01
Standard Deviation
0.74
1,500
1,400
1,300
1,200
1,100
1,000
O.
900
800
1c
a)
a) 700
ta)
a) 600
500
400
300
X
0
X Actual Data Points
xx
X:
X
X
1000
X = Number of Employees
Fitted Curve Equation: T = 0.490(X) + 17.727
Fitted Curve
2000
Average Rate
R2 = 0.87
3000
Trip Generation, 6th Edition
1068 Institute of Transportation Engineers:7:
Single Tenant Office Buila11 ig
(715)
Average Vehicle Trip Ends vs: Employees
On a: Weekday,
P.M. Peak Hour
Number of Studies: 37
Avg. Number of Employees: 543
Directional Distribution: 15% entering, 85% exiting
Trip Generation per Employee
Average Rate
Range of Rates Standard Deviation
0.50 0.29 - 1.08 0.72
Data Plot and Equation
T = Average Vehicle Trip Ends
1,200
1,100
1,000
900
800
700
600
500
400
300
200
100
0
0
X Actual Data Points
1000
X = Number of Employees
Fitted Curve Equation: T = 0.438(X) + 33.063
Fitted Curve
2000
Average Rate
R2 = 0.91
3000
Trip Generation, 6th Edition
1069 Institute of Transportation Engineers
Land Use: 710
General Office Building
Description
A general office building houses multiple tenants; it is a location where affairs of businesses,
commercial or industrial organizations, or professional persons or firms are conducted. An office
building or buildings may contain a mixture of tenants including professional services; insurance
companies; investment brokers; and tenant services such as a bank or savings and loan
institution, a restaurant or cafeteria, and service retail facilities. Nearly all of the buildings
surveyed were in suburban locations. Corporate headquarters (land use 714), single tenant office
building (land use 715), and office park (land use 750) are related uses.
If information is known about individual buildings, it is suggested that the general office
building category be used rather than office parks when estimating trip generation for one
or more office buildings in a single development. The office park category is more general,
and it should be used when a breakdown of individual or different uses is not known. If
the general office building category is used and if additional buildings, such as banks,
restaurants, or retail stores are included in the development, then the development should
be treated as a multiuse project. On the other hand, if the office park category is used,
internal trip making is already reflected in the data and does not need to be considered.
When the buildings are interrelated (defined by shared parking facilities or the ability to
easily walk between buildings) or house one tenant, it is suggested that the total area or
employment of all the buildings be used for calculating the trip generation. When the
individual buildings are isolated and not related to one another, it is suggested that the trip
generation be calculated for each building separately and then summed.
{ Additional Data
Average weekday transit trip ends —
Transit service was either nonexistent or negligible at the majority of the sites surveyed
in this land use. Recent studies indicate increased use of transit, carpools, and other
transportation demand management (TDM) strategies. Information has not been
analyzed to document the impacts of TDM measures on the total site generation.
The average building occupancy varied considerably within the studies where occupancy data
was provided. For buildings with occupancy rates reported, the average percent of occupied
gross leasable area was 88 percent.
In some regions peaking may occur earlier or later and last somewhat longer than the traditional
7:00 A.M. to 9:00 A.M. and 4:00 P.M. to 6:00 P.M. peak period time frames.
The sites were surveyed from the 1960s to the 1990s throughout the United States.
Trip Generation, 6th Edition
1043 Institute of Transportation Engineers
z
re QQ2
JU
.0 O:
•
wr
J
in 0:
g J.
u_ _.
Via.
• 1W
z�:
I- a
z I—:
U Cy
Luo
I-- .
O
z
iii
O 1_1
Z
•
•
•
•
fy
Land Use: 760
Research and Development Center
Description
Research and development centers are facilities or groups of facilities devoted almost exclusively
to research and development activities. The range of specific types of businesses contained in
this land use category varies significantly. Research and development centers may contain
offices and Tight fabrication areas. General office building (land use 710), corporate headquarters
building (land use 714), single tenant office building (land use 715), office park (land use 750), and
business park (land use 770) are related uses.
Additional Data
Truck trips accounted foro1f 0.4 percent of the
0 percent). traffic at the research and development
centers surveyed (rang e percent
The average vehicle occupancy for the thirteen studies where information was submitted is
approximately 1.19 persons per automobile. The range of vehicle occupancy rates is 1.10 to 1.33
persons per automobile.
The sites were surveyed from the 1960s to the 1990s throughout the United States, with many
conducted in the Washington, D.C.; San Francisco; and San Diego metropolitan areas.
Trip Characteristics
The trip generation for the A.M. and P.M. peak hours of the generator typically coincide with the
peak hours of the adjacent street ek hour of the
traffic; and the peak hour of the adjacent k
hour, which represent both the p
street traffic, are shown for research and development centers.
Source Numbers
9, 105, 213, 218, 253, 332, 384, 423
Trio Generation, 6th Edition
1156 Institute of Transportation Engineers
z
6
J U.
o O!
.W I
J �
wO.
u. <
co d
I-
w,
2
Z
F- O`
Zt-,
ff.
ui
~O
ui
Z
N:
,Ys
ROAD VACATION
That portion of 37th Avenue South (Mohawk Street), as dedicated by the Plat of Riverton
Addition, according to the plat thereof recorded in Volume 13 of Plats at page 36, Records of
King County, Washington.
Lying South of the Easterly prolongation of the South line of Lot 8, Block 7, and North of the
North line of South 126th Street (Alder Street), all in Riverton Addition, according to the plat
thereof recorded in Volume 13 of Plats, at page 36, Records of King County, Washington.
Project Name: Group Health- Tukwila, Washington
December 1, 1999
7241 L.002
DJS /jss
Z
i ' =
;�W■
.00..
,. N 0i
cn w!
W =;
J I-
LL.
• 000}'.
Ji
u.
Di
� W
• I—i.
w w';
VO:
j0 w,
tO
W UJ
— 0
WZ
0 H,'
•
%1OF 00Al
Trammell Crow Company
November 22, 1999
Nora Gierloff
City of Tukwila
6300 Southcenter Blvd., Suite 100
Tukwila, WA 98188
RE: L99-0074 Group Health Facility
2
u 1999
Ty
• Dear Nora:
This is to advise you that Trammell Crow Company is no longer the point of contact for the
Group Health Office Building proposed on East Marginal Way. It is our understanding that
•GHC will be the applicant for the project. We also understand that Lance Mueller &
Associates will act as the agent for GHC.
Sincerely,
TRAMM CROW COMPANY
tzel
truction Services
DS:aj
=
1687 114th Avenue SE Suite 250 Bellevue, Washington 98004 425-453-8600 Fax 425-454-7184
City of Tukwila John W. Rants, Mayor
Department of Community Development
November 10, 1999
NOTICE OF INCOMPLETE APPLICATION
Dave Startzel
Trammell Crow Co.
1687 114t Avenue S.E. Suite 250
Bellevue, WA 98004
RE: L99 -0074 Group Health Facility
Dear Mr. Startzel:
Steve Lancaster, Director
Your application for design review for a new facility to be located at 124th and East Marginal Way
South has been found to be incomplete. In order to be a complete application, the following
materials must be submitted:
a. Information on exterior lighting fixtures and how they will be shielded to prevent off -site
lighting.
b. Information on the number and design of proposed building signs (wall or freestanding).
c. Proposed screening for roof -top mechanical equipment.
d. Color and material sample board.
e. Applicant's response to the design review criteria.
Upon receipt of these items, the City will re- review them for completeness and will mail you
written notification of completeness or incompleteness within 14 days.
These applications will expire if we do not receive the additional information within ninety days of
the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). If you have
any questions with this matter please call me at (206) 433 -7141.
Sincerel
Nora Gierloff
Associate Planner
CC: Jill Mosqueda, Public Works
6300 Southcenter Boulevarth Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
•z
• _ •:
f-. W •
6
0O
U) 0;
w =
g J:
• _°
}- W _
1-,01
w
N;
W au • V;
-O.
w ..z:.
U
z
LEGAL, DESCRIPTION
.._....PARCEL .A:.. __LOTS .1 AND 34, :BLOCK 8, ..TOGETHER WITH THAT PORTION OF. VACAT.ED_.. __.__.
-37-41 .AVENUE SOUTH THAT WOULD ATTACH TO SAID PREMISES BY OPERATION OF LAW,
ALL IN "RIVERTON ", A REPLAT OF PART OF RIVERSIDE INTERURBAN TRACTS, .
ACCORDING TO THE PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 36, IN KING
-COUNTY, WASHINGTON; EXCEPT THE NORTH•10 FEET THEREOF AS CONVEYED TO KING
COUNTY FOR ROAD UNDER RECEIVING NO. 7401040466;'AND
EXCEPT THAT PORTION THEREOF LYING EAST OF 'THE WEST MARGIN OF EAST MARGINAL"
WAY, AS ESTABLISHED BY DEED RECORDED JANUARY 4, 1974 UNDER RECEIVING NO-
7401040467.-
PARCEL B: LOTS 1 THROUGH 8,-INCLUSIVE, BLOCK 7, AND THE NORTH 10 FEET OF
LOT 24, AND ALL OF LOTS 25 THROUGH 32, INCLUSIVE, BLOCK 7, AND. LOTS 2
THROUGH 8, INCLUSIVE, BLOCK 8, AND LOTS 27 THROUGH. 33,. INCLUSIVE, BLOCK 8,
ALL IN "RIVERTON ", A REPLAT OF PART OF RIVERSIDE INTERURBAN. TRACTS,
ACCORDING TO THE PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 3.6, IN KING
COUNTY, WASHINGTON;'
TOGETHER WITH THAT PORTION OF 37TH AVENUE SOUTH AS VACATED BY KING COUNTY
UNDER ORDINANCE NO. 1863 AND FILED UNDER. RECEIVING NO. 7402115011 THAT
WOULD ATTACH BY OPERATION OF LAW; EXCEPT THAT PORTION OF SAID BLOCKS 7 AND
.8 CONVEYED TO KING COUNTY FOR 37TH AVENUE SOUTH BY DEED RECORDED UNDER •
RECEIVING NO. 7401040465, AND EXCEPT THAT PORTION THEREOF LYING EAST OF
THE WEST MARGIN OF EAST MARGINAL'WAY AS ESTABLISHED BY DEED .RECORDED
JANUARY 4, 1974 UNDER RECEIVING N0. 7401040467' AND , ' "°� � 5f°6`�
EXCEPT THE NORTH 10 FEET OF LOTS 1 and 32, BLOCK 7 THEREOF, AS CONVEYED
TO KING COUNTY FOR ROAD UNDER RECEIVING NO. 7401040464.
•
67?-ev 3/
z
,
mow
J U'
0 0,
cow
w =•
J H
w 0,
LL
=d
�w
_.
zf..
1- o.
z F-;
w
o
'O co
w w..
U
H ;.
w Z
ui
I.
0
z
max werran stanley werran trust
12048 10th avenue south
LANCE MUELLER & ASSOCIATES
A F I C H I T EC T S • A 1 A
STATEMENT OF DESIGN INTENT
The Group Health R & D facility design was developed based on the natural site features,
the cooperative facility needs, the economic restraints, and the clients to desire to create a
campus feeling. The project design represents a blend and balance of project goals and
elements necessary to achieve a successful facility that will be an asset to the community.
The project site features several elements that dictate the development pattern on the
property. The site in its present state slopes from a high point of elevation 45 at South
126th and 35th Avenue South to low point of elevation 15 at South 124th and 35th Avenue
South. Near the low point at South 124th an existing storm drainage pond exists. This
pond collects the run -off from both the developed and underdeveloped areas of the site.
This pond will be enlarged and developed as a visual and natural anemity as part of the
project and serve as a water quality facility for the site.
Located on the central portion on the site adjacent to its east border is closed depression
that was generated from grading and fills placed on the site and around the property. In
other locations due to previous disturbances by construction several small closed
depressions occur. The small depressions are low value wetlands. The large depression
has become a wetland that has habitat value and is a significant feature of the site.
The current site design leaves the large wetland untouched. The development of the site
provides an opportunity to enlarge this wetland to provide a mitigation area for small low
value wetlands and increase the functional value of the existing large wetland. With the
location of the large wetland on the site in a low central area it becomes a visual anemity
and a valuable habitat area for the project. The placement of building "A" and building "B"
has been selected so that existing drainage patterns can continue, the pond remain at its
current position, and the major wetland be preserved.
The building structures have been located on the site not only to avoid impacts to this
wetland but also to allow the existing drainage patterns to continue. Because the existing
wetland is located central to the building it provides an ideal collection area for clean roof
water to be used to recharge and replace the surface run -off that previously flowed into
the site.
During the development of the site an underground water collection system will be
provided up hill from the large wetland. This system will collect ground water and serve
as a continuing water source recharge to the wetland. The water source will be an
integral part of improving the quality and function of the wetland.
The existing site slopes south to north with contour changes running generally east to
west. This dictates that a rectangular building will be best suited for the topography.
Since the larger grade changes occurs in the south to north direction it indicates that the
building should be placed with its long face looking north and south. This approach to
locating the building requires the least amount of grading modification to the site and
creates an opportunity to re- contour the existing property so that not only the buildings but
also the parking area stop down the site to the north.
130 LAKESIDE • SUITE 250 • SEATTLE. WA • 9E1122 • (206) 325 -2553 • FAX: (` Attachment C
ARCHITECTURE • PLANNING • SPACE PLANNING • INTERIORS
• 1
GROUP HEALTH R & D FACILITY
STATEMENT OF DESIGN INTENT
Page Two
The existing site is partially wooded with small trees and some more significant trees. By
minimizing the grading the hope is to be able to save significant trees within the site and
around the perimeter. In addition to this the south end of the site is across the street from
a single - family zone. 20' of landscaping has been provided along this boundary. The site
design on this end also provides for additional east/west bands of landscaping within the
parking area. These bands of landscaping break up the parking area and with rows of
trees that will screen the building significantly when they are fully mature.
•
The site as currently laid out and graded utilizes the natural slope of the property to lessen
the visual impact of the development from south 126th Street. The height of the south
building "B" above South 126th is 17 ft. This is Tess than the height of a two -story house.
With a building of this height the 20' band of landscaping planning will obscure the
building in five years.
The other building "A" ground floor is at elevation 28, which is below South 126th. This
building is screened visually by the south building "B ". The best part of this placement is
however realized from the north project entry on South 124th. This stepped placement of
the buildings follows the site grades and allows for both buildings to be seen whether you
are approaching by car or foot from the west along South 124th
The site in its present state is bordered on three sides by public streets, which three will
be improved as part of this project. The street on the north, South 124th was selected to
be the main entry for several reasons. First, this street is in the heart of the commercial
area and will not generate additional traffic that would impact the residential area to the
south. Second, this street is the closest pedestrian Zink and also vehicle link to the
existing Group Health facility. By focusing the project towards this street it provides a
visual connection between the two facilities and helps create a campus environment.
To Zink the building in the campus together and connect them with its neighbor to the east
a "theme" landscape feature was selected. This element was borrowed from the present
plaza design at the existing Group Health entry area east of East Marginal Way South.
The element consists of a circular landscape plaza that gathers walks, drives and people
together. These element serves both as a focal point and a transition place where people
meet gather and move through. This element appears along pedestrian pathways and in
front of the each building entry where cars circulate and driveways join. This circular
element also is reflected in the curved glass facades at the building entries.
The building themselves feature an entry element on each long side. This was not only
provided to make the entrances identifiable from a distance but to create the feeling that
each side of the building is an integral part of the campus. This also facilitated developing
a pedestrian plaza area that links buildings "A" & "B" together.
z
Wiz:.
6
00:
wz
J
U) 11-•
w 0.
gQ •
-d
1- 0.
•z i-
w w:
O N
w W.
,_
U,
uii
z m.
i I
0
GROUP HEALTH R & D FACILITY
STATEMENT OF DESIGN INTENT
Page Three
The goal of the client was to provide a campus like feel for the project. This is created by
utilizing extensive the perimeter and building base landscaping, breaking up parking area,
creating a theme element, and developing visual amenities such as the entry pond and
the enhanced wetland.
Throughout the site view corridors have been developed to help identify entries. In other
location site lines are interrupted with landscaping to mitigate the visual impacts of parking
areas and soften the surface of the buildings. The campus feeling is further enhanced by
the layout of the pedestrian connection between the buildings and the existing facility.
This connection is enhanced by the walkway layout that focuses your eye on various site
features. These elements along with the covered entry protocols generate opportunities
for pedestrian gathering places.
Each building is a two -story structure totaling about 80,000 S.F. The exterior appearance
is similar in character to the R & D facilities along Willows Road in Redmond. Tukwila's
first R & D campus will feature a facility that has broad bands of tinted architectural
glazing framed by areas of textured and smooth concrete. The combination of smooth
surfaces, textured surfaces, and glazing will create a visually satisfying composition that
will continue to have a contemporary feel as the years go by.
As part of the design' and to help visually identify entries three key elements are provided
in the building facade. The first element is the stepping parapet that reaches its maximum
height at each entry. This element also is a partial screen for the mechanical units that
are located near the building core. These units in addition are further screened at the unit
by a separate structure.
The second element that locates the entry is the curved two -story central glass curtain
wall. This element extends out from the building to provide a covered entry. Its window
wall also provides light into the two -story entry lobby.
The third design element that you can identify as you move closer to the building is the
entry portico. This element extends out from the building not only to provide pedestrian
protection from the weather but also to provide a visual transition for the pedestrian as he
enters the building. This feature brings the scale of the building down to him as he
proceeds to the entry doors.
The colors for the exterior surfaces were selected so that they are compatible with each
other and the facilities surroundings. These colors will emphasis and complement the
surface design and texture. They will provide visual interest and reinforce the design
theme of the structure
z
• z
6o
wi
J E
wO
2
ga
ui
z
�— 0
zt-
Lu
O N. ww
O.
ui z'
O ~:
z
GROUP HEALTH R & D FACILITY
STATEMENT OF DESIGN INTENT
Page Four
The building materials were selected because they give a feeling of stability, afford design
flexibility and are accepted by the industry of portraying a corporate image. These
materials provide a cost effective design solution that provides the client a facility that he
can afford in the current cost conscious health care market. In addition the construction
materials, which consist of glazing, articulated painted concrete and steel provide a
durable low maintenance facility.
The project program for Group Health Cooperative calls for a flexible facility designed to
meet the continually changing facility needs for a health care provider. To meet these
needs we have designed at R & D building with a wide floor plate. This allows a wider
variety of options in laying out the various uses that will be in the facility over the life span
of the building.
The current program calls about 160,000 -sq. ft. of space. This space will house a variety
of medically related activities. The future employment destiny in this facility is unknown at
this time. Based on experience in R & D projects in Bothell & Redmond we feel providing
four cars per 1,000 S.F. of floor will be adequate parking to satisfy Group Health's future R
& D needs especially with its current links to van pools and public transportation.
The proposed design we feel as presented provides an excellent solution. Group Health
campus project will be successful because if provides a facility that meets the project
goals and generates a design based of the existing site conditions, applicable codes, the
owner facility needs and economic parameters.
NK#61 /GRPHEALTH.STA
• '- •
•
AGREEMENT
AGREEMENT Between the Riverton Community Group and the Sabey
Corporation' ( Bexkley Engineering and. Construction, Inc,)
, pertaining to the East Marginal•Corporate Park, Building "E ",
• King County File No. TF 8/88 -3, Appeal of the Determination of
Non - Significance..
The Riverton Community Group (hereafter referred to as RCG) will .
agree to set aside the Appeal of the Determination of Non-
Significance, KC File No. TF 8/88 -3, for the Sabey Corporation
(Berkley Engineering and Construction, hereafter referred to as
B E & C Co.) contingent on their agreement to the following
items:
1. The Sabey Corp. (B E & C Co.) will reimburse the RCG
Chairperson (Sharon Bernhardt) the Fifty Dollar ($50.) filing fee
paid to King County Building and Land Development Division for
the right to appeal the.D.N.S. File No. TF 8/86 -3.
.2. Mill Creek will remain open, free flouting, unculverted,
and will be diverted only as described in the plans attached
hereto as Exhibit "A" and incorporated herein by reference. Mill
Creek will be enhanced in accordance with the guidelines and
regulations of the Washington State Fish and Game Department,
King County Landscaping.Codes, and the agreements between the
Sabey Corporation (B E & C Co.) and the RCG. . A •RCG
.representative will be allowed to inspect Hill Creek at will, •and
will be actively involved together with the B •E & C Co., the
Washington State Fish and Game Department, and a Licensed
Landscaping Architect in all aspects of the preservations and
enhancements of Mill Creek and will be informed on all issues
..pertaining' to Mill Creek.
3. The Sabey Corporation (B E & C Co.) shall plant
appropriate foliage, such as wet soils plants, water plants, and
vegetations, to support fish and wildlife within their natural
habitat. The Sabey Corporation (B E & C Co.) will also agree.to
employ a Licensed Landscape Architect to guarantee the
landscaping of Mill Creek will be adequate and whose selection
will meet with the approval of the.RCG.
z
a1
re 2
v0
6
N0.
W ='.
J F-
u..
w0 .
cn a.
= w.
z�
z°
0
'O -
0 I-.
w La
'
El= _Z.
ui
H =:
0
z
• •
•
,•
Agreement by and between RCG .end Sabey Corporation (B E & C Co.)
In Reference to King County File No. TF 8/88-3
Page 2 of 6
4. The Sabey Corporation (B E & C Co,) shall make every
effort to .assure the RCG that there will be no environmental
hazard to the health or well -being of Mill Creek or the
surrounding community as a result of questionable soils existing
• on the steep slope to the immediate west of'34th Avenue South.
The Sabey Corporation (B E & C Co.) will keep the RCG informed as
to the status of any present or. future soil analysis or
assessments done by Earth Consultants, Inc. or any other Company
environmental scientist's or geologist's studies. It is further •
agreed that the Sabey Corporation (B E & C Co.) shall inform the
RCG of any potential hazard and will rectify immediately any
situation which may develop if toxins are found to exist in the
soils on the slope or on any portion of the East Marginal Way •
Corporate Park - Building "E" Site.(hereafter referred to as the '
EMWCP site).
5. The Sabey Corporation (B E & C Co.) will protect, at all
times, the environmental health of the Riverton Community by
'controlling construction: noise, light and glare, and all traffic
problems which are referred to in .items n6, 7, 8, 10, and 13 of
this' agreement.
6. The Sabey Corporation (B E & C Co.) agrees that under no
circumstances will there be any truck traffic or employees's
automobiles related to the EMWCP site during or after
construction, utilizing 35th Avenue South between South 125th
street and South 130th street nor South 126th street between East
Marginal Way South and Pacific Highway- South. . It is further
agreed that during Construction :all .construction related..
:truck
..traff`ic will be restricted-to Eaat`- ::.Marginate`;'.` Way ...• between "South
118th street to the North and :Interurban to the South.. All truck
traffic will be prohibited from the usage of South 128th between
`Pacific Highway South to the West and 42nd Avenue South to the
East and from South 130th street .East of East Marginal Way and
• shall try to avoid using South 130th street from Pacific 'Highway
South to the West to East Marginal Way to the East and 40th
Avenue South from East Marginal Way as it continues South to
South 144th street. In addition, each street mentioned in item
06 (with exception of South 130th from Pacific Highway South to
East Marginal Way and 40th Avenue South from East Marginal Way to „
South 144th) will be posted with "All construction related truck
traffic for EMWCP site is prohibited" in order to ensure the
health, safety, and well- being of the residents of the Riverton
41) Community. See Exhibit "B ".
•J.•. ••
Agreement by and between RCG and Sabey Corporation (B.E & C Co,)
In Ref ercnoe•to King County File No. TF 8/88 -3
Page 3 of 6
7. The Sabey Corporation (B 'E & C Co.) will agree to
construct a removable barricade across 35th Avenue South at South
125th street'to ensure exclusions•of truck and automobile traffic
'intrusion into the Riverton Community during construction of the
project and shall also post signs specifying "Local Access Only "'
and No Truck Traffic" this will allow for access and egress of
emergency vehicles to the south as well as into the residential
community. At completion of the project a permanent, non- w removable barricade will be installed to permanently close 35th
Avenue at this location. Temporary and permanent signs will be
installed accordingly.
8. The Sabey Corporation (B E & C Co.') will guarantee the
RCG that all lighting during construction and after completion
will be directed down and to the North. If intermittent lighting
needs to be directed southward on a temporary basis it will only
occur if it absolutely necessary and can be proven to be the only
feasible way to place "light towers" in a location needed to
provide safe lighting for workmen on the site. The RCG will be
informed prior to directing any lighting southward for safety
purposes. All lighting designed to be in place after
construction shall be approved by the RCG. Lighting shall be
aimed down and shall be in the form of wall packs on the
buildings. All interior site lighting will be installed in a
manner to minimize glare to adjacent properties to the maximum
extent feasible., All lighting designed .for parking areas shall
be aimed down and directed to the North away from the community.
The RCG shall be invited to view all plans of the lighting to be
installed prior to construction and before installation and shall
participate in the selection of.the types of lighting and the
height of the poles to be installed as well as the direction by
..which the lighting will be aimed.
9. The Sabey Corporation (B E & C Co.) shall allow the RCG
to be fully involved with the landscaping plans for the EMWCP
site and shall agree to establish a fifty foot (50 Ft.) green
belt buffer area (built to the specifications of the RCG, along
with a Licensed Landscape Architect as referred•to in item .g3)
between the EMWCP site or, any other project built by the Sabey
Corporation (B E & C Co.) in any immediate area of the project
which would be adjacent to any single family usage.
z
w
oQQC
JU
'0 0
CO
UJ
J H
cn u+
w 0'
u.
w
T
z �.
�-- 0
z-
�0
0 H.
uj
O.
.z
U =.
O~
z
. •
Agreement by and between RCG and Sabey Corporation (B E & C Co.)
• In Reference to King County File No. TF 8/68 -3.
Page 4 of 6
44. r /
c e .T Ze1.,. ,� c7. r r
• 73 ..,rZcAN k1-14-12' dek ghia
•
10. The Sabey Corporation (B E & C Co.) 5 shao1} install al
noise producing equipment much a•. r`fcomproaaora
machinery, etc. related to Building E and.D to the extreme North
side of these buildings and will insulate the area with sound •
proofing materials and screening which will ensure that the
Riverton Community will not be unreasonably impacted by noise
emitting from the EMWCP site, Building E, and Building D.
11. All roads shall be kept clean of mud and debris at all
times. Dust will be kept under control at all times. Failure to
do so will activate the conditions set forth in item 4115 of this
agreement.
12. The Sabey Corporation (B E & C Co.) shall be required
to keep the .RCG fully informed of all applied for and acquired
permits for filling and grading, as well as any and all other
permits which will be required pertaining-to the construction of
the. EMWCP Building "E" and "D ". In addition, the Sabey
Corporation (B E & C Co.) shall inform the RCG of all rezones and •
SEPA actions pertaining to.any future development by them in the
Riverton Community,. This will be done by way of a' certified
letter and a- personal phone call to the RCG Chairperson, Sharon
Bernhardt, and the RCG Secretary, Shirley Robinson.
13. The Sabey Corporation (B E Sc C Co.) shall agree that
-the working hours for construction of EMWCP Building "E " 'and
Building "D" site will be the f ollouing•. _
A. Kvnday: thru...Fi�da .f rom v 7 : OO -a, m. to :7 O0 p mr
B. turd ,y.,- fr..na,.8. ;.0.0._a.m.•,'to 6:00 p.m.
C.. 'Sudsy Prohibited'
There 'shaln./ o maintenance of. Construction equipment prior to
or after "the allotted working hours. There shall be no
-construction work before or after the hours agreed upon in item
413 without the prior written approval of the RCG.
14. Mr. David A. Sabey of the Sabey Corporation, the Project.
Manager of the EMWCP Building "E" and Building "D" project, the
construction Superintendent of the EMWCP site, and Mr. D. Michael
Dunne - president of B E & C Co. agree to supply the RCG
Chairperson, Sharon Bernhardt, and the RCG Secretary, .Shirley
Robinson, with phone number by which each of them may be reached
at home and at work. The RCG Chairperson and Secretary agree to
keep these phone number` confidential and will not abuse their use.
z
<w
6
00
to 0
w=
I.
Nu.
w0
LL j.
Ci
±", w
z�
E- 0
Z
ILI
w
2o
CI I-
u,s.
F- -.
z
co
F.
z
Agreement by and between RCQ and Saber Corporation (B a & C Co.)
In Reference to King County File No. TY 11/88 -3
Page 6 of 4
i
16, It is further agreed that if there is a breach of any
item one (1) thru fourteen (.14) listed with this written agreement
the Sabey Corporation (3 Z &• C :Ch:) will p.y .damajrs. to any
injured party or parties. I. it •i*. drtirsinad between the RC4 and
Mr. David A. Sabey that a ' bs'iaa .:•30.x: :• aunt exists and an
attorney mu3 =t be acquired tc i*i.olve the is:use , Mr,' David A.
Sabey will agree to p3uy •ill • atta irme 3 tees incurred.
Riverton Cctiraun %ity Group*
by
Titl
(c), /rgFr
Date
* Sae Attached Signature Paga.
Sibsy Corporation (B 3 _ C Co.)
pet
Title
Presi6antt
Titl.s
•
Data •
.z
a
Z `.
no w
6 D.
J U�
U O.
.coo
wi
J H'
W
g a'
a
• ~ w'
_.
dr-
,1— O,
.Z k^,
• :2D
o N,
W W:
1-
� o
U U'
1--
O
Z
•
Agreement by ahu bet'ween ECG and Saheit Cor..ration (13 E & C Co.)
In Reference to King County Tile No. Tf 15/68-3
page 6 of 6
•
•
WINIONOONNIONNESSOMIrimwsmoomwom.••••••............. ,....••••••••••••••••410,44s~,•••
•••M1•464100•1,0•01, .
Agreement by and between RCG and Saba), Corporation (E E & C Co.)
In B./arenas to King County ril. 041, Tt_8/136-3
Page 6 of 8.
1
. •
• .
■ •
• • • . • •
•• • •
; • 1 • •
taw••••••••••■•■•••••••=11.
elsoommemowee
••••••■••wm
■•••■■••■•••••••■••■WIIMINON4=1.0 .1011..11.1••■••■••••■•■••11.11■1111.0.111.1.1110.1..1.111=• al1.0111.100••••1•1111.0.111.......
a.•■••■••••■••■•••■
••• 11•••■••■•••■••■••■•■•■
0114.1ww■■■■■■
...•■•■■■•■■••
MI6
GINI.IM•Mb •••■■■■••••■■•■ ••••■■••
: .
•••••■■■•.1
• •1
0,11M111=••■•••■•....
ola .01, 111••••■•••••••■••••.....r.b.■.
1••■•■•••••••••••■•
•
•■••••••1.
.11•••••■•■■••■•■••■•••■•••••••••••••••■•••■••••■
•■•••••■•■•••■• •••••••••••••••••••
CONDITIONS ACQUIRED WITH PURCHASE
OF EAST. MARGINAL WAY CORPORATE PARK
ASSURE THE RIVERTON COMMUNITY GROUP THAT THE FOLLOWING
CONDITIONS WILL BE MET:
o MILL CREEK WILL REMAIN OPEN, FREE FLOWING, AND UNCULVERTED
o TRUCK TRAFFIC OR EMPLOYEE AUTOMOBILES ARE PROHIBITED,
UTILIZING.35th AVE SOUTH BETWEEN SOUTH 125th STREET AND SOUTH
130th STREET OR SOUTH 126th STREET BETWEEN EAST MARGINAL
WAY SOUTH AND PACIFIC HIGHWAY SOUTH
o A PERMANENT, NON REMOVABLE BARRICADE WILL BE INSTALLED TO
PERMANENTLY CLOSE 35th AVE AT SOUTH 125th. PERMANENT SIGNS
WILL BE INSTALLED ACCORDINGLY
o ALL LIGHTING WILL BE DIRECTED DOWN AND TO THE NORTH. THE R.C.G.
WILL BE INFORMED PRIOR TO DIRECTING ANY LIGHTING SOUTHWARD FOR.
SAFETY PURPOSES. ALL LIGHTING DESIGNED FOR PARKING AREAS SHALL
BE AIMED DOWN AND DIRECTED TO THE NORTH AWAY FROM THE
COMMUNITY. THE R.C.G. WILL BE INVITED TO'VIEW ALL PLANS OF THE
LIGHTING TO BE INSTALLED PRIOR TO CONSTRUCTION AND BEFORE
INSTALLATION AND SHALL PARTICIPATE IN THE SELECTION OF THE
TYPES OF LIGHTING AND THE HEIGHT OF THE POLES AS WELL AS THE
DIRECTION BY WHICH THE LIGHTING WILL BE AIMED.
o THE R.C.G. SHALL BE FULLY INVOLVED WITH THE LANDSCAPING PLANS
FOR THE EMWCP SITE AND OWNER SHALL AGREE TO ESTABLISH A FIFTY -
FOOT GREEN BELT BUFFER AREA (BUILT TO SPECIFICATIONS OF THE
R.C.G., ALONG WITH A LICENSED LANDSCAPE ARCHITECT) BETWEEN
EMWCP SITE OR ANY OTHER PROJECT BUILT IN ANY IMMEDIATE AREA OF
THE PROJECT
o ALL NOISE PRODUCING MACHINERY INSTALLED OUTSIDE (OR ON ROOF) OF
BUILDINGS D &E SHALL BE MOUNTED TO THE EXTREME NORTH SIDE OF
THESE BUILDINGS AND WILL INSULATE THE AREA WITH SOUND PROOFING
MATERIALS AND SCREENING WHICH WILL ENSURE THAT THE RIVERTON
COMMUNITY WILL NOT BE UNREASONABLY IMPACTED BY NOISE EMITTING
FROM THE AFOREMENTIONED BUILDINGS.
o OWNER SHALL BE REQUIRED TO KEEP THE R.C.G. FULLY INFORMED OF
ALL APPLIED FOR AND ACQUIRED PERMITS FOR FILLING AND GRADING,
AS WELL AS ANY & ALL OTHER PERMITS PERTAINING TO THE
CONSTRUCTION OF BUILDING D &E. IN ADDITION, OWNER SHALL INFORM
THE R.C.G. OF ALL REZONES AND SEPA ACTIONS PERTAINING TO ANY
FUTURE DEVELOPMENT IN THE RIVERTON COMMUNITY.
03•Di/DIAA_D
z
W
ce
00
� 0
W =.
Wo
J
-
_,
z�
Z t--•
U
a
O(12
.O
w
—O
..z
U
0
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
DESIGN
REVIEW
(P -DR)
APPLICATION
{T"> . Y t y FF UE ON , ,, y. , ...,:44,..ysit m a ,Ii ;L `
an 3 ar.c a Y >:L✓ ; = Y * oi �
sr>ay' o£
K ^
' �Sk.�..... "F ZZ.. i; biX .>' 't> "Xi rO f '}.'< q 6�^l..
�jr yP'.Pjt�'f: I. ?r'!' �.
' r,ia '
�i A
il. D .r
Ti'iSil:33W AS4{�',i... '(.{� .^'! E
,y .:,t:3>. t, s:*> YE F (`££[:
3`.J'W o, '£;. M`� �. .'
S •
>. ,
..'�'' fi w&�'
`; H`>XFN.
a sr++t ,?3'<.'ro:..}., 's:,`: *'4 "S; '''' x£Ri <s{a�:.�'`'r ..s'n'71
�( /aiwj'y >: �ij' >Fi .`.�. tt�s
��„`,aF1Vm�1'� �. 1 «f ixr j s
..� ..�.EE�jj �'
ifii 1Y" «.EC:>k'1 !•: ,, S1e 0 2:fit �
,,,p, . �,
:x:•,- .�.kF
5 : ;"i,, 3' `2i
'' �v.,>>;�y. I'•'� f��'c.:t' <F
e�i,`$', ..,1 ..>. ). o.
R y.£„r`.£?>'^.A•..>... y� .K. jg »y^ .•
��'�� '. '(;. CS�,QY. ..s5,. � .',,y f.Y(E�" Iii � Zf'Yj�..� ��>t .ks.,( ` �V S i „f:T � >� y4 x � .�f.
/� • .Y' k ni T .yrt N.at bH > { :: :.
�y I \�Im�l's� fir01 a6 3 � � �°
..- >!`Yfss�.ai.�.t X;£':'iJf`t:�s Asa >:7,^«sk 8 <}Xit OR �Y3iis?rA ?...'Yn't i9:t z'�^f'b ' : 1:� Yf ➢. }iDA3Y§
n''''. .1e1 •..•.s:.`.iY.>:.ki ':::. i >s:.x..1t.',. {..1.,. ..ir,V547 �» /. f.i'
n ,:3vd'¢:..�., s .� 2< �S�I.•3. ,e:5 �:py %':. L.l. > Y ' £'�rfnY0��+y£H.ia
zI Y 3't ,D >.. "{? Y ky,t,
> "P<roject t=rle #r i . 4 7. `.: 3
".1 ttVS.1.H. ;t>:i r. t3 ev.::'s n.<.. t ?£
.Y<
i�M x 5 c : •�it'
r£ ,4><(r .. y �. ,
t�D k� S
5a•TSio. j; x3
...... Y •' > e..t< �,{� fG ,�:. >., .
' >rt y` • ;�,'c : sxs
Ls~"a Ri
„Z9'Et"' .. k• �rF .. �q�,...x:YC
Y >:. F' y ,} .q^` T :h� ��s
a4 �3,a ^t" t tf �S
� j.�...
; >e,?:ti%%ai%':n:e w'. .:'> ..$ "a»a�+�Y;:^' 'rR., s;r-. •iisY<E:
''! }:q s•'ir 9' E" . s` F z s :` i
� > 4 , j i� }�'
�x�«x� :,,...� .ef��
f Y d.� $ N• <'i \�i..
.>��>: .>;ik 8 ` _
r, ^szp
E . ti`'f,��„ • ,
�,t�'�.f
SiiSitr, 35,, r
t�� .. „ .a.
4 ,>c42C E .>,'''''
i
t A�y;��� Y"sMi $, 'Y'°':��5' �� s '•s:.%'i `¢.`.�..�
MaP.Pllgation;CompleW, ate.
.M.wt.
ey4
a•`L'4> F "f �5 y�i r ..rp.. S :fit • r,.X.:£- 4 .. 3.) Yt
'ffd• r^t Y'(�e YET j.k°�,{ �?.j,'.;'F>"'�''� $5t^" F`T'"kii ? Y >�!� tiQ�#-
ZY� .s� ^.MZi�.��nf: Tip '��'tf. fl. `Y. >� �4� tYN� •..>sso L9
fli PPpi cationincom late. Dater <� . �: 4 '� , ,i .
P A�` :.:.. AE a
J'xF ! £:i1S Yr ee5 ii rn r T: �ys•.:
3'£' SY• Cr F3'. »<�>,<. ASS f>5.;3,,• Y'�'L .z'>N'�.
� 4 Sl'1� •ti ,>S'
•$91911119 11,, .y 4 = f pl,
<».iisQ�'r >W v.. Y><.i'. y'X>i"F "i>� {SkSQt .< `k;li �'} ..£z L^v3',.F15
' :;):>. " { . 'ss:
&. r %r.yy"i
ys� k ££ i
� '* � z w
t,s .S'4: 6. 1�6
1. PROJECT BACKGROUND
A. NAMEOFPROJECT /DEVELOPMENT: GROUP HEALTH R &D SUPPORT FACILITY
B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax
lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.)
Southwest corner at the intersection of S. 124th & East Marginal Way So.
Tax Lot No. 734560 -0490
Quarter: Section: Township: Range: (This information may be found on your tax statement)
C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent)
NAME: Dave Startzel - TRAMMELL CROW CO.
ADDRESS: 1687 - 114th Ave. S.E., Suite 250, Bellevue,.WA 98004
PHONE: (425)453 -8600 Fax: (425)454 -7184
SIGNATURE: DATE:
RECEIVED
OCT 15 1999
COMMUNITY
DEVELOPMENT
z
W
re
6
00
(1) W'
WI
J I.
V) u.
0
2
LQ
co
ci
I_ W.
s�
z�
1- 0
Z I-.
D p'
'O N.
W UJ
lL O
.z
CU
—I
0
z
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431 -366
E -mail: tukplana,ci.tukwi lama. us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
STATE OF WASHINGTON
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
ss
I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my
knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real
property located at
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 October 5, 1999
William D. Biggs
(Print Name)
521 Wall St, Seattle, WA 98121
(Address)
206/448 -2413
(Phone Number)
(Signature)
On this day personally appeared before me U l l 1.v3.1 nr\N"
executed the foregoing instrument and acknowledged that he/she signed th
purposes mentioned therein.
SiAA
SUBSCRIBED AND SWORN TO BEFORE-ME THIS DAY OF
to me known to be the individual who
his/her voluntary act and deed for the uses and
NOTARY PUBLIC in3nd for the State of Washingto O�
�
residing at Q■ rt �� C� \.T..�
My Commission expires on
1 G: APPHAML4NDUSE.APPUtary6.doc. 09/0iN9
+o/ ao /9q
.Z
• =— Z
qC W'
2i
6
•�U0
(/)
'W X:
- 1—:
Wo--..
§.J.
N d
W,
Z f..
Z I— •
Up •
O N`
0l-
W W
• •
N,.
,0
Z
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the application are true and correct to the best of my
knowledge.
3. The application is being submitted with my knowledge and consent.
4. I understand that conditions of approval, which the City and applicant have jointly agreed
may not be completed prior to final approval of the construction (e.g., final building permit
approval) will be incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
I declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at SEi4't"r'L L (city), 10A-3111NCaro Xi (state), on
Epr a4' ,
1Li,
(Print. Nam
5
(Address)
210 - } -- 2OS
(Phone Number)
(Signature)
Use additional sheets as needed for all property owner signatures.
z
•
�w
2
ug�
•o O:
o.
w =.
-I I-.
CO W Or
2
u-Q
d
• _
X.
z�
O.
Z
Or, N°
-
2 U
o
W z,
0
•z
•
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge;
• 1 am the current owner of the property which is the subject of this application.
▪ All atetoments contained In the application are true and correct to the best of my
knowledge.
The application is being submitted with my knowledge and consent.
I understand that conditions of approval, which the City and applicant have Jointly agreed
may not be completed prior to final approval of the construction (e.g., final building permit
approval) will be Incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
1 declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at . EATT r- E (city), tuAskiiivsmAi
C9c-i -oSE�
(state), an
Ia.. 199a,
plc-to' i Cs.toHt i41 stNal Y C SL1n Y 4'-4./
ht-%
►_• •.r..3.1-
r.
(Print Narne)
St'Int 4- _istr -12 'sly i t16. _ Ct t t t _
(Address)
(Phone Number)
(Signature)
RECEIVE()
OCT 15 1999
COMMUNITY
DEVELOPMENT
Use additional sheets as needed for all property owner signatures.
z
•
i- •Z.
I-w.
CC 1 ,
•
J0
O 0.
V) W.
WO
u
d"
W
z
H
M.
z�
Z
:U •
0 �:
CI I-;
= 0!
. u-pi
Z
O :V'
0
z
(.:;.■•".1 r!:11.(ST
ST.:U.e..V14:1;
. ,
•
(211Milt.111/.
rftrL"
-•
- • -
lt)
::••• , • ,• •••
Ar.APPE'
• 1:- 4."`"
—•
iriteeggcte...yeAgst
Attachment E
• drIVZ(VI , 71,1 </(fr...".•■=4
Riverton Campus
Group Health Cooperative
SABEY
CORPORATION
Z
HZ
cc w
6 =
_J 0
• 0
co 0
cn w
WI
_J
u_
u j 0
u_
co
• c5
1-1-1
z t._
I-0
z
W• W
• 0
0
O (L)
O —
L 1 w
1---
11-
Li- 0
; Z
wo co
O 1-
Z
iiir'ergqi-Theo,yeAgst
Riverton Campus
Group Health Cooperative
SABEY
C 0 R P 0 R A r 0 N
z
z
w
< 2
W
O 0
CO a
(I) W
W
-J
2LL
w
ft
<
W
Z
0
Z
w
0
8s
0 1-
W w
0
1- r-
W
0
-• 1
O 1-
z
ti'4w
'Hill' HJJ
7
•
_c
,
J
PROJECT STATISTICS
LStS
13] 30. 335'. 130. 30.
4x° 313311 NIa. 0300 3043
53 It
°.1.0445,.365/ / 5 I110Nrv30 03,
i
;33 193 51.4(411 31131)
• VIti X11 11
'* I � iY1 f'� l
� I .111112 1JiiL
fin, SITE PLAN to 146 040
VICINITY MAP
...St
«f 1 )!.'/4 SI °/1.001 Sr. f1 VMS
row'fiNM: 5104°51 1 /i0W
w wswu
itOSE
Ssv4°334 Sf 3/1 OM 51, I1) 515.13
•rOpNO )0.5 f1 1/r 0'10 sr 51413
T54 13
515.43
3073' 32211711.
0.7I
x.39
3503503.435140
314 513513
{] 31415
° 513515
1014 PRIMO
1w2 .
S1.44,13
w 0,1010
1C1µ .35m5n (Oslo 45/1/301
i
40. Sou
t•awu
5141t
°. 11113
•
•
Z
a..1
1- A1.1
z
W:
U0.
J• =
F^
N LL.
w 0
LL Q.
W
Z
Z O La
Q
U
O N
• F.
W W.
U'
▪ o:
Z'
W
co
O ~
z
0
10.1..a...L.....13
MIA „ /
MT14%`'
rainessmAcsalfmnsreaprzraultnecomm9135a aractrzalwzattaiiiiViii
11111WHIMMOM1111111111 Itirr221711774
1
LQ;11.41...1.1
n
1116111111902111111111111111111111■11011111111111.111111■1111128■1011111111111111111111714111171111
agissigmai•
0
0 0
NORTH ELEVATION
WEST ELEVATION
0 0 ® 0
7.41r,tr"
0
70antc...47m1' 'OM
CB)
....- ........-
, t,
a
1
111411INEVIMEIMINENEMMINI•111■111•10111111MMINIEMBI
111111412111■11••11■1111111•1111MXEMNIMM31111
1
III lint15112.4=.1111110111111Y1M111 liVAIWARIZSEM Oil
immumpmmriquirrago •
i ..
0, pi; •.
.
.4 I , to•laii, 0 Alit. !.
' 11.1:1111•INAVillil
111
119111I7Araglad_g
IIPMNP.A.W.Vain1/ •
11111
'
V, tl, 4,11,4Q1,311111
If CarJaW.P.,t1
i
I
a a cuaae czar aanarlarauam-aaw
11
NM
ra=ma.=
a a
11
,a4,....n.a.i. imi
- ,
WEST ELEVATION
0 0 ® 0
7.41r,tr"
0
70antc...47m1' 'OM
CB)
1
hllMtlxhmiwulRtw•a IIIIIMINAMX=MilMaalluNIVAIWZKX,M7/111GA .13 in tw m-a•
an arno. MIGUAUM3L.s7,211111111.1CIIMIkan/1124SIVIISBNIPSISH3E.
EAST ELEVATION
MiCaMinie
04=1/111111111.1=411111:1AZZCWIII.I
1E1111
Mantra"MCCUM NIVIC=MiaM1111tre,A.JZFIJI11111111101XXITZlain B
SOUTH ELEVATION
EXIEMEI
=Mani :1
IBM1111 MO Mir.
0.lft flMU MM. •q1 t4
So Ms MI...
WWI .7.11
Zaart.i.Ts ■17 .01
ISM. Men, .,?p_
.1.• Mrs SIMS
mos.
fls,
CA. .1.• Ptimmol
1, ma
1•■•
o
....I •
tr)
z
2
>4
LJtal W
—1 LS
0
5 A3.1a
.z.,..,_.1
SI
"=1111111111111111111161116111111111
111 11
, t,
a
1
111411INEVIMEIMINENEMMINI•111■111•10111111MMINIEMBI
111111412111■11••11■1111111•1111MXEMNIMM31111
1
III lint15112.4=.1111110111111Y1M111 liVAIWARIZSEM Oil
immumpmmriquirrago •
i ..
........
,.....
w.... CMS
1
hllMtlxhmiwulRtw•a IIIIIMINAMX=MilMaalluNIVAIWZKX,M7/111GA .13 in tw m-a•
an arno. MIGUAUM3L.s7,211111111.1CIIMIkan/1124SIVIISBNIPSISH3E.
EAST ELEVATION
MiCaMinie
04=1/111111111.1=411111:1AZZCWIII.I
1E1111
Mantra"MCCUM NIVIC=MiaM1111tre,A.JZFIJI11111111101XXITZlain B
SOUTH ELEVATION
EXIEMEI
=Mani :1
IBM1111 MO Mir.
0.lft flMU MM. •q1 t4
So Ms MI...
WWI .7.11
Zaart.i.Ts ■17 .01
ISM. Men, .,?p_
.1.• Mrs SIMS
mos.
fls,
CA. .1.• Ptimmol
1, ma
1•■•
o
....I •
tr)
z
2
>4
LJtal W
—1 LS
0
5 A3.1a
• •
SITE SECTION — NORTH/SOUTH
E MARGINAL WAY SOUTH
SITE SECTION — EAST/WEST
11.1-Tm=i17T1711,111
zatti Ituu ipso
— eseaf
•Group _ f---
Health
Cooperative
•rhselSoull
MONUMENT SIGN
35TH AVE
.-- t -- -------
so ot
WO We Mx.
//—mos or or P.m on ...+1
11111.1111r1■21 m.#1.
iJi
UGHT STANDARD
0•1141.1
• • , •••••••-•:;•••••,...,,•••... • • ••,-, • •
•
M
('
R... MY,.
A11:1:11117"
..—golsnmeLl•■ I
!.+•—er ••■•"'".""
11.7.•••
•
• -1•••••Th".•■••
e•••••••••••••
- • /11
Wiri•J iiiMMTiinanun lik.u11111;;_,Imurrtmi;
• ral
• Z•41.12Ag 11,""".";i",17,41.7117
PORM
41/4. :4 . • •." _4_,enwr.erme e■■■•••■ •,..
!MP...LOOM
---, Z.. , 1,411“.. #: • '4: • •
• • '" •
▪ t•-•
•MIMPS POSAm
ELEVATION from SOUTH 126th ST
itt. Pbillnpf Vravn id re•Crl 011e■ IlfladloOn
1111111 1 1 1
1/16'•V-0"
"—OM,. PORN
112tirm..6
I IT I
1. 11,1111
.jitat:Ititaii;Its,i7iltrrvilkirliijiiiiiijiirs,r7
A IA 1 ik .11
sISHPIHIMI I 1
• • 001413
WI% III!
I I MI IN
• Id.
tar
a a
EO, 11111111111111311111111111111111esjaleallIK11.1111 nig
Id)11:5
t2 0 Inn* tr
.,I I4,,4
e 0 amer
•tt
a.
0
0
0
a.
0
07:7 1 1 #otti
• laitaiarse----1
. • ',417,411E8111111111111144
OTAR-7
%Pk I I
,•*6 6 llaer
20" Laurel
-L- '
;J7E-res.-
..,...m,mzepirpram.mt,2assplts.st: ,,, 7 ,,,,,, rpert-lezi:mtzszeg.:1:1:asmIls, , , ,,, ,
ENLARGEMENT PLAN tne-•r-o. 1-2•&-x-S
1111111 I 60, /LA)
. se
: pealed / 6 ,
1
10e- Sa cre...a4
NIA? ke.,
be.. sc•-veA
'Oev
ACet-75 1rIte,e,
*OM
0
L2.01
•:(
Z
CL ILI
-J 0
()O
•U)
LLI
U) LL
ILJ 0
2
g
u_ •=C
1— ILI
Z
i-0
Z
O u)
O —
(3 1—
=
U.1 ui
o
z
1-7-
o
1 cencr.
yr
I7
} ••••••;
,, \ C
4. ` • \ \ "e e . •"g_4(.. —
--fq
, 134-
fib\ \ \ i \ \ f.
• \\ \ / \ \ ` \•
i\ \�' wn. fe
\
'1
}
))''/ 14
• flrce/
eCn'
ix• elder
0410'.16
ft .la(r /)
a
\
•,,
•: f \
\ \ \
•
,� ____� \ :,,
\
\
\ \f'
el. 16•.Ine`*:
.� 1 ((I
ter �:
• \ •
Ili .17 SO' "ttfate
• e:> r- ft.a..` ' . ,•. \ \ ,. — r ,•
•
•
J.' x g� : �,e.�ifii�d.V�i(iirt : • `15' _ 0,"'' •W\ 3Ha ► 0:+• A �M �'� +� ... +. +,
t
.,1
•
r0
0
0
to
,
e .
1I11I11I11 0 E6V cvinrt
s89•t8't�;ti to0,o4!�+Il�, �,
Nal/MILANO Y1 .•
_......3,.....1......—..--1— .S ss,.13, j I\ \
1 v.
�b a 01 e u d11. avf4•r 1ai1x,\`1110 to
• 1/ 4 rtile e•. l \11 I0•r1j�. .••
89' 85► W. 39► 00
Z
Z •
QeW
JU
CJ 0'
W
O'
L
= 6
I-
"—
:ip cn,
.:0 H
7' cenlerlIna of tree. T IIJ
W:
,0t i'• .
L.L. r-
NR.nterllne 01 Cl, ' O.
Peontcrllne el g ki Z:
,,'I'•
i anurlln• of F =
~
'i• uUN O
n
fno .1 • Z .
1 \] contorting
\V center'
1\V C.1%
,,? •
�• e' rerrnlnb 11611 ' +1
00• of cencrety $}g
.w
f,
IS: coi10 IE ]e:xi 1.
/7• we 111 II.6 OOtt
SHo., L .L.MoN OF ALL
1.617Lt2 C1ZEL�5
ptz ed(PG IN 1`.agr M'►'rI'� is
sovi}t $'QC rO l�. 0. w
.S Haw
L4GA Tl n.,l vF
i'bt�C.IFIL I iZ665 �RST O
Te . PoL�
sI c•> LA -V2A- t._
TiZL`'e.
ALrciYSE s l4-ot... _115 G Iry 'fl4
FG1••�tE F}'riA',' PLI PLA'K -. 'Me 4.5
I:2
INTERNATIONAL GATEWAY EAST II
CONCEPTUAL GRADING AND STORM DRAINAGE PLAN
WW.C.IACIIV401 100
wa.
eV 0.190
(.1513
ri1It'Ii .,1 iI'bi, I
41,
..•. tiw�ve�s+rv�.�amt.Vt,'�+f1RR'�tK =!�
LIAR 3 1 200
"ERMIT CEtZI €F
EXISTING. CONDITIONS EXHIBIT
l
1
1 t
018
8
iA
1 I
j±
dill;
lip: 9
169.1 gi
S} BSc
w0
U
H
Z'
re al2
U
O
n 0.
L=
J1-..
U u-.
QW 0:
LL -J
SI-)d
� -W
z �.
<z 1-1-`
uj
10 N:
;D H;
'W W
H
—O
Z
W
N
U
Z
Iiiii64444•14••■.ii•••::0 f. •p02111{rN
SOUTH I24TH STREET
Seating A, ad
•
te•••,<.•••
NOTE*
ALL LANDSCAPE AREAS TO DE
ECRIPPED WIN PROFESSICNALLT
DESIGNED AND 343TALLED AliTCTIATIC
IRRIGATION SYSTEM.
1
4,
11.....,••• •••••
'1...r...woo. rm..
v•.11 •f4\43.,-00-:•0 -0.- •
. G... •
. „ -• • • A .!
VIL.1.1■111111.1.1.111111M.. •-•-•
t-..‘r*V7•••••;••••-• C•r•-•; 7-'4 •
• •
T- ""e■--
TYFE 3 T
5' WIDE
sl
We'
LANDSCAPE PLAN 1%3Cl
Ililul 1 1 i
1
1
•••••••■■■•••
<C
Z
uu
6
(..)
C)
c)
WW.
LU
U) u.
UU 0
g
uL. <c
op D
cl
uu
lc.
z
0
ZI-
WUJ
:E :3
0 D-
o
uu
16
I— —
ut.
-- C)
zt
R. -I
0 F":
Z •
, • '
:747-■ / :IT
"IL
BOUTH 124TH aTir1
..alflmazuwErmiumtrsarwtrwcWsnwinserstorxuammerwt-•—•crrnmEmmixammoret.
\ ID
r,
,
,VICINITY MAP'
PROJECT STATISTICS
sacii
n00;*
REMSEILSIMCKS;
FROM
SIDES
REAR
OCCUPANCY CROUPS:
CONSTRUCTION TYPE:
SOSIRC zone
MUM
PHASE 1
PHASE II
pm MD ARFAS:
8U4.00.0
RAN flOOR AREA
Rom ft 0041 otr.A
TOTAL flOOR AREA
MEM V:
WIN FLOOR AMA
5ECON0 ROOK AKA
TOUL FLOOR MIA
S1 N
IIMM O.
MC. at 1•000
S. 128TH STREET
1997 UK. WC. UPC. WA
MO COT Of TUIMA 2051180 COOS
• ,
NoHE
Now
0 (or= 35%) / 6(1304/443043.0)
V-N SPRVORERLD
3
265,141 SY. (9.55 KBES)
275.7193 St. (133 PER(S)
40,605 Sf.
40.601 S.F.
81,612 sr.
40,601 Sf.
40.8041 Si.
61,542
pmiocorn:ouun
must k
lumurcum. Aciuma 3320:0451164 sr.
6114.01 o 4.
ummurciumw 2543:0164 Str.r..
f4a6380 IIME2PtV;SE
CSICAIMPMACT
144110CAPPEO
3/1,030 S.F.
1/1,000 S.F.
3/1,030 ST.
1/1,000 SY.
137 STALLS
54 STALLS
141 STALLS
87 STALLS
54 STALLS
141514515
•
370 ORLI
34 5145.10
STALLS
TOTAL P80V1303
PHASE It
STN4DARO
COUPACT
1W1OKAPPEO
412 STALLS
354 STALLS
56534513
8 STALLS
TOTAL PRO40)E0 (RATIO 4.3/1,003)
360 SULU
File: L 99 -0074
Drawing
#1
.:.:x/,_,1:10.,, > „•, t,:
File: L 99 -0074
Drawing
#1
1111111►1'1111111.1111 %1,11111111 111'110 11 11111411. 11111(111 11iiliiii 111111111 liiilinl 11.111111iii 1:,11 1i1 „il1,iii .r'
X x
x , x x x x
— —1 —w ,N k octo.at..plwtw —
tta
EXISTING CONDITIONS EXHIBIT
1(„— xy x x x— xx — x x«- Ix at �t x x
17" w w— �Yr - K —...1 y ... ^ w
— — /f1, — —i:� Nole p Nlwlbnl •.
C.nJ an I • F.P .I.a
h.•.- tae 1. t+•.•'x3 5. 124TH STREET .oNM. Jews ON
.
;1 I'.'• , . S 11
cone. e.r.t,g t' O
G •
a -s estE ,
DII.nUen Pend
Netc NI
0 tip eon
UoS. e.
Thl. woo
..ait me e. :IN
CD
6 :' •
7. S. .t.
n. hMn4
•.• R.
280 08
e
!;. +..
i a
•'1�s
". . \
i __ h m
R \ '^ q
to
P?'l:a '���/°... 331.1 .�
l RR 1
Iy. 11 ew.
i
y: yi I 1
�f \ #'11..'''#
\
—% x ,, x \ • \ \ \\
• `N \ \ y.,
n' \i \ \y' ,,
"\ \ /
uN
\
p. A1Nr
.te.? >nL
1t.
S8918'1
II I
~4, � \� \� `? \ �\ I+
1 III
,.. t
• " ,
] , f° 1s
lit
N \ \ y' \ 11
N 89'�18'8Q''•N. •,_38a90o�o a moo•'•, ,,, ,• t Ir�
-�"
If 00'11. \ \ y
\ 'III .• I"�y�' \# it 1\
rot i s, •�....�e 10 WI,
: ---�- )
w.n VP
sore'
W.N
i
•
MCI tO1P-71:
,'
1 / ' ' —I / k) 7‘ \
1 I __ #_ r/
1y.y 1
y�i1.v, t =. {i.�,tl•r 1•.1lu• wetr
8W 8'50' 4.... , \>"'. \ ..y•.
•
a ,p • ,, so'
rt0
#'
1-50'
0 25 50
100
1
3
RECEVED
CITY OF TUKW LP
MAR 2 2000
PERn11T CENTER
p z
5
N
W v
w a
'3-
zvl C4 cg
co N I I
3 1n
N N
;74 E L11
IC
CUITEICTAFTLINII
c
N
T.
0•
0
0'
E
a
I,.; '.r Irk I l Ii iq I {
J v . . ' f.".'r . 1
'0 Inch., 4.S
.:
.
1L-01
' IiIIIIIIIIiIIIIIIIIIiIIIIIIIUiIIIIIIIIIlIpIhIIIiIIII1IIII1IIII1IIII1IIIIIIIII1IIIIhIIIlIIIIIIIIIlIIIIIIIIIiIIIIIIIIIhIIIliiihilliiiih Owil