HomeMy WebLinkAboutPermit L97-0042 - GLACIER BUSINESS PARK - DESIGN REVIEWL97 -0042
GLACIER BUSINESS PARK DESIGN REVIEW
SE 35 23N 4E
April21, 1998
City of Tukwila
Department of Public Works
Mr. Dana Warren
Warren Company
Real Estate Development Services
500 Union Street, Suite 900
• Seattle, WA 98101
Re: Glacier Park - Flood Zone Control Permit Requirements
Dear Mr. Warren:
John W. Rants, Mayor
Ross A. Eamst, P. E., Director
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Glacier Park, located adjacent to the Green River, are subject to Tukwila Ordinance o. ak •
Projects such as Gla i r P o adjacent subject
copy enclosed. This Ordinance is the basis for Flood Zone Control permits. Per Section 16.52.050I.2,
shoreline permits shall comply with the Flood Zone Ordinance. �� s�4 r•�
ate. 1• 9w
Your revised proposal is intended to comply with that Ordinance in general, and more particul rly to Section
16.52.070A2 which indicates riverbank stability is a major consideration.
Your revised proposal is based on design concepts provided by King County, as developed for a nearby
section of the Green River. Those concepts are applicable to your project and are subject to City detailed
engineering review and approval.
If you or your engineer have any further questions of the Public Works Department, please do not hesitate to
call. We appreciate your ability and willingness to understand and work out the necessary levee and flood
protection issues associated with the Glacier Park Development. Please call on me at (206) 433 -0179
regarding further development permits for this project.
Sincerely,
For
Gary Barnett, P.E.
Senior Engineer - Development
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enclosure: Ordinance No. 1462
cf: Andy Levesque, King County Water and
Brian Shelton, City Engineer
Phil Fraser, Senior Engineer
Steve Lancaster, Director Department of
Jack Pace, Planning Manager
Alexa Berlow, Planner
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Land Resources
Community Development
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax.- (206) 431-3665
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
January 23, 1998
John Gordon
Senior Project Manager
Opus Northwest, L.L.C.
200 -112th Avenue Northeast
Bellevue, WA 98004
RE: Glacier Business Park - L97 -0042 (DR), L97 -0043 (Shoreline)
Additional Revisions to Dike Trail
Dear John:
Since our letter to you dated December 4, 1997, there have been additional comments to
the revised dike trail plan that I would like to bring to your attention. The items of
concern are as follows:
1. Per Ordinance #1741, the trail must be widened an additional 10 feet,
for a.total of 20 feet. The Fire Department needs vehicular access to 150
feet of any portion of the first story of the building, and a minimum 20
foot fire lane is required for buildings more than 300 feet in length.
2. To meet provisions of the King County Green River Master Plan found
in the City of Tukwila Resolution #1149, a two (2) foot shoulder on either
side of the trail must be incorporated into the trail design. This can be
grasscrete, grass, wildflowers, clovers, or the like. Whichever surface is
selected, it must be able to withstand the weight of the fire vehicles. (In
the past, grasscrete has been the material of choice to widen the trail and
provide a strong enough surface to withstand fire vehicle access).
•
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665
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Glacier Business Park 1
L97 -0042, L97 -0043
Additioi,ut Revisions to Dike Trail
Page 2
Please address any questions or concerns you might have to either Chief Nick Olivas at
(206) 575 -4404 or Don Williams, Director of the Department of Parks and Recreation at
(206) 433 -1858. Revisions will need to be completed before your Building Permit can be
issued.
Sincerely,
Alexa Berlow
Associate Planner
cc: Chief Nick Olivas, Fire Department
Don Williams, Director, Parks and Recreation Department
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
December 4, 1997
John Gordon
Senior Project Manager
Opus Northwest, LLC
200-112th Avenue NE
Bellevue, WA 98004
RE: Glacier Business Park (L97-0042, L97-0043)
Dike Trail
Dear John,
We have received your letter dated November 11, 1997 regarding the width of the dike
trail at the south end of the proposed Glacier Business Park. This letter serves to confirm
that Opus Northwest LLC will not be required to increase the existing 10 foot wide dike
trail to 20, feet, and that the Fire Department will use the existing 10 foot wide dike trail
for access to the west facade of the proposed building.
This information will become part of your open record file. Prior to submittal of your
Building Permit you may want to meet with me regarding implementation of the
Shoreline Permit and Board of Architectural Review conditions. If you have any further
questions or concerns, please do not hesitate to contact me at (206) 431-3670.
Alexa Berlow
Associate Planner
(Cif-A-7)
cc: Joanna Spencer, Public Works Department
Nick Olivas, Fire Department
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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A F F I D A V I T O F D I S T R I B U T I O N
O Notice of Public Hearing
hereby declare that:
ODetermination of Non -
significance
O Notice of Public Meeting 0 Mitigated Determination of
Nons ignif is ance
OBoard of Adjustment Agenda fl Determination of Significance
Packet and Scoping Notice
O Board of Appeals Agenda ❑Notice of Action
Packet
QPlanning Commission Agenda
Packet
fl Short Subdivision Agenda
Packet
fl Notice of Application for
Shoreline Management Permit
0 Shoreline Management Permit
Official Notice
Other
was mailed to each of the following addresses on )),97
A-vAw)LtJ
Name of Project 21%,c u2_, 7N,, ---)\c-i21, Signature- �c A t4 T ELM 44
File Number. L.a- 1 -DULia
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1808 Tukwila, WA 98188 -2599
6i00 Southcenter Boulevard
OPUS NORTHWEST LLC
200 - 112th AVE. N.E. STE. 205
BELLEVUE, WA 98004
DEPARTMENT OF ECOLOGY
SEPA REVIEW SECTION
PO BOX 47703
OLYMPIA, WA 98504 -7703
ESTATE OF JAMES CAMPBELL
C/O DOUGLAS C. MORRIS
425 CALIFORNIA,: SUITE 1000
SAN FRANCISCO, CA 94104
Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188 -2599
K.C. ASSESSOR'S OFFICE
ACCOUNTING DIVISION
500 4th AVE - RM 709
SEATTLE, WA 98104
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November 13, 1997
Northwest LLC
200 - 112th Avenue NE
Suite 205
Bellevue, Washington 98004
425 - 453 -4100 Fax 425-453-1712
Jack Pace
Planning Manager
Department of Community Development
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
RE: Glacier Business Park Staff Review Report
Design Review (L97 -0042)
Shoreline Substantial Development Permit (L97 -0043)
Dear Jack:
Thank you for meeting with me in advance of the Planning Commission /Board of Architectural
Review scheduled for Thursday evening at 7:OOpm. As requested, Opus Northwest LLC has
reviewed the staff report prepared by your office concerning our Glacier Business Park.
The following is intended as a summary of our response to the specific shoreline and Design Review
recommendations.
Shoreline Recommendations
1. The proposed site provides an asphalt travel lane connecting South Glacier Street to the Green
River. Levee. The travel lane is twenty (20) feet wide at it's narrowest point and will be used by
the Fire Department for access to the levee trail. The applicant proposes a twenty (20)
easement that includes the asphalt travel lane.
The proposed site provides a public works easement from West property line to toe of Green
River levee bank for maintenance.
The proposed site provides a five (5) foot wide sidewalk that will provide on site pedestrian
connection to the Green river trail and to parking at the south end of the proposed building.
2. The proposed site provides picnic benches at the North & South ends of the proposed building
and seating benches along the West facade of the building. The applicant will submit plans
showing the location of the proposed new benches to the Parks Department Director for
approval.
RECEIVED
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CITY OF TUK P
NOV 1 3 1997
PERMIT CENTEts
Opus Northwest LLC is an affiliate of the Opus group of companies - Architects, Contractors, Developers
Chicago, Columbus, Dallas, Denver, Ft. Lauderdale, Milwaukee, Minneapolis, Pensacola, Phoenix, Sacramento, San Francisco, Seattle, Tampa, Washington, D.C.
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Jack Pace
November 13, 1997
Page 2
Design Review Recommendations
Site Plan:
1. The proposed landscape plan provides intensified landscaping at each building modulation point
along the West facade of the building to further reduce the impact of the building facade on the
public recreational trail. Landscape berms were considered at this location, however it was
determined that no increased visual benefit resulted from their presence.
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2. Parking spaces have been reduced'af•the Northwest and Southwest ends of the building and the
area will be treated as an extension of the river environment. The proposed reduction in the
number of parking spaces also facilitates access requirements for Fire Department access to the
levee trail.
3. The proposed eastern landscape area has been redesigned to meet the minimum landscape
setback requirements and does not conflict with the railroad easement.
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Building Design
1. The Northwest facade of the proposed building is subject to an irregular property line resulting
from its relationship with the Green River. The proposed building includes modulations and
landscaping that reduce the impact of the building facade on the public recreation trail
extent of the proposed mitigations exceed similar features of neighboring eve opmen s. Further
mitigations compromise the intended use of the building and reduce the marketability of the
development.
2. Height of building parapets have been fluctuated and combine with building panel reveals,
downspouts, building color changes and painted sheet metal fascia elements to improve the
proportion and impact of the building on the shoreline environment.
3. Proposed rooftop mechanical equipment locations will be submitted for approval to the Director
of the Department of Community Development prior to installation.
4. Locations of lighting fixtures on the West Side of the building will be submitted for approval to the
Director of the Department of Community Development prior to installation.
Should you have any questions, please contact me at (425) 453 -4100.
Sincerely,
Gordon
enior Project Manager
cc: Harry DeMarre, Opus Northwest LLC
Bart Brynestad, Opus Northwest LLC
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. Northwest LLC
200 - 112th Avenue NE
Suite 205
Bellevue, Washington 98004
425-453-4100 Fax 425 - 453 -1712
November 11, 1997
Mr. Jack Pace
City of Tukwila
6300 Southcenter Blvd.
Tukwila WA 98188
Re: Dike Trail
Glacier Business Park
Tukwila, Washington
Dear Jack:
G,•. r ' "7" G
NOV 2 0 1997
COMMUNITY
DEVELOPMENT
Please consider this letter confirmation of our discussion on November 10, 1997,
regarding the dike trail at the southern part of our Glacier Business Park project.
Per your advisement yesterday, Opus Northwest LLC will not be required to
increase the existing 10- foot -wide dike trail to 20 feet, and the fire department
will use the existing 10 -foot dike trail for access to the west facade of the
proposed building.
We will revise our plans to reflect the existing conditions. If our understanding is
incorrect, please contact me at (425) 453 -4100.
Sincerely,
JF .ess
Gordon
ect Manager
cc: Harry DeMarre, Opus NW
Bart Brynestad, Opus NW
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Opus Northwest LLC is an affiliate of the Opus group of companies — Architects, Contractors, Developers
Chicago, Columbus, Dallas, Denver, Ft. Lauderdale, Milwaukee, Minneapolis, Pensacola, Phoenix, Sacramento, San Francisco, Seattle, Tampa, Washington, D.C.
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
November 7, 1997
John Gordon
Senior Project Manager
Opus Northwest, LLC
200 - 112th Avenue NE, Suite 205
Bellevue, Washington 98004
Post -it® Fax Note 7671
Date 11,1 Ipa°geso. ZZ
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RE: Glacier Business Park Staff Report
Design Review (L97 -0042)
Shoreline Substantial Development Permit (L97 -0043)
Dear John:
Enclosed is a copy of the staff report on the Glacier Business Park project, scheduled to
appear before the Planning Commission/Board of Architectural Review next Thursday
evening at 7:00 p.m. Please review the document and address any comments or
corrections to me at (206) 431 -3673 as soon as possible before the hearing date.
I will fax a copy of this report to you for you to have before your meeting with Jack Pace
on Monday morning.
Sincerely,
Alexa Berlow
Associate Planner
Encl.
cc: City Reviewing Departments
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665
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City of Tukwila
Department of Community Development
HEARING DATE:
NOTIFICATION:
PROJECT:
APPLICANT:
OWNER:
REQUEST:
ASSOCIATED
PERMITS:
STAFF REPORT
John W. Rants, Mayor
TO THE PLANNING COMMISSION AND
BOARD OF ARCHITECTURAL REVIEW
Prepared November 6, 1997
November 13, 1997
Steve Lancaster, Director
On July 22, 1997, the applicant posted a Notice Board on the site,
and a Notice of Application was issued and mailed on September
24, 1997. On October 30, 1997, staff mailed a Notice of Hearing to
surrounding property owners and to the Seattle Times.
L97 -0042 - Design Review
L97 -0043 - Shoreline Substantial Development
Glacier Business Park
Opus Northwest, LLC
Estate of James Campbell c/o Douglas C. Morris
For consolidated approval by the Board of Architectural Review
and Planning Commission for the proposed design of Glacier
Business Park, an 85,304 square foot multi -tenant industrial
building with office space, and a shoreline substantial
development permit for the portion of the proposed warehouse and
office building within 200 feet of the Green River.
Building Permit
Utility Permit
Land Altering Permit
Flood Zone Control Permit
Storm Drainage permit
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Staff Report to the
Planning Commission and
Board of Architectural Review
LOCATION:
LOT SIZE:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
SEPA
ENVIRONMENTAL
DETERMINATION:
STAFF:
L97 -0042 and L97 -0043
Glacier Business Park
6540 South Glacier Street
4.65 Acres (202,565 square feet)
Commercial/Light Industrial
Commercial/Light Industrial (C/LI)
A Determination of Non - Significance (DNS) was issued
on September 15, 1997
Alexa Berlow, Associate Planner
RECOMMENDATION: Approved with Conditions
ATTACHMENTS:
A. (DNS) Determination of Non - Significance
B. Applicant's Shoreline Permit Application
C. Lighting Design Specifications
D. Full Set of Plans
E. Color and Materials Board *
F. Presentation Board *
* To be presented at the hearing.
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Staff Report to the
Planning Commission and
Board of Architectural Review
FINDINGS
VICINITY /SITE INFORMATION
Project Description:
L97 -004z and L97 -0043
Glacier Business Park
The applicant proposes to build Glacier Business Park, an 85,304 square foot multi -
tenant concrete industrial building with tilt -up panels, including 80,304 square feet of
warehouse space and 3,000 square feet of office space. The proposed development is
proposed to be located at the far west end of the Southcenter South Industrial Business
Park, within 200 feet of the mean high water mark of the Green River.
Surrounding Land Uses:
Surrounding land uses consist of warehouse storage and distribution businesses with
some offices. The proposed project is the last structure to be built within the Southcenter
South Industrial Park, located at the dead end cul -de -sac of South Glacier Street. The
Green River and Green River Levee run along the west boundary of the site. An active
railroad spur runs along the east side of the site.
Existing Development:
The proposed development site is currently vacant.
Topography:
The site is essentially flat, except along the western boundary adjacent to the prism
of the Green River Levee.
Vegetation:
The proposed site is currently covered with grass and the levee is covered with blackberry
bushes. A landscape strip with deciduous trees is present along the south boundary of the
site which was established as part of construction of the warehouse to the south.
Access and Circulation:
Access to the site is from South Glacier Street. A private extension of the right -of -way
services vehicle access to the site and to the lot directly south of the proposed
development. On site circulation is proposed along the east side of the site which also
provides for fire access, access to parking, loading docks, and office businesses.
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Staff Report to the
Planning Commission and
Board of Architectural Review
L97 -004.2 and L97 -0043
Glacier Business Park
BACKGROUND
A similar design review project (Cascade Business Park) submitted by the same applicant was
approved with conditions by the Board of Architectural Review on October 23, 1997.
Part 1: SHORELINE PERMIT DECISION CRITERIA
Shoreline Substantial Development Permit (18.44.80)
Any substantial development within 200 feet of any shoreline must receive a shoreline substantial development
permit prior to issuance of any local permits by the City.
The proposed Glacier Business Park is located adjacent to the Green River. A landscape plan,
required under 18.44.080, is attached to show specific measures taken to meet shoreline
regulations for the river environment (18.44.130). Criteria to meet both general and specific
shoreline regulations follow.
General Shoreline Regulations (18.44.110)
1. The use is in conformance with the underlying district
The proposed office park meets basic development standards of the Commercial /Light Industrial
(C/LI) zoning district. The project must comply with the policies contained in the Tukwila
Shoreline Master Program and Comprehensive Plan, and the regulations in the Shoreline Overlay
for the shoreline substantial development permit. The applicant's response to criteria of these
conditions is contained in Attachment B.
Tukwila Shoreline Master Program:
A -2. Locate commercial/industrial development in areas with low potential for recreation or other
public use.
A public recreation trail runs along the west side of the proposed building. Passive
recreational amenities such as a picnic table, grass and landscaping along the facade
of the building are proposed.
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Planning Commission and
Board of Architectural Review
L97 -0042 and L97 -0043
Glacier Business Park
A -3. Preferences should be given to commercial and industrial development that will provide an
opportunity for a substantial number of people to enjoy the shoreline.
A stepped facade modulation is proposed as a measure to reduce the impact of the
west building facade on the river environment.
A -4. Determine and consider the visual impact that the commercial/industrial development will
have on the surrounding area
Landscaping has been enhanced, the west facade of the building has been modulated,
and public recreation amenities are proposed to be incorporated into the design of the
river environment.
A-5. Encourage provisions for public access, especially visual and pedestrian, as an integral part of
commercial/industrial waterfront development
The proposed site plan does not provide for public access or visual access to the
existing river trail.
Bl -b. For non -water dependent economic activities, where permitted, the entire water's edge should
be available for public access, consistent with private property rights.
The development is not water dependent. A public recreation trail runs along the
river and the entire west edge of the property. This side of the property has been
embellished with landscaping, but only the south end of the area is available for
public access.
B -3. A trail system should be developed along the river. Trails should be developed for linear access
through public shoreline areas; access points to and along the river should be linked by a system of
trails; The connection of other trails in the region to the shoreline trail system should be
encouraged and developed. To assist in developing a trail system, incentives should be offered to
property owners for utilizing set back requirements
A public recreation trail currently exists along the river's edge. It is managed by the
City through a Trail Easement Agreement that runs with the land, from the edge of
the private property to the water.
C -2. Parking facilities should be located upland with provisions for adding pedestrian: access to the
shoreline.
Primary parking facilities are located upland, on the east side of the building.
Secondary parking is located to the north and south of the proposed building. A few
parking spaces are located in the shoreline management environments. No provisions
for pedestrian access to the shoreline have been provided.
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Staff Report to the
Planning Commission and
Board of Architectural Review
L97 -0042 and L97 -0043
Glacier Business Park
D -2. recreational uses should be incorporated with other shoreline activities.
A bench has been added along the shoreline at the southwest end of the building for
use by employees, although it has notbeen designated on the plans. The applicant
proposes to widen the trail an additional 10 feet (for a total trail width of twenty feet
along the west edge of the property). However, widening the trail will not be
acceptable as it will only increase paved surface area in the river environment.
F -1. Determine and consider the visual impact a commercial/industrial development will have on
the surrounding area
A revised landscape plan, using vegetation from the approved Corps of Engineers
plant list, is intended to contribute to the visual impact of the new development on
the public recreation trail.
F -2. Develop regulations requiring the maintenance of a buffer of perntanent vegetation between
developed areas and associated water bodies to improve the aesthetic qualities of the river, retard
surface runoff, maintain constant water temperature, and reduce filtration.
An enhanced landscape buffer, ranging from 10 to 20 feet wide at various points, is
proposed. However, additional landscaping and the incorporation of public amenities
may be requested to further improve the aesthetic quality ofthe river and provide
measures to protect the river's edge from erosion.
F -3. Promote linear shoreline access, especially pedestrian and non - motorized types, in the areas
close to population centers. Such areas would also serve as buffers between water and developed
areas.
Direct pedestrian access from the building entrances or from parking areas have not
been provided.
F -4. Develop regulations for site coverage, building height, setbacks, and density to insure visual
access to water, promote interesting development, and prevent encroachment over water.
See Design Review Criteria section of this document.
F -8. Outfalls and surface run -offs should be controlled to minimize adverse effects on the river
Surface water will be controlled through an on -site detention system, discharged into a
biofiltration vault and then through the City's system. Roof water runoff will be tight
lined directly to the City's system.
3. No structures or accessory facilities shall be located over the river unless such structures protects or
promotes the public interest.
No structures are proposed over the river. Only a picnic table along the building facade
facing the river have been proposed.
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L97 -0042 and L97 -0043
Glacier Business Park
4. There shall be no disruption of existing trees or vegetation within the river environment unless
necessary for public safety or flood control, or if allowed as part of an approved shoreline substantial
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The river environment currently contains blackberry bushes. Trees, shrubs, and grass will
be added between the building and trail, including Western Hazelnut, Redtwig Dogwood,
and Yellowtwig Dogwood, and English Ivy. At all remaining portions of the property the
following vegetation will be added: Lynden, Red Sunset Maple, Vibemum Tinis,
Vibemum Davidll, and Doublefile Vibernum, Snowdrift Pieris, Spiraea, Photinia,
Kinnikinnick, and lawn.
S. No effluent shall be discharged into the Green River which exceeds the water quality classification as
established by the State for the adjacent portion of the river.
Surface storm water will be channeled and collected through an approved bioswale and
conveyance swale to the City's storm drainage system. Building roof water will be
tightlined directly to the City's system.
regulations.
7. Wildlife habitat in and along the river shall be protected
The Green River serves as a mitigation route for salmon and possibly for trout. No special
measures have been proposed to protect this habitat from development in the shoreline
management environment or in the vicinity of the proposed office building.
8. Al perimeters of landfills and other land forms susceptible to erosion shall be provided with
vegetation, retaining walls, or other satisfactory mechanism for erosion prevention.
There are no land forms on the site that will be susceptible to erosion.
9. All necessary permits shall be obtained from federal, State, County or municipal agencies.
A Determination of Non - Significance SEPA was approved on September 24, 1997. A
Land Altering Permit, Building Permit, Tree Permit, Sign Permit will also be necessary.
A Flood Zone Control Permit must be submitted.
10. Dredging for purposes other than for navigational improvements or flood control is prohibited.
No dredging will occur for this development.
7
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Staff Report to the
Planning Commission and
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L97 -0042 and L97 -0043
Glacier Business Park
11. Mining is prohibited along the river shoreline
No mining will occur on the site nor along the river shoreline za
12. Solid waste disposal is prohibited along the shoreline : W
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A Trail Easement Agreement runs with the land adjacent to the river that holds the City o
responsible for maintaining the trail, from the edge of the private property to the water. 2
In coordination with the Department of Parks and Recreation, the property owner is E
responsible for providing appropriate maintenance and safety measures in the buffer d
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15. Notwithstanding any provisions of the Code to the contrary, removal of any cottonwood tree within = V`
the river environment, or the low impact environment, which tree is 12 inches or greater in diameter as F=
measured 4.5 feet above grade, shall be subject to the requirements of TMC Chapter 18.54, Tree Z;
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The site is currently spotted with grass and blackberry bushes along the riverfront. There
are no cottonwood trees on the site.
Tukwila Comprehensive Plan Shoreline Design Policies:
A -1. The development minimizes impacts on wildlife and significant vegetation, sandbars, wetlands,
watercourses, and other important habitat features are maintained through the proper location,
construction, and management of shoreline uses;
There are no threatened or endangered species known to be on or near the site. The
proposed building is set back between 25 and 40 feet at various points from the
40 -foot river environment.
A -2. The development protects riverbank vegetation and, where feasible, restores degraded
riverbanks
Plant replacement include the following: Western Hazelnut, Redtwig Dogwood, and
Yellowtwig Dogwood, and English Ivy.
8
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Staff Report to the
Planning Commission and
Board of Architectural Review
L97 -0042. and L97 -0043
Glacier Business Park
A -4. Streets, flood food control, surface water drainage and sewer system projects, clearing /grading
activities and landscaping are designed, located, and managed in a manner that minimizes water
pollution, provides erosion control, and protects water quality
No specific flood zone control measures have been proposed. ~ w
A -S. The proposed development does not appear to cause significant adverse impacts on flooding, U
erosion, and natural resources in determining and considering the visual impact a
commerciatindustrial development will have on the surrounding area, within and outside of
Tukwila's jurisdiction. , -' H
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A -6. Capital improvement projects and private development are designed, located, and managed in
a manner which does not endanger public health, safety, welfare, or capacity of river to provide = d
long -term community benefits. 1- _
The proposed Glacier Business Park is located in both the high and low impact z O'
environment zones. A public recreational trail is currently in use between the Green w;
River and the proposed west facade of the building. The applicant proposed to widen coi
the trail in the high- impact management environment and provide passive o 0
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recreational amenities along the rear (west) facade of the building. Trees, shrubs, and w w.
low -lying vegetation are proposed along the length of the facade facing the river. The v`
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on the recreational trail. 1.11 co
A -7. The development is designed and located to minimize impacts to habitat, vegetation, access,
recreation, historical resources and flood control
See A -4
The building's west facade has been modulated in a stepped back manner to reduce
the impact of the building on the recreational trail. Landscaping has been augmented
with trees, shrubs, and grass.
A -12. The development reflects high quality site planning, architecture, and landscaping; and
includes setbacks, buffers, height/bulk provisions for open space
Although not shown on the plans, a passive recreational area has been proposed
against a modulated building facade at the southwest end of the building.
A -13. Areas included in the Green River Plan: The development provides public access or a private
natural area in lieu of physical public access.
The development does not provide a designated public access point to the private
natural area planned for along the recreational trail.
Staff Report to the
Planning Commission and
Board of Architectural Review
L97 -0042 and L97 -0043
Glacier Business Park
A16-a. Access is designed and located approximately in relation to the particular site conditions
and private property concerns
Pedestrian access to the parking and to the public recreation trail at the west side of
the building have not been provided.
A16-b. Access is designed to be safe and convenient, and includes amenities such as benches,
drinking fountains, and parking lighting
Safe and convenient pedestrian access to the trail has not been provided.
A -1 Z Where appropriate, the commercial development provides a connection between
concentrations of commercial activity and the trail network
Pedestrian access to the trail has not been provided.
Specific Shoreline Regulations - River Environment (18.44.130)
1. The river environment shall consist of a 40 foot wide management zone as measured on a horizontal
plane from the mean high water mark, and shall contain no uses or structures other than the following:
b. recreational facilities such as benches, tables, viewpoints, and picnic shelters provided no such facility
exceeds 1 S feet in height
A picnic table has been provided, although not shown on the plan.
c. support facilities for pollution control such as runoff ponds and filter systems provided they are at or
below grade
No pollution control measures have been proposed as one will not be necessary.
4. information and directional signs
The proposed building is speculative. Signs will be proposed in conjunction with sign
permit.
e. diking or bank stabilization, erosion control, and flood control purposes
Appropriate measures to properly manage and regulate the flow of water through proper
flood control vessels will be provided.
f. bridges
There are no bridges on the site nor proposed for the new development.
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g. fire lanes and dike maintenance roads
L97 -0042 and L97 -0043
Glacier Business Park
Only a portion of fire lanes will be in the shoreline management environment. The public
recreation trail will be used to access the dike for maintenance when necessary.
h. Plaza connectors between buildings and dikes not to exceed the height of the dike are permitted for
the purpose of providing and enhancing pedestrian access along the river, and for landscaping purposes
No plaza connectors nor any pedestrian paths have been proposed between the proposed
building and the river.
2. River environment uses shall conform to the following standards:
a. access roads, parking or storage areas, the closest edge of which shall be a minimum of 40 feet from
the mean high water mark
Parking, storage, and access roads are outside the high- impact 40 foot river environment
management area. However, portions of them are within the 60 foot low- impact river
environment.
b. the centerline of railroad lead tracks shall be located no closer than 40 feet from the mean high water
mark, except where the railroad lead track is bridging the river
The existing rail line along the East side of the property is outside the 40 foot
management zone. The rail line will not be used.
c. where the riverbank has been reconstructed, it shall be landscaped with suitable plant material
consistent with theflood control measures to include large hardy shade and fruit trees, at maximum 30
feet on center such as maple, alder, poplar, cottonwood, sycamore, willow, oak, beech, walnut, ash and
birch, or other species approved by the Director. In addition, at least one of the following landscape
materials shall be used:
1. live groundcover at a maximum of 18 inches on center
2. natural grasses
3. addition to the existing natural vegetation where appropriate
The riverbank is currently flanked with blackberry bushes. The proposed new landscape
plan will include the following new plant materials: Western Hazelnut, Redtwig
Dogwood, and Yellowtwig Dogwood, and English Ivy. These plants are approved by the
Corps of Engineers plant list found in the Lower Green River Flood Damage Reduction
Project (1993) Species that allow proper access and visibility. Poplar trees are no longer
suitable for the riverbank.
d. Facilities such as pumps, pipes, etc. shall be suitably screened with hardy plant material.
No above ground storm detention has been proposed.
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L97 -0042 and L97 -0043
Glacier Business Park
e. Utility easements where necessary shall be landscaped with live groundcover or natural grass cover.
See Item C of this section for proposed planting in the high- impact river environment.
CONCLUSIONS
SHORELINE
1. Shoreline Master Permit
The limits of the project are landward of the Green River trail, therefore, development will not
interfere with existing recreational uses along the trail. The project will provide an enhanced
landscape buffer between the trail and the west facade of the building, including passive public
recreation amenities. However, the proposed site plan and building design do not provide
sufficient provisions for public access to the commercial /industrial waterfront development.
2. Comprehensive Plan Shoreline Policies
The project will not have a negative effect on the wildlife habitat or water quality of the
shoreline. Safe public access for pedestrians between the proposed commercial development and
the public recreation trail have not been provided.
3. Shoreline Overlay
The site has insufficient easement access from the South Glacier Street to the Green River Levee,
and the existing levee maintenance and trail easement must be replaced for appropriate flood
zone control measures. The proposed project also offers weak pedestrian ties between the
building entry and the river environment.
RECOMMENDATIONS
Staff recommends approval of the permit with the following conditions:
1. Provide a 30 foot wide access easement from South Glacier Street cul -de -sac to
the Green River Levee, and expand the existing riverbank levee maintenance trail
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L97 -0042 and L97 -0043
Glacier Business Park
easement from the catch point to the toe of the levee bank for appropriate flood zone
control measures. In the access easement, the applicant will provide a five (5) foot wide
sidewalk that will provide on site pedestrian connection to the trail and to parking at the
south end of the building.
2. Add picnic benches to northwest corner of the building along the recreation trail.
Benches would be maintained by the City as part of the Trail Easement Agreement. The
applicant shall coordinate precise location and design specifications of benches with the
Director of the City of Tukwila Parks Department. The applicant shall also submit plans
showing the location of proposed new benches to the Parks Department Director for
approval.
Part 2: DESIGN REVIEW DECISION CRITERIA
18.60.050
•
General Review Criteria
Design approval by the Board of Architectural Review is required for all development
exceeding 10,000 square feet in the Commercial/Light Industrial zoning district,
pursuant to TMC 18.60.030(2). The applicant's response to the Design Review criteria
was not submitted.
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;
The site is located at the far west end of the Southcenter South Industrial
park, along the Green River. Access is from South Glacier Street within
the industrial park. Landscaping is proposed for the entire periphery of the
property as well as at small landscaped medians in the parking area,
located approximately every ten parking spaces. Landscaping has also
been enhanced at the south end and west side of the property abutting the
shoreline management environment. Pedestrian activity is restricted to the
site and to a passive recreation area proposed along the west side of the
property adjacent to the public recreation trail.
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L97 -0042 and L97 -0043
Glacier Business Park
b. Parking and service areas should be located, designed and screened to moderate the
visual impact of large paved areas;
Parking areas surround the north, south, and east sides of the building.
Parking is screened by landscaping along the periphery of the property and
small landscaped medians are proposed to be located approximately every
ten parking spaces to break up the paved area.
Total Proposed Parking:
Total Required:
92 vehicle stalls + 8 bicycle stalls
49 vehicle stalls + 2 bicycle stalls
(Warehouse - 40 stalls, Office - 9 stalls)
c. The height and scale of each building should be considered in relation to the site.
The proposed building height is 23 feet, 22 feet below the maximum
height limit for the zoning district.
(2). Relationship of Structure and Site to Adjoining Area.
a. Harmony on texture, lines and masses is encouraged;
Most of the buildings in the industrial park serve a combination of
warehouse and office, however, most pre -date design review.
Attention to texture, line, and mass has been addressed in Cascade
Office Park proposal recently approved with conditions by the Board on
October 23, 1997. Harmony of texture and line is most evident in detailed
articulation of the roof line along the north, south, and west sides of the
building, as well as treatment of the east facade where office entries are
used to provide variation and modulation to the facade and to offset
expansive loading dock areas.
b. Appropriate landscape transition to adjoining properties should be provided;
The landscape plan for this office development is extensive and well
integrated, particularly along the north and south ends of the property
between adjacent buildings and along the west side of the building
abutting the public recreation trail on the Green River.
c. Public buildings and structures should be consistent with the established neighborhood
character;
Not Applicable. There are no public buildings or structures on the site.
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(3).
L97 -0042 and L97 -0043
Glacier Business Park
d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in
terms of safety, efficiency and convenience should be encouraged;
Landscaped medians are proposed throughout the parking area with
additional treatment in front of the office entrance. Standard five (5) foot
medians are proposed along the loading facilities while wider medians,
either eight (8) or twenty -five feet, flank the main vehicular entry and
circulation paths to enclose the pedestrian pathway.
e. Compatibility of on -site vehicular circulation with street circulation should be
encouraged.
The property is located at the end of South Glacier Street inside the
Southcenter South Industrial Park.
Landscaping and Site Treatment.
a. Where existing topographic patterns contribute to beauty and utility of a development,
they should be recognized, preserved and enhanced;
The site is generally flat. The landscape plan for Glacier Business Park is
focused primarily on treatment of the shoreline management area along the
west side of the building.
b. Grades of walks, parking spaces, terraces and other paved areas should promote safety
and provide an inviting and stable appearance;
Pedestrian walkways and waiting areas have been provided at the entrance
to the office businesses. Landscaped medians at both ends of the walkway
separate pedestrian waiting areas from truck activity.
c. Landscape treatment should enhance architectural features, strengthen vistas and
important axis, and provide shade;
Landscaped medians have been proposed approximately every ten parking
spaces as a measure to break up large expanses of paved areas. In addition,
planters have been added to the office business entrance that also serve to
shield pedestrians from truck loading traffic expected on site several times
a day. Along the West facade, facing the river, high calipher trees and low
shrubs to screen the blank facade from view and reduce the impact of the
public recreation trail are proposed. This landscaping may provide shade
to those using the picnic table proposed for the south east end of the
property along the public recreation trail.
15
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L97 -0042 and L97 -0043
Glacier Business Park
d. In locations where plants will be susceptible to injury by pedestrian or motor traffic,
mitigating steps should be taken;
All planting will be contained along the parking strips, in parking
medians, or in planters at the entrance to the office businesses.
e. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged;
g.
Landscaped medians are proposed for approximately every ten parking
spaces and in front of the entrance to the office complex.
Screening of service yards, and other places which tend to be unsightly, should be
accomplished by use of walls, fencing, planting or combination;
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located next to landscaped medians in the parking area and further o!
screened where necessary. v
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Planting has been used wherever possible to screen parking, to articulate
office entrances, and to protect pedestrian walkways from truck activity.
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.
Low -level wall -pak lights will be used throughout the site. Lighting will
be wall - mounted on the front of the building, and recessed under the
entrances to the office complex and loading docks. The low level lighting
will serve to accentuate the site landscaping and architectural detailing and
soften the building scale.
(4). Building Design.
a. Architectural style is not restricted, evaluation of a project should be based on quality
of its design and relationship to its surroundings;
The proposed building is in a primarily industrial use park with some
offices. The architectural style of the structure reflects the function of the
building to combine warehouse storage and distribution with offices.
16
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Staff Report to the
Planning Commission and
Board of Architectural Review
L97 -0042 and L97 -0043
Glacier Business Park
b. Buildings should be to appropriate scale and in harmony with permanent neighboring
developments;
Like most of the buildings in the industrial park, the proposed Glacier
Business Park will serve a combination of warehouse and office.
c. Building components such as windows, doors, eaves, and parapets should have good
proportions and relationship to one another. Building components and ancillary parts
shall be consistent with anticipated life of the structure;
An extensively modulated east facade clearly delineates the separate uses
while adding roofline parapets and downspouts as a measure to introduce
texture and line to the blank facades of the warehouse portion of the
building. Tinted windows offers a similar detailing treatment to the office
portion of the building, along the east side of the site.
d. Colors should be harmonious, with bright or brilliant colors used only for accent;
Two tones of Benjamin Moore Beige are proposed for the building, a dark
tone proposed for the first story of the building and a lighter tone for the
remaining upper levels. The trim will be a moderately dark green located
along the roof line only.
e. Mechanical equipment or other utility hardware on roof ground or buildings should
be screened from view;
It is expected that if mechanical equipment is needed, it will be screened
from view behind steel panels.
f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and
all exposed accessories should be harmonious with building design;
All exterior lighting will be low -level wall -pak lighting under the recessed
panels of the office entrance and truck loading area. No pole lighting has
been proposed.
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.
Along the east facade, recessed loading areas are offset by protruding
entrances to offices, further articulated with a pedestrian walkway and
waiting area as well as with landscaping. The juxtaposition of the two
forms serve to break up an otherwise expansive facade and introduce some
architectural variation most visible at the entrance to the building.
17
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Staff Report to the
Planning Commission and
Board of Architectural Review
L97 -0042 and L97 -0043
Glacier Business Park
(5). Miscellaneous Structures and Street Furniture. z
Miscellaneous structures and street furniture should be designed to be part of the
architectural concept of design and landscape. Materials should be compatible with Z.
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A picnic table is proposed near the southwest comer of the building in the
high- impact shoreline management zone.
There are no signs proposed as part of this project. This is a speculative
building and tenants have not been secured.
Lighting in connection with miscellaneous structures and street furniture should meet
the guidelines applicable to site, landscape and buildings.
DESIGN REVIEW
1. Relationship of Structure to Site
CONCLUSION
The only significant relationship of the structure to the site with respect to public view and access
is between the building, the levee, and the Green River Trail. An enhanced landscape buffer is
proposed including a picnic bench. However, safe pedestrian access through the parking area to
the trail has not been provided.
2. Relationship of Structure and Site to Adjoining Area
The proposed site plan and building design is consistent with other structures in the area.
The proposed structure will be closer to the river environment than the adjoining buildings,
therefore, there is a greater need for design detailing. As noted in Part 1 of this document
concerning shoreline development, a connection between Glacier Street and the trail must be
provided.
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18
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Staff Report to the
Planning Commission and
Board of Architectural Review
3. Landscape and Site Treatment
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L97 -0042 and L97 -0043
Glacier Business Park
Landscaping has been enhanced along the west facade of the building facing the public
recreation trail along the river, to soften the visual impact of the warehouse structure. Additional
landscaping to shield the building will be necessary to further reduce the impact of blank walls
on the public recreation trail. The landscape and civil plans do not match along the eastern
boundary of the property. Trees are proposed in the railroad easement, placing the easternmost
portion of the landscape setback out of the 12.5 foot required setback area.
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building. It is consistent with other development in the industrial park to combine warehouse w,
storage and distribution with offices. The west facade of the building has been modulated at z '—:
various intervals to reduce the impact of the blank facade on the public trail and to add variationtL
to the landscape plan facing the river environment. However, the modulation extends w
approximately one half of the entire length of the west facade. Architectural detailing along the
west facade and at key points on the east facade are lacking. O —:
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The proposed color scheme of the building will blend harmoniously with the proposed landscape ?.
plan and with the office building directly north of the site in the industrial park.
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Low level wall -pak lighting fixtures are proposed for the site. They have been appropriately 17: j'
selected to soften the scale and further articulate various architectural features of the east facade. z.
Lighting on the west side of the building in connection with the picnic table has not been
specified.
5. Miscellaneous Structures and Street Furniture
A sign permit has not been submitted since occupancy of the proposed project is speculative. The
location and design of business and directional signs will be specified at the time of sign permit
submittal.
.....:..::...
19
Ye ..MnnN.+w.F
Staff Report to the
Planning Commission and
Board of Architectural Review
RECOMMENDATIONS
DESIGN REVIEW
L97 -0042 and L97 -0043
Glacier Business Park
The Department of Community Development recommends approval of the proposed project with
conditions, as follows:
Sit €Plan
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1. Add a landscape berm and intensify landscaping at each modulation point along _:
the west facade of the building to further reduce the impact of the building facade on the
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2. Reduce the number of parking spaces at the southwest end of the building by six v co
(6) spaces, and at the northwest end by five (5) spaces for transition space between the 0
building and the river environment. The reduction in the number of parking spaces will W ur
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an extension of the river environment and, therefore, bermed with trees and shrubs as 0
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3. The proposed eastern landscape area must be redesigned to meet the minimum z....
12.5 foot front landscape setback requirements and not conflict with the railroad
easement.
Building Design
4. Break up the 210 foot long portion of the west facade at the north end of the
building with modulations as a continuation of those proposed to the south.
5. Add cornices, downspouts, and fluctuate the height of parapets to improve the
proportion and impact of the building on the shoreline environment.
6. Locate rooftop mechanical equipment as far from roofs edge as possible and
submit for approval by the Director of the Department of Community Development.
7. Specify location of lighting fixtures on the west side of the building for review
and approval by the Director of the Department of Community Development prior to
approval of the applicant's Building Permit.
20
Staff Report to the
Planning Commission and
Board of Architectural Review
Information Item:
L97 -0042 and L97 -0043
Glacier Business Park
At the time of sign code submittal, the proposal must meet all requirements of the
Sign Code including provisions under TMC 19:28.010 (11) prohibiting signs in the
"shoreline zone" or specifically oriented to be visible from the "river environment ".
21
A F F I D A V I T
O F D I S T R I B U T I O N
eft cy(4.. cL hereby declare that:
N tice of Public Hearing
0 Notice of Public Meeting
Q Board of
Packet
Q Board of
Packet
0 Planning
Packet
Adjustment Agenda
Appeals Agenda
Commission Agenda
0 Short Subdivision Agenda
Packet
0 Notice of Application for
Shoreline Management Permit
D Shoreline Management Permit
was mailed to each of the following addresses on Dc ;gq7 .
O Determination of Non -
significance
0 Mitigated Determination of
Nonsignificance
fl Determination of Significance
and Scoping Notice
L1 Notice of Action
O Of f is ial Notice
0 Other
Other
Name of Project , AG1.CI{ J �*' Signature
File Number L,9q -GOL4-
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CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
::PROJECT; INFORMATION
OPUS Northwest, LLC, has filed application to construct Glacier Business Park,
an 85,337 square foot industrial building with office space, located at 6540 South
Glacier Street in Tukwila, Washington.
Permits applied for include:
• Design Review
• Shoreline Substantial Development Permit
Other known required permits include:
• Building Permit
• Utility Permit
• Land Altering Permit
• Flood Zone Control Permit
• Storm Drainage Permit
Studies required with the application include:
• A geotechnical report and traffic study have been completed.
A Determination of Non - Significance Environmental SEPA evaluation was
completed on September 15, 1997 (File Number: E97- 0017).
The project files are available at the City of Tukwila. To view these files, you may
request them at the permit counter of the Department of Community Development
(DCD), located at 6300 Southcenter Boulevard, Suite 100.
Project files include:
• L97 -0042 (Design Review)
• L97 -0043 (Shoreline Substantial Development)
• E97 -0017 (Environmental SEPA)
The public hearing before the Board of Architectural Review, has been
SCHEDULED FOR NOVEMBER 13, 1997 AT 7:00 P.M. To confirm the time and date,
call the Department of Community Development at 431 -3670.
For further information, call Alexa Berlow at 431 -3673, or visit our offices at 6300
Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 -5:00 p.m.
Applications Filed: July 11, 1997
Notice of Completeness issued: September 24, 1997
Notice of Application issued: September 24, 1997
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190 PARTNERS
6412 S 190th St
Kent, WA 98032
GRAINGER W W INC
5500 Howard St
Skokie, IL 60077
• LA PIANTA LTD PTNRSHP
PO Box 88050
Tukwila, WA 98138
• , . Floor Coverings Sound
18375 Olympic Ave S
Tukwila, WA 98188
YALE STREET 7 PARTNERSHIP
PO Box 58088
Seattle, WA 98138
•
James Estate Campbell
1001 Kamokila Blvd
Kapolei, 131 96707
H & H COMPANY
PO Box 88176
Seattle, WA 98138
W H McVay Jr. & CHURCHILL R
18705 W Valley Vac Hwy #1000
tiittuLte,) utY)- els )
STRATTON INTERESTS INC
1411 4th Ave #1315
Seattle, WA 98101
CITY OF KENT
220 4th Ave S
Kent, WA 98032
HILL INVESTMENT CO
PO Box 700
MercerIsland, WA 98040
NORTHWEST VOLLEYBALL INC
18475 Olympic Ave S
Tukwila, WA 98188
TBI BUILDING L L C
6412 S 190th St
Kent, WA 98032
a C-Ier"
a L.... tis.•:•• E
AUG 08 1997
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DEVELOP1\11E-...1%!IT
A F F I D A V I T
Notice of Public Hearing
[Notice of Public Meeting
El Board of Adjustment Agenda
Packet
O Board of Appeals Agenda
Packet
Q Planning Commission Agenda
Packet
0 Short Subdivision Agenda
Packet
0 Notice of Application for
Shoreline Management Permit
Q Shoreline Management Permit
O F D I S T R I B U T I O N
hereby declare that:
fl Determination of Non -
significance
0 Mitigated Determination of
Nonsignificance
❑ Determination of Significance
and Scoping Notice
LI Notice of Action
Official Notice
Other
ri Other
was - mailed to each of the following addresses on /0-30----)
pv4(1,0- 5(..(„}f7?-(4 77".3 /0/51/-,
Name of Project 00,t$ 41 Signature
File Number /,q1—
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
City of Tukwila
PUBLIC NOTICE
Notice is hereby given that the City of Tukwila Board of Architectural Review and
Planning Commission will be holding a public hearing on November 13,1997 at 7:00
p.m. located at 6200 Southcenter Blvd, to discuss the following:
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
L97 -0042 - Design Review
L97 -0043 - Shoreline Master Permit
Opus Northwest
Design review and Shoreline Master Plan approval for a 85,337 s.f.
multi - tenant warehouse building with office space.
6540 South Glacier St., Tukwila
PLANNING COMMISSION PUBLIC HEARING
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CASE NUMBER: L97 -0061 u~. rr`;
APPLICANT: Western Wireless Z
REQUEST: Conditional use permit approval for a Personal Communication v ='
System (PCS) base station, comprised of three facade mounted z p'
antennae, with accompanying operating equipment.
LOCATION: 5021 S 144, Tukwila (Bonsai NW)
Persons wishing to comment on the above cases may do so by written statement or by
appearing at the public hearing. Information on the above cases may be obtained at the
Tukwila Planning Division. The City encourages you to notify your neighbors and
other persons you believe would be affected by the above items.
Published:
October 31, 1997, Seattle Times
Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent
Property Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Date: 21- Oct -97 08:51:46
From: PHIL (PHIL FRASER)
To: ALEXA,JOANNA
Subject: RE: poplar trees?
Message -id: 226D4C3401000000
Application -name: MHS
>Date: 1- Oct -97 09:25:34
>From: ALEXA (ALEXA BERLOW)
>To: PHIL
>Subject: poplar trees?
>Message -id: OE17323401000000
>Application -name: MHS
>Phil-
>
>in your presentation to opus nw regarding glacier business park you
>specified'thatpoplar trees were NOT recommended along the river
bank as
>they damage the dike. 1 see reference to this in minutes to a
meeting
>for the croonquist site to discuss planting on the green river levee
>(Oct 27, 1993). However, the parks dept. specifically requested
poplars
>be planted along the trail next to the proposed new warehouse /office
>structure to screen the building from view (pre -app meeting last
>Spring). I will need your assistance to inform parks that poplars
are no
>longer acceptable. maybe a copy of the Corp's approved plant list
would
>help?
>Please advise. thanks. alexa.
A-
As we discussed, and also per the CORPs info on 205's no poplars allowed. Don has since talked
tQ me and say he has not/nor intends to recommend plantings contrary to CORP /KC/TUKWILA PW
requirementslor levees,
Phil
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A F F I D A V I T
)(Notice of Public Hearing
O Notice of Public Meeting
Q Board of Adjustment Agenda
Packet
[]Board of Appeals Agenda
Packet
Planning Commission Agenda
Packet
0 Short Subdivision Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
[]Notice of Application for
Shoreline Management Permit
flShoreline Management Permit
was mid to each of the following addresses on
Determination of Non -
significance
0 Mitigated Determination of
Nonsignificance
Determination of Significance
and Scoping Notice
O Notice of Action
Official Notice
Other
Other
Name of Project 0,1 SCa.al1 IiLS Fvvw� Signature
File Number L-9'1 -150 LN
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City of Tukwila John W. Rants, Mayor
Department of Community Development
City of Tukwila
PUBLIC NOTICE
Steve Lancaster, Director
Notice is hereby given that the City of Tukwila Board of Architectural Review and
Planning Commission will be holding a public hearing on October 23, 1997 at 7:00 p.m.
located at 6200 Southcenter Blvd, to discuss the following:
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
L97 -0046
Opus Northwest, LLC
Design review approval to construct a 129,770 s.f. multi- tenant
industrial buildings with office space.
18404 and 18436 Cascade Av S, Tukwila
PLANNING COMMISSION PUBLIC HEARING
CASE NUMBER: L97 -0050
APPLICANT: Western Wireless
REQUEST: Conditional Use Permit approval for a Personal Communication
System (PCS) Base Station, comprised of 2 rooftop mounted
antennae.
LOCATION: 13910 Pacific Hy S (Econolodge Motel), Tukwila
CASE NUMBER: L96 -0007
APPLICANT: City of Tukwila
REQUEST: Adopt an implementation plan for the Tukwila Manufacturing
Industrial Center.
LOCATION: All industrial lands north of S 126th St. within the City of Tukwila
and its potential annexation area.
Persons wishing to comment on the above cases may do so by written statement or by
appearing at the public hearing. Information on the above cases may be obtained at the
Tukwila Planning Division. The City encourages you to notify your neighbors and
other persons you believe would be affected by the above items.
Published:
Distribution:
October 10, 1997, Seattle Times
Mayor, City Clerk, Property Owners /Applicants, Adjacent
Property Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665
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CITY OF TUKWILA
DETERMINATION OF NONSIGNIFICANCE (DNS)
DESCRIPTION OF PROPOSAL:
SEPA FOR CONSTRUCTION OF A NEW 85,337 S.F.
MULIT- TENANT WAREHOUSE BUILDING WITH OFFICE
SPACE.
• PROPONENT:
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
ADDRESS: 6540 5 GLACIER ST
PARCEL NO: .788890 -0010.
SEC /TWN /RNG:.
LEAD AGENCY : CITY .OF TUKWILA FILE NO: E97 -0017
The City ;has determined that the proposal does not have a probable
significant adverse impact. on the environment. An environmental
impact statement (EIS) i3 not required under Rt=W 4. 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.
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This determination is final and signed this L� day of ��M�L-✓�
199'.
Steve Lancaster, Responsible Official
:,City of Tukwila, (206) 431 -3670
6300 Southcenter Boulevard
Tukwiia, WA 98188
.Copies of the procedures for SEPA appeals are available with the
Department of Community 'Development.
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City of Tukwila
Department of Community Development
October 7, 1997
Dave Kessler
Project Manager
OPUS Northwest, LLC
200 - 112th Avenue Northeast, Suite 205
Bellevue, WA 98004
Re: REVISIONS to:
Glacier Business Park (L97 -0043 - Shoreline Master Permit)
Glacier Business Park (L97 -0042 - Design Review)
6540 South Glacier Street
Cascade Business Park (L97 -0046 - Design Review)
18404 and 18436 Cascade Avenue South
Dear Dave:
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John W. Rants, Mayor
Steve Lancaster, Director
WI ATFIALA.
As a follow -up to our meeting last week regarding your Shoreline Master Permit and Design
Review applications for Cascade and Glacier Business Park , you will need to make the
following revisions to your proposals:
Shoreline Master Permit Issues
Glacier Business Park:
ic'kt
• Poplar trees are no longer allowed along the riverbank as they have been
found to cause dike failure problems. Per Lower Green River Flood Damage
Reduction Project Operations and Maintenance Manual (4.06b) include
vegetation from Corps of Engineers selected plant list. (The list specifies trees
less than 25 feet high and 4 foot caliper; high canopy tree varieties are
preferred.)
• Per TMC 18.44.140, the building must be set back further from the
shoreline than you propose. You have two options, either to reduce the size
\,63004outhcenter Boulevard, Suite #100 •
Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Revision Letter. to Cascade Business Park
and Glacier Business Park
of the building to increase the setback from the low- impact management
environment or to flip the' building footprint so that the entrance faces the
river. The goal of the Comprehensive Plan in the Commercial Industrial
district is to create the most aesthetically pleasing riverward design while
lessening the impact of the building on the riverbank and public access
trail.
Design Review Guideline Issues
Glacier Business Park:
• Revising the building facade design to achieve greater architectural
detailing and articulation.
• Per TMC 18.56.050, submit parking calculations for vehicles and bicycles
based on 1 /1000 square feet for warehouse and 2.5/1,000 square feet for office
for vehicles and at 1 space /50 parking stalls for bicycles.
( K•5-- 1o` ?�.
• Continue landscaping along north and south building bases from the front
of the building to the trail. Reconfigure or relocate proposed dumpsites
accordingly.
• Per TMC 18.60.050 (4f)(5), submit lighting fixture and sign design
specifications. A night time illumination impact plan is recommended.
• All mechanical equipment must be screened from view.
• Where necessary, update previously submitted environmental study and
traffic study to reflect changes made to your proposals since the original
submittal date of the reports.
Cascade Business Park:
• Per TMC 18.60.050 (4), revise building facade design to achieve greater
architectural detailing and articulation in relation to the site and to surrounding
buildings within Southcenter Industrial Park. Also, soften corners of building
at main entrance off Cascade Avenue South to widen the appearance of the
entry and provide a clearer, more direct view from the vehicular entrance.
• Per TMC 18.60.050 (1) (2b) (2d), submit a landscape plan. Add a sidewalk
along West Valley Highway and widen landscaping to meet 12.5 feet required
setback width. Add trees and burm to both the West Valley Highway and
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Revision Letter to Cascade Business Park
and Glacier Business Park
Cascade Avenue South landscape setback as a continuation of enhanced frontal
improvements already in place on the property immediately north. Widen the
second front setback along Cascade Avenue South to accommodate a sidewalk
and the 12.5 feet of required landscaping.
• Recalculate parking requirements. Current calculations are off by 31 spaces
and provisions for bicycles stall have not been included. Parking calculations
should be based on on 1 /1000 square feet for warehouse and 2.5/1,000 square
feet for office. Again, bicycle parking must be calculated as 1 space /50 parking
stalls.
• Per TMC 18.60.050 (4f)(5), submit lighting fixture and sign design
specifications. A night time illumination impact plan is recommended.
• All mechanical equipment must be screened from view.
• Relocate dumpsites away from front parking area.
Revisions must be submitted no later than Thursday, October 9. 1997 at 5 :00 PM. We also
suggest setting up a meeting with you and the architect on Wednesday, October 8th . Please
contact me as soon as possible to discuss these revisions and if the proposed meeting date will
work out.
Sincerely,
Alexa Berlow
Associate Planner.
o
cc: Joanna Spencer, City of Tukwila Public Works
Don Williams, City of Tukwila Parks
Dave Kessler, OPUS Northwest, LLC
City Reviewing Departments
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AUG -13 -97 WED 10:14 OPUS NORTuti!EST LLC
AUG 13 '97 08 :48 TO- 4531712 FROH-
.r-ew • •.I• • • ....... .
CITY Of Zurstrafr
FAX NO. 12064531712 P.02/03
T -541 P,01/02 F -115
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Post -ir Fax Note 7671
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Larry Hobbs, P.B.
TRANSPORTATION PLANNING AND ENGINEERING
2101 -- 112t11 Avenue Northeast, Suite 110
Bellevue, WA
96004
Jim White, Mayor
August 12, 1997
Subject; GLACIER BUILDING AND CASCADE BUILDING TRAFFIC IMPACT ANALYSES
Tear Mr. Hobbs:
Let me begin by eapressiugthe Ctty's appreciation for being given an opportunity to review the traffic impact
assessment/ analysis for these development projects.
Absent as interlocal agreement between the City of Kent and the City of Tukwila, we have no `conditions'
per se, or traffic mitigation messwes such as a participation averment/ fnsanciel contribution towards the
City's South 196th/ 200th Street Corridor project, to which we will require upon the developer.
Traffic generated from each of these two buildings will impact.West Valley Highway -- including across the
underimproved frontage of the Cascade Building. In order to partially address the incremental and
cumulative significant impacts to this roadway, caused by the development of the site [ regardless of the
particulars of the site`s won ), and to be consistent with the improvements constructed at the expense of
other property owners along West Valley Highway, the Kent Public Works Director shy jy requests that
the Cry. of TLlkWila require the developer to im eve the frontage of the site for the Cascade Building,_mt
West Valley Hi way, ` e- ,� __ r
a tN 't/ f hawk
The City's travel forecasts for YearZ020 indicate a PM �"` l on the `"'F5
ty' peak hour volcano on the order of magnitude oP3400
vph southbound and 600 vph northbound_ This is the anticipated voluine Altus 15440 reduction in peak hour
volumes resulting from achievement of the City's CTR goals. Hence, an ADT exceeding 45,000 -- or a nearly
34% increase over current volumes -- is anticipated. Our Master Plan of streets, therefore, identifies that a
6-lene facility ( seven, with the inclusion of the center turn lane), is required to accomodate these volumes
and meet GMA and our Comprehensive Plan LOS standards for this Mobility zone.
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AUG -13 -97 WED 10:15 OPUS NORTBWEST LLC
AUG 13 '97 08:48 T0. 4531712 FROM-
RE: GLACIER BUILDING/ CASCADE WELDING
TRAFFIC IMPACT ANALYSES
FAX NO 12064531712 P. 03/03
T -541 P,02/02 F -115
Page
This is crsistant with ties impel:M=1ts, paid for by the abutting property Ownon, which have been
constructed further south along West Valley Highway.
W will requeStthatthe developer be required to construct frontage improvements — complete with curbs,
gsstiom, sidewalks, and appurtentaeas consistent with urban street improvements — consistent with this
designation.
Again, thank you for,the opporttmity to review and comment
CC: Brian Shelton, City or Tukwila
GG:KAL_kal
Sincerely,
Gary Gill, P.B.
City Engineer
for
Don Wickstrwui, P.E.
Director of Public Works
CONVEI -3ATION RECORD
DATE: ill 7
wED
TIME: /11,0
FRI SAT •
DAY:
TYPE: Cl Visit 0 Conference XTelephone —
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Organization (office, dept., bureau, etc.)
Location of Visit/Conference:
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July 7, 1998
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
Dana Warren
Warren Company
500 Union Street, Suite 900
Seattle, WA 98101
RE:
B.A.R. Minor Modification Approvals for
1.97-0042 Glacier Business Park (Design Review)
L97-0046 Cascade Business Park (Design Review)
Associated
Permit: L97-0043 Glacier Business Park (Shoreline Substantial Development)
D98-0153 Glacier Business Park (Building Permit)
D98-0041 Cascade Business Park - Building A (Building Permit)
D98-0040 Cascade Business Park - Building B (Building Permit)
Dear Dana:
This letter is to inform you that your B.A.R. minor modification requests for the Glacier Business Park
and Cascade Business Park projects have been approved by the Planning Division. The signed approvals
are attached.
All permit application revisions must reflect the approved changes, in addition to the conditions of your
B.A.R. approval itemized in the notice of decisions dated October 24, 1997 for Cascade Business Park,
and November 20 1997 for Glacier Business Park. Copies of these notices have also been attached for
your reference.
If you have any further questions, please do not hesitate to contact me. Please note that as of July 1,
1998, my schedule will be Tuesdays from 8:30am to 12:30pm, and on Wednesdays and Fridays from
8:30am to 5pm.
Sincerely,
Alexa Berlow
Associate Planner
Encls.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
nesterafernmaffissimMENSIM,
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
June 29, 1998
To: Jack Pace
Kelcie Peterson
From: Alexa Berlow Peer
RE: Glacier Business Park
L97 -0042 Design Review
Request for Minor Modifications to B.A.R. Approval
Associated
Permits: E97-00 173 SEPA
D98-0 15$ Building Permit
Warren Company, on behalf of Opus Northwest, has submitted a request for minor
modifications to plans for Glacier Business Park, approved by the Board of Architectural
Review on November 19, 1997. The proponent requests the following minor
modifications:
1. To move the building 10 feet to the east, hence reducing the building
size by 2,800 square feet and narrowing the truck loading area along the
front of the building.
2. To adjust the landscape islands along the front of the building in order
to accommodate the reduced truck maneuvering areas.
3. To move the picnic table slightly to the south where it is more visible
and accessible from the pedestrian pathway that extends along the south
property line.
4. The number of parking stalls has been reduced by three (3) stalls, for a
current total of 85.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Glacier Business Park
Request for Minor Modifications to B.A.R.
Page 2
The modifications result from a request by the City of Tukwila Public Works Department
in April 1998 to modify the slope of the levee dike district to meet federal standards. The
federal standards require a 2:1 slope on the riverward side of the levee.
The current slope has oversteepened to 1:1.3 and is no longer eligible for federal funds to
maintain the district at this point in the river.
Minor Modification Approved:
cc: Don Williams
Date:j1kt,.2. 1XE
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
PLANNING DIVISION REVIEW
June 26, 1998
To: Permit Center
From: Alexa Berlow, Associate Planner
(206) 431 -3673
Glacier Business Park
D97 -0153 Building Permit
Associated
Permits: L97 -0042 Design Review
L97 -0043 Shoreline Substantial Development Permit
E97 -0017 SEPA
The planning division denies the building permit site plan for Glacier Business Park. The
following item is outstanding:
(a) On the Site Plan and Planting Plan, increase the dike trail by 10
feet to 20 feet, per Fire Deparment Ordinance 1741 and 1749. This must
include a two (2) foot shoulder on either side of the trail, required by the
Parks Department.
Note: The proposed bollards must conform to standard design specifications. The
applicant must contact the Parks Department Director, Don Williams (433 -1843)
for review and approval.
cc: Don Williams
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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May 15, 1998
Alexa Berlow
City of Tukwila
6300 Southcenter Blvd.
Tukwila, Washington 98188
Re: Glacier Business Park - Opus Northwest
SEPA — E97 -0017
Shoreline — L97 - 0043
Design Review — L97 -0042
Dear Ms. Berlow,
•
WARREN
C O M P A N Y
Real Estate Development Services
500 Union Street, Suite 900
Seattle, Washington 98101
Tel: (206) 749.9484
Fax: (206) 749.9483
Attached are 4 sets of drawings showing the revisions to the Glacier project. As a result of our
discussions and the architect's further refinement of the layout, the changes are considerably less
substantial than originally anticipated. The changes are as follows:
1. The building has been moved further to the east by reducing the truck loading areas
by approximately 10 feet.
2. Minor modifications have been made to the offset dimensions at the office nodes
along the front of the building. (The elevations that where previously approved are
unchanged)
3. The number of parking stalls has been reduced by 3 stalls. (originally 88, now 85)
4. The building has been reduced in size by approximately 2,800 square feet. (originally
83,304 sf , now 80,504 sf)
5. Adjustments have been made in the shape of the landscape islands along the front
property line in order to accommodate the revised truck maneuvering areas.
6. The picnic table at the rear of the property has been moved from the north end of the
property to the south portion of the property adjacent to the public access sidewalk.
Please contact me at (206) 749 -9484 should you have any questions regarding this project.
Very truly yours,
WARREN COMPANY
P2Y4 iih'
Dana Warren
Enclosure
CC: Bart Brynestad — Opus Northwest
Vju' \ct \et
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April 21, 1998
Steve Lancaster
Planning Director
City of Tukwila
6300 Southcenter Blvd.
Tukwila, Washington 98188
Re: Glacier Business Park - Opus Northwest
SEPA — E97 -0017
Shoreline — L97 - 0043
Design Review — L97 -0042
Dear Mr. Lancaster,
•
WARREN
C O M P A N Y
Real Estate Development Ser
500 Union Street, Suite 900
Seattle, Washington 98101
Tel: (206) 749.9484
Fax: (206) 749.9483
CEIVED
APR 2 2 1998
COMMUNITY
DEVELOPMENT
I am writing on behalf of Opus Northwest, the applicant for the Glacier Business Park project.
This project has received SEPA, shoreline, design review and grading permit approval. In
addition, a complete building permit application has been submitted and is currently being
processed by the City of Tukwila. As a result of these permit approvals Opus Northwest has
entered into a non revocable financial obligation to acquire the property and has signed leasing
commitments with tenants.
Early last month we were contacted by the City of Tukwila public works and were informed that
the levee district had recently obtained additional information regarding the levee adjacent to this
project. The levee district has determined that the levee is not constructed as they had originally
thought. It appears that over time the river has eroded portions of the bank and as a result the
inside bank has become over steepened to 1:1.3 slope. In order for the levee district to be
eligible for federal funds the levee must meet federal standards. The federal standards require a
2:1 slope on the riverward side of the levee.
As a result of this information public works has informed us that they will require the building to
be placed no closer than 36 feet from the edge of the existing bike trail in order to accommodate
the levee districts request. This requirement results in a building which is approximately 20 feet
further from the levee than the building which was previously approved during SEPA, shoreline
and design review. If the rear of the building is moved 20 feet with out changing the remainder
of the building the resulting building will be approximately 10,000 square feet smaller than was
originally approved. A 10,000 square foot reduction in building size would make the project
infeasible. In order to make the project feasible the applicant needs to make up the lost building
area by making minor modifications to the design. A reduced drawing showing the revised
design is attached as Exhibit A. Three full size drawing have also been given to Alexa Berlow.
The changes from the original approvals are as follows:
1. The building has been moved further to the east by reducing the truck loading areas
by approximately 10 to 15 feet.
2. Minor modifications have been made to the front of the building.
3. The building has been reduced in size by approximately 2,000 square feet.
4. Adjustments have been made to the landscape islands along the front of the building
in order to accommodate the reduced truck maneuvering areas.
5. The picnic table at the rear of the property has been moved from the north end of the
property to the south portion of the property.
Opus Northwest has been willing to make significant compromises and has incurred substantial
additional costs in order to accommodate the needs of the levee district. We feel that the
resulting design changes are minor in nature and are consistent with the intent of the previous
approvals. We ask that the City of Tukwila approve these modifications and proceed with
processing of the building permit. We also request that the City of Tukwila expedite the building
permit review to help make up for some of the time that has been lost as a result of this issue.
Please contact me at (206) 749-9484 should you have any questions regarding this project.
Very truly yours,
WARREN COMPANY
Enclosure
CC: Jack Pace — Tukwila Planning Department
Alexa Berlow — Tukwila Planning Department
Phil Frasser — Tukwila Public Works
Gary Barnett — Tukwila Public Works
Brian Shelton— Tukwila Public Works
Joanna Spencer— Tukwila Public Works
Bart Brynestad — Opus Northwest
A
CITY OF T4/KWILA
Department L. Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
DESIGN
REVIEW
(P -DR)
APPLICATION
FOR STAFF USE ONLY
Planner..:
Receipt Num
❑ Application Complete (Date
File Number:.
Project File #:
SEPA File #:
❑ Application Incomplete .(Date
Shoreline File #:
43
1 PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: Glacier Business Park
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.)
S. Glacier Street; 788890- 0120 -08
Quarter: sr Section: 3 5 Township: 2 3 N Range: 4 E (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)
dt ae N
s OPUS Northwest LLC
200 -112th Avenue NE, Suite 205 Bellevue, WA 98004
(425) 53-41
NAME:
ADDRESS:
PHONE:
SIGNATURE:
DATE: 7/7/97
RECE VED
JUL 11 1997
COMMUNITY
DEVELOPMENT
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JUL-28-97 MON 116:061 c�vM+ OPUS .MMORTHWEST LLC `J^m
JUL -25-97 FRI 1105 . OPUS NORTHWEST LLC
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FAX NO. 120,-
31712 P, 02/02
VI's ILYY4'JIIIL►A L
FAX O. 12064591712 P, 02/02
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
lam the current owner of the properly 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. 1 understand that cerrtdtions 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 at 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 81.31 FraDALaca (°FIY), JailiZauza& (state). on
July U. ,
•
saraTM or JAS CAMPS=
c/o DOUGLAS C. DORM
(Print Name)
•
425 Califor'ri1a Sekes'tu:lWag•F.smeiaooll.CII r,g4104r
(Address)
415.291.5708
•
Use additional sheets u needed for all property owner signatures.
CITY OF TUKWILA
Departme. of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
DESIGN
REVIEW
APPLICATION! CHECKLIST
The materials listed below must be submitted with your application unless.specifically waived in writing
by the Department of Community Development. Please contact the Department if you feel certain
items are not applicable to your project and should be waived. Application review will not begin until it is
determined to be complete.
The initial application materials allow starting project review and vesting the applicant's rights. However,
they in no way limit the City's ability to require additional information as needed to establish consistency
with development standards.
Department staff are available to answer questions about application materials at 431 -3670.
APPLICATION FORMS:
.0 Application Checklist (1 copy), indicating items submitted with application
xr Design Review Application (4- espies) 6 Go'Phc35
Design Review Fee ($900)
❑ SEPA Environmental Checklist (6 copies)
❑ SEPA Environmental Checklist Fee ($325)
❑ Shoreline Pemmit Application (6 copies) & Fee (if within Shoreline Overlay District)
PLANS [Six (6) copies of the following]:
_ Vicinity map showing location of the site. 014 S1'['E, re...Aberl
Surrounding area map showing existing land uses within a 1000 -foot radius from the site's
property lines.
Site plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale; and date; and the license stamp of
the architect. The following information must be contained on the plan (details may be included on
additional drawing sheets):
Property lines and dimensions, lot size(s), and names of adjacent roads
>4 Location and gross floor area of existing and proposed structure(s) with setbacks
Yr Location of driveways, parking, loading, and outdoor service areas, with parking calculations
and location and type of dumpster /recycling area screening
Location and type of site lighting, including parking and pedestrian areas
Location and type of site fumiture, such as benches, bike racks; location and type of
any proposed public outdoor art
Location of any trails, parks, plazas or other outdoor open space provided for
employees or the public; existing and proposed open space easemen ts- andu�� E ry
dedications (if any)
Location and classification of any watercourses or wetlands, and 200'�lim1 it .of 1997
Shoreline Overlay District
Existing and proposed grades at 2' contours, extending at least 5 feet beyondtlthe4!slte's
boundaries, with a notation of the slope of areas in excess of 20% i:)EEVE -L PMENT
DESREV.DOC 1/30/97
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36 Location of closest existing fire hydrant; location and size of utility lines; location and
size of utilities or streeewalk easements or dedications
Description of water and sewer availability from provider of utility (note which utility
district or City)
Other relevant structures or features, such as rockeries, fences.
Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and
date; and the license stamp of the landscape architect. The following information must be
contained on the plan:
Igt Property lines and names of adjacent roads
/A Location of the following: proposed structure(s), vehicle and pedestrian circulation
areas, dumpster /recycling area, site fumiture, any proposed public outdoor art
Existing trees over 4" in diameter by size and species, and any trees to be saved
lid Proposed landscaping, including size, species, location and spacing.
Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale
and date. Each sheet shall have the license stamp of the architect. Include on the elevations:
Dimensions of all building facades and major architectural elements, with notations of
materials to be used
Location and type of exterior building lighting
Location of mechanical units and proposed screening where necessary.
Q Signage per Sign Code. 5.0'$414 }M n--
Al One (1) high quality 8 1/2" x 11" reduction of each of above plans. If the project undergoes
significant changes, and additional set of rep' `' "" (�
Colors and materials sample board shove Iw' ` E �"'� be used on all building
r:1 APPLICANT'S RESPONSE TO DESIGN RE ue.
v
exteriors.
Written response to the Zoning Code Design . svnm t'.' l prehensive Plan Design
Review Policies (see attached Design Reviev, •
❑ OTHER MATERIALS:
Other documentation and graphics in support of the proposal may be included as appropriate,
such as color renderings, perspective drawings, photographs or models. If other materials are to
be considered, eight (8) copies of each must be submitted (except models). Color drawings or
photos may be submitted as 8.5 x 11 -inch color photocopies.
PU = LIC NOTICE: vi9in n-i r1i /- �
King County Assessor's map(s) which shows the location of each property within 500 feet of the
subject property.
Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within
500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments,
condos, trailer parks- -must be included.) See Attachment A.
A 4' x 4' public notice board will be required on site within 14 days of the Department determining
that a complete application has been received. See Attachment B.
DESREV.DOC 12/12/96
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7A Location of closest existing fire hydrant; location and size of utility lines; location and
size of utilities or stree'``'ewalk easements or dedications
Description of water and sewer availability from provider of utility (note which utility
district or City)
Other relevant structures or features, such as rockeries, fences.
Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and
date; and the license stamp of the landscape architect. The following information must be
contained on the plan:
Property lines and names of adjacent roads
1 Location of the following: proposed structure(s), vehicle and pedestrian circulation
areas, dumpster /recycling area, site fumiture, any proposed public outdoor art
II Existing trees over 4" in diameter by size and species, and any trees to be saved
VI Proposed landscaping, including size, species, location and spacing.
Ars Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale
and date. Each sheet shall have the license stamp of the architect. include on the elevations:
. Dimensions of all building facades and major architectural elements, with notations of
materials to be used
* Location and type of exterior building lighting
Nil Location of mechanical units and proposed screening where necessary.
Signage per Sign Code. sU1% T 4545pate, 'F}All R""
One (1) high quality 8 1/2" x 11" reduction of each of above plans. If the project undergoes
significant changes, and additional set of reductions may be required.
Colors and materials sample board showing colors and materials to be used on all building
exteriors.
❑ APPLICANT'S RESPONSE' TO DESIGN REVIEW CRITERIA:
Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design
Review Policies (see attached Design Review Application).
OTHER MATERIALS:
Other documentation and graphics in support of the proposal may be included as appropriate,
such as color renderings, perspective drawings, photographs or models. If other materials are to
be considered, eight (8) copies of each must be submitted (except models). Color drawings or
photos may be submitted as 8.5 x 11 -inch color photocopies.
PU = LIC NOTICE: MVO ki/d5r...fp4 Appl •
King County Assessor's map(s) which shows the location of each property within 500 feet of the
subject property.
Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within
500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments,
condos, trailer parks- -must be included.) See Attachment A.
A 4' x 4' public notice board will be required on site within 14 days of the Department determining
that a complete application has been received. See Attachment B.
DESREV.DOC 12/12/96
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`•` `GEOTECH
CONSULTANTS, INC.
13256 N.E. 20th St. (Northup 1Vay), Suite 16
Bellevue, WA 98005
(206) 747 -5618
FAX 747 -8561
Al Budinich
1319 South Hudson
Seattle, Washington 98108
Subject: Summary of Geotechnical Engineering Considerations
Two Development Lots
57th Avenue South and South 141st Street
Tukwila, Washington
Dear Mr. Budinich:
December 7, 1994
JN 94424
We have recently explored the subject lots with test pits on November 18, 1994, in
accordance with our geotechnical engineering study proposal dated November 9, 1994. Lot
C, located on the upslope, western side of the two lots, is zoned for a single - family
residence, while Lot B is located on the downslope, eastern side and zoned for commercial
development.
After the test pits were excavated, we spoke with you over the telephone about the
encountered soils. As we told you, nearly all of the test pits encountered loose fill, including
coal mine spoils, to the maximum explored depth of 15 feet. One. test pit on the northern
portion of the site encountered competent soils at a depth of 6 feet. As we could not extend
through a majority of the fills, deep borings are needed on each lot to determine the specific
fill depth and the corSdition and design parameters of'the underlying native soils:
Based 'on the limited soil information we obtained 'from the test pits, any structure that is
constructed on either lot would have to be placed on a deep foundation system consisting
of drilled concrete piers. The depth of the piers could be approximated by information
received from the borings. On Lot 13, it is likely that all retaining walls would also have to be
founded on concrete piers. Rockeries would not be suitable for either lot. The lower portion
of could possibly be used as a parking lot that is founded on at least 12 inches of
imported gravel fill.
As we discussed with you on the telephone, our fee for this recent work is calculated on a
time - and - materials basis, including only the time that we have spent to date and the back -
hoe subcontractor costs. If, in the future, you would like us to proceed with the borings, we
would be pleased to provide you with another cost proposal.
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December 7, 1994
JN 94424
Page 2
We trust that this letter provides you with enough preliminary information to facilitate your
decisions regarding your project. If you have any questions, or if we can be of further
service, please do not hesitate to contact us.
DRW :jcv
Respectfully Submitted,
GEOT -H CONSULTANTS, INC.
16/1
D. Robert Ward, P.E.
Senior Geotechnical Engineer
GEOTECH CONSULTANTS, INC.
LA purm No. 103
Rendering /Vacant Land • Sketch Form
Rev. 7/94
RENDERING / VACANT LAND - SKETCH FORM
Address of property .$O Gt,-7 -/ OF 43917e? S 6 14+ PI, SO6<-772"
C Copyright 1994
Puget Sound Multiple Listing Association
ALL RIGHTS RESERVED
Area /3cD Book - /
Listing has been entered into computer I] Yes.-'No. If yes, MLS #
Listing attached (to be input by PSMLA )
INSTRUCTIONS:
This form is to be used for Land Sketches /Renderings on listings. Land Sketches /Renderings must
be drawn in BLACK INK and be contained within the black border lines.
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VACANT LOTS
• Ad 13948 56TH Pt. S {S OF) 98168 Cou KIN Cit TIM #95 024852'
Dist FOSTER GOLF Pri Lot C Block
• Own BUDINICH OAd.4700 42ND AV SW *600 98116 OPh 762-9124
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Listdate 4107195 • •...
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Paved YES
10/01/95
MbH
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Surveyed YES
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Type
.
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Level
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WatecAVAll • • • • ges e§mtitlit l•rn ..., • -..a* .
AI I -I MI ifiFs ATIIRREri TO.114P LOT_WTR_CARLF_GAs.ELMilitilLARGR
UTILITIES,SEWER IN STREET.PER GE TEC • REPORT DEEP NDA
SYSTEM CONSISTING OF DRILLED CONCRETE PIERS" WOULD BE NEEDED.:
'THIS PRICE REFLECTS ADDED COST OF DEVELOPMENT IN A FINE NEIGHBOR
HOOD WIEASY ACCESS TO I-5.1-405.12 MIN TO SEA-TAC AIRPORT.
WeV,Wre,
• • ' • — *MVSVO,
CITY OF.- ,TU!WILA
Departmene. Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
SHORELINE
SUBSTANTIAL
DEVELOPMENT PERMIT
(P- SHORE)
APPLICATION
Planner:
Receipt Number:
FOR STAFF USE ONLY
File Number: .1,011 _004?: ' D
Project File #: pi 1 — 02,1
❑ Application Complete (Date:
SEPA File #:
Wit-)
❑ Application Incomplete (Date: •
Shoreline File #: ab
L PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: Glacier Business Park
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.)
S Glacier Street; 788890 - 0120 -08
Quarter:
E Section: 35 Township: 23 N Range: 4E (This information may be found cn your tax statement)
C. CONTACT: (P ^nary contact regarding the application, and to whom all nctices and retorts shall be sent)
NAME: Dave Kessler; OPUS Northwest LLC
ACORESS: 200 -112th Avenue NE, Suite 205 Bellevue, WA 98004
PHONE (425) 453 -4100
SIGNATURE:
DATE: 7/7/97
.Ja.11 19S7
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CURRENT ZONING OF PROPERTY: C / L I
■ F.
PRESENT USE OF PROPERTY: Undeveloped
G.
SHORELINE ENVIRONMENTAL DESIGNATION'
H.
GENERAL DESCRIPTION OF SURROUNDING LAND USES: (Within 1,000 feet in all directions from the development
site.) Industrial
I.
TOTAL CONSTRUCTION COST & FAIR MARKET VALUE of the proposed development: (Include additional
future phases of development contemplated but not included in current proposal.)
J.
BRIEF NARRATIVE DESCRIBING PROPOSED IMPROVEMENTS:
Construction of industrial building of 85,337 square feet
including approximately 10% of accessory office space.
K.
PORTION OF PROPOSED ACTIVITY ALREADY COMPLETED: (If any portion or phase of the proposed activity is already
completed on subject site, indicate month and year of completion.) None
L.
PROPOSED STARTING DATE: August /September .1997
ESTIMATED COMPLETION DATE OF CONSTRUCTION ACTIVITY: Summer 1998 .
(If project will be constructed in stages, indicate dates:)
M.
TYPE AND EXTENT OF RECONSTRUCTION OF RIVERBANK (IF ANY) AND PROPOSED RIVERBANK VEGETATION:
None
•
N.
IF PROPOSED ACTIVITY TO CAUSE FLOODING OR DRAINING OF WETLANDS, INDICATE IMPACTED AREA (acres):
None
SSDPNIT.DOC 7/3/96
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11_ TO BE COMPLETED BY LOCAL SHORELINE OFFICIAL
A. NATURE OF EXISTING SHORELINE: (Describe type of shoreline, such as stream, lake, marsh, flood plain, foodway,
delta; type of beach, such as erosion, high bank, low bank or dike; type of material, such as sand, gravel, mud. clay, rock,
riprap; and extent and type of bulkheading, if any.)
B. RESIDENTIAL VIEWS OBSTRUCTED BY STRUCTURES OVER 35' IN HEIGHT: (In the event that any proposed
buildings or structures exceed a height of 35' above average grade, indicate the approximate location of, and number of,
residential units, existing and potential, that will have views of the shoreline obstructed by the proposed deveicpment.)
C. CONDITIONAL USE OR VARIANCE REQUIRED: (If a conditional use is required, state in full that portion of the Master
Program which provides that the proposed use may be a conditional use, or, if a variance is required, that portion from
which the variance is being sought.
SSDPNIT.DOC 7/3/96
O.
TYPE AND EXTENT OF PUBLIC ACCESS PROPOSED (if any): None
•
P.
SETBACK OF PROPOSED PARKING/LOADING/STORAGE AREAS AND PROPOSED SCREENING: (setback measured
from mean high water mark.) +1 - 5 0 '
Q.
HEIGHT AND SETBACK OF ALL PROPOSED BUILDINGS AND STRUCTURES: (height measured from average grade
level to the highest point of the structure, or mid -point of pitched roof; setback measured from mean high water mark)
50' setback and 27' height
R.
MEASURES PROPOSED TO PROTECT WILDLIFE AND FISH HABITAT IN AND ALONG RIVER:
Landscape screening per City of Tukwila Codes
11_ TO BE COMPLETED BY LOCAL SHORELINE OFFICIAL
A. NATURE OF EXISTING SHORELINE: (Describe type of shoreline, such as stream, lake, marsh, flood plain, foodway,
delta; type of beach, such as erosion, high bank, low bank or dike; type of material, such as sand, gravel, mud. clay, rock,
riprap; and extent and type of bulkheading, if any.)
B. RESIDENTIAL VIEWS OBSTRUCTED BY STRUCTURES OVER 35' IN HEIGHT: (In the event that any proposed
buildings or structures exceed a height of 35' above average grade, indicate the approximate location of, and number of,
residential units, existing and potential, that will have views of the shoreline obstructed by the proposed deveicpment.)
C. CONDITIONAL USE OR VARIANCE REQUIRED: (If a conditional use is required, state in full that portion of the Master
Program which provides that the proposed use may be a conditional use, or, if a variance is required, that portion from
which the variance is being sought.
SSDPNIT.DOC 7/3/96
11I. OTHER PERMITS REQUIRED FOR THIS PROJECT
Indicate permits for which you have applied or will apply to the federal govemment, the State, City of
Tukwila and other agencies; include permit application date, whether the permit is pending, approved or
denied, and the permit number.
❑ Tukwila Conditional Use Permit
CI Tukwila Variance Permit
Tukwila SEPA Environmental Checklist
SEPA Lead Agency: Tukwila
SEPA decision date:
PERMIT #
APPLICATION DATE DATE APPROVED
e5700/ 7 ID -13-T7
• Tukwila Design Review N/ A 7/7/9 7
in Tukwila Preliminary Plat Approval
❑ Tukwila Flood Control Zone Permit (per Flood
Ord. #1462)
❑ Tukwila Storm Drainage Permit (per Ord. 1755)
❑ Tukwila Land Altering Permit (per Ord. 1591)
❑ Archaeological Excavation Permit (WA
DCD /Office of Public Archaeology)
Section 106 Review (WA DCD /Office of Public
Archaeology)
0 Coastal Zone Management Certification (WA
Dept. of Ecology)
Hydraulic Project Approval (HPA) (WA Dept. of
rt.! Fish &Wildlife)
❑ Approval to Allow Temporary Exceedance of
Water Quality Standards (WA Dept. of Ecology)
❑ National Pollutant Discharge Elimination
System (NPDES) Permit (WA Dept. of Ecology)
(Nationwide Permit) (WA Dept. of Ecology)
• Aquatic Lease (WA Dept. of Natural
Resources)
•
❑ Section 401 Water Duality Certification
Nationwide Permit (WA Dept. of Ecology)
❑ Section 404 or Section 10 Permit (Army Corps
of Engineers)
❑ Other.
SSDP'.IT.DOC 7/3/96
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PERMIT CENTER
COEFFICIENTS OF UTILIZATION (DASHED CURVES)
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Applications
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Construction
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resists corrosion
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resists thermal shock
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special optics for low glare,
high visibility driving
• Prismascopem photocontrol
• Wire guard or polycarbonate
shield for vandal resistance ,
• Baked on polyester powder
finish in wide range of colors
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CITY OF1 TUKWILA -~ .
Departmer1. of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
SHORELINE
SUBSTANTIAL
DEVELOPMENT PERMIT
(P- SHORE)
APPLICATION
L PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: Glacier Business Park
FOR STAFF USE ONL Y
Planner.. -
a. 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.)
S Glacier Street; 788890- 0120 -08
Fife Nurnber:.1, -tioq - CD h�
Receipt Number:
Project File #:. eF e-01-7 -- Q-7- f
❑ Application Complete: (Dater
PHONE: (425) 453-4100 ,
SEPA File #:. sail . - op 1 .1.:
❑ Application Incomplete (Date:
)'
Shoreline File #: (s!1 1 _
L PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: Glacier Business Park
a. 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.)
S Glacier Street; 788890- 0120 -08
Quarter: SE Section: 35 Township: 23 N Range: 4E (This information may be found cn your tax statement)
C. CONTACT: (Primary contact regarding the application, and to whom all nctices and reports shall be sent)
NAME: Dave Kessler; OPUS Northwest LLC
ADDRESS: 200 -112th Avenue NE, Suite 205 Bellevue, WA 98004
PHONE: (425) 453-4100 ,
SIGNATURE: . / 1 I..4 _ DATE: 7/7/97
mirf
ut n+F�Yww,4$44w,I Ht! iv.#'. �S1 116,6 5. 1fta:tl3iib.LiSRt1':ti's3W'g'R:
t UCFiC; afar' u,1 X14, ,..Pit t
11 •
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
uwo LESSEE
1 I am the a e+ -ewnor of the property which is the subject of this application.
Z 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.
�. 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 att 6 gi.L.1ri✓g- (city), (state), an
.T(10/ 11$1 , 199 7 .
BART Bg Kvfs 1 A.40
(Print Name)a00 / /ZT1) AVE NE - = a, oS
03FL.L.a-v/'E ti/A 9,o631
(Address)
s(c3 : 9/00
(Phone Number)
• (Signature)
Use additional sheets as needed for all property owner signatures.
,H:,..an +x. rma,. r, irroe+:.. '.GY:2,n n�a ?v- s.�,;,,,.w�:.?rr•�'.rN'rsw:s
.i+4 °51 i�'%'g.t wa ..t",Yamaft l�+, t lmin,.f -. ' zTAWN i w.,,v0/4 -, 2ilSn? t,
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E.
CURRENT ZONING OF PROPERTY: C / L I
F.
PRESENT USE OF PROPERTY: Undeveloped
G.
SHORELINE ENVIRONMENTAL DESIGNATION:
H.
GENERAL DESCRIPTION OF SURROUNDING LAND USES: (Within 1,000 feet in all directions from the development
site.) Industrial
I.
TOTAL CONSTRUCTION COST & FAIR MARKET VALUE of the proposed development: (Include additional
future phases of development contemplated but not included in current proposal.)
J.
BRIEF NARRATIVE DESCRIBING PROPOSED IMPROVEMENTS:
Construction of industrial building of 85,337 square feet
including approximately 10% of accessory office space.
K.
PORTION OF PROPOSED ACTIVITY ALREADY COMPLETED: (If any portion or phase of the proposed activity is already
completed on subject site, indicate month and year of completion.) None ;
L.
PROPOSED STARTING DATE: August /September .1997
ESTIMATED COMPLETION DATE OF CONSTRUCTION ACTIVITY: S 'Ammer 19 9 8
(If project will be constructed in stages, indicate dates:)
M.
TYPE AND EXTENT OF RECONSTRUCTION OF RIVERBANK (IF ANY) AND PROPOSED RIVERBANK VEGETATION:
None
N. IF
PROPOSED ACTIVITY TO CAUSE FLOODING OR DRAINING OF WETLANDS, INDICATE IMPACTED AREA (acres):
None
SSDPNIT.DOC 7 /3/96
• .,
3
O.
TYPE AND EXTENT OF PUBLIC ACCESS PROPOSED (if any): None
P.
SETBACK OF PROPOSED PARKING/LOADING /STORAGE AREAS AND PROPOSED SCREENING: (setback measured
from mean high water mark.) + / - 5n '
Q.
HEIGHT AND SETBACK OF ALL PROPOSED BUILDINGS AND STRUCTURES: (height measured from average grade
level to the highest point of the structure, or mid -point of pitched roof; setback measured from mean high water mark)
50' setback and 27' height
R.
MEASURES PROPOSED TO PROTECT WILDLIFE AND FISH HABITAT IN AND ALONG RIVER:
Landscape screening per City of Tukwila Codes
II_ TO BE COMPLETED BY LOCAL SHORELINE OFFICIAL
A. NATURE OF EXISTING SHORELINE: (Describe type of shoreline, such as stream, lake, marsh, flood plain, floodway,
delta; type of beach, such as erosion, high bank, low bank or dike; type of material, such as sand, gravel, mud, clay, rock,
riprap; and extent and type of bulkheading, if any.)
B. RESIDENTIAL VIEWS OBSTRUCTED BY STRUCTURES OVER 35' IN HEIGHT: (In the event that any proposed
buildings or structures exceed a height of 35' above average grade, indicate the approximate location of, and number of,
residential units, existing and potential, that will have views of the shoreline obstructed by the proposed development.)
C. CONDITIONAL USE OR VARIANCE REQUIRED: (If a conditional use is required, state in full that portion of the Master
Program which provides that the proposed use may be a conditional use, or, if a variance is required, that portion from
which the variance is being sought.
SSDPNIT.DOC 7 /3/96
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III. OTHER PERMITS REQUIRED FOR THIS PROJECT
Indicate permits for which you have applied or will apply to the federal govemment, the State, City of
Tukwila and other agencies; include permit application date, whether the permit is pending, approved or
denied, and the permit number.
PERMIT #
APPLICATION DATE DATE APPROVED
❑ Tukwila Conditional Use Permit
❑ Tukwila Variance Permit
Tukwila SEPA Environmental Checklist E:"3700/ 'r 43-13-°71
SEPA Lead Agency: T u k w i la
SEPA decision date:
❑ Tukwila Design Review N/ A 7/7/97
❑ Tukwila Preliminary Plat Approval
OTukwila Flood Control Zone Permit (per Flood
Ord. #1462)
❑ Tukwila Storm Drainage Permit (per Ord. 1755)
❑ Tukwila Land Altering Permit (per Ord. 1591)
❑ Archaeological Excavation Permit (WA
DCD /Office of Public Archaeology)
❑Section 106 Review (WA DCD /Office of Public
Archaeology)
Coastal Zone Management Certification (WA
❑ Dept. of Ecology)
OHydraulic Project Approval (HPA) (WA Dept. of
Fish & Wildlife)
OApproval to Allow Temporary Exceedance of
Water Quality Standards (WA Dept. of Ecology)
❑ National Pollutant Discharge Elimination
System (NPDES) Permit (WA Dept. of Ecology)
(Nationwide Permit) (WA Dept. of Ecology)
❑ Aquatic Lease (WA Dept. of Natural
Resources)
❑ Section 401 Water Quality Certification
Nationwide Permit (WA Dept. of Ecology)
O Section 404 or Section 10 Permit (Army Corps
of Engineers)
0 Other:
SSDPNIT.DOC 7 /3/96
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IV. IMPACTS ON SHORELI S POLICIES
A. SHORELINE MASTER PROGRAM POLICIES APPLICABLE TO PROJECT: (List the Tukwila or King County Master
Program sections, goals and/or policies, including page numbers, which apply.)
B. COMPREHENSIVE PLAN POLICIES APPLICABLE TO PROJECT: (List the Comprehensive Plan sections, goals and/or
policies, including page numbers, which apply.)
V. SHOREUNES DESIGN POUCIES
All projects in the Shoreline Zone must be consistent with Tukwila's Comprehensive Plan and
Shoreline Master Program policies (or King County's Shoreline Master Program if project located
north of the 42nd Avenue bridge). In addition, all structures requiring a building permit (except
single family development of 4 or fewer lots) located in the Shoreline Zone must undergo design
review with the Tukwila Board of Architectural Review (BAR). The BAR's decision is based on design
guidelines contained in the Zoning Code (TMC 18.60.050) and the Tukwila Comprehensive Plan (see
DESIGN REVIEW APPLICATION).
The SHORELINE MASTER PROGRAM POLICIES and Comprehensive Plan's SHORELINE
DESIGN POLICIES are summarized below. Note that more than one category may apply. In some
cases, the goal for the use or area is noted to provide context for the design policies.
NOTE: a) If your project requires a building permit you must meet additional criteria
in DESIGN REVIEW APPLICATION.
b) If your project requires a variance, you must meet additional criteria in
VARIANCE PERMIT APPLICATION.
c) If your project requires a conditional use permit, you must meet additional
criteria in CONDITIONAL USE PERMIT APPLICATION.
TUKWILA SHORELINE MASTER PROGRAM POLICIES (King County shoreline policies follow)
A. ECONOMIC DEVELOPMENT ELEMENT
1. Commercial industrial development along the shorelines should not favor outside interests at
the expense of the local population.
2. Locate commercial /development in areas with low potential for recreation or other
public uses.
3. Preference should be given to commercial/industrial development that will provide an
opportunity for a substantial number of people to enjoy the shoreline.
SSD PMT. DOC 7/3/96
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4. Determine and .insider the visual impact that the commerciaUndustrial
development will have on the surrounding area.
5. Encourage provisions for public access, especially visual and pedestrian, as an integral part
of commercialrndustrial waterfront development.
6. Design new commerciaUndustrial facilities and improve existing ones in such a way as to
minimize wasteful use of the shoreline.
7. Encourage multiple use types of commercialrndustrial development to provide public access
and promote round - the -clock utilization of the shorelines.
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8. Short-term economic gain or convenience in developments should be evaluated in
relation to long -term and potential impairments to the desirable biological features of w:
the river and its shoreline.
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B. PUBLIC ACCESS ELEMENT w
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1. Public access to and along the water's edge should be provided in new developments. w
a. Water- dependent economic activities should be designed to allow substantial public co u.
access to the shoreline. _
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b. For non -water dependent economic activities, where permitted, the entire water's edge g 5
should be available for public access, consistent with private property rights. cn /y
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c. For multi - family residential developments, the water's edge should be kept free of F
buildings and fences with public access made possible. z
d. For a new single - family dwelling unit, the water's edge should be kept free of buildings and w o
fences. 2 D
e. For other non - specified development, the water's edge should be available for public 8 N.
access. o --`
f. All public shorelands, except as noted in other policies, should be available for public ' v'
access to the water's edge.
2. Any modifications or extensions to existing development should be designed to allow public Z
access. v ='
3. A trail system should be developed along the river. z F'
a. Trails should be developed for linear access through public shoreline areas.
b. Access points to and along the river should be linked by a system of trails.
c. The connection of other trails in the region to the shoreline trail system should be
encouraged and developed.
d. To assist in developing a trail system, incentives should be offered to property owners for
utilizing set -back areas.
C. CIRCULATION ELEMENT
1. Roadways adjacent to the shoreline should be designed primarily for slow- moving traffic
that would provide for recreational activities.
2. Parking facilities should be located upland with provisions for adding pedestrian access to
the shoreline. '
3. Public transportation should be designated to facilitate access to and along the shoreline.
4. Railroads should be encouraged to offer their rights -of -way for multiple use consistent with
a shoreline location and with public safety.
D. RECREATIONAL ELEMENT
1. Publicly owned recreational uses should be enhanced and, when feasible, enlarged.
SSDPMT.DOC 7/3/96
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a. The public sl .Id have first option to buy shorelanu as it becomes available for sale,
based on an acquisition plan with clear public intent.
b. The opportunity for sport fishing in the river should be enhanced.
2. Recreational uses should be incorporated with other shoreline activities.
3. Those unique or fragile areas of the shoreline which cannot be maintained in a natural
condition under human uses should be designed and maintained as open space for passive
forms of recreation.
4. Views of the shoreline and water from shoreline and upland areas should be preserved and
enhanced.
a. New shoreline development should not significantly obstruct views of the shoreline or w,
the water. j
b. Enhancement of views shall not be construed to mean excessive removal of vegetation. -I o,
E. SHORELINE USE ELEMENT w
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1. Shoreline activities identified as being appropriate shoreline uses should be planned for and u.
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encouraged. 2
a. Short-term economic gain or convenience in developments should be evaluated in g 5
relationship to Tong -term and potential impairments to the desirable biological and
aesthetic features of the river and its shoreline. I w
b. Preference will be given to those activities which protect and enhance the desirable z
features of the river, depend on a shoreline location, and/or provide public access to the z o`
shoreline. w
c. Shorelines particularly suited for a specific and appropriate use or activity should be n
planned for and designated. o!
d. Multiple use of shorelines should be planned for locations where integration of w uj .
compatible uses is feasible. E_- �.
2. Relocation of those activities identified as being inappropriate should be planned for and Z
encouraged. cn
3. Aesthetic considerations should be encouraged when contemplating a new development, F: 0 O
redevelopment of existing facilities or for general enhancement of shoreline areas. z .
4. Planning, zoning, capital improvements and other policy and regulatory standards should
not tend to increase the density or intensity of activities on the shoreline.
F. CONSERVATION ELEMENT
1. Determine and consider the visual impact a commercial/industrial development will have on
the surrounding area.
2. Develop regulations requiring the maintenance of a buffer of permanent vegetation between
developed. areas and associated water bodies to improve the aesthetic qualities of the river,
retard surface run -off, maintain constant water temperature and reduce siltation.
3. Promote linear shoreline access, especially pedestrian and other non - motorized types, in the
areas close to population centers; such areas would also serve as buffer between water and
developed areas.
4. Develop regulations for site coverage, building height, set -backs and density to insure visual
access to water, promote interesting development and prevent encroachment over water.
5. Provide facilities for intensive recreational activities where the sewage disposal and vector
control can be accomplished to meet public health standards without adversely altering the
natural features attractive for recreational uses.
SSDPMT.DOC 7 /3/96
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6. Evaluate the efk of proposed recreational developments on environmental quality and
natural resources of an area.
7. Develop standards for preservation and enhancement of scenic views and vistas.
8. Outfalls and surface run -offs should be controlled to minimize adverse effects on the river.
9. Open space should be distributed along the river.
G. HISTORICAUCULTURAL ELEMENT
1. Protect and restore areas having historical, cultural educational or scientific values.
2. Access to such sites should be made available to the general public.
3. Visitors should be provided with clear identification and interpretation of historicaVcultural
sites.
4. Public and private cooperation should be encouraged in site preparation and protection.
5. Suspected significant sites should be retained.
6. Newly discovered sites should be kept free from other intrusions until their value is
determined.
COMPREHENSIVE PLAN SHORELINE DESIGN POLICIES
A. ALL SHORELINE DEVELOPMENT
1. The development minimizes impacts on wildlife & significant vegetation, sandbars, wetlands,
watercourses, and other important habitat features are maintained through the proper
location, construction, management of shoreline uses (5.9.1).
2. The development protects riverbank vegetation and, where feasible, restores degraded
riverbanks (5.9.2).
3. The development mitigates unavoidable disturbances of significant vegetation or habitat
through replacement of habitat & provision of interpretive features (5.9.3).
4. Streets, flood control, surface water drainage and sewer system projects, clearing/grading
activities and landscaping are designed, located and managed in a manner that minimizes
water pollution, provides erosion control, and protects water quality (5.10.1)
5. The proposed development does not appear to cause significant adverse impacts on flooding,
erosion & natural resources in Determine and consider the visual impact a
commerciaVindustrial development will have on the surrounding area. Determine and
consider the visual impact a commerciaVindustrial development will have on the surrounding
area. within & outside of Tukwila's jurisdiction (12.1.6).
6. Capital improvement projects & private development are designed, located and managed in a
manner which does not endanger public health, safety, welfare or capacity of river to provide
long -term community benefits (5.11.1).
7. The development is designed and located to minimize impacts to habitat, vegetation, access,
recreation, historical resources and flood control (5.3.2).
8. Where over -water structures or structural reinforcement of the riverbank is proposed, it is
necessary for a significant long -term public benefit or water dependent use (5.3.3).
9. The proposed development reflects the river's historical role and protects the long -term public
use of the river as historical resource, by providing for the identification, protection &
interpretation of unique historic/archaeological features (5.8.1).
10. The public development is designed to reflect the river's natural features & community
traditions (5.8.2).
SSDPMT.DOC 7/3/96
9
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11. (EXCEPT FOR and MIC) The development is designed and located to provide for
multiple uses; provide water enjoyment uses as transitions between river & non -water
dependent uses; & to encourage efficient use of land through clustering, shared parking,
mixed use, etc. (5.3.8).
12. (EXCEPT FOR MIC) The development reflects high - quality site planning, architecture and
landscaping; and includes setbacks, buffers, height/bulk provisions for open space (5.5.1).
13. (EXCEPT FOR MIC) Areas included in Green River Trail Plan: The development provides
a trail for public access along the river (5.6.6).
14. (EXCEPT FOR MIC) Areas not included in Green River Trail Plan: The development z
provides public access or a private natural area in lieu of physical public access (5.6.6). Z .
15. (EXCEPT FOR MIC) The development maintains views of the water from the shoreline and a2
from upland areas, through building height, bulk, modulation, windows, breezeways & outdoor J v
spaces (5.6.8). U p
16. Where public access is provided: ' co u
a) Access is designed and located appropriately in relation to the particular site J
conditions and private property concerns (5.4.2). w 0:
b) Access is designed to be safe and convenient, and includes amenities such
as benches, drinking fountains, and parking lighting (5.6.7), (5.6.10). Lc. a.
c) Access is designed and located for diverse types and variable levels of = a
intensity to minimize impacts on natural environment & private property (5.6.3); t- _
where there are issues of safety, security, personal privacy or wildlife habitat ? F-
preservation, public access to the river is limited to appropriate levels (1.5.5). z O 17. Where appropriate, the commercial development provides a connection between ? o'
concentrations of commercial activity and the trail network (1.11.4). co
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B. PROJECTS WITHIN TUKWILA URBAN CENTER (TUC): (Meet this additional) _ w'
The development is designed and located to encourage water enjoyment uses; to u o
provide for multiple uses; to provide additional benefits such as riverbank restoration, • z'
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fishing piers, boat launches, views, interpretation; and to encourage efficient use of land Cu
through clustering, shared parking, mixed use, etc. (5.3.7). 0
C. PROJECTS WITHIN MANUFACTURING/1NDUSTRIAL CENTER (MIC): (Meet these
additional)
1. The development maintains or enhances existing visual quality; provides trees and
landscaping as buffers; and provides amenities that enhance employees' enjoyment of river
(5.5.2).
2. The non -water dependent development provides for multiple shoreline uses or provides
mitigation for loss of multiple use opportunities (5.3.9).
3. The development emphasizes restoration of riverbank vegetation (11.1.8).
4. Development on the east side of the river improves employee access (11.1.8).
5. MIC properties included in Green River Trail Plan: The development provides a trail for
public access along river. Where provision of a public trail would jeopardize site security or lot
coverage needed for successful industrial operations, the development provides either a
public trail, private natural area, public access elsewhere along the river, or other
commensurate off -site mitigation (5.6.9).
6. MIC properties not included in Green River Trail Plan: The development provides public
access or a private natural area in lieu of public access, or otherwise mitigates the loss of
public access (5.6.11).
SSDPMT.DOC 7 /3/96
10
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7. Development on tl vest side of the river improves public . ess, protecting owner's rights to
reasonable use and enjoyment (11.1.8).
8. Development supports the Duwamish River becoming a natural feature amenity in the MIC
(11.1.7).
D. FLOOD CONTROL USES (Meet these additional)
1. Where feasible, the flood control project mitigates impacts on other shoreline uses, through
restoration of trees & riverbank vegetation, public access, interpretive features, or other
mitigation for Toss of shoreline multiple uses (5.10.3).
2. The flood control project is designed and managed to minimize impacts on trees, riverbank
vegetation, public access/recreation and fish habitat (5.10.2)
3. Where feasible, flood control structures are set back from the river, with land areas between
the water and levee set aside as open space for recreation or habitat (5.10.2).
E. TRANSPORTATION PROJECTS (Meet these additional)
1. Where the transportation project is located within the shoreline zone or within corridors
identified as river cross - connections, it provides safe /convenient /attractive pedestrian, bicycle
& boater access facilities for public transportation (5.7.2).
2. The transportation project is designed and located to provide for multiple shoreline uses, such
as trees, habitat, public parking, boat ramps, biofiltration swales, public art or interpretive
signs (5.7.1).
3. The transportation project minimizes impacts on the natural environment, such as noise,
odors and pollution (5.7.3).
SSDPMT.DOC 7/3/96
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CITY OF TI CW!LA
Department of ,.ommunity Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
SHORELINE
SUBSTANTIAL
DEVELOPMENT PERMIT
(P- SHORE)
APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing
by the Department of Community Development (DCD). Please contact the DCD if you feel certain items
are not applicable to your project and should be waived. Application review will not begin until the
application is determined to be complete.
The initial application materials allow project review to begin and vesting of the applicant's rights.
However, submittal of these materials in no way limits the City's ability to require additional information
as needed to establish consistency with development standards. The DCD Planning staff are available
to answer questions about application materials at 206 - 431 -3670.
APPLICATION FORMS:
Application Checklist (1 copy), indicating items submitted with application
Shoreline Permit Application (6 copies)
Shoreline Permit Application Fee ($550)
SEPA Environmental Checklist (6 copies)
SEPA Environmental Checklist Fee ($325)
Design Review Permit Application (if building permit required) (6 copies) ($900)
Utility Permit Application for Flood Control Zone (4 copies)
Utility Permit Application for Storm Drainage Review (4 copies)
PLANS [Six (6) copies of the following]:
igr Vicinity map showing location of the site. CO Srre—
7XSurrounding area map showing existing land uses within a 1000 -foot radius from the site's property
lines.
Survey at a scale of 1" = 20' or 1 "=30', with north arrow, graphic scale, and date; and the license stamp
of the surveyor with surveyor's original signature. The following information must be contained on the
RE EWED
JUL. 11 1997
COMMUNITY
DEVELOPMENT
RECEIVED
'JUL 25 1991
TUKWILA
PUBLIC WORKS
Nfk
ey:
Property dimensions, lot size and names of adjacent roads
Existing top of bank, landward catch -point of levee, riverbank toe, Mean High Water Mark and
base flood elevation (100 -year flood)
For work riverNard of the Mean High Water Mark:
- Distance work extends into the river beyond Mean High Water Mark
- Distance to federal projects and navigation channels
0 Limits of the 40 -foot River Environment and 60 -foot Low Impact Environment ON 4SiTE. R*V
Existing watercourses and wetlands (if any), with required buffers (TMC 18.45.040)
Existing grades at 2' contours, extending at least 5' beyond subject property's boundaries, with a
notation of the slope of areas in excess of 20%
Existing trees over 4" in diameter by size and species, and any trees to be saved
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0 Shoreline profile cross - sections at minimum 75 -foot intervals along site's shoreline, showing:
Existing top of bank, hdward catch -point of levee, riverbani e, Mean High Water Mark and
base flood elevation (100 -year flood)
Proposed structures/improvements
0 For work riverward of the Mean High Water Mark:
- Distance work extends into the river beyond Mean High Water Mark
- Distance to federal projects and navigation channels
Limits of the River Environment, 60 -foot Low Impact Environment and High Impact Environment
Existing and proposed ground elevations
Plan view location of shoreline profile cross - sections
Site plan at same scale as survey, with north arrow, graphic scale, and date; and the license stamp
of t e architect. The following information must be contained on the site plan:
Property lines and names of adjacent roads
Existing top of bank, landward catch -point of levee, riverbank toe, Mean High Water Mark and
base flood elevation (100 -year flood)
Limits of the 40 -foot River Environment and 60 -foot Low Impact Environment
Existing watercourses and wetlands (if any), with required buffer widths (TMC 18.45.040)
X Proposed grades at 2' contours, extending at least 5' beyond the subject property's boundaries,
with a notation of the slope of areas in excess of 20%
Construction limit lines, and areas of clearing/grading/filling
- Notations identifying source, composition, volume (cu. ft.) and extent (acres) of any fill
material
- Notations identifying composition, volume (cu. ft.) extent (acres) and proposed disposal site of
any extracted material
Erosion control measures and tree /buffer protection measures (e.g. barricades, fencing).
Location and gross floor area of existing and proposed structure(s) with required setbacks
Lowest finished floor elevation
Location of driveways, fire lanes, parking, loading and service areas, with parking calculations
and location and type of dumpster /recycling area screening
Location and type of site lighting, including parking and pedestrian areas( V 1,)
Location of site furniture, such as benches, bike racks; location and type of any proposed public
outdoor art
Location and type of any trails, parks, plazas or other outdoor open space provided for
employees or the public; existing and proposed open space easements and dedications,
including any trail easements
Dike /riverbank maintenance easement (min. width: 30' riverward from catch -point of levee)
Location of closest existing fire hydrant; location and size of utility lines; location and size of
utilities or street/sidewalk easements or dedications
XConceptual storm drainage plans with storage, detention and water - quality improvements (see
Utility Application requirements for Storm Drainage Review)
Other relevant structures or features, such as rockeries, fences
Landscape /planting plan at same scale as site plan, with north arrow, graphic scale, and date; and
the license stamp of the landscape architect. The following information must be contained on the
plan:
Existing trees to be saved by size and species
Proposed landscaping, including size, species, location and spacing
Location of service areas, vaults and mechanical units with proposed screening.
•
1
Building elevations and floor plans at a scale of 1/4" = 1' or 1/81,1,= 1' with graphic scale and date.
E ch sheet shall have the •s)nse stamp of the architect. Include ol a elevations:
Dimensions of all building facades and major architectural elements
Location and type of exterior building lighting
Location of mechanical units with proposed screening
Floor plan and square footage for uses
• One (1) high quality 8 1/2" x 11" reduction of the above plans. If the project undergoes significant
changes, an additional set of reductions may be required.
APPLICANTS RESPONSE TO SHORELINE PERMIT QUESTIONS & DESIGN POLICIES Written
responses to attached Shoreline Substantial Development Permit Application questions and Shoreline
Design Policies (6 copies).
OTHER MATERIALS
Other documentation and graphics in support of the proposal may be included as appropriate, such as
color renderings, perspective drawings, photographs or models. If other materials are to be considered,
eight (8) copies of each must be submitted (except models). Color drawings or photos may be
submitted as 8.5 x 11 -inch color photocopies.
PUBLIC NOTICE: Stkeerirt47 "/' >a A'FFL(G 1vn,
XKing County Assessor's map(s) which shows the location of each property within 500 feet of the
subject property.
Two (2) sets of mailing labels for all property owners and tenants (residents and businesses)
within 500 feet of the subject property. (Note: Each unit in multiple- family buildings --e.g.
apartments, condos, trailer parks—must be included.) See Attachment A.
A 4' x 4' public notice board will be required on -site within 14 days of the Department
determining that a complete application has been received. See Attachment B.
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C1ZLklist
.PRE- APPL'I;CATION
.MEETING D.ATEI1.II
CITY OF TUKWILA
Department of Community Development
Building Division- Permit Center
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
The following comments are based on a preliminary review.
Additional information may be needed. Other requirements /regulations may need to be met1 5
PLANNING DIVISION - Land Use Information
Comply with Tukwila Municipal Code (zoning, land use, sign regulations, etc.)
❑ 2. Obtain the following land use permits /a royals:
oundary Line. Adjustmen ot,Consoli
❑ Binding Site Improvement Plan
❑ Comprehensive Plan Amendment
❑ Conditional Use Permit
Design Review
❑ Design Review - Interurban
9- Environmental (SEPA)
❑ Planned Mixed Use Development
❑ Planned Residential Development
dat ion,
'located in sen ittive,area?
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Elj 3. Zoning designation: GCLf / 8-07 Site
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4.
5.
6.
Rezone
Shoreline Management Permit
Tree Permit
Short Subdivision
Sign(s) peivAL E
Subdivision
Unclassified Use
Variance
Other:
(2eet Pe-GC
❑ Yes 0- No
Minimum setback requirements: Front: 26- •Side: /'z--> Side: i t Rear: >"
Maximum Building Height: Y 5Ewr"5 okr 1/5". / Height exception area? ❑ Yes CS No
/' 2,0ao wau 110.4
Minimum parking stalls required: 3/tIotiv o Pf( Handicap stalls required:
7. No more than 30% of required parking stalls may be compact. No landscape overhangs into compact
stalls are permitted, although no wheel stops prior to hitting the curb will be required.
8. Minimum landscaping required: Fronts /2-.5- � Side: Side: Rear.
9. Landscape plans must be stamped by a Washington State licensed landscape architect. All landscape
areas require a landscape irrigation system (Utility Permit Required).
10. Roof -top mechanical units, satellite dishes and similar structures must be properly screened. Provide
elevations and construction details as part of building permit application submittal.
11. Trash enclosures and storage areas must be screened to a minimum of 8' in height. Provide elevations
and construction details as part of building permit application submittal.
12. Building permit plans which deviate from that already approved by the Board of Architectural Review may
require re- application for design review apprpv I.e [ .05 .44r , i CZ 04'K) 1
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Checklist re ared by (staff): i°1171 vJ/ M L/
p P Y( )
Date: �� i�
Pre-Tplication Che_ list
CITY OF TUKWILA
Department of Community Development
Building Division- Permit Center
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
PRE - APPLICATION FILE N°. PRE97 -021 :PROJECT:. Jc #2
5/22/97, @ :2 30 P.M. S GLACIER ST (DEAD END)
E. SITE>ADDRESS:''
MEETING-DATE/TIM
{
The following comments are based on a preliminary review-- f ,•.
Additional information may be needed. Other requirements /regulations mJ `nee k q,tb . tn
1.
2.
FIRE DEPARTMENT - Construction Information
The City of Tukwila has adopted the 1994 Uniform Fire Code. This and other nationally recognized
standards will be used during construction and operation of this project.
Fire hydrants will be required. (City Ord. #1692)
Tr 3. Required fire hydrants shall be approved for location by the Fire Department, approved for purity by the
Water Department, and fully in service prior to start of construction. By line of vehicular travel a fire
hydrant must be no further than 150 feet from a structure; and no portion of a structure to be over 300 feet
from fire hydrant. (UFC 903 and City Ord. #1692)
4. Automatic fire sprinklers, audible and visual devices, and a minimum of one pull station per floor are
required for this project Sprinkler system and fire alarm shall comply with N.F.P.A. #13, #72, and ADA
requirements. Sprinkler plans shall be submitted to Washington State Surveying and Rating Bureau,
Factory Mutual or industrial Risk Insurers for approval prior to being submitted to Tukwila Fire Marshal for
approval. The fire alarm plans are to be submitted directly to the Tukwila Fire Marshal for approval.
Submit three (3) sets of drawings. This includes one for our file, one for company file, and one for the job
site. (City Ord. #1742)
❑ 5. Maximum grade is 15% for all projects.
f ,/ 6. Hose stations are required. (City Ord. #1742)
❑ 7. A fire alarm system is required for this project. (City Ord. #1742) Plans shall be submitted to the Tukwila
Fire Marshal for approval, prior to commencing any alarm system work. Submit three (3) sets of complete
�.,/ drawings. This includes one for our file, one for company file, and one for the job site.
!�1 8. Special installations of fixed extinguisher systems, fire alarm systems, dust collectors, fuel storage, etc.
require separate plans and permits. Plans to be submitted to the Fire Marshal prior to start of installation.
(UFC 1001)
L✓J 9. Portable fire extinguishers will be required in finished buildings per N.F.P.A. #10. (Minimum rating 2A, 10 BC)
LJ 10. Buildings utilizing storage of high piled combustible stock will require mechanical smoke removal per
Section 81 of the 1994 UFC.
d
f7 1. During construction, an all- weather access will be required to within 150 feet of the building. (UFC 902)
LYJ 12. No building will be occupied, by people or merchandise, prior to approval and inspection by Fire and
g p Y
,...,/ Building Departments.
L,0 13. Adequate addressing is required. Fire Department will assign all new addresses. Number size will be
determined by setback of building from roadway. Four inch numbers are minimum. Numbers will be in
,.., , color which contrasts to background. (UFC 901.4.4)
t� 14. Designated fire lanes may be required for fire and emergency access. This requirement may be
established at the time of occupancy and /or after the facility is in operation. (UFC 901.4)
❑ 15. Special Fire Department permits are required for such things as: storage of compressed gas, cryogens,
dry cleaning plans, repair garages, places of assembly, storage of hazardous materials, flammable or
ii combustible liquids or solids, LPG, welding and cutting operations, spray painting, etc. (UFC 101)
16. Fire Department.vehicle access is required to within 150' of any portion of an exterior wall of the first story.
Fire Department access roads in excess of 150' require a turn around. Fire Department access roads
shall be not less than 20' wide with an unobstructed vertical clearance of 13'6" (City Ord. #1741).
❑ 17. Adequate fire flow availability will need to be demonstrated for this project.
❑ 18. T,e,eixtj Leixrem A/ s,de 4e'l v Zte- 406-d.
06 - � fI-7L
Checklist prepared by (staff):
Date:
97
P Chec'ist
CITY OF TUKWILA
Department of Community Development
Building Division- Permit Center
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
LACIER- S'! `:(DEAD END
?.MEETIN
The following comments are based on a preliminary review. `: t
.T f: I.." '....4't
Additional information may be needed. Other requirements /regplOtions mayalnee
FIRE DEPARTMENT - Inspections
1. Overhead sprinkler piping
a. Hydrostatic test •
b. • Trip test
c. Alarm system, monitoring test
2. Underground tank
a. Location
b. Distance between tanks
c. Distance to property line
d. Depth of cover
3. Fire alarm
a. Acceptance test
b. Fire Dept. approved plans
4. Hood and duct inspections
a. Installation
b. Trip test
5. Spray. Booth
a. Location
b. • Fire protection
c. Ventilation
d. Permit
6.. Flammable liquid room
a. Location
b.. Fire protection
c. Permit
7. Rack storage
a. Permit' ..
ID: Mechanical smoke removal
c. Rack sprinklers
d. Aisle width
8. Fire doors and fire dampers
a. Installation
b. 'Drop testing
'9. Fire final
• a. 'Fire Dept. access
b. Building egress and occupancy Toad
c. Hydrants
d. Building address
, d. Fire Dept. approved plans
e. Sprinkler head location and spacing
f. Materials and test certificate
e. Vent piping, swing joints, fill piping, discharge piping
f. Anchoring
g. Hydrostatic test
h. Separate Fire Dept. approved plans
10. Other:
a.
b.
c.
d.
} Checklist prepared by (staff):
o
e.
Fire protection systems:
(1) Halon systems
(2) Standpipes •
(3) Hose Stations
(4) Fire Doors
(5) Fire Dampers
(6) Fire Extinguishers
e.
f.
g.
Date:,47
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Applications
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• Parking garages
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• Underpasses
• Tunnels
• Loading docks
Construction
• Low copper: a.lu ninum atloy
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OCT 1 0 1997
PERMIT CENTER
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COEFFICIENTS OF UTILIZATION (DASI IED CURVES)
Other features
• Underpass option utilizes
special optics for low glare,
high visibility driving
• Prismascope photocontrol
• Wire guard or polycarbonate
shield for vandal resistance
• Baked on polyester powder
finish in wide range of colors
Mounting details
Mounted for
surface wiring
•. ; r Conduit
entry
ounting •
bolts
Mounted on flush
outlet box stud.
Maximum
11/2" nipple*
Locknut•
• Mounting harLwale supplied by others
ATTACHMENT C
u
Sent ay: WARREN COMPANY; 206 749 9483;
•
06/29/98 11:34 FAX 426 483 1712 OPUS NW LLC
JUN -29 -96 06.38 PROM =YL°RRA A080CIATES
•
•
Mar -17, -'9 11:49AM;
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CITY OF TUKWILA
OCT 0 1998
PERMIT CENTER
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TERRA
ASSOCIATES
Consultants
PROJECT (; (.0_4_16,c-
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CHECKED
SHEET 1 /-
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CLIENT 0-e-, V Si. j� �)
DATE F- �'0 -ye
12525 Willows Rd., Ste. 101 • Kirkland, WA 98034 • (425) 821 -7777
16B N0: NO.
Geotechnical
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OCT -
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PERMIT CENTER
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DATE ?7_3(^) -98
12525 Willows Rd., Ste. 101 • Kirkland, WA 98034 • (425) 821 -7777
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•
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min.
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down towards the face
being protected
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4 in. minimum diameter
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or gravel
GEOGRID REINFORCING SCHEDULE
Rockery Height No. of Grid Layers Grid Length (L)
1 3'
4' -5' 2 4'
6' 3 5' RECEIVED
CITY OF TUKWILA
ocr 0 1 1998
PERMIT CENTER
NOT TO SCALE
h.-
TERRA
ASSOCIATES
'Geotechnical Consultants
REINFORCED FILL /ROCKERY CROSS - SECTION
GLACIER BUILDING
TUKWILA, WASHINGTON
Proj. No.3613 -4 I Date OCT. 1998 1 Figure 1
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