HomeMy WebLinkAboutPermit L97-0079 - 51ST AVENUE LLC - OFFICE BUILDING DESIGN REVIEWl97-0079
51st avenue south office building DEVELOPMENT
TO:
FROM:
SUBJECT:
DATE:
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188
Steve Lancaster
Mayor Rants
Permit Application Extension
51st Avenue LLC
October 12, 1998
MEMORANDUM
John W Rants, Mayor
As I am sure you are aware, the issue of a permit application extension for the above referenced
project surfaced while you were in vacation last month. I met with Bob Noe and Jack Pace to
review the matter and was given two reasons to support denial of the request: 1) the more
stringent earthquake requirements of the 1997 Uniform Business Code as compared to the 1994
code, and 2) the danger of precedent-setting by granting the extension request. I was not
convinced, however, that either of these were compelling reasons for denial.
I have met with Messrs. Diener, Easter, and other principals associated with the project and
informed them of my decision to grant their request. In turn, they have assured me that they will
secure the building permit in advance of the expiration of the 6 month time period.
Please let me know if you have questions.
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51' AVENUE LLC
130 Andover Park East, Suite 301
Tukwila, WA 98188
The Honorable Wally Rants - Mayor
Ms. Rhonda Berry - Asst. City Administrator
City of Tukwila
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188
RE: 51" Avenue Office Building
Development Permit # D98 -0074
Mayor Rants/Ms. Berry:
September 15, 1998
RECER /ED
SEP 15 1998
CITY OF TUKWILA
MAYOR'S OFFICE
Please accept this letter as a formal request to extend the building permit application of the 515`
Avenue Office Building for a period of 6 months. The 51St Avenue LLC, the ownership entity for
the 51' Avenue Office Building, is made up of the Principal Owners of Johnson Braund Design
Group, Inc. an Architectural & Landscape Architectural design firm and the Principal Owners of
Pacific Engineering Design Company, a Civil Engineering firm. Both companies have been
leasing office space in the Park East Building on Andover Park East since September of 1989.
We like having our business "homes" here in Tukwila and have been pursuing the construction
of our own office building since early 1997.
We have successfully completed the City Design Review process (twice) and are on the verge of
completing the building permit process as well. We presented a similar letter request yesterday to
city staff and were told that the permit had already been cancelled. A letter we have yet to receive
was apparently mailed on Friday September 11th notifying us that the permit was cancelled
effective Sunday September 13t. We are amazed at the "we can't help you now" attitude when
we have had nothing but good dealings with the city up to this point. We acknowledge that we
were informed in July that the permit "application" would expire in the middle of September.
Why is the city not taking a proactive stance in dealing with small business. ?? It certainly seems
ridiculous that our permit is cancelled without even a phone call.
As the project neared permit approval we turned our attention to the financing and contracting
issues. Over the last three months, we have been working diligently with our bank, North Pacific
Bank and a General Contractor, Titan Construction, to get to a suitable construction/financing
package. We met with our banker just last week and we were informed that our construction and
permanent loans have been approved. Our appraisal was completed at the end of August. To
date, the we have spent $91,217 on Architectural/Engineering/Structural fees, Surveying,
Geotechnical and Level 1 - Environmental, Traffic Engineering and City permit plan check fees.
We have also purchased the land ($225,000) on the west side of Interstate 5. Clearly, we are
committed to this project! We have not been sitting on our hands ! I I I ! ! ! ! ! !
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Mayor Wally Rants (2)
September 15, 1998
It remains our goal to develop and occupy this building in the very near future. However,
because we are now at the end of the 1998 construction season, we do not want to risk "opening
up" the site at this time. It is more prudent to begin construction in the spring of 1999 with
anticipated occupancy in October, 1999.
We can be available at your convenience to meet with City staff to discuss this matter in greater
detail. We appreciate your review and approval of this request.
Sincerely,
51ST AVENUE LLC
Melvin R. Easter
'Members
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PACIFIC ENGINEERING DESIGN INC. - PHONE LOG ❑ CONFERENCE ❑
CIVIL ENGINEERING AND PLANNING CONSULTANTS MEMO ❑ INFO ❑
PROJECT PROJECT NO.
INCOMING CALL ❑
DATE 11ME OUTGOING CALL ❑
PERSON
PHONE NO.
COMPANY FAX NO.
DISTRIBUTION:
FILE ❑
SIGNAtURE
130 ANDOVER PARK EAST, SUITE 300
SEATTLE, WASHINGTON 98188
(206) 431 -7970 FAX: 431 -7975
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Rhonda Berry, Assistant City Administrator
FROM: Kelcie J. Peterson, Permit Coordinator \ n;
DATE: September 14, 1998
SUBJECT: 51 Av S Office Building
Development Permit Application #D98 -0074
Miscellaneous Permit Application #MI98 -0031 for Utilities
The following is a history of the Development Permit Application (D98 -0074) and the
Miscellaneous Permit Application (MI98 -0031) for the 51 Av S Office Building:
Before the applicant should have been able to submit for a development permit, a lot
consolidation should have been completed and recorded with King County. The
Director of Community Development waived this requirement with the understanding
that before permit issuance the lot consolidation process would be completed As of this
date the lot consolidation is still pending with the applicant.
3/13/98 Applicant applied for Development Permit
5/18/98 Correction Letter #1 Mailed to Applicant
5/18/98 Telephoned Greg Diener asking when applicant will be
submitting for lot consolidation. Applicant stated that he
would probably be submitting today. (Applicant did not
apply for lot consolidation until July 9, 1998)
6/4/98 Applicant resubmitted to Permit Center
7/7/98 Correction letter #2 Mailed to Applicant
(Permit Center has never received a response to Correction
Letter #2)
9/11/98 Application Expiration Letter mailed to Bob Kleven
9/14/98 Application Expired
The only funds received for the above application were plan check fees that were due at
the time of application. The amount of the plan review fee was $2,738.61. This fee is
not refundable.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665
Rhonda Berry
September 14, 1998
Page 2
The following is a history of the Miscellaneous Permit Application (MI98 -0031) for
construction utilities:
3/6/98
'6/22/98
9/6/98
Applied for permit to construct utilities
(This application was applied for separately from the
Development Permit because the applicant wanted to begin
construction of utilities prior to approval of the
Development Permit)
Permit approved for issuance
(Please note that this permit has been approved for over
2 months and the applicant has yet to pick it up). •
Fees owed to City for permits and plan review: $312.00
Application expired
The applicant received a copy of each application which showed the date received by
the Permit Center and the expiration date of the application.
Resubmittal of these applications will not affect the Design Review decision. However,
the applicant upon resubmittal will have to comply with the 1997 Uniform Building
Code, 1997 Uniform Mechanical Code, 1997 Uniform Fire Code and pay new plan
review fees.
If you have any question please call me at X1672.
cf: Steve Lancaster, Director of Community Development
ZaduelsienkineRalffiliteracs
Gary Barnett, Senior Engineer
Joanna Spencer, Development Engineer
File: D98 -0074
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City of Tukwila John W Rants, Mayor
Department of Community Development Steve Lancaster, Director
July 24, 1998
Mel Easter
Johnson - Braund Design Group
130 Andover Park East, Suite 301
Tukwila, WA 98188
Re: Review by the Board of Architectural Review (BAR) of proposed changes
to 51st Ave S. Office Building (L97 -0079) DESIGN REVIEW
Dear Mel:
The BAR was presented with the changes that have been proposed for 51st
Ave. S. office building, under the June 4, 1998 Development Permit plans
(D98- 0074). The BAR found the revisions to be satisfactory, but are requesting
the following changes:
• Bring color established by roof material around all window frames, doorways
and canopies
• Restore horizontal striping and quoins through material and color
• Restore all wall mount lighting as originally presented at Design Review
In addition, the BAR noted that the colored elevations showed that the balcony
would be removed. The BAR indicated that if the balcony is removed, a gabled
roofline must be established due to the loss of the cropped roofline.
With the addition and re- instatement of these design elements, the BAR felt that
it satisfactorily represented the proposal presented at the February 26, 1998
hearing.
Sincerely,
Michael Jenkins
Assistant Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Planning Commission
FROM: Michael Jenkins
DATE: July 16, 1998
RE: Proposed Design Revisions to 51st Ave S. Office Building (L97-
0079)
The applicant of the referenced project, Johnson - Braund, has submitted a
building permit to construct this project. There have been a number of changes
in what was approved by the BAR at their February 27 hearing, including:
•
Removal of bollard lighting adjacent to building entrances
Removal of grasscrete on loading space
Change in building material from a combination split/ground face CMU and
acrylic stucco to a combination split face hardi -plank with white cedar trim
Reduction in the number of wall mounted Tight fixtures
A copy of the BAR approved plan is attached.
Accordingly, staff informed the applicant that it would potentially require a
hearing before the BAR on the scope of the proposed changes. These plans will
be presented following the work session for your direction.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
July 9, 1998
Mel Easter
Johnson- Braund Design Group
130 Andover Park East, Suite 301
Tukwila, WA 98188
Re: D98 -0074, 51st Ave S. Office Building
Dear Mel:
To confirm our telephone conversation yesterday, I will be briefing the Planning
Commission at their July 23 meeting concerning the revisions to the office
building reflected in the referenced development permit. The briefing will outline
that a number of changes have appeared in the development permit from what
the Board of Architectural Review approved. At the time of the meeting, I will
present the development permit plans. Prior to the meeting, it was our
understanding that the following revisions to the building permit would be
explored for integration into the building design:
• Wider cedar trim and banding around building
• Application of cedar trim around all windows
• More color distinction between upper and lower floors
• Change of roof from standing seam metal to architectural composition roofing
material without changing Forest Green color indicated on color /material
board
• Introduction of roof color on cedar trim /band boards, window framing, vinyl
windows and deck railing
I believe that the inclusion of these changes help maintain the design effects and
motifs previously approved by the BAR. With these changes reflected on the
referenced development permit, we will present the revisions and ask for
direction from the Planning Commission on whether these and other minor
changes can be approved administratively or if the revisions in their entirety must
be presented before the BAR with the required public comment period. If a new
hearing is required, the first available date will be August 27.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 4313665
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July 9, 1998
Mel Easter
Re: D98-0074
Page Two
In addition to these changes, I indicated that we had not received an application
for a Lot Consolidation for the parcels. According to Kelcie Peterson, the
building permit will not be issued until a recorded copy of the Lot Consolidation
has been filed. Approval for recording a Lot Consolidation will take
approximately 3 weeks.
• If you have any questions, my telephone number is 431-3685.
Sincerely,
Michael Jenkins
Assistant Planner
. .
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
PRELIMINARY REVIEW COMMENTS
FILE: D98 -0072
APPLICANT: Johnson - Braund Design Group
DATE: June 22, 1998
The Department of Community Development, Planning Division, has completed its
review of your June 4, 1998 application materials. The following comments and /or
corrections must be addressed before we can recommend approval of your permit:
SITE PLAN (Sheet A -1)
1. Bollard Lighting adjacent to building entrances approved by the Board of
Architectural Review was removed. Please re- instate
2. Grasscrete on loading space was removed. Please re- instate
SITE DETAILS (Sheet A -2)
1. As originally proposed, the trash enclosure included an 8 inch split face CMU block
with a 4 inch ground face stripe. The revision showing hardi -plank siding with a
cedar cap cannot be approved by the Director of Community Development, in
support of conditions indicated in the February 27, 1998 Notice of Decision issued
following the approval by the Board of Architectural Review on February 26, 1998.
ELEVATIONS (Sheet A -6)
1. As originally proposed, the building facade components included split face CMU
w /ground face striping along the first story and acrylic stucco over a CMU wall on the
second story. The revision showing split face hardi -plank siding with white cedar
trim on the first story with hardi -panel on the second story cannot be approved by
the Director of Community Development, in support of conditions indicated in the
February 27, 1998 Notice of Decision issued following the approval by the Board of
Architectural Review (BAR) on February 26, 1998.
2. If the metal roofing will be standing seam, as indicated in the plan and included with
the material boards submitted with this application, it cannot be changed once the
building permit has been issued. Accordingly, please remove the alternative
composite roofing notation.
3. The south elevation shows only 2 wall mount Tight fixtures while the BAR approved 4
on this facade. Please re- instate.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Preliminary Review Commentb
Planning Division
June 19, 1998
RE: D98 -0072
4. The north elevation shows no wall mount lighting fixtures while the BAR approved 4
on this facade. Please re- instate.
5. The east elevation shows only 4 Tight fixtures while the BAR approved 6 on this
facade. Please re- instate.
6. The west elevation-shows only 4 light fixtures while the BAR approved 6 on this
facade. Please re- instate.
LANDSCAPE PLAN (Sheet L -1)
1 Please resubmit landscape plan at a 1"=20' scale to match the Site Plan.
2. Please provide a detail of the solid fencing along property lines
3. Please provide information concerning long -term erosion control on planted slopes,
to ensure landscape viability
4. The BAR approved 3 inch concrete squares for the recreation area. Please re-
instate.
Due to the scope and scale of the revisions in comparison to what was approved by the
BAR at their February 27, 1998 hearing, the project will likely require another hearing
unless the approved elements are reinstated.
Please be aware that you will probably receive comments and /or corrections from other
City departments as well. When you re- submit your corrected plans for further review,
your re- submittal must respond to the comments of a City departments concurrently.
You will know when you have received the comments from all departments involved in
the review and approval of your project when you receive a "Correction Letter" from the
City's Permit Coordinator. The Permit Center cannot accept your re- submittal until
after you have received the Correction Letter reflectina all departmental
comments and corrections.
In the interim, if you have any questions regarding the Planning Division comments and
corrections, please contact Michael Jenkins at (206) 431 -3670. If you have any other
questions regarding the status of your permit application, please contact the Permit
Center at (206) 431 -3670.
cc: Permit Center
Reviewing Departments
Gary Barnett, Senior Development Engineer
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AFFIDAVIT
OF DISTRIBUTION
1, cAXA176a41A-kolc, hereby declare that:
ONotice of Public Hearing
El Notice of Public Meeting
Board of Adjustment Agenda
Packet
DBoard of Appeals Agenda
Packet
Planning Commission Agenda
Packet
LI Short Subdivision Agenda
Packet
Determination of Non-
significance
Mitigated Determination of
Nonsignificance
LI Determination of Significance
and Scoping Notice
El Notice of Action
El
,•••■
Official Notice
Other
['Notice of. Application for tither
Shoreline Management Permit
0Shoreline Management Permit
was mailed to each of the following addresses on r;-a7-91
i`letikmovid
: Norv-b-e-tirLo). )Lt,;,\I bA-e-,246
Name of Project 51 41),_‹. tT
File Number Lcil-CC)79
Signature
To:
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF DECISION
February 27, 1998
• Johnson- Braund Design (applicant)
Mahmoud Assoud (owner)
• Richard and Annabelle Powers (owner)
King County Assessor, Accounting Division
• ' Parties of record (See Attached)
This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the
following project and permit approvals. At their February 26, 1998 hearing, the Board of
Architectural Review approved the applicant's request for a two -story, 15,000 square foot office
building. This decision was in support of staff findings and conclusions. The Board of
Architectural Review also adopted the following conditions of approval:
1. The applicant shall provide color and materials solutions prior to the issuance of a
building permit to indicate the type and nature of retaining walls in excess of four
feet, to be approved by the Director of Community Development.
2. If the applicant wants to change the roof color and materials from the information
provided with the submittal, the revisions must be approved by the Director of
Community Development.
3. A bicycle parking area with a minimum of 4 spaces is required.
4. Solid fence along property lines adjacent to residential uses is required.
5. Landscaping at a minimum height of 6 feet is required between the parking lot and
the property line, with fencing also required along the east property line.
Attached to this document is the plan that shows the approved configuration.
PROJECT BACKGROUND
a. Project file number:
L97 -0079
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February 27, 1998
Notice of Decision
L97 -0079 - 51st Ave S. Office Building
b. The name of the applicant who is also the current property owner(s):
Mahmoud Assoud
c. Project Description: Textual description as well as 8.5" x 11" site plans, building
elevations and other appropriate characteristics.
Plans are attached
. Project location:
15150 - 51st Ave S.
The permits submitted concurrently with this application:
SEPA Checklist (E97 -0039)
Environmental threshold determination (if any):
Mitigated Determination of Non - significance
Property owners affected by this decision may request a change in valuation for property
tax purposes notwithstanding any program of revaluation.
Appeals from planning commission decisions must be filed within 14 days, starting from
the issuance of this Notice of Decision. The administrative body hearing each appeal is
the City Council. All appeal materials shall be submitted to the Department of
Community Development. Appeal materials shall contain:
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February 27, 1998
Notice of Decision
L97 -0079 - 51st Ave S. Office Building
1. The name of the appealing party,
The address and phone number of the appealing party, and if the appealing party
is a corporation, association or other group, the address and phone number of a
contact person authorized to received notices on the appealing party's behalf, and
3. A statement identifying the decision being appealed and the alleged errors in that
decision. The Notice of Appeal shall state specific errors of fact or errors in
application of the law in the decision being appealed, the harm suffered or
anticipated by the appellant, and the relief sought. The scope of an appeal shall be
limited to matters or issues raised in the Notice of Appeal.
Project materials including the application, any staff reports, and other studies related to the
permit(s) are available for inspection at the Tukwila Dept. of Community Development; 6300
Southcenter Blvd.; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM to
5:00 PM. The project planner is Michael Jenkins, who may be contacted at 206- 433 -7142 for
further information.
Parties of Record
Mel Easter
Johnson- Braund Design
130 Andover Park East
Tukwila, WA 98188
Greg Diener
Pacific Engineering
130 Andover Park East
Tukwila, WA 98188
Greg Zaputil
Vanessa Zaputil
15151 - 15171 52nd Ave S.
Tukwila, WA 98188
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City of Tukwila
John W Rants, Mayor
Department of Community Development Steve Lancaster, Director
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HEARING DATE:
NOTIFICATION:
FILE NUMBER:
APPLICANT:
OWNERS:
STAFF REPORT TO PLANNING COMMISSION
PREPARED FEBRUARY 19,198
February 26, 1998
On December 12, 1997 staff mailed Notice of Application to
surrounding properties. Notice of Hearing was posted and
mailed to surrounding properties on February 12, 1998. Notice of
Hearing sent to Seattle Times for publication on February 13,1998.
L97-0079 - Design Review
Johnson-Braund Architects
Mahmoud Assoud
Richard and Annabelle Powers
REQUESTS: Design Review approval of a 15,000 square foot, two-story office
building
ASSOCIATED PERMITS: Development Permit
LOCATION: 15150 - 51st Ave S.
COMPREHENSIVE PLAN
DESIGNATION: Office (0)
ZONE DESIGNATION: Office (0)
SEPA DETERMINATION: Mitigated DNS
STAFF:
Michael Jenkins
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
ATTACHMENTS:
L97 -0079
51st Ave S. Office Building -15150 - 51st Ave S.
A. Site Plan
B. Building Elevations
C. SEPA Determination
D. Landscape Plan
E. Colorboard (presented at hearing)
F. Letter from Greg and Rudolph Zaputil, dated January 28, 1998
G. Details of light poles and trash enclosure
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RECEIVED
CITY OF TUKWILA
FEB 1 7 1998
PERMIT CENTER
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WEST ELEVATION
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RECEIVED
CITY OF TUKWILA
FEB 1 8 1998'
PERMIT CENTER
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CITY OF TUKWILA
MITIGATED DETERMINATIOPN OF NON'SIGNIFICAP4CE (MOWS)
• DE'SCRRIPTION OF PROPOSAL:
CONSTRUCTION OF A 15,000 SF OFFICE BUILDING
PROPONENT: JOHNSON- BRAUND ARCHITECTS
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
:ADDRESS: 15150 51 AV S
PARCEL NO: 984440-0036
SEA_ / TWN /RAN(,: 51 AV S & 5 151 ST
LEAD AGENCY CITY OF TUKWILA FILE NO: E97-0039
Tiie City has determined that . the . proposal doe's not have a probable
significant adverse impact on the environment. An environmental impact
statement (EI'S) is not required under RCW 43.21c.030(2) (c). T -
dtvciSion was made :after review of a completed environmental checkl ict
and other information: on file with the lead agency. This information
is available to the public on request. The conditions to this SEPA
.Dter'minat. ion are attached.
Thts DNS i = i _ sued under 197 -11 -340 (2) . is niu_. be submitted by
,� Comments � - t e
��hCJc 1 2b I I i 8 . The lead agency will, not ,� rl ll act oil this
.proposal for 15 days from. the date below.
Steve Lancaster, Responsible Official
City of Tukwila, (206) 431 -3680
Southcenter Boulevard
Tukwila, WA 92128
1/Cl Chu
Date -
Copies. of the procedures for SEF'A appeals are a v a i l a b l e with the
Department of Community Development.
ATTACHMENT C
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CITY TUKWILA
CONDITIONS
Address: 15150 51 AV 5
Applicant: MEL EASTER 'Status: I'S'SUED
Permit No: E97. -0039 Applied: 12/19/19'17
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Tyre: P -SEPA DNC Approved: 51 AV S & 151 ST
'- ,�,;�aveu. 02/10/1998
Parcel #: 924440 -0036
Zoning: 0
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1. THE APPLICANT 'SHALL CONSTRUCT A PAVED '."SHOULDER FROM THE
PARCEL ACCESS POINT ON S. 151ST TO 51ST AVE S , ALONG THE-
NORTH PORTION OF S. 151ST THAT MEETS CITY OF TUKWILA ,
DESIGN STANDARDS
%' THE APPLICANT SHALL INSTALL A LUMINARE ON THE EXISTING
POWER .POLE ACROSS FROM THE S. 151'5T ACCESS POINT.
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RECEIVED
CITY OF TUKWILA
FEB 1 7 1998
PERMIT CENTER
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CITY OF TUKWILA
Department of Community Development
Building Division - Permit Center
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
REVISION SUBMITTAL
DATE: /g/7 / 7 PLAN CHECK/PERMIT NUMBER:
PROJECT NAME: 7 /17G/F.
PROJECT ADDRESS:
CONTACT PERSON: PHONE: ZOO /ll /, Z& Z)
REVISION SUMMARY: 7,= <(. % f Gam% S �C"fr9% /lam %S
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RECEIVEn
CITY OF TUKV.IIL.
FEB B 1 8 19 r.
PERMIT CENTER
SHEET NUMBER(S)
"Cloud" or highlight all areas of revisions and date revisions.
SUBMITTED TO:
3/19/96
JOHNSON BRAUND
DESIGN GROUP, INC.
GREG L ALI.WINE, . AIA
MELVIN R. EASTER; ASIA
ROBERT H. KLEVEN; AIA
ARCHITECTURE,
LANDSCAPE
ARCHITECTURE
AND PLANNING
130, ANDOVER PARK
EAST•SUITE 301
SEATTLE, WA 98188
TEL•206•431•7960
FAX•206•431•7960
February 13, 1998
F Escov KW►►A
C1 r( OF
Mr. Michael Jenkins, Planner '�.B
? i998
City of Tukwila CENTER
6300 Southcenter Blvd. PERM ►�
Tukwila, Washington 98188
RE: 51 St. Ave S. Office Building Our Project #9750
Mr. Jenkins:
In follow -up to your letter dated February 4, 1998, the following revisions have been
made to the Landscape Plan , Site Plan, and the Civil Plan:
1. We have added a 10' x 30' loading space next to the trash enclosure.
2. We have eliminated the 'compact stalls' located at the west end of the site, and
replaced them with 'standard stalls' this meets the requirement per TMC 18.56.
3. The 'big rock' has been incorporated into the building.
4. Civil plans have been revised to show correct sidewalk/pavement areas.
5. Evergreen trees have been added to areas adjacent to existing residential uses.
6. The signage detail has been removed from the plans.
7. Lighting details have been added to sht. P4.
8. A screen wall has been added along a portion of the east property line. This solid
screen wall will be constructed along the top of the retaining wall and will consist of
materials complimentary to the building and its surroundings.
9. A trash enclosure detail has been added to sht. P4.
The following is in response to the letter from Greg and Rudolph Zaputil, dated January
28, 1998.
1. The drainage and proper disposal of storm runoff is a big concern of ours also. The
site drains naturally to the SE corner of the proposed office site. A 10 foot drainage
easement exists along the .south line of the triplex lot. The drainage design has
been revised to provide normal discharge of runoff from the site in a new line to be
constructed in the easement along the south line of the triplex lot continuing to the
existing storm drainage system in 52nd Avenue. Before any runoff is released to
• this line, a detention system is proposed so that runoff is stored and metered out to .
minimize the flow offsite. This storm design is consistent with the City of Tukwila
standards for flow release. Beyond the normal requirement, we have chosen to add
an emergency overflow connection to the existing line that runs between the duplex
and triplex lots. This line is intended to provide and emergency alternate for storm
flow in the event of a plugged catch basin or line.
Draining to 151st Street was considered, but cannot be used for two reasons:
A. Storm drainage must drain to its natural point of flow. This site does not drain
this way and as such is not permitted.
B. There is not an existing drainage system in 151st Street.
2. A 5' - screen fence will run along the east property line and tie into a proposed
retaining wall. A 36" - solid screen wall will be added to the retaining wall, to block
headlights and provide more separation between the two sites. (see item #8 above)
3. Lighting will be shielded and directed away from adjacent properties.
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JOHNSON BRAUND
DESIGN GROUP, INC.
4. The trash enclosure and its location has been reviewed and approved by Mr. Tom
Erath at Seatac Disposal. The materials will be consistent with those proposed in
the architecture of the office building.
5. The final roof color has not been chosen. However, the color and tone will be
complimentary to its surroundings.
If you have any questions or need additional information, please do not hesitate to call.
me.
Sincerely,
JOHNSON BRAUND DESIGN. GROUP, INC.
Robert Fazio
Attachments
cc: Mr. Greg A. Diener - Pacific Engineering. Design, Inc.
A :750Iet1 %97projects
GREG L:' ALIWINE,; AIA
>:MELVIN': R:. EASTER,'ASIA
ROBERT ...H.: KLEVEN, AIA
R.E,
AR1,CHI:TE:C-TURE •N.D `- PLANNI:NG
130 ANDOVER ,;PAR K
EAST - ..SUITE `:30..1
,SEATTLE, WA 98188:
TEL..206.431 •7960:
FAX.2;06.431 -•7960
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
FEBRUARY 12, 1998
CITY OF TUKWILA
NOTICE OF HEARING
PROJECT INFORMATION
Johnson - Braund Design Group filed an application for Design Review, Number
L97 -0079, to construct a two- story, 15,000 sq.ft office building at 15150 - 51st Ave S.
You are invited to comment on the project at the public hearing scheduled for February
26, 1998 at 7:00 p.m. before the Board of Architectural Review. The hearing will take
place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time
and date before the hearing, call the Department of Community Development at 431-
3670. For further information on this proposal, contact Michael Jenkins at 431 -3685 or
visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30
a.m. to 5:00 p.m.
Permits applied for include:
• Design Review
Other known required permits include:
• Development Permit
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request
them at the permit counter of the Department of Community Development (DCD), located
at 6300 Southcenter Boulevard #100.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
A F F I D A V I T
►
Notice of Public Hearing
J Notice of Public Meeting
0 Board of Adjustment Agenda
Packet
Q Board of Appeals Agenda
Packet
Q Planning Commission Agenda
Packet
0 Short Subdivision Agenda
Packet
2A8 .to'9 81
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O F D I S T R I B U T I O N
hereby declare that:
Q Notice of Application for
Shoreline Management Permit
f Shoreline Management Permit
0 Determination of Non -
significance
itigated Determination of
Nons ignif icance
0 Determination of Significance
and Scoping Notice
0 Notice of Action
0 Official Notice
"'Other
0 Other
was ntaed to each of the following addresses on
Ste. ., .
Name of Project .Johns ect,u/ f A rCA4r;-l-s Signature
File Number. 1..211 -OcY7 9
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City of Tukwila
Department of Community Development
City of Tukwila
PUBLIC NOTICE
John W. Rants, Mayor
Steve Lancaster, Director
Notice is hereby given that the City of Tukwila Planning Commission and Board of
Architectural Review will be holding a public hearing on February 26, 1998 at 7:00 p.m.
located at 6200 Southcenter Blvd, to discuss the following:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
PLANNING COMMISSION PUBLIC HEARING
L98 -0001
Epiros Greek Restaurant
Appeal of denial of permanent sign permit application.
15035 Pacific Highway South, Tukwila.
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER:
APPLICANT;
REQUEST:
LOCATION:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
L97 -0074
Wendy's International
Design Review approval of a 3,075 sq. ft. fast food restaurant.
16200 West Valley Highway.
L97 -0079
Johnson Braund Architects
Design Review approval of a 15,000 sq. ft. two story office building.
15150 - 51st Avenue South
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: ;February 13, 1998 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
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A F F I D A V I T
D Notice of Public Hearing
D Notice of Public Meeting
D Board of Adjustment Agenda
Packet
D Board of Appeals Agenda
Packet
D Planning Commission Agenda
Packet
['Short Subdivision Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
D Notice of Application for
Shoreline Management Permit
D
Shoreline Management Permit
DDetermination of Non
significance
D Mitigated Determination of
Nonsignificance
D Determination of Significance
and Scoping Notice
D Notice of Action
D Official Notice
D Other
D Other
was mailed to each of the following addresses on (3--)1"9
A-H « al r ZIL nc1 1 /
Name of Project 51 A\ S i) lc ?,U,acn Signature --11)(,(42/
File Number. L1-Y71
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City of Tukwila
Department of Community Development
FEBRUARY 12, 1998
CITY OF TUKWILA
NOTICE OF HEARING
PROJECT INFORMATION
John W. Rants, Mayor
Steve Lancaster, Director
Johnson- Braund Design Group filed an application for Design Review, Number
L97 -0079, to construct a two- story, 15,000 sq.ft office building at 15150 - 51st Ave S.
You are invited to comment on the project at the public hearing scheduled for February
26, 1998 at 7:00 p.m. before the Board of Architectural Review. The hearing will take
place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time
and date before the hearing, call the Department of Community Development at 431-
3670. For further information on this proposal, contact Michael Jenkins at 431 -3685 or
visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30
a.m. to 5:00 p.m.
Permits applied for include:
O Design Review
Other known required permits include:
O Development Permit
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request
them at the permit counter of the Department of Community Development (DCD), located
at 6300 Southcenter Boulevard #100.
6300 Southcenter Boulevard, Suite 11100 O Tukwila, Washington 98188 0 (206) 431 -3670 o Fax: 1206? 431-366C
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
February 4, 1998
Mel Easter
Johnson- Braund Design
130 Andover Park E., Suite 301
Tukwila, WA 98188
Re: 51st Ave S. Office Building (L97 -0079)
Dear Mel:
The following is a list of outstanding issues regarding your project that need to be
resolved prior to the hearing before the Board of Architectural Review:
• A 10 foot x 30 foot loading space is required
• Only 30% of total parking is allowed to be compact, per TMC 18.56.
• Please change the site plan and elevations to show the 'big rock' incorporated into
the design of the building.
• The civil drawings should be revised to show the correct sidewalk/pavement areas
• Where feasible, a pre- engineered wall with decorative or naturalistic detailing should
be used instead of concrete wall
• Evergreen trees should be incorporated into landscape areas adjacent to existing
residential uses
• Signage detail for the freestanding sign should be removed from the plans
• Please show examples of all lighting poles or bollards on the landscape plan
I would like to receive these and any other revisions to the plans by February 17, 1998.
I will need 10 sets of revised plans plus one set of PMT's showing all revisions.
If you have any questions, feel free to contact me at 431 -3685.
Sincerely,
Michael Jenkins
Assistant Planner
c:Msoff ce...981etter19779issu.doc
6300 Southcenter Boulevard, Suite #100 a Tukwila, Washington 98188 O (206) 431-3670 O Fax (206) 431 -3665
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:,rom: Greg & Vanessa Zaputil Fax: (206) 2423946
Greg Zaputil
Rudolph Zaputil
15171 52nd Ave. S. #5
Tukwila, WA 98188 -2389
To: Michael Jenkins 1 Dept. of Community Develpment Pape 2 of 3 Wednesday, January 28, 1998 3:35 :40 PM
(206) 242 -9945 Q
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City of Tukwila
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6300 Southcenter Blvd. .2.
Tukwila, WA 98188 g Q:
Attention: Michael Jenkins N D'
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RE: File # L97 -0079 ? 0: • (Proposed plans for property at 15150 51st Ave. S.) w t-,
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We are the owners of the duplex and triplex.located at 15151 & 15171 52nd Ave. S : the
adjoining properties on the east property line of the proposed site. We built these units in 1979 • - O'
and have enjoyed living in Tukwila ever since. We are very familiar with Tukwila's high two co
standards and are appreciative of them. 0
Dear Planning Commision,
The plans for the site in question are overall very pleasing to us, but we do have some concerns
with the development of the land and also the integration into the surrounding area.
The major concern of our's is drainage. We would request copies of the alternatives considered in
. the SEPA approval of drainage of this property, and any reports that soil engineers have made.
The plans indicate that the catch basins will be tied to an existing 12" drainage culvert that runs
through our property. As we remember there were originally 3 different lots. This culvert was
brought in by the owner of the. lot closest to the ingress /egress easement to control drainage for
that one lot. We are convinced that this is not sufficient for the amount of water flowing off the
entire property, and, as a result, our units would suffer from water problems. Problenns would
also occur if the basins become covered, or clogged with leaves. Our proposed solution to this
would be to run the drainage out to 151st instead. The utilities (power, water, etc.), it appears on
the plans, will be run through the ingress /egress easement out to 151st, so this area would have to
be trenched anyway. The street level on 151st, where we propose the drainage exit, is at a lower
level than the main catch basin. We suggest the driveway be graded, so if flow is impeded by
leaves or debris, the water would, in an emergency, flow away from our units.
ATTACHMENT F
•
rom: Greg & Varessa Zaput11 Fax: ;206) 242-9945 ,r 1 To Michael Jenkins I Dept of Community Deveipment
}
Page 3 of 3 Wednesday, January 28, 1998 3:36:39 PM
We see on the plans'there will be a "fence" along our property line closest to the ingress /egress
easement. We strongly suggest it be solid, and made of cement (such as the precast sections seen
along the freeways) as the slope and location of the driveway make it such that should a car run
into problems it would end up in our tenant's bedrooms! Not a good situation. Another reason we
feel the fence should be of a solid construction, is, once again, the slope and location of the
driveway snakes it such that headlights would be focused directly into our tenants living rooms
and bedrooms. We feel the. same type of fence should be continued on the - retaining wall where a
"screen wall on retaining wall" is shown on the plans (from the catch basin behind the poplar trees
to the SE corner). There is proposed parking along this elevated retaining wall, and once again
headlights directed towards our's and our tenants bedrooms and living rooms would require a
fence of solid construction such as cement. We, would suggest a tall, natural buffer as well along-
flus areal further sepai sting the residential from .the commercial. 3' wed,/
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,Tlie lighting, we would request;; be.directed away :from our property line, 'and wattage kept to -a
4 miruiriuni, to help with- the commercial, integration into this area: �� J
The location of the garbage does pose a problem. Although it has a nice enclosure planned, it
seems to be in everyone's backyard. Those particular dumpsters (such as the one in SPEEA's back
parking lot) are emptied at 5:OOAM which is very disturbing. We suggest that it be relocated to
the SW corner of the upper parking lot. That way it is away from all the residents in adjacent lots.
Finally, our location is a little bit unique, as it is a real mix of commercial and residential, while
still maintaining an almost wooded atmosphere. The roof color chosen for this building, although
it would work well in most of the Southcenter area, in our area does not. All the surrounding '
buildings both residential and commercial, are very neutral in color and materials (for example we
have natural colored cedar siding). We feel with the greenery surrounding the lot (fir trees, pine
trees, etc.) a forest green colored roof would be more appropriate and blend much better than the
mint green planned.
As parties of record, we would like to request copies of all other responses received regarding this
development as well as all decisions on the project.
We hope that our input will assist you in the final planning of this site, and are confident that the
city will understand and.uphold our. concerns.
Please feel free to contact us.
Thank you very much,
Greg Zaputil
Rudolph Zaputil
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FROM:
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RE:
MEMORANDUM
File
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Michael Jenkins w o
January 27, 1998
L97 -0079, 51st Ave S. Office project LL
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On January 26, 1998 Greg Zaputil, the owner of the property to the east of the _
subject property, came in to express his concerns about the project, which will be z o.
followed up by a letter. His concerns included: z
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What type of screen wall will be used on SE property line N.
Will the Poplars on east property line be kept ;o --
What type of additional landscaping is proposed on east property line _ 0
Will there be any security devices on access road turn to avoid conflict with
autos
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Are 20 foot lights necessary on east property line, due to light impacting 0 N'
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• Garbage should be moved to SW corner Z.
Roof color should be more neutral
Can the catch basin be off -site or near property line, due to concerns about
overflow from catch basin on existing storm system
._
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
AFFIDAVIT OF INSTALLATION AND POSTING
OF PUBLIC INFORMATION SIGNS)
State of Washington
County of
City of Tukwila
I f4'j F/011-(-97r-- (Print Name) understand that Section 18.104.110 of the Tukwila Municipal
Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice
of Completeness.
I certify that on Jaan. 2}j %b the Public Notice Board(s) in accordance with Secti n 8.104.110
and other applicable guidelines were posted on the property located at I S fi'3 d " 31 S1 frve . 5 .
so as to be clearly seen from each right -of -way providing primary vehicular access to the property for
application file number (1--r " oc) 79
•
cant (Applicant Signature)
SUBSCRIBED AND SWORN to before me this day of J.1nwa_ , 19 kr_
//
NOTARY P tic in and for the State of Washington
residing at 37'1/ 36171-2-1 G(d. S e. E cc.r�a�l4cv (i/A4 9d'022
My commission expires on /0 •a 3 ° ?X'
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A F F I D A V I T
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0 Notice of Public Hearing
O F D I S T R I B U T I O N
hereby declare that:
fl Notice of Public Meeting
0 Board of Adjustment Agenda
Packet
Board of Appeals Agenda
Packet
0 Planning Commission Agenda
Packet
Q Short Subdivision Agenda
Packet
Q Notice of Application for
Shoreline Management Permit
0 Shoreline Management Permit
0 Determination of Non -
significance
Mitigated Determination of
Nonsignificance
fl Determination of Significance
and Scoping Notice
O Notice of Action
O Official Notice
0 Other
0 Other
was mailed to each of the following addresses on
741-6/1--ed_
Name of Project (5/ )41) ,5 D /CQ AA/V.
File Number. L97 -Q' 7
Signature j)
)3a,,-),b)01,
City of Tukwila
Department of Community Development
NOTICE OF APPLICATION
DATED JANUARY 20, 1998
John W Rants, Mayor
Steve Lancaster, Director
The following applications have been submitted to the Department of Community Development for
review and decision.
FILE NUMBERS:
APPLICANT:
LOCATION:
PROPOSAL:
OTHER REQUIRED
PERMITS:
L97 -0079 (Design Review)
Johnson - Braund Design Group
15150 - 51st Ave S.
Construction of a 15,000 square foot, two -story office building
SEPA Checklist approval (E97 -0039)
Development Permit
These files are available for review at the Department of Community Development, 6300
Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be
available.
OPPORTUNITY FOR PUBLIC COMMENT
You can submit comments on this application. You must submit your comments in writing to
the Department of Community Development by 5:00 p.m. on February 8, 1998. This matter is
also scheduled for a public hearing on February 26, 1998. If you are interested in attending the
hearing, please contact the Department at (206) 431 -3670 to ensure that the hearing is still
scheduled for this date. If you cannot submit comments in writing by the cutoff date indicated
above, you may still appear at the hearing and give your comments on the proposal before the
Planning Commission. If you have questions about this proposal contact Michael Jenkins, the
Planner in charge of this file. Anyone who submits written comments will become parties of record
and will be notified of any decision on this project.
APPEALS
You may request a copy of any decision or obtain information on your appeal rights by contacting
the Department at 431 -3670. A decision from the Planning Commission may be appealed to the
City Council. The Department will provide you with information on appeals if you are interested.
DATE OF APPLICATION:
NOTICE OF COMPLETE APPLICATION:
NOTICE OF APPLICATION:.
December 19, 1997
January 9, 1998
January 20, 1998
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF COMPLETE APPLICATION
January 9, 1998
Mel Easter
Johnson- Braund Architects
130. Andover Park E., #301
Tukwila, WA 98188
RE: Application for Design Review for a 15,000 square foot office building, 15150 - 51st Ave S.
(L97 -0079)
Dear Mr. Easter:
Your application for Design Review, as referenced above, was determined to be complete on
January 9, 1998 for the purposes of meeting state mandated time requirements. The project has
been assigned to Michael Jenkins and is tentatively scheduled for a public hearing before the
Planning Commission on February 26, 1998 at 7:00 p.m.
The next step is for you to install the notice board on the site within 14 days of the date of this
letter. You received information on how to install the sign with your application packet. If you
need another set of those instructions, you may obtain them at the Department of Community
Development (DCD). Also, you must obtain laminated copies of the Notice of Application and Site
Plan to post on the board. These notices will be available at DCD. After installing the sign with
the laminated notices, you need to return the signed Affidavit of Posting to the our office.
This determination of complete application does not preclude the ability of the City to require that
you submit additional plans or information, if in our estimation such information is necessary to
ensure the project meets the substantive requirements of the City or to complete the review
process. I will be contacting you soon to discuss this project. If you wish to speak to me sooner,
feel free to call me at 431 -3685.
Sincerely,
Michael Jenkins
Assistant Planner
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Staff Report to the
L97 -0079
Planning Commission 51st Ave S. Office Building -15150 - 51st Ave S.
FINDINGS
VICINITY /SITE INFORMATION
Project Description
The applicant is requesting approval for a 15,000 square foot, two -story office building.
Existing Development
The site is currently vacant.
Surrounding Land Uses
The site is located in the Office (0) zone. The surrounding properties include residential
uses directly to the east and north, while several office buildings are located to the south.
BACKGROUND
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Attachment F is a two -page letter provided by Greg and Rudolph Zaputil concerning the
impact of the development on their adjacent properties. The drainage issues raised in their
letter will be addressed under the City's Utility Ordinance (TMC 14.36). The remaining
issues concerning screening of views, lighting, location of garbage /recycling area and
roof color are discussed below.
DESIGN REVIEW CRITERIA
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1. Relationship of Structure to Site.
a. The site should be planned to accomplish a desirable transition with streetscape and to provide
for adequate landscaping and pedestrian movement;
b. Parking and service areas should be located, designed and screened to moderate the visual
impact of large paved areas;
c. The height and scale of each building should be considered in relation to the site.
Attachment A is the site plan for the project. The building is sited centrally on the parcel,
with a single access road from S. 151st Ave. The proposal will include pedestrian access
to the parcel along the easement from S. 151st, due to steep slopes along the 51st Ave S
property line. The project includes 64 parking spaces, designed in a two -tier approach.
19 parking spaces are designated for compact cars. The project meets all setback
requirements in its zone. Walkways are provided around the footprint of the building.
garbage /recycling enclosure is included near the private outdoor area, adjacent to a
loading space. The site plan does not include a walkway between the private outdoor
area and the main building.
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Staff Report to the L97-0079
Planning Commission 51st Ave S. Office Building -15150 - 51st Ave S.
2. Relationship of Structure and Site to Adjoining Area.
a. Harmony on texture, lines and masses is encouraged;
b. Appropriate landscape transition to adjoining properties should be provided;
c. Public buildings and structures should be consistent with the established neighborhood
character;
d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of
safety, efficiency and convenience should be encouraged;
e. Compatibility of on -site vehicular circulation with street circulation should be encouraged.
Attachment B are elevations of the office building. The structure meets the 35 foot height
limit from finished floor elevation through the top of the attic below the cupola. The
cupola will contain mechanical equipment and is exempt from height requirements as it is
below the 20 foot limit established by TMC 18.50.080, Exemption of Rooftop
Appurtenances.
The building will be faced with acrylic stucco and will use additional materials, including
Concrete Masonry Unit (CMU) with brick accents and a standing seam metal roof.
Landscape borders along the property lines will provide visual separation from adjacent
residential uses.
As indicated in Attachment A, the site will have the minimum required 20 foot driveway
with a four foot wide sidewalk on the east side of the driveway. Each parking area has
been sited to each of the major entrances for the building. Concrete walkways are
included around the accessible portions of the building. One loading space, per TMC
18.56.080, has been included adjacent to the private outdoor space and garbage
enclosure. The project received a Mitigated Determination of Nonsignificance under
SEPA review. The determination, included as Attachment C, requires the applicant to
develop a 5 foot paved pedestrian path to link their project to the existing pedestrian
network and to install a luminare on S. 151st near the access point to the parcel.
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Staff Report to the
Planning Commission 51st Ave S. Office Building -15150 - 51st Ave S.
L97 -0079
3. Landscaping and Site Treatment.
a. Where existing topographic patterns contribute to beauty and utility of a development, they
should be recognized, preserved and enhanced;
b. Grades of walks, parking spaces, terraces and other paved areas should promote safety
and provide an inviting and stable appearance;
c. Landscape treatment should enhance architectural features, strengthen vistas and important
axis, and provide shade;
d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating
steps should be taken;
e. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged;
f. Screening of service yards, and other places which tend to be unsightly, should be accomplished
by use of walls, fencing, planting or combination;
g. In areas where general planting will not prosper, other materials such as fences, walls and
pavings of wood, brick, stone or gravel may be used;
h. Exterior lighting, when used, should enhance the building design and the adjoining landscape.
Lighting standards and fixtures should be of a design and size compatible with the building and
adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and
brilliant colors should be avoided.
Attachment D is the landscape plan. The landscape plan includes an extensive slope
running along the west property line. The landscape plan includes the following
elements:
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• A CMU enclosure, with additional vegetation, to screen garbage /recycling area
The lighting plan for the site is included on the Site Plan (Attachment Al The lighting
includes 20 foot light poles on the outer portion of the parcel and lighting bollards near
the on -site pedestrian features. Additional lighting will be used to accent a proposed
freestanding sign near the road entrance and as detail lighting on the facade of the
building. The pole lighting may result in off -site glare. Additional light poles or bollards
may be required at or near the outdoor seating area to ensure safety and visibility.
The project includes several retaining walls and rockeries. Rockeries may not be taller
than 4 feet, per City requirements. The placement of the retaining walls will be in
predominately public areas of the site and should have a relationship to the design of the
building through the use of materials and color treatment.
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Staff Report to the L97 -0079
Planning Commission 51st Ave S. Office Building -15150 - 51st Ave S.
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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;
b. Buildings should be to appropriate scale and in harmony with permanent neighboring
developments;
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;
d. Colors should be harmonious, with bright or brilliant colors used only for accent;
e. Mechanical equipment or other utility hardware on roof, ground or buildings should be
screened from view;
f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all
exposed accessories should be harmonious with building design;
Monotony of design in single or multiple buildings projects should be avoided. Variety of
detai4 form and siting should be used to provide visual interest.
g.
Attachment B are the building elevations. Attachment E is the colorboard including a
rendering of the building with proposed materials. The proposed building is similar in
scale and height to other adjacent office buildings to the south and east. The mass of the
facade on the office building is broken through the use of a variety of materials, including
acrylic stucco and a CMU veneer with brick facade. Further relief from massing and
added visual interest is provided through the use of the CMU/brick facade applied in a
horizontal stripe pattern, thereby establishing a base for the building. The upper floor
entrance will have a peaked roofline and entrance area while the lower entrance will have
a porch area established by a columned and balconied entry. A porch area will also be
created through the lower entry area, deck and eaves.
The building has several sets of windows and doors at various heights and levels. All of
the lower level and upper level windows are similarly framed. A small balcony on west
facade of the second floor will be included. Decorative light fixtures will be mounted on
the upper wall facade between the windows. The building includes a series of roof
brackets extending diagonally between the facade and the edge of the roof eave. No
building materials have been indicated for these brackets. The roof is pitched on all sides
of the building. A cupola with a similar pitch as the main roof has been provided, which
will include mechanical equipment for the building.
A variety of colors are proposed for the facade, including a light - colored veneer stucco
with gray toned CMU and brick veneer along the lower portion of the building. A
predominate seafoam green color has been indicated for the standing seam metal roof,
although the applicant has recently indicated to staff that this color may not be used. The
exterior lighting will include 20 foot lightpoles, lighting bollards for pedestrian areas,
accent lighting and wall mounted lighting on the office building.
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Staff Report to the L97-0079
Planning Commission 51st Ave S. Office Building -15150 - 51st Ave S.
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5. Miscellaneous Structures and Street Furniture.
a. Miscellaneous structures and street furniture should be designed to be part of the architectural
concept of design and landscape. Materials should be compatible with buildings, scale should
be appropriate, colors should be in harmony with buildings and surroundings, and proportions
should be to scale;
b. Lighting in connection with miscellaneous structures and street furniture should meet the
guidelines applicable to site, landscape and buildings. •
As indicated on Attachment A, the site will require retaining walls in excess of four feet.
The proposed retaining walls are located adjacent to public spaces and should have a
decorative solution applied. The trash/recycling area is located, according to applicant, in
a location that is most accessible for collection due to the slopes of the driveway and
parking lots. A freestanding sign is proposed for the easement. Bicycle parking is
required but not indicated on the plans. Attachment G includes details of lighting fixtures
and the trash enclosure.
ONCLUSIONS
The • - • ' , : ant to Tukwila Municipal Code (TMC) Section 18.108.040,
hereby makes the following findings and conclusions under the city's Design Review Criteria
(TMC 18.60.050).
�q w DESIGN REVIEW CRITERIA:
(1) Relationship of Structure to Site.
The building is appropriately sited on the parcel. The two -tier parking areas break up the amount
J,,1c- of continuous impervious surfaces on -site. On -site pedestrian access will be available
A 1 P" I throughout the site. There is no clear or safe walkway between the outdoor seating area and the
ee PAel building. Parking and landscape requirements have been met.
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The building is within the 35 foot height limit in this zone. The building materials are
appropriately used. The proposed landscaping helps to delineate space and provide barriers
between adjacent properties. The required loading space is included.
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3) Landscaping and Site Treatment.
The plan includes extensive and varied landscaping. The plan assumes retention and improved
support of sensitive slopes. An outdoor seating area will provide additional visual interest for the
development. The lighting plan is adequate but must include additional lighting to improve on
security and additional solutions to ensure that off -site glare does not occur. Retaining walls
must be designed through the use of modulation or choice and color of materials to ensure that
they complement the design of the building. Rockeries are allowed but must be less than four
feet in height or a retaining wall will be required.
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Staff Report to the L97 -0079
Planning Commission 51st Ave S. Office Building -15150 - 51st Ave S.
(4) Building Design.
The design and construction of the building responds to grade changes on the site. The design of
the building includes solutions that give the building a residential appearance through
modulation of the roofline and execution of building materials. The height and scale of the
building is similar to other office buildings in the area. The applicant has not made a firm
commitment to the choice of roof color, although a specific color and material has been included
as part of this submittal. Additional interest is provided through the use of wall/roof brackets,
decorative wall lighting and a cupola.
(5) Miscellaneous Structures and Street Furniture.
The trash/recycling area is appropriately located and adequately screened. Signage is
represented in this review and appears appropriate, but will require separate sign permit review.
Bicycle parking spaces are required under TMC 18.56.130.
RECOMMENDATIONS
Staff recommends approval of the Design Review permit with the following conditions:
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To ensure a safe transition is provided for pedestrians, a marked path shall be included
between the outdoor seating area and the building walkway.
The applicant shall provide material and color solutions prior to issuance of a building
permit to indicate the type and nature of retaining walls in excess of 4 feet, to be
approved by the Director of Community Development
If the applicant wants to change the roof color and/or materials from the information
provided with this submittal, the revisions must be approved by the Director of
Community Development.
A bicycle parking area with a minimum of 4 spaces is required.
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CITY Oa TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
DESIGN
REVIEW
(P -DR)
APPLICATION
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1_ PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: 51st Avenue Office Bu 1 di nq
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.)
Proposed development is located on the east side of 51st Avenue South approximately
135 feet south of S. 151st St__ with arsess from S_ 151st St (Tt • '718+440 - 0036 o
Quarter: NW Section: 23 Township: 23N Range: 4E (This information may be found on your tax statement)
C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent)
NAME: Mel Easter - Johnson Braund Design Grnun, Tnc_
ADDRESS:
PHONE
SIGNATURE:
130 Andover Park East. Suite No. 301. Seattle. WA 98188
DATE: / -17
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D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the application are true and correct to the best of my
knowledge.
3. The application is being submitted with my knowledge and consent.
4. I understand that conditions of approval, which the City and applicant have jointly agreed
may not be completed prior to final approval of the construction (e.g., final building permit
approval) will be incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
I declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at (city), % -��� L (state), on
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(Print Name)
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(Address)
c o e 133-0(96 171
(Phone umber)
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D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the application are true and correct to the best of my
knowledge,
3. The application is being submitted with my knowledge and consent.
4. I understand that conditions of approval, which the City and applicant have jointly agreed
may not be completed prior to final approval of the construction (e.g., final building permit
approval) will be incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
I declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at W (2(v4d Wi L - (city), L -.S A Nti 0-0' a (state), on
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Use additional sheets as needed fcr all property owner signatures.
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CITY ('-77 TUKWILA
Department 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:
in Application Checklist (1 copy), indicating items submitted with application
• Design Review Application (4 copies)
M. Design Review Fee ($900)
• SEPA Environmental Checklist (6 copies)
• SEPA Environmental Checklist Fee ($325)
❑ Shoreline Permit Application (6 copies) & Fee (if within Shoreline Overlay District) t./ /A•-
PLANS [Six (6) copies of the following]:
• Vicinity map showing location of the site.- ott St-r6 1LAN (41. P1)
gi Surrounding area map showing existing land uses within a 1000 -foot radius from the site's
property lines.
f l Site plan at V= 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):
O Property lines and dimensions, lot size(s), and names of adjacent roads
O Location and gross floor area of existing and proposed structure(s) with setbacks
O Location of driveways, parking, loading, and outdoor service areas, with parking calculations
and location and type of dumpster /recycling area screening
O Location and type of site lighting, including parking and pedestrian areas
O Location and type of site fumiture, such as benches, bike racks; location and type of
any proposed public outdoor art
O Location of any trails, parks, plazas or other outdoor open space provided for
employees or the public; existing and proposed open space easements and
dedications (if any)
O Location and classification of any watercourses or wetlands, and 200' limit of
Shoreline Overlay District
O Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's
boundaries, with a notation of the slope of areas in excess of 20%
DESREV.DOC 1/30/97
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O Location of closest e. ng fire hydrant; location and size of ,..,pity lines; location and
size of utilities or street/sidewalk easements or dedications
O Description of water and sewer availability from provider of utility (note which utility
district or City)
O Other relevant structures or features, such as rockeries, fences.
PI 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:
O Property lines and names of adjacent roads
O Location of the following: proposed structure(s), vehicle and pedestrian circulation
areas, dumpster /recycling area, site furniture, any proposed public outdoor art
O Existing trees over 4" in diameter by size and species, and any trees to be saved
O Proposed landscaping, including size, species, location and spacing.
IL 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:
O Dimensions of all building facades and major architectural elements, with notations of
materials to be used
O Location and type of exterior building lighting
O Location of mechanical units and proposed screening where necessary.
• Signage per Sign Code. -~ o N s t-r t• ti ( -trr. 4a1)
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.
21. APPLICANTS 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.
PUBLIC NOTICE:
IR King County Assessor's map(s) which shows the location of each property within 500 feet of the
subject property.
El 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.
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51st Avenue Office Building - Tukwila, WA
Response to Design Review Guidelines
A.; RELATIONSHIP OF STRUCTURE TO SITE.
RECEIVED
CITY OF TUKWILA
DEC 221997
PERMIT CENTER
1. The Site should be planned to accomplish a desirable transition with streetscape and to provide for
adequate landscaping and pedestrian movement. Z
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A 20' landscape buffer has been provided along the street frontage of this property to screen this w
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office use from the single family residential uses across 51st Avenue. A 10' landscape buffer has
been provided along all other sides to buffer against other properties in the "Office" zone. A -J U
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convenient, well - delineated pedestrian walk is provided from the office building to the public road. co o
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2. Parking and service areas should be located, designed and screened to moderate the visual impact of co
large paved areas. W o"
The parking areas have been split into two small lots in order to visually reduce the impact of a g a'
large expanse of asphalt. The lower parking lot will be indirectly visible from the entrance drive, and = a
the upper lot will not be visible from the entrance drive or lower lot. W
3. The height and scale of each building should be considered in relation to the site. z O
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The building is proposed to be 2 stories, with one story built into the hill side. Entry on the low side o
will be into the first story, and the building will appear to be a two story structure, like the adjacent 8 m
multi - family structures and office building. Entry on the high side is into the second story, and the o 1-
building will appear to be a one -story structure. = W'
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B. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. v D.
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1. Harmony on texture, lines and masses is encouraged.
The exterior of the structure will be a mix of several materials that will visually break up the mass of
the building. The base of the building will be CMU block with decorative bands of red brick. The
upper third of the building will be clad in E.I.F.S. The roof will be painted, standing seam metal and
will have large decorative brackets at the overhangs. Windows will coordinate with the patterns of
the exterior materials. A small storage building will be clad with similar materials.
2. Appropriate landscape transition to adjoining properties should be provided.
Every effort will be made to blend our perimeter landscape treatment with adjacent properties. A
visual screen will be planted between the building and adjacent, incompatible uses.
3. Public buildings and structures should be consistent with the established neighborhood character.
The existing structures in the neighborhood contain a variety of materials and architectural styles.
Additionally, this area is currently in transition, as the existing residential neighborhood has been
recently zoned as "Office." The proposed office building will use massing, materials and
architectural styling that is compatible with both the residential and office building structures in the
neighborhood.
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4. Compatibility of vehicular /pedestrian circulation patterns and loading facilities in terms of safety,
efficiency and convenience should be encouraged.
There is one main vehicular and pedestrian entrance to the site. The site layout is designed with
two separate parking lots, each oriented towards one of the main entrances. These entrances will
handle all pedestrian and service entries.
5. Compatibility of on -site vehicular circulation with street circulation should be encouraged.
The site has one vehicular access, through an easement, to a secondary road. This road feeds onto
an arterial for easy vehicular access.
C. LANDSCAPING AND SITE TREATMENT
1. Where existing topographic patterns contribute to beauty and utility of a development, they should be
recognized, preserved and enhanced.
This site is steeply sloping from south to north. The slope has been a determining factor in the
layout of the site and development of a building design. Natural drainage patterns have been
identified in order to develop an efficient, functional and cost effective storm drainage solution.
2. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an
inviting and stable appearance.
Proposed grading of walks and parking areas will allow for safe use by employees and visitors.
Building entrances are graded for "handicap accessibility ". Steep slopes will occur where
pedestrians will not normally walk.
3. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and
provide shade.
Perimeter landscaping will be used to enclose the site and create a "context" for the building.
Shade trees will be scattered throughout the parking and landscaped areas. Shrub and
groundcover massing will be used to highlight and enhance the project entry, front entrance to the
building and soften the parking areas. An outdoor space for employee use will be landscaped to
accommodate casual outdoor use.
4. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps
should be taken.
Every effort has been made to anticipate vehicular and pedestrian traffic patterns. Sidewalks have
been provided in nearly all areas to make it convenient for employees and visitors to get from their
vehicle to the building. If plants in certain locations are not thriving, modifications will be made
accordingly.
5. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged.
Not Applicable
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6. Screening of service yards and other places which tend
of walls, fencing, planting or combination.
The trash /recyclables area will be fully enclosed with a
compatible with those used on the building.
7. In areas where general planting will not prosper, other
wood, brick, stone or gravel may be used.
to be unsightly should be accomplished by use
solid screen wall or fence. Materials will be
materials such as fencing, walls and paving of
Planting has been limited to the locations where they will prosper.
8. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting
standards and fixtures should be of a design and size compatible with the building and adjacent area.
Lighting should be shielded and restrained in design. Excessive brightness and brilliant colors should be
avoided.
Exterior lighting will include "parking lot standards" to illuminate the parking areas, low "bollard
fixtures" along the pedestrian walkways for safety and accent, "wall -mount fixtures" along building
walls and near the exterior doors and "accent lights" at strategic locations to up -light plant
materials and accentuate portions of the building. The parking light standards will be a "shielded"
style that prevent spillage of light onto adjacent properties.
D. BUILDING DESIGN
1. Architectural style is not restricted; evaluation of a project should be based on quality of it's design and
relationship to it's surroundings.
The proposed office building will consist of a 2 -story structure with an exterior skin of CMU block,
brick, and E.I.F.S. The roof will be a painted, standing seam metal roof. Decorative brackets will
appear to support the roof. Horizontal banding of materials and color variations will serve to
provide visual interest. The building's scale and materials are compatible with the surrounding
neighborhood of office buildings and residences.
2. Buildings should be to appropriate scale and in harmony with permanent neighboring developments.
Per item 'D1' above, the proposed office building will be similar in size and mass to the adjacent
office buildings and multi - family residences.
3. 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 structure.
Windows, doors, roof and brackets have good proportions relatkve to each other and to the overall
building. Doors and windows are symmetrically placed, where possible, to provide a pleasing
cohesion of design. Additional detailing at the building entrances and articulation of the roofline
add the necessary variety to avoid the potential for monotony.
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4. Colors should be harmonious, with bright or brilliant colors used only for accent.
The building color scheme will consist of a range of soft, subdued earth tones, from off-white to
gray. Accent colors will be limited to brick trim, painted metal railings, and the painted roof.
5.; Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from
view.
Mechanical equipment for the building will be located on the roof, carefully screened by a raised,
enclosed cupola.
6. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed
accessories should be harmonious with building design.
The overall site design includes exterior lighting fixtures which provide safe use of the site during
dark hours. Site lighting includes "parking Tight standards" which are located throughout the
parking areas, low, "bollard" Tight standards which are located along the pedestrian walks, "wall-
mount" fixtures that highlight the building wall, and "accent" lights which are located to highlight
specimen trees and landscaping.
7. Monotony of design in single building projects should be avoided. Variety of detail, form and siting
should be used to provide visual interest.
See response #D1 and #D3 above.
E. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
1. Miscellaneous structures and street furniture should be designed to be a part of the architectural
concept of design and landscape. Materials should be compatible with buildings, scale should be
appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to
scale.
Site furnishings will be limited to benches, trash containers and planters at the two main building
entrances and benches in the employee outdoor area. Materials will be coordinated with the
building materials.
2. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines
applicable to site, landscape and buildings.
Lighting associated with miscellaneous site structures will be compatible with the remainder of the
site lighting design.
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51st Avenue Office Building- Tukwila, WA
Design Review Policies based on Comprehensive Plan
A: ALL COMMERCIAL AREAS
Goal: Commercial districts that are visually attractive and add value
This building and site plan will be designed by and for use by our office personnel. By design, this
facility will be user and visitor friendly with convenient and smooth - flowing pedestrian and
vehicular circulation. In a neighborhood that is in transition from a residential area to an
office /commercial area, this building and site design will be at the forefront of providing human -
scale facilities that help blend one area into the next. The proposed 2 -story structure has been
designed to take advantage of the steep slopes on the site by building into the hillside. The
structure will be a full two story height on the downhill side, while appearing to be a one story
building on the uphill side. The scale of the building will be compatible with the adjacent 2 -story
office building and multi - family residences in the immediate vicinity. The 2 -story building will be
constructed of CMU block, with decorative bands of red brick and E.I.F.S. skin. The hipped roof will
be of standing seam metal, with a central cupola that will screen the mechanical equipment. The
landscape plan will include generous use of shade trees within the site. Tree and shrub massing
will be used to screen the parking lot from public view as well as screening the building from
adjacent incompatible uses. Safety and security are high priorities, for both employees and for
visitors; site lighting will be incorporated into the parking areas, along sidewalks and in the
landscape to allow for safe use of the property and to increase the overall aesthetic quality of the
development.
1. The design includes consideration of features that reflect characteristics of Tukwila's history.
Not Applicable
2. Fencing and landscape buffers are provided between commercial and residential uses.
Fencing will be installed along the two sides of the property that are adjacent to residences, as well
as along the entry drive easement.
3. The development provides adequate parking and lighting.
Parking has been provided at a rate of 4.25 stalls /1000 g.s.f. in order to adequately accommodate
the vehicles of employees and visitors. This number is well above the required 2.5 stalls /1000 g.s.f.
per the current requirements of the Tukwila Zoning Code. The site lighting design includes exterior
lighting fixtures which provide safe use of the site during dark hours. Site lighting includes
"parking Tight standards" which are located throughout the parking areas, low, "bollard" light
standards which are located along the pedestrian walks, "wall mount" fixtures that highlight the
building wall, and "accent" lights which are located to highlight specimen trees and landscaping.
4. Where open spaces and trails are included in the development
The employee -use open space will be screened from the adjacent residential property by a
fence and a vegetative screen of trees and shrubs.
5
5. In areas of concentrated commercial and retail activity, the development is connected by
pedestrian facilities to the City trail network, where feasible.
Not Applicable
F. GENERAL TRANSPORTATION CORRIDORS
Goal: A more attractive form of commercial development along major streets
The building was designed to fit into the existing topography on a steep site. It will appear to be a
small scale building and will be buffered from 51st Avenue, and a single family residential
neighborhood, by a 20' landscape buffer. Access for vehicular and pedestrian access will be from a
secondary street.
1. The development provides through -block pedestrian connections.
Not Applicable
2. Building facades provide pedestrian weather protection, see - through glass and distinctive rooflines...
The entrances to the building are articulated by roof overhangs, and feature glass storefront doors
and glass sidelights. The roofline is hipped, and is enhanced by a central raised cupola.
3. Within commercial areas, the development provides pedestrian pathways....
Not Applicable
4. Parking areas include landscaped interior areas as well as perimeter landscape strips.
The landscape design provides planting areas within and around all parking lots in order to
shade and screen the areas.
5. Mechanical equipment and trash /recycling area are incorporated into the overall design....
Mechanical equipment will be screened from view in its location in an enclosed roof cupola,
an integral part of the roof design. The trash /recycling area will be screened from view by a
fence or wall that will coordinate with building materials.
6. Roof lines are prominent and contribute to the distinct character of the area.
The hipped roof profile provides a human scale to the building. It provides a design
transition between the residential structures and the larger tcale office buildings.
7. Where appropriate, the development should provide or allow for future facilities /improvements that
support transit use.
Not Applicable
6
8. Buildings, parking and pedestrian facilities should be designed with compatible locations and
configurations.
The site design integrates pedestrian and vehicular circulation patterns with the building
design. The site design also responds to existing topography, access points, and adjacent
uses.
I. SOUTHCENTER BOULEVARD
. Roofline of buildings are sloped to imitate local topography and residential character of the
corridor.
The roofline of the building is hipped, with a raised cupola, that is typical of the local
residential character.
2. The building design achieves an appropriate balance between maintaining hillside views and
providing contour - hugging structures.
The building is built into the hillside. This will maintain the existing views from structures
higher on the hillside, as well as make the building appear to fit into the landscape.
3. Where appropriate and feasible, the development provides additional pedestrian connections
between Southcenter Boulevard and residential areas to the north.
Not Applicable
4. The project design should emphasize the landscaping, residential character, and hillside traits
along Southcenter Boulevard..
The building will be built into the hillside, using and emphasizing the existing topography.
The scale of the building and sloped rooflines keep the building in scale with the
surrounding neighborhood. Landscape buffer plantings along all property lines will help
screen views , provide shade and enhance the neighborhood environment.
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The Information Included on this map has been 4005111116 by King County staff
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