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HomeMy WebLinkAboutPermit L96-0029 - 52 AVENUE SOUTH OFFICE BUILDING - DESIGN REVIEWL96 -0029 52 AV OFFICE BLDG 15208 52 AV S DESIGN REVIEW City of Tukwila John W Rants, -Mayor Department of Community Development Steve Lancaster, Director February 11, 1999 Dick Mayo Rolf Pruess and Associates 1809 - 7th Ave, Suite 1000 Seattle, WA 98101 Re: 52nd Ave S. Office Building (D98 -0300) Dear Dick: Thank you for submitting the revised building elevations on January 29, 1999 showing the wall mount lighting placed in the location approved by the Board of Architectural Review (BAR). The remaining condition imposed by the BAR to be fulfilled is the choice of glass and mullions. Rolf Pruess brought in several samples which were reviewed by me. The dark bronze mullion and green non - reflective glass sample was taken to your client for approval. Prior to completing my approval of the referenced building permit, I will need to confirm these names and product numbers. Please be aware that all City Departments have not completed their review. The preliminary letter that I sent on January 19, 1999 was to help you to address Department of Community Development issues only, based upon the plan set submitted on January 6, 1999. The Public Works Department has not yet completed their review of that plan set. Upon completion of their review, a Letter of Correction will be sent out detaining my earlier comments and comments from other departments, if other corrections need to be made. Following the receipt of this correction letter is the only time which revisions may be submitted. If you have any questions about my comments, feel free to contact me at (206) 431 -3685. If you have questions about the revision and correction letter process, please contact the Permit Center at (2056) 431 -3670. Sincerely, Michael Jenkins Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z .z~ w JU: UO UU' w= • : N w o: gQ a w. z �. . z�-; U 0' Ur w W' o; z; � 0 Z.... City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director PRELIMINARY REVIEW COMMENTS FILE: D98 -0300 APPLICANT: 52nd Ave S. Office Building DATE: January 20, 1999 The Department of Community Development, Planning Division, has completed its review of the application materials you submitted on December 31, 1998. The following comments and / or corrections must be addressed before we can recommend approval of your permit: • The directional wall mount lighting must be moved from the parking garage level columns to the first floor columns between the window frames. A copy of the elevations approved by the BAR showing this feature is attached. • As trees are being removed from a slope in excess of 20 %, a Tree Permit is required to be reviewed and approved prior to the issuance of a development permit. This requirement was indicated in my September 23, 1998 memorandum. A copy of a Tree Permit application is attached. • I reviewed the color and material samples for the walls, windows and mullions. The non - reflective green glass and dark mullion was recommended. Please re- submit these materials once they have been reviewed and approved by your client so that the number and name of the materials can be indicated on your plans. 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 ail 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 reflecting all departmental comments and correction. In the meantime, 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 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Far (206) 431 -3665 7!E i.i' w.+ . arl" •`TMR�+IM.wwtYfCNWNlY1�ffiKNMv. varmrotir ... z z• . try J U: • U0 CY wI: J 10 'LI w 0 • LL • 2 O 1_w Z F.'; H O: • .D D. : :0N. 0 H`. w w: ••iu Z N I•. • z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director January 5, 1999 Rolf Pruess ROLF PRUESS AND ASSOCIATES 1809 - 7th Avenue, Suite 1000 Seattle, WA 98101 Re: 52nd Ave S. Office Building (D98 -0300) Dear Rolf: Thank you for dropping off the wall, glass and window frame sections for approval. As you will recall, the Board of Architectural Review approved this project with conditions that included that a lighter colored, non - reflective glass be used. On my review of the staff report and the findings of the BAR in relation to the materials you submitted, the dark gray glass sample does not appear consistent with the conditions imposed by the BAR. Therefore, please provide a light gray glass sample for review and approval. I will keep the samples that you provided in the interim unless you need them returned. If you have any questions, feel free to contact me at (206) 431 -3685. Sincerely, Michael Jenkins Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ROLF PREUSS ASSOCIATES r Architects and Planners RECEIVED Michael Jenkins CTR Coordinator Department of Community Development CITY OF TUKWILA 6300 Southcenter Blvd. Tukwila, WA 98188 Re: 52nd Avenue South Building Dear Mr. Jenkins: JAN 09 '1997 00MMU TY DEVELOPMENT January 3, 1997 We are proceeding with the design development and working drawing phase of the subject project and I felt it would be timely to bring you up -to -date on our work. As I discussed with you on the telephone, there have been some slight changes as we work out the structure and the use plan to fit parking requirements and other needs. The gross square footage has increased slightly because of elec- trical, telephone and elevator machine room requirements from 22,358 SF to 22,769 SF. These elements are located under the building! The net leaseable area has decreased slightly, from 17,250 SF to 17,148 SF. As I mentioned on the phone, the building footprint has increased slightly by 424 SF in order to accommodate parking and the building modular and structural requirements. The adjustments caused the loss of 2 parking stalls. We still have 67 stalls, which is above the 59 -car parking required by the City of Tukwila. If you have any questions, please give me a call. RP: ce 1809 7th Avenue Suite 1000 Seattle, WA 98101 206.624.1669 tel 206.626.5324 fax .. •�,w�2:'a,�, �...� °ti'.V:;:n�z•:,. �.;;.�.•� 't'r,'�GE' �y.; . w..,;��G.�...ui:� =.+�� , gyp, Y <,. ..ow City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 27, 1996 Scott Davis 'Rolf Preuss Rolf Preuss and Associates 1809 - 7th Ave, Suite 1000 Seattle, WA 98101 Re: Board of Architectural Review (BAR) decision, File No. L96 -0029, 15208 - 52nd Ave., S. Dear Messers. Davis and Preuss: This letter serves as notice that your proposal, on behalf of your client ST Corporation, to construct a 22,358 square foot, 3 story office building, has been approved by the BAR as presented at the September 26, 1996 hearing, with the following conditions: 1. Signage submitted under TMC 19 may be reviewed administratively 2. New glass that is lighter and non - reflective may be reviewed administratively 3. All HVAC rooftop equipment shall be screened, with solutions reviewed administratively 4. The south concrete support wall shall be redesigned to reflect design along the south facade of the building The above conditions and their solutions must be submitted to my attention in the Department of Community Development. Your building permit cannot be approved until these conditions have been met. Any changes to the specific design approved by the BAR will require further Board approvals. However, minor or incidental changes may be reviewed administratively and approved by the Director of DCD. If you have any questions regarding this decision, please feel free to contact me at 433 -7142. Sincerely, 1,h tic -cam' VGA_____ Michael Jenkins cc: ST Corporation • a :lproject152bardec 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared September 19, 1996 HEARING DATE: September 26, 1996 NOTIFICATION: SEPA determination mailed on August 23, 1996 Notice of Public Hearing to surrounding properties mailed September 12, 1996 Notice of Public Hearing posted on site September 17, 1996 FILE NUMBER: L96 -0029 ASSOCIATED FILES: E96 -0019, SEPA Determination APPLICANT: Hong Lam/ST Corporation REQUEST: Design Review, pursuant to TMC 18.60.030, to construct a 22,358 s.f. 2 story Office Building, with ground floor garage. LOCATION: 15208 - 52nd Ave., S. LOT SIZE: 47,576 s.f. (1.09 acres) COMPREHENSIVE PLAN DESIGNATION: Office ZONING DISTRICT: Office SEPA DETERMINATION: Determination of Non - Significance issued August 22, 1996 RECOMMENDATION: Approval, with conditions STAFF: Michael Jenkins 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 E--z: :J U i. .0 O • N•0' • U) :CO 11.i l • :co D. • Z E- • .i' • • z a-; W W. • • '0 F- .= 17. • • •Z. • :U N= • • • •O Z Staff Report to the Board of Architectural Review ATTACHMENTS: L96-0029 52nd Ave Office Building A. Landscaping Plan (Map 4) B. Design Review Application dated June 10, 1996 C. Site Plan (Map 1) D. Parking Plan (Map 2) E. Elevation Maps (Map 3) F. Photographs (to be presented at hearing) G. Color/Materials Boards (to be presented at hearing) H. SEPA determination, with Traffic Report Page 2 • Staff Report to the L96 -0029 Board of Architectural Review FINDINGS VICINITY /SITE INFORMATION 52nd Ave Office Building z z I- ; ~w; Project description 6 - U'. UO' U The applicant is requesting Board of Architectural Review (TMC 18.60 ) approval of its proposed co w. design for a three story, 22,358 square foot office building, located at 15208 - 52nd Ave., S. The proposal includes the demolition of an existing single family home with detached garage. 0 u- -'. Applicants will seek a Lot Line Adjustment, to provide shared parking to the adjacent building w 0 immediately to the north. Applicant is not submitting a Lot Line Adjustment with this g 5' application. Applicant is also the owner of record for the property immediately to the north of <. this project. Ci I w Existing Development z 1=—; 1— O. Z1— A single family home with detached garage is located at this site. w w' D o. Surrounding Land Uses .0 cn:. ;0 1--; Directly south of the subject property is the Parkside Building, zoned Regional Commercial = v Medium (RCM). East of the subject property is the right -of -way for Interstate 5. North of the subject property is a two -story office building zoned Office (0). To the west are the Park Ridge z:. and SPEEA Office buildings, both zoned `O'. tii of ,U t :O 17 Topography Approximately 50% of the property is consistent with a Class Two Sensitive Area. Accordingly, the proposed development must comply with TMC 18.45, Sensitive Areas Overlay. To comply with this ordinance, the applicant submitted a geotechnical report on August 10, 1995. A revision to the report was submitted on July 18, 1996, to account for changes in the building footprint between the reports. Vegetation There are numerous trees both internal to the lot and on the perimeter, measuring between 4" and 36" in diameter. Blackberry bushes and miscellaneous shrubbery are also present. Most of the trees along the perimeter of the site are slated to be retained, with the remaining vegetation, including that present in the slope area, to be removed. Removal of trees within the sensitive slope area is subject to the city's Tree Ordinance, TMC 18.54. Applicant has not submitted a permit for removal of these trees with this proposal. Access Access to the site will be along 52nd Ave., S., with two driveways proposed at the north and south ends of the parcel. Southcenter Blvd. is approximately 300 feet to the south. Page 3 Staff Report to the L96 -0029 Board of Architectural Review 52nd Ave Office Building BACKGROUND This project was originally presented to staff at a pre - application conference on July 8, 1995. The original proposal assumed a 23,969 square foot building in the same approximate area as the building that is the subject of this review. At the time of the July, 1995 meeting, compliance with the Sensitive Areas, and Tree Clearing Ordinances, was disclosed. Between the pre- application conference and the filing of this project on June 8, 1996, the proposed development was reduced to the size as presented in this report. BOARD OF ARCHITECTURAL REVIEW CRITERIA Office uses are permitted in the Office `O' zoning district. While the project is a permitted use in this zone, it is also subject to design review, pursuant to TMC 18.60.030. The following are Board of Architectural Review criteria, as detailed in TMC 18.60.050, shown in bold, followed by staff comments. The design review application submitted on June 10, 1996 is included as Attachment B. DESIGN REVIEW GUIDELINES 1. Relationship of structure to site A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement The site plan, presented in Attachment C, illustrates a balanced and well ordered site. The driveways are evenly spaced from their respective property lines, at 23 and 24 feet. The main entry is established at the center of the building, with a primary walkway leading from the sidewalk into the entrance. The upper parking area adjacent to the main entrance is shielded from the street through a 2 foot rise in contour. The area south of the primary walkway is fully landscaped, using lawn, shrubs and trees. Landscaping along the front of the building is designed to emphasize the main walkway leading to the entrance, through the use of contours and plantings. B. Parking and service areas should be located, designed and screened to moderate the impact of large paved areas. Seventeen of the proposed 67 parking spaces are located adjacent to the main entrance and screened with a 25 foot landscape buffer. The remaining 40 spaces are located underneath and to the rear of the site. A loading space and 2 parking spaces are also proposed, consistent with requirements of the city's Parking Code. The rear parking area is shielded by a five foot landscape buffer between the building immediately to the south of this project. The refuse/recycling room is located on the first floor of the building in an enclosed room adjacent to the underground parking. The parking plan is presented with this report in Attachment D. C. The height and scale of each building should be considered in relation to its site. Page 4 Staff Report to the L96 -0029 Board of Architectural Review 52nd Ave Office Building The proposed project is a two -story office building with a ground floor garage below the grade of the main facade. The building foot print and impervious surfaces total 67% of the site. The remaining 33% of the site is landscaped, with the emphasis placed at the entrance and primary facade. The building is generally centered on the site, given the changes in grade. The height of the building from the finished grade of the parking lot to the stair parapet is 44 feet. The maximum height for buildings in this zone is 35 feet, per code requirements in the Office (0) zoning district. As presented, the building is 9 feet in excess of code requirements. To meet these requirements, the applicants have several options, including reducing the size of the parapet, reducing the height of the ground floor garage or other solutions that will result in this requirement being fulfilled. • 2. Relationship of structure and site to adjoining area _ I-: CO IL. A. Harmony in texture, lines, and masses is encouraged w O. 2 The surrounding buildings, in photographs to be presented at the hearing as Attachment F, shows u.. ¢s that the proposed building is complementary to the surrounding built environment through cn d setbacks, massing and emphasis on horizontal lines. The building materials (dryvit, painted in a H w beige tone with dark glass and window framing), to be presented at the hearing as Attachment G, z ' show that the building is complementary in its use of construction materials to the surrounding i— O z i—: built environment. w w np B. Appropriate landscape transition to adjoining properties should be provided U O U The applicants landscaping plans assume keeping intact as much as the existing landscaping as w w^ possible between parcels, including maintaining significant trees in excess of 6" in diameter. This � v, landscaping will also be augmented with additional planting to ensure appropriate screening. - O iii z: H =' O~ z C. Public buildings and structures should be consistent with the established neighborhood character Not applicable D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged A 10 foot by 30 foot loading space, per TMC 18.56, is located adjacent to the main entrance. Pedestrian and vehicular circulation are separated throughout the site, where possible, through sidewallcs and landscaping. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged Two points of vehicle ingress and egress are proposed from 52nd Ave., S. No concerns in the Traffic Report, included with the SEPA determination in Attachment H, were raised on this issue. 3. Landscape and site treatment A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced Page 5 Staff Report to the L96 -0029 Board of Architectural Review 52nd Ave Office Building The project will generally follow the established topographic pattern of the site, despite its classification as a Class Two site from TMC 18.45, Sensitive Areas Overlay. The upper parking area will be placed in approximately the same area as the existing single family house and garage, minimizing the need for extensive grading or filling on this relatively flat area of the parcel. The construction will require grading into the slope to establish the ground floor parking garage. Apart from the grading required to establish parking below the building, the site will remain relatively unchanged in its topography. z _1 w'. re 2 B. Grades of walks, parking spaces, terraces, and other paved areas should promote u� J U: CO 0, cn w' The sidewalks, pedestrian areas and other impervious surfaces, referenced above in the section al concerning compliance with development code standards, appear to meet city standards. cn _ J• u_ ¢; co g As presented in the landscape plan (Attachment A), landscaping is designed to enhance the w. building with minimal attention paid to massing shrubbery against the building. The site line z established through adjacent buildings with its emphasis on street trees is continued here, z O allowing vistas to the entrance of the building. The street trees indicated in the landscape plan W provide continuity with the adjacent sites, where the street tree motif is also dominate. U to ON CI I— W W H -. All plantings internal to the site are generally set back a minimum of 5 feet from pedestrian and u- p, motor traffic. Further, all significant trees maintained to comply with the city's Tree Ordinance z, will require protection during construction, pursuant to the city's Tree Ordinance. U O 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. The applicant developed a landscaping plan that includes a 25 foot planting area along the front of the parcel, 5 foot landscaping along the side and a 10 foot landscaping area to the rear of the property. The landscape plan includes retention of several mature trees to enhance the plan. In addition, trees are also incorporated, where possible, into the rear parking area. F. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination of these. Screening should be effective in winter and summer. Refuse and recycling will be screened through the inclusion of a room dedicated to these services, adjacent to the underground parking area. The loading zone will also be screened, as it is adjacent to the sidewalk and the front yard. 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. Applicants have proposed a rockery retaining wall along the southeast portion of the site, as the foundation for the bioswale required for surface water management and drainage. This solution is Page 6 Staff Report to the L96 -0029 Board of Architectural Review 52nd Ave Office Building generally subordinate to the primary site design, as it will be located in the landscaped area beyond the parking, along the I -5 right -of -way. The rockery must conform to all construction standards outlined in the city's Uniform Building•Code. 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 Z • with the building and adjacent area. Lighting should be shielded and restrained in = I- 1.- 2 Z design. Excessive brightness and brilliant colors should be avoided. The proposal has included pedestrian oriented bollards to provide improved lighting and to mark v v 0 transitions in parking areas. The wall mounted lighting, mounted approximately 6 feet above co 0 grade, will provide pedestrian oriented and upward lighting of the vertical elements, thereby J = enhancing the design of the building. This theme is repeated throughout the perimeter of the first to F-. floor of the building. Bollard lighting will also be incorporated throughout the pedestrian routes w 0;. and at transition areas between parking lots. The bollards will be uniform in style and will be 2 . between 30" and 36" in height. Twenty foot lightpoles will also be included in the rear parking g u_ Q lot, to provide enhanced lighting and security. N O I-w 4. Building Design = z F- I— O A. Architectural style is not restricted, evaluation of a project should be based on quality Z I-. of its design and relationship to surroundings. 2 D UCi The proposal is consistent with its surroundings in its emphasis on suburban office park style. 0 - off This is the predominant theme of the surrounding built environment, where ribbon windows, w w predominate horizontal lines, flat roofs and vertical orientation at entrances are the primary - v: architectural elements. u- 0" z B. Buildings should be appropriate to scale and be in harmony with permanent U N neighboring developments. 0 H z 52nd Ave., S is marked by its emphasis on Office buildings; however, a multi- family complex is located at the Northwest end of the street. All of the office uses along this street are 2 story buildings, using setbacks, vertical and/or horizontal articulation, variation of massing and other techniques similar to those in this proposal. C. Building components - such as windows, doors, eaves and parapets - should have good proportions and relationship to one another. Building components and ancillary parts shaU be consistent with anticipated life of the structure. All ribbon windows are 18 feet in length and approximately 5 feet in height. The ribbon windows are broken by two foot vertical segments and are either repeated or the pattern is broken at building corners. This reinforces the building's suburban office park appearance, making it's design consistent with its use and its surroundings. A parapet is also included through the use of a reveal line, a vertical theme repeated throughout the building facade. D. Colors should be harmonious, with bright or brilliant colors used only for accent. As presented in Attachment G, the building will be a beige tone, complementary to surrounding buildings. Window treatments include a dark gray anodized metal window frame with dark glass. Page 7 Staff Report to the L96 -0029 Board of Architectural Review 52nd Ave Office Building E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The applicant is proposing that all rooftop Heating, Ventilation and Air Conditioning (HVAC) equipment will be setback approximately 20 feet from the roofline. The maximum height of the equipment is approximately 8 feet. The setback combined with the height of the equipment, ensures the equipment will be out of public view. The HVAC is represented on the elevations presented in Attachment E. F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. As previously indicated, this proposal includes wall mounted security lighting around the first floor perimeter of the building. Pedestrian oriented bollard lighting has been included throughout the sidewalk areas and for transitional lighting between the street and driveways and to mark transition between parking areas. All lighting solutions will be standardized for their ntended use, for repetition and consistency in style. Light poles to provide additional security for the rear parking lot has also been included. G. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form, and siting should be used to promote visual interest. The project includes a strong horizontal emphasis with the use of 18 foot long ribbon windows. Horizontal proportions are further emphasized through the use of a flat roof and separation between the first and second floor and second floor and parapet through a two foot reveal line along the perimeter of the building. The horizontal emphasis is distinguished through the use of 2 foot wide vertical elements separating the ribbon windows and a one foot inset from the facade to the window at the building corners. The massing of the building is broken through a series of setbacks, while maintaining an overall "L" shape to the primary facade with a series of 24 foot setbacks along the rear of the building. The shape of the building also helps to emphasize the building entrance, located at the center of the configuration. The horizontal emphasis is also broken through the inclusion of a pyramid skylight, the theme of which is repeated to 4 small glass pyramids over the porte cochere. Please refer to Attachment E, which shows the elevations and the building footprint. 5. Miscellaneous structures and street furniture A monument sign has been proposed in conceptual form, totaling 75 square feet per face. As presented in Attachment E, the area and size of the sign appears consistent with Tukwila's Sign Code (TMC 19). However, as referenced in the landscaping plan (Attachment A), the sign is oriented perpendicular to the street. This orientation may be obstructed through the street trees, other landscaping elements, its location and the slope of the site and adjacent street. Relocating the sign away from the landscaping and closer to the street may improve its visibility. DESIGN REVIEW GUIDELINES 1. Relationship of structure to site CONCLUSIONS Page 8 z i ~ w. J U' U 0 • 0 , W =° H. Wu_: w 0: g a d t- _. z� o, ILI W. gyp' O N. ww 0; iii z: U r= 0, z Staff Report to the L96 -0029 Board of Architectural Review 52nd Ave Office Building The proposed building is properly ordered and centered through the site, providing adequate parking that is screened and primarily out of public view. Several types of landscaping elements are included in the proposal, which are designed to enhance the building. The primary walkways for the building are focused on the entrance and address the relationship of the building to the site. Where feasible, the building follows the natural contours of the site. Where slopes are in excess of 20 %, no development is proposed. 2. Relationship of structure and site to adjoining area. The proposed building is similar in use and characteristic to the existing built environment. The choice of materials, horizontal emphasis, setbacks and other attributes are also consistent with the surrounding buildings. The proposal also extends both the sidewalk and emphasis on street trees to link with its immediate neighbors. 3. Landscape and site treatment Where possible, the existing topography is maintained and the building and site are designed accordingly. The landscaping plan is appropriate to the site and to that of its neighbors. The parking lot is well screened where exposed. Exterior lighting is well designed in its emphasis on repetitive themes, pedestrian orientation and lighting to enhance safety. 4. Building design The style of the building is appropriate to its use and to that of the surrounding built environment. Rooftop equipment is screened through a setback from the roofline. Lighting is appropriate for the building and the site. The design proportions are consistent, emphasizing a horizontal theme broken by consistent and appropriate vertical elements. The use of a porte cochere and pyramid skylight provide visual interest and protection from the elements for pedestrians. Garbage and recycling are out of public view and sited internally to the building. The building, as presently designed, does not conform to height limitations established in the Zoning Code. 5. Miscellaneous structures and street furniture Signage as proposed is consistent with ordinance requirements. As sited, the sign is perpendicular to the street and may be obstructed by proposed landscaping, especially as the landscaping matures. Moving the sign away from its present location may provide a clearer view from the street, given the proposed landscaping, its placement and the slope of the site. RECOMMENDATIONS BUILDING AND SITE DESIGN Staff recommends approval of the project with the following conditions 1. Solutions to address height restrictions may be reviewed administratively. 2. Signage submitted under TMC 19, Sign Code may be reviewed administratively. CONDITIONS OF APPROVAL As stated above. Page 9 awn ...- 3•!'•g;:s�%� :�`t�t+7,..,o�.,u..�i:�.n .44�1i4+�uiir5�7iia�9i £•t.'ip'.1'CCgttw.�.«. - --- .4. ,:a66,..41‘148::::,.. z Wiz. JU 00 N 0 w= u. J H' w0 = d. w H 1• z �. O Z I-; �0. N: 0 !- MI W; H 0, H, Z: U N•. O z.. . (J1 clam miev000roy 10 mILImFAulext va • In ft �M• :P fi' «�...6 fie ': • I "'© g � I Pio airamernam ATTACHMENT A FIFTY- SECOND AVENUE SOUTH BUILDING, 1000 AYINUI 0OUTN TUNWIL•, WASHINGTON OWNER: IIT CORPORATION 1100 1OUTH 111000 ITOOTT. MN 300 ■1ATTLI. WA•NINOTON .i ar».... _. . ��.. +.r.✓w...�..w+++ecMtNFYR�IfiOIi ralV'MA: IkMR`o�+-a�.�.,rwi.m rw'9N.fw ROLF PREUSS ASSOCIATES ARCHITECTS/ PL.ANN0R1111 A.I.A 10OS 7TH AVENUE SUITE 1000 TOWER SUILONIO SEATTLE, WASHINGTON 06101 806 606.1660 T bA1WNw7 1f?Y.lvb 1 ' • 3 .w> ' 'LnsiU'tvl'�if' � .IL: ;�'dk'S.Y.W.+• z _I- I- Z W 6D,, O 0' D` W Z' Jam. • U. W O: 2Q =d I- Z H. Z 0: 0. D p, WW : O'. Z; O; _° z A F F I D A V I T Nyotice of Notice of Public Hearing Public Meeting []Board of Adjustment Agenda Packet 0 Board of Appeals Agenda Packet []Planning Commission Agenda Packet Li 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 fl Shoreline Management Permit []Determination of Non - significance 0 Mitigated Determination of Nonsignificance []Determination of Significance and Scoping Notice Notice of Action Official Notice Other Other was mailed to each of the following, addresses MOUAW 04U, (C.a4A4-- Name of Project 5"?' File Number LA (Q ( -fai on . 984440- 0015 -06. ST.CORPORATION 15200 52ND AVE S' SEATTLE.WA 984440- 0020 -09 GRIFFIN MICHAEL P+RITA P 5131 SOUTH 151ST ST TUKWILA•WA 984440 - 0021-08 ZAPUTIL: RUDOLPH 420 LINO AVE SW RENTON WA 984440- 0035 -02 DELAY.MARY E 15356 164TH.AVE NE WOODINVILLE WA .562279 98188 8N9999 98188 R0579 98055 984440 - 0036 -01• POWERS RICHARD D +ANNASELLE'949999 16442 51ST AVE S TUKWILA'WA 984440-0037 -00 MASSOUD MAHMOUD +AZAM 6046 MAURY.AVE W000LAND.HXLLS.CA 98118 1N0463• 91.367 • .. . . ; • • ; • •.....•.. '.• . - • BOWEN LEROY 7311 VIEW.LN SW SEATTLE WA 115720•0012,01 SOLLY BRUCE W+NANCY ' 8901 S 180TH ST. KENT WA • 3N1072 98136 369999 98032: 1157200013'.-00. AERO—SPACE PORT'INTERNATION549999 512 STRANDER;BLVO TUKWILA.WA .98188. .115720001607 SPEEA PROPERTIES 15205 52N0 AVE S SEATTLE:WA- • ••••■••"' • ;;;P: 0481 98188 115720-0017-06 MANUFACTURERS LIFE.INS'CO 502963 C/O-COLLIERS REAL EST'SERV 800.5TH;AVE .43930- SEATTLE;WA 98104: ';:••• I.: ' ' ....;;;;,•••:•; ;• • • • • • 115720-0019-04 SOLLY BRUCE W & NANCY,F 361192 E3009 S 180TH:ST KENTsWA• 1157200021...00. CHENEY:DELBERT.J 15005.51ST AVE S SEATTLE WA 98032- 98188 . . , ' • • . • ..ftternimiireekt-i4,•..v....••••iilwrt%•.;$4..krwirt.KTi..;Ptmw?4,•:;;%‘. . . • • . City of Tukwila John W. Rants, Mayor Department of Community Development PUBLIC NOTICE City of Tukwila 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 at 7:00 p.m. on September 26, 1996, in the City Hall Council Chambers located at 6200 Southcenter Blvd. to discuss the following: NEW BUSINESS: PLANNING COMMISSION PUBLIC HEARING I. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L96 -0037: Wireless Facility AT &T Wireless Services Rooftop installation of a Personal Communication Services (PCS) wireless facility. 6100 Southcenter Bl., Tukwila . BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING II. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L96 -0029: 52nd Ave. Office Building Hong Tan /ST Corporation Design review approval of a 22,358 sq. ft. office building. 15208 52 Av S, Tukwila 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 at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times September 13, 1996 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 z F z' re w 6 00 C 0' U) w; w =. J I-; a_ wo u_ _, =d Z Z U 0 F-. w`. U; Z; U)' 0 '. z. CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REVISION SUBMITTAL DATE: aI 12 /Al0 • PLAN CHECK/PERMIT NUMBER: L.- It- •° °2-'1 PROJECT NAME: mil` .1.t �i �-C. Gi' • 1AfL PROJECT ADDRESS: ‘).260 7 Z vvdvc� CONTACT PERSON: 2c1 0 !-GU` 4' PHONE: REVISION SUMMARY: piq7 VA-cfec 0 09 tUJ antA SAP OEV ° -OpM SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: CITY USE ONLY tannin !re' Public'.Works .' 3/19/96 z :�z w. -I C.) 00 0. w= CO w: w O. ga LI d • mo: •z o • :z w. o O N' 0 H =W. - U' 1 - O • 0 z CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REVISION SUBMITTAL DATE: //t/q PLAN CHECK/PERMIT NUMBER: L -`2 % - 00 2- PROJECT NAME: S 2 '1=22 A 0 O tF1 l GG 01. (� / 19 / PROJECT ADDRESS: l 2 - A "U e- Soo-T-4_1 CONTACT PERSON: 7 D mil/ S PHONE: 1 6)Gs) 624-- REVISION SUMMARY: RECEIVED ! or TUKWILA SEP 9416 SHEET NUMBER(S) ! D S -e 4 S 5 kee 1, "Cloud" or highlight all areas of revisions a d date revisions. PERMIT Sect SCc(+. P gpvc_ic a u SUBMITTED TO: 44 + c 1-4 A.. CITY USE ONLY " z Tats" V 07. 75c1r??W;:zema!r3>WMtt••M:,V,,a u yr..r.:,.�e sc K.1", x+ 3/19/96 z ;mow 60 00 Co. ui W H w o, gQ co = ci w. z �. �o z I-. Lu p o '01- w w: F- U W Z' 0 W'. H H. 0 z • OATS■ ISCALM RSVISIONO3 1. 1ST 7171.1 . • ^ FIFTY - SECOND AVENUE SOUTH BUILDING,' 15205 52N0 AVENUE SOUTH TUKWILA, WASHINGTON OWNER: T CORPORATION 1200 SOUTH 192N0 STREET, SUITE 300 SEATTLE, WASHINGTON 9E1146, • • ROLF PREUSS ASSOCIATES ARCHITECTS/ PLANNERS A.I.A 1609 7TH AVENUE SUITE 1000 TOWER BUILDING SEATTLE, WASHINGTON 99101 206 B24-11369 0 < • • Z re • •-J O 0 • C-1 W 0 :44‘• 0/ '41 FISCSIV SEP 11 'OS COMMUNITY DEVELOPMENT OAT.. OUVUOIONA FIFTY- SECOND: AVENUE SOUTH. BUILDING 13208 92140 AVENUE SOUTH TUKWILA. WASHINGTON OWNER: ET CORPORATION 1200 SOUTH 122NO STREET, SUITE 300 SEATTLE. WASHINGTON 98196 .t ROLF PREUSS ASSOCIATES ARCHITECTS/ PLANNERS A.I.A 1600 7TH AVENUE SUITE 1000 TOWER BUILDING SEATTLE, WASHINGTON 00101 eoe 624-1E1E1E1 - • '5,1.,;0414,Xiiratirp,,-. LLI 0 • RECEIVED SE.? 11 1995 COMMUNITY DEVELOPMENT �' a •'- �x:.`t . .: v.:n <a' r� � � M ' e &'A:i . ._.. i:.:. 1• i-_.,,w. �vw. vbti=_.... �> wav,:. ur«`./ nwwwGrvlira? ��Ct�2r... i.: i .aV2i�i'G:..�4.h.:rnd�.Ya;iS... ,•+...ter.+. ... � h� � .'` 6..,.1, 4:�QUYwCa .Xc oriA• 11i4,:fr s,. FIFTY - SECOND AVENUE SOUTH BUILDING 1020E /1NO AVENUE EOUTE TUKWILA, IN AIHINETON E T C O R P O R A T I O N ELITE 300 OWNER: 1100 EOLITH 11100 WAENINOTON ROLF PREUSS ASSOCIATES ARCHITECTS/ PLANNERS A.I.A 1808 7TH AVENUE SUITE 1000 TOWER BUMPING . SEATTLE, WASHINGTON 98101 206 624 -1886 . r. woAUMwx ...wr^w�wrxm.a�:vr.t"HT.N ^F)Fwiwi KG.SIEBEO' ELI :Mt IV " -1,.i' .w ::4:ueti `i.W.i1:GS1 RECEIVED SEP 11 1996 COMMUNITY DEVELOPMENT was. sr-wuk NINVINONIBI . . FIFTY- SECOND AVENUE SOM. BUILDING 11101 1110 AVENUE SOUTH TUKwILA;WA•HINSTON ,H. ARcHITECT8/ 'PLANNERS ROLF PREUSS ASSOCIATES A.I.A 0 W N 11: .. • ST CORPORATION 1809 7TH AVENUE SUITE 1000 TOWER suILIGNG 1100 SOUTH 10E90 'TRW, .. , • . • DUST! 300 SEATTLE, WASHINGTON 90101 206 8E4..18E18 SEATTLE. WASHINGTON 1111141 • revl&nimmfergnemit,. ilW6StrOSTrt*.4.. ,'46141'Mr$V” ,10•I'MP'46MTIMM,A4■704VMSVITT? , RECEIVED SEP 11 1996 COMMUNITY DEVELOPMENT {CALM . 171111VISICINISI PoolAmP•O,AR: b.+ 1111, 1 -- Itif v. i ;.• ■ _ L A _ 1 . ) 1 F•""riA iy / ... Adak:4i i Wag •rsifiin riA.a I ASP Graill;;G:V; i.,:dailiVisilloAadkuln-a/Eal■ .Eirarn) War IMF - - NW' 444LO. " FIFTY- SECOND AVENUE SOUTH BUILDING. 1520B SENO AVENUE SOUTH TUKWILA, WASHINGTON OWNER: NT CORPORATION 1200 SOUTH 152141:1 STREET, SUITE 300 SEATTLE, WASHINGTON 961411, ROLF PREUSS ASSOCIATES ARCHITECTS/ PLANNERS A.I.A 1808 7TH AVENUE SUITE 1000 SEATTLE, WASHINGTON 98101 AVEffsP:r4I'SS0W4.K1.'* 11,EVRITW' TOWER SUILOING 208 1324.11369 • WTI OKt �:iYn'}jrr'SI'�Rn'M1 RECEIVED ., C ::5- i ✓w:oy sv:i::::eci *.'.'YS :r.;_.:ac:Z:.i2..',r �:,�i::i ,ii:6' ",iiti'ir i :8�5�ec::+s Zit:£_3er:ix::d.i::,le:�.'>5::r i SEP 1. 1 1996 COMMUNITY DEVELOPMENT tad .x.'.t:.+sYC:v+.:.Ai:;�'Si'� _ �. �- tit�a sttJL'if�xzS:i:LI(si4i�vP:3.ct: aialts:�:fL��tw1 l�e•:1i.6Yri City of Tukwila Department of Community Development John W Rants, Mayor To: Rolf Preuss /Scott Davis From: Michael Jenkins, DCD Re: Design issues pertaining to 52nd Ave., S project, L96 -0029 Date: September 5, 1996 Sheet 1 Steve Lancaster, Director • Need wallmount on west facing facades • Security lighting on poles in rear parking lot • Bollards on walkway • Bollards at S. entrance • Consider a formal lighting plan, especially one that includes provisions for nighttime lighting • Show finished grades at neighboring properties • N.E. corner is slightly within setback - need to correct Sheet 2 • 69 stalls proposed • 56 required (2.5:1000 gsf) • 17 can be compact and remaining over 56 • 1 loading space required • 44 square feet required for recycling (105 square feet for garbage /recycling indicated on plan) • Does width of columns impede use of parking spaces or will these spaces be 9' instead of 8.5 indicated Sheet 3 • 35 foot maximum height from finished grade to top of building • East elevation does not show skylight • Skylight complies with Supplemental Regs. in TMC 18.50.080 ( <20') • Rooftop facilities are not indicated (HVAC) • What type of signs are to be proposed - signs will be reviewed as part of overall design and should be part of project • Columns should be finished between capital and building throughout project • Color /materials boards should be presented, including a sample of all materials • Need to show wall lighting on elevations • Sample of wallmount lighting would be helpful 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Sheet 4 • Finish columns • On supporting walls, repeat horizontal patterns and frame garage access • Horizontal articulation should be at least 2 ", so that distinction is visible • Horizontal articulation should be repeated through the walls at the garage access, to carry horizontal theme throughout building. Garage access should also be framed Sheet 5 Will need tree permit, incorporated into BAR report Keep significant trees along perimeter, although maples at NE, near driveway could possibly be saved • Need to establish plan for how trees will be protected during construction, per TMC 18.54 • Landscaping plan too naturalistic given surrounding emphasis on street trees - consider adapting to rely on continuing ordered line of trees a: \current\mem9629 .z ,_ w; > mo 2 0 00! !a 0 .N WL . W =' tnLL W O uLa : =a: _. • z U 0: ; : W W`:. • It. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director August 20, 1996 Rolf Preuss Rolf Preuss and Associates 1809 - 7th Ave., Suite 1000 Seattle, WA 98104 Re: E96 -0019, L96 -0029 - 52nd Avenue S. project Dear Rolf: Prior to the issuance of a land use permit to begin construction on this project, a demolition permit will have to be obtained from the Department of Public Works to demolish the existing house and detached garage at the subject property. I am enclosing a copy of the application and related information that will be needed to obtain this permit. " If you have any questions about this process, feel free to contact me at 433 -7142 or JoAnna Spencer, the Development Engineer for Public Works, who reviews applications for Demolition Permits. Her number is 433 -0179. Sincerely, Michael Jenkins 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 (206) 431 -3670 9 Fax (206) 431 -3665 2. JVi 0 tnp`. J wo. 2 g J; =d Z 0: 0 N 'w w H U ~ LL O Ill Z: U co 0 CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REVISION SUBMITTAL DATE: ) [ PLAN CHECK/PERMIT NUMBER: Z- (, 00 2-9 PROJECT NAME: v 2 tiJ A'Uc- -56 u 4 O Ft C b LD Co , PROJECT ADDRESS: / S Z'C g Sr-�� f S-6 0 17-1 CONTACT PERSON: C CY Di4 "V'C. T PHONE CO 4-/(6) REVISION SUMMARY: CD Q L �t ( (f. ��- �AT-1- 0 S 1 s. boy CSC -i-L0 Cr3) ( ULO-(L GA-Jh c QV) E CITY RECEIVED WILA SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: f;zri ,Kam PERMIT nENTEfl VER..0 1 d r-PEP--v.44- ( 00(2-17 1 A viz_ CITY USE ONLY 3/19/96 CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REVISION SUBMITTAL DATE: //z ,1 q , PLAN CHECK/PERMIT NUMBER: L-61 6,-- l A-CtO 5oc OH-1 PROJECT NAME: PROJECT ADDRESS: i c2.-0 B `A tJ r go „.4 r n CONTACT PERSON: PHON REVISION SUMMARY: (1 \ �� c C— A-KJ/-4- `t'c c SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: VeL(t. e RECEIVED OF TUKWILA PO,• : ' PERMIT CENTER et- i-ie'eal in to Sderect i E`er S CO -- P0)-, 4 I- (00 Qp 1oAv e, CITY USE ONLY a!Ibh!pt 3/19/96 .C+RMhP.*i^'+a'R!SSrowr „'tz.pr. or.greJr*.- ..Kn+nzY.tcs rrPv.:nsr+E'».4,. F ttv<. wnn *w.q+r!raot'pKrsCt3w1!,rA%tR! '..!L '^P.c'17finR'e;4,'g' -! oY.'"kP;x z H Z. w. re Jo • 00 N0 W= • J I wO 2 J LL j. • d. I- au z f- o. zt'-, .w uj U ' .0 a :o w w • H, Z'. .0 H 0 z City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director August 7, 1996 Rolf Preuss 1807 - 7th Ave., Suite 1000 Seattle, WA 98101 RE: 52nd Ave., S. project, File No. L96 -0029, SEPA E96 -0019 Dear Mr. Preuss: I enjoyed meeting with you today concerning your proposed design revisions on the above referenced project. As both Kelcie and I indicated, a revised set of elevations will have to be filed to keep this application complete. I will also be looking forward to receiving the changes pursuant to your SEPA application, previously described by Joanna Spencer and Alexa Berlow. To keep on calendar for the new hearing date of September 26, 1996, all SEPA related material needs to be received by August 12 in order to complete the review and to allow for potential comment and /or appeals on the SEPA determination. In regard to any further revisions to the BAR application, please keep me posted if you anticipate any further changes. Sincerely, Michael Jenkins Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 1.-Vk micE:4::A/R:.tt::::CMVi:' ::ylW WA1J:it'l:l' Cil6: �Yr. 5+ :.144L11.aLC.utrL4SNa�dt�.v�.it Slf.' %Akil: .. AIJG- O1-2.-1995 15: 12 FRUhi i ipEH1 i FEi=, I oN L RESEHRCH TO CITY OF TUJKWILA Department of Community Development Building Division- Permit Center 6300 Southoenter Boulevard, Tukwila, WA 98188 Telephone; (206) 431-3670 4-317975 F.�J- F' F. 1 REVISION. SUBMITTAL DATE: , Auk 7, /916 PLAN CHECK/PERMIT NUMBER: 1.16 - 00 Z9 PROJECT NAME: 46-2 P74�4vi_- T a 13tHtepmy PROJECT ADDRESS: 4 2O 62,f7-0 41AS 41A' Saki, CONTACT PERSON: SC 07T OA ViS PHONE: ZoG G24- /G6 REVISION SUMMARY: f r ue5./ /V _ SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. RECEIVED AUG 0 p 1996 PERMIT CENTER R r1.}ev'eCl 51 SUBMITTED TO:_ 4:7"4-- Th it( 'iaei k-k ms -DClO a/1 9/96 Ti iTHL P.02 z p_W JU 00 N =. W LL: WO g Q. =d I-- Ill Z� I— O. ZI—: iu U o. W W: O .. Z w = U O~ Z PRE-APPLICATION CHECL _IST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT dUILDING DIVISION - PERMIT CENTER 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431.3670 :PRE- AP.PLICATION'FILE. M ,,EETING DATE: -`'7 %679_ PRE95' =03 i'AV,` S''OFF,ICE. `BUILD TE ADDRESS: i5208 ,5`2 >'A PUBLIC WORKS DEPARTMENT .;."7ii'e10:0i0.1g Fern a its a -- basedfl a prePlinary 'review:: ditto ;. , ni .T.7.at *PY:be iieepied Outer g _mipent reg �lations �`: j%need Project:52ND AV S OFFICE BLDGdress:5208 52 AVE S PW# Date:07- 05- 95.... By: e)P:1? .4"+ •���'- Pre -Ap• SEPA• ShortPlt• BLA• Review Comments- Availability Letters: .X.O.Waterir. ... Sewer 1. Water. ... Assessment p X°r, ;Doublel;.Detector .X. Fire Loop /.Hydr;aat ... Proportionate "Fair'' Si ar'e %No tProtest Water Agreement . . • . . . . . . . . . Lr: r:. ' <. .. ..,._.Z,f •.. .....z�..., _. ., •..• ..,.ryes. rT:�a n •.+ 2. Sewer DESIGNL`F,OR,�-,CONNECTION -TO METRO; IN =.52ND AVE1,S'r�` <METRO�'`AP:. :PRQ E �; MINNECTIOTJ' �` - J ... Proportionate Fair Share /No Protest Sewer Agreement • . Grease Interceptor Designed to Uniform Plumbing Code (App.H) 3. Surface Water RA INAGEti CIiM4NEL ;r,ON;EAST.,a.SIDEfNEEDS'�;,TO BE=fIDENTI=°,,i FIFO AND DESIGN'APPROVED' r :: .• ` . s r ;. • . �. r:�..,, , : , • Identify Drain System Condition for 1/4 Mile Downstream 'XEDesign�p C Design 'Ma ua1 X B of iy: tration =nor'•'}Coalescing > =P.1'ate • . Riverbank Stabilztn• 4. Hydrological /Geotech• epparator.A 5. Traffic• ag.r. e.9:`:�� `!:` � ,: ?�:i.y.r.xra..q.,.r•r;T�X.�• Ii .�'crrc +t?' ;^ ,�i l•'i:'y,+� �' � � �!i• wtr `s. 3.Y �: a asp .h. .X:u Tri" Genera 5Wi astributiori fo'rSrAWDT. wAM Noori; anci PM peaks"' Channelizati.on /Access• X:" Ff010lx/,S deli ** ;r'- (TMCi1:64:020 rgmnt for: 25,000ft, 25% of value, or $250,000) ▪ CBD Treeplan• X; `Ui dergzound fi rOt Curb Cut /Access rrc• . •:., .. 6 . RCW eitl tit,: METRO4EWEIir EASEI+IENT MAVNEED 'AN 7AD )• 1', �trny..,. v. LC,<; ,a;.ay�r.;::4- ��,:. <,,.,<.:�., JUSTMENT.:(SB�' #9 )� 7. Developers, Turnover TRONTAYv', iitiROVF MTf 9. Other : 0E p5; TO4LOCATEaMETROSE1 (JEALINE;ANDF.ASEMENT, SiiOWEXIS ''` TING:�SDE�''•' SEWERS: �• SepRPn� ':,Z`i`•1`1G4!'TI�iW:.l`.r`(ti'f �..Y ri?f,�,.EKl:ar ss'�G�.r71,''i= a.��''` -�� All maps & plans to use NGVD datum. PERMITS TO BE OBTAINED: Water* H2O Meter Exempt Landscape Irrigation Sewer* ... Side Sewer ... METRO Business Land Altering* Drainage. FZC• Street Use • Hauling. ($2,000 bond, $1,000,000 • . Oversize Load. ($5,000 bond, $1,000,000 .V. PSAPCA (demolitions)- H2O Meter Permanent ... H2O Meter Temp. ... Sewer Main Extension.(Private /Public) Decleration Form ... METRO Discharge Floor Elevation• ins., bus.lisc., route map, $25 fee reqd) ins., route map, $25 fee required) tril,Zit;:iaii41:!..11; • COWUNT:N D'OPraF'k 984440-0005-08 ST4CORPORATION ig2001.52ND AVE S. SEATTLE WA • ' • • .1-- 562278 98183 984440001506.' ST',.CORPORATION 1520052N0AVE S SEATTLE WA 984440002009'. GRIEFINAICHAELP+RITA P 5t31i.SOUTHt151ST ST TUKWILA WA 984440-0021703 ZAPUTIL.RUDOLPH 420 LIND AVE SW RENTON WA 984440-0022707 ZAPUTIL.RUDOLPH 42VLIND AVE SW RENTON WA 984440-0035-02 • DELAY.MARY.E 15356 164TH AVE NE WOODINVILLE WA 984440-0036-01. POWERS RICHARD 16442 51ST.AVE TUKWILA WA 562279 98188 et 8N9999 98.188 P.0579 98055 R0579 98055 119999 98072 0+ANNABELLE 949999 98118 984440-0037-00 MASSOUD MAHMOUD+AZAM 6046 MAURY.AVE' WOODLAND HILLS CA 984440-0046-09 MASSOUD MAHMOUD+AZAM 6046 MAURY .AVE WOODLAND HILLS CA 1N0463 91367 1N0463 91367 , 1157200011-'02 v i BOWEN LEROY 11 . 3N1072 731.1 :VIEW LN SW SEATTLE WA 98136 115720-0012701 SOLLY 'BRUCE 'W+NANCY J- 369999 8901YS_.180TH ST: KENT WA 98032. 119720.001200 PORT qNTERNATION549999 512 .STRAN0ER BLVD TUKWILA WA 98188 —115720-.0015-08 ' BOWEN LEROY 7311 VIEW LN SW SEATTLE WA 115720-0016-07 SPEEA PROPERTIES 15205 52N0 AVE S. SEATTLE 115720001706 MANUFACTURERS LIFE INS CO C/O COLLIERS REAL EST SERV 800 5TH AVE V-3930 SEATTLE WA 115720-0019-04 SOLLY BRUCE W C. NANCY J 8009 S 180TH ST 1104 KENT WA 115720-0020-01 BOWEN LEROY 7311 VIEW LN SW SEATTLE WA 115720-0021-00 CHENEY DELBERT J 15005 51ST AVE S. SEATTLE WA 3N1072 98136 .0481 98138 502963 98104 361192 99032 3N1072 98136' 98188 -.140,4`15,w% RESIDENT MAILING LIST RESIDENT 15230 51ST AVENUE SOUTH TUKWILA, WA 98188 RESIDENT 15005 51ST AVENUE SOUTH TUKWILA, WA 98188 PARKRIDGE TENANT 15215 52ND AVENUE SOUTH TUKWILA, WA 98188 SPEEA PROPERTIES 15205 52ND AVENUE SOUTH TUKWILA, WA 98188 ST CORPORATION 15200 52ND AVENUE SOUTH TUKWILA, WA 98188 RESIDENT 15171 52ND AVENUE SOUTH TUKWILA, WA 98188 RESIDENT 15151 52ND AVENUE SOUTH TUKWILA, WA 98188 MICHAEL AND RITA GRIFFIN 5131 SOUTH 151ST STREET TUKWILA, WA 98188 R E nF E JUN 0 7 '1996 COMMUNITY DEVE OPMENT �� L� L::t�u*�rxc TuKwi6/} cry• c/MiT S. 151ST ST. N /%•17• or W 1 9. /,` JO • N e3�P) N Lo7/ Of' G `�• 1oa a�SQ r vrQ0.ci GSQ.' d� Fi o t 4 N osi • r,� p0� /It,. , ,Coe d n O'' 0�i w /rcLP1 ti 4 »� UNG tot 3 • Got 3 '* 9-1 . �.1 y2: O�w ^ ✓ 0' p71 °. 01 0° 0 ., Dd2( =) . $ 52ND 5T. 33/ t is BB- 33 -o7e 3/8./9 Co 4Z� 1 PCL.' A 1 24' QO. Esu7-• AO°4. 0OIG .. 6.30 -43W 3/6.34 PCL. B boo' R.AIP' U 41,4'34 00x1.. LBB- go -3B1d i /5' 5/ » /8100 sueve•y .. 1 13,x°0. 1 b; Doll / o • 4° .1u t7Rr -ris, F_LC F� ` • 20 • 8LcP /. RS.NT• .9T/1Ta 7DMA,h'r.'.'N1� I -.'.r� %.9c- 4T 47/!57 {, /.1 .• V • v V h JO• /20 70 • 0 9 noh 0 5039) 4ii i / C� D N 30. 34 Q • Is V 1, 70 2 • K; 0 • JO ■ L. U W 1s ; ■a'° z h . ▪ ` iv o 635 .� • • J Oi 985° 00 40 /•- d•• .4.0 rt�� 2649) R1 =). 534 01 SO TUk I �CSSHIJpI r0 r „Y� /O � 0 -or • =1_�•'/t00 0 5 230 5216 12E • 1r, 30 I1. II !1 n : U�' 1 n • r1 1 "*S 1 a„y Ip ? 0 021 0 'I- il�.�a 1't�i ' � I__ � �;Ae . f .7fJ n/ �01v Rte. - 4•;170,/12 '4) 1SOU7,LICEN TE !^kq REuTON THRPE TRt'6 P01N co 4-E. ax/441 Tc yy e- TKw /�07 76 /7 o9 �4 `4"m•I•sr•OtIv, kr !Yra a;ca*C'i}I. t. t!A'71', 1!�r' : >Yt+rriwa.'vhn. +Ww!itim+'rwYn. .et rs 95 M a 1� N � o ti 0 m en .4 V b 0 (n 1 In �) --- • .., = ...::_.._ :: _.147 A-7 1' P.O.TrC /4/0.94.0•. Ror_ IL r, • ,0 in 6 0 M M N h 0 0 X31' • 5.6.0. 8 51.7 z. 0 1`110. k 1D 14 .1 • 91.7 t tZ A o vtr 22 7r V) . 22 .14 't 012i 01 60; 1 i :O `3' <WYtaKV:1'4 4!G. 20 P: 0.7 .M" s�B +07.9 7S ins 14 6 a z �z • re W 6 J U: UO. CO0 CO W E J � WO IL • co 'O —. 0 H' W • W. W - � — O LLI Z H Z. O~ z BOARD OF ARCHITFC:443AL REVIEW DESIGN .'iEv'IEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 Planner: FOR STAFF USE ONLY File Number: L q -- Cross- Reference Files: Receipt Number: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: C0Yrz,TtLOC:,Z' 2 STOCt. OPP ire e 1L. I �TO(t.t,` CAA 2A'E pt krzAe_ bJ6- 2 G CA�I.S 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) CS2Oa 52i0o AveKx e SOc1tvk Quarter: Section: Township: (This information may be found on your tax statement) 3. APPLICANT:* Name: Ph SC+ .O _ T\- D AV CS Addr - - r' -I M ay eLx6 (� 5F�-t �stot G"L. • • tc,(c) Signature: A. Date: * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. Range: 4. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP Address: Phone: Ca-� ,4 3o0_ IZoo S. t L_,?D, Sa-� 8ei4- -LE, wA, 00..14-8 C°)2.et I_�z41 I /W,[signature(s swear tha ' - • - e ow, r(s) or contract purchaser(s) of the property involved in this application and that t e foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 06, - 1996 p.O fv AA LJ N �1 \' ?JE ELOP vlEN , I�ti:.� ! s� !� . z w re ul D. 00 W N LL', w 0` ga x-o =w Z� 1- O ZI-: LLI 0 o. Ott '❑ =w -L6.0'. Z w N' z BOARD OF ARCHITECTURAL REVIEW .DESIGN REVIEW APPLICA:74.0 CRITERIA f ;sue �r, mow. Page 2 The following criteria will be used by the BAR in its decision - making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the 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 it site. RESPONSE: A) IKtAttoT410 A CAE; IJerzAL tau tip F. 1.,:4100- 1:1P6 STCLt P tv)6Tl> UJ STQE G' AuOfl u LW 1 --% P Li4.,L O&-- vl VY1 tC...ii4 (L To 1P0..d.ce7/ IL.)O2xN F X 50014.1 pP- IT6 • P2o tO AL/313b- . ►O,tD , uo t- l rmmo c» (9t;.6 0.otJtJf-c 11.0\1S 1t-TO StTE1 Tn €cJ41 ci P60650214.1 • 1✓tou6v%n t', e ;) A. mfaJ oRATL PA - t 6- 1 St,T1) T o c6(2. o2 QoU t 4 LL At.O t_t t tJO SoYr16 VA21Ue3&- t o tci-., (? t9fiLcut.C60 ��t4rL TKO SutLO1iJ&5 RZOt'3t 6NT(2.AI3C . LAL3O P6O Ir F 2 Ac3O Jfl PA214.( Pary Y1 STR66V .0 ) � l-lt, 5utt.,0 t tJ6, vs; umtTeO To (2) Sto(c.iS Ot3 STfL661- StO 1 MD 14 As YriAJo2 St06 S�Tg�ACK.S�4S�b'to�) 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in 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. RESPONSE: Wt,16 1,01C.01061-. t )1 tom.. E440- R SMOM314. ^� t OC O u3 t t [fit=, EZED UD )(JC7l YS To &106 ST(Wr\& 140Q .ffrr AL U62Ttc1 L L tL) 5. 'MASS 0 60%1.01436r tS S:71-6.20 To Pizooto P o JT oor1L PA(UUtJb, k3101) TO 4b(ZAAt DP T :, 1,23t.....;_. OF- i E, S-C21.CaO11_. (WO GR.0 1.6- ktnlol i3OaT6Lra rit.%- hE L6'3 o ?.3 -1-11b �' t.A+.3C APk OF-612Z Tb Tt ' tT Let t,,t_. `t3LENi) v3 tT4ry FAX 1ST t tJtr lAt3C6CA P t tJ b-- Or) S tT6 Atm TO T'V4 NoiLT -IA (*)t W tLC, iZE-0616AtOr ADO I-(ANC 1-41,16:1-1191136— -To t- &E�(..P COr'►nP ' 'VI-16 Two P z,cgects 'LO6GTNt62. C.3 PQDPc o 6u06-. IS SLUY tdtq(L 10.) aCAL Aklo GrIACLACt;C-(ti ►o CJ 7 13U1iA1Ls . (see ATTACA46 0 S t`(e€-v t ✓ o r z e oo t -nonAL R POt x ;) z w re I JO O 0 co 0 WI J � CO LL W o u_Q =• d I- 111-1 zF � o Z ▪ ~' n • a. O co o — o t-- w W II z ui U= P I H: z BOARD OF ARCHITECTURAL REVIEW - DESIGN REVIEW APPLICA7421 Page 3 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to.beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. F. Screening of service yards, and other places which tend to be unsightly, should be accom- plished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. 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 land- scape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. RESPONSE: A,\ o �T2...o 'l O AN ApessionT6 PA��:1r )b- COUNT ABU To tieei TtiE GiTt JETS � ut2 sN1 �?-i� i�2. PAtztGtr.)&- AGGeSS So%_fe.)E The NAS gE; f?e - -A060. i? - „) SwPc oP P'A2ktk)C,- AREA A/-30 MosT IVALk.viA•('S ARE C-GSS T au o2, 6ZUAG v °fo . Auzc ACGG- ,AVhr-D- DO_ !VOT. e%AcieEb ' if; 0/0 Gc.oPG.. /Ji,)U pR,tuwA S Aize . PAJGO LA) VOA ASPt4ALA- w WaLKAvayS A►• GOOG2.GZe. G.) CAE 0E.,,RsDVS PLA0TIt3&- AYLE,/tS A2E Prz..,oV toeO AL0o6- sT( T St OR O 4,1Q, tJC's EpvE TO EOitAI AR(Wt-TEGtO & FEATUQ.Z.S 4 )00 ro S Tizeto ew t3 Gok.)rvEc _,TlOt.3S ► O TNG 5TIZEET A►uo MAE' &) L L.Ot Nlr TD t NL✓ ) )cy2 , iD.) FWA tDE Wt,I E(., STOPS (2) F,T Rasm PLATYS tZ. O2 WAUU.WAtA E oe-,E E) PRDU 1DE CAe011&)6- lt_At30S 0.3 LowE2 PAt2,V.tt ty-- At2l&A e P.) T)C) Serz\L tGE \t'At2-c • & •) ,) LL-(,-- W LLL BE L( EO -ro TtrtE BOtLO106 -- E OlizAsv6 E 1 P rA(k) Wat✓k.W Or, ArJ(J '(OZEIG1- Se L,(4 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. BOARD OF ARCHITECTURAL REVIEW 'DESIGN REVIEW APPLICAmk,OI'`x`` Page 4 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. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: A.) Tub t) . ©F- MADout..,AT tJ To C R.EAt� oP T116 ,o1Lsc ta3I - MA55 .3 Pc,t_1,S T'-i(z ReosScseo Lvi 0Ocko P(...Actrylet..17 EN�At�Gtt - --i'(rl tea ZAZot TAL. r"►�o L €e31:: 'Co Pc STi2ot*(& PE5V LJ. SGALi�, AOC LL9, Oi`r PfZ4),C e0 P2.10Z- T lS S t 0- t t,..t t JL.. TO ©cvt E ( 'P ,i e"iS AO-ACE-JOT -t c -iN SVTE C., SEP ,1 A • D. • . ,NO .. QL . SAwieue. Sow-Lo. e) m Fr. i tc ca exszOt PMELIT w tt_,, P,e sc(2eek) 0 F✓.) E C R JOCL 1rV V P oci aBs t,V (LL BE T ER- t 6- • ak. • t Gvt\183b-- O(L F=OC.t. ?SC, O 1-M-(&2f Bu t LO 1136- To et.) tt X 6 MAE 3utcO t€ RECGSSGO W t e1/4-)tt)0t,,5 eNt..x� NtoOOC ∎10eJe &..)PRovt,O6 NAZ 2_ 5otUp1,p36- MOO Ut„ATtok) To A OtO t-A,OtOOTON 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architec- tural 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. RESPONSE: 0 STCLUca-UR. P) Ai z �z 6 00 0 0 w= J w0 gQ N3 is z Zo. 0 0D 0I ww H V'. LL O .z 0 PUBLIC NOTICE CITY OF TUKWILA APPLICATION FOR LAND USE ACTION Project: 52nd Avenue Office Building File #L96 -0029 Request: Design review of a 22,358- square foot three -story office building. Location: 15208 - 52nd Avenue S. Applicant: ST Corporation /Hong Tan SEPA Determination: DNS issued August 22,. 1996 PERSONS WISHING TO COMMENT ON THE ABOVE CASE MAY DO SO BY WRITTEN STATEMENT, OR BY APPEARING AT THE BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING DATE: TIME: LOCATION: Thursday, September 26, 1996 7:00 p.m. City Council Chambers Tukwila City Hall 6200 Southcenter.Boulevard Tukwila, WA 98188 Information on the above case may be obtained from the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the proposal. For further information, please contact the Department of Community Development at (206) 431 -3670 z Z' W. UO cp W= J N W O. is �_ z �. 1-o; IL al' z I- U :O , W W. o. LLi z H= o BOARD OF ARCHITECTURAL REVIEW -DESIGN REVIEW, APPLICA Ofr INTERURBAN SPECIAL REVIEW DISTRICT Page 5 The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional Z, response space, if necessary. wQQ J V, 1. The proposed development design should be sensitive to the natural amenities of the area. N o J � co IL, 2. The proposed development use should demonstrate due regard for the use and enjoyment � ¢. of public recreational areas and facilities. = a. IJR ?� zi-; p' 3. The proposed development should provide for safe • and convenient on -site pedestrian p circulation. ,° Off-11 o. W w, . u_o uiz UN 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 5. The proposed development should seek to minimize significant adverse environmental impacts. IJA 6. The proposed development should demonstrate due regard for significant historical features in the area. NP\ P46-e CACL I Ttr"2..,11A 1? USED 1b C.0» 12Atzszutea.‘ .F-RES S`TaLLS D PYQ ers.5-ck,c5r) (AD il-NA Gyksni...)(1- (4,L)t, cot KV,- To -ck..t 1..NoRT4 o TFAE, 1712.0?oseo eQec..cDporlGt.sc-'4-, - Co-noe.e-ve- (A-) A Lk-U.74(N Co_i■EC1S Arzeic\ LADm-t_ 1-Nke PLoos Akiome Lowe- rAtzkstio6-- vatz-e ESSEJD 1?›(? (A.)c Li OF eLeuforvop... STALI.50QT A TOL O e; -"ct;) (...k$ 'MAE Leu_eL. emz-e. —- T4E 13.L.)_1(..011.)6-0 f 'ze mtotMU' izo` wive Dr2,1.Q CO I■1 WECTS Tk,S STRZET To 11-ie uff7e2.. Lowa2_,___PA2KIK)6 A00 A:(2-ACD6_71-b-tV•) A6asA0 To Ti-ke STizZET cc.-n!t...st_ooz — ' • sate.d.:na.t Z < • Z re 2 6 —I 0 s:X u) 0 W WI 0 u_ -I. I— 0 Z 0 ,0 I uj 0: LI 0. Z w U) = r_-I. 01- FIFTY- SECOND AVENUE SOUTH BUILDING. IISOS SENO AVINUI SOUTH TUSWILA, WAININOTON O W N E R : D T C O R P O R A T I O N . 1100 SOUTH TS*NO ITR /IT, SUITE 300 WASHINGTON ATTACHMENT C ROIL PREUSS ASSOCIATES ARCHIT•CTBI PLANNERS A.I.A 1500 7TH AV•NUN SUITE 1000 TOWER BUILDING SEATTLE, WASHINGTON 86101 206 020.166E 3 J 3 z _ 1- ce W J Ur U O; CO 0 W =! J 1-, U) U O, u. N d W z F. O z o D- 0 W W I--- LL 0, z; U co _1 o ATTACHMENT D FIFTY- SECOND AVENUE SOUTH. BUILDING 111OS SRNO AVSNUS SOUTH TUKWILA, W•ANINOTON OWNIR: BT CORPORATION , 1500 SOUTH 11200 STOSST, SUITS O00 , WASHINGTON ROLF PREUSS ASSOCIATES ARCHITSCTU/ PL.ANN.R5 A.1.* 1505 7TH AVONUN WIT/ 1000 TOWER BUILDING , WASHINGTON 55101 RCS 554.1550 bi.} �;irt�,>;':cS #�E ,i'. •.:Y:3''c,i?znl3i'}%3e�'f:,,.. r E 0! :FIFTY"- SECOND AVENUE: �ZTH OUILDING ..wrx.,.,..•111111W11,41.11•11101 O w m . • .tTOOI.P01AT10N *te• IMAM • :SUITE IIS • 1.6.. • ROLF PREUSS ASSOCIATES ASCHITGOTS/ IR-AAINZIES A.I.A LOGS 7TH ANIMUS SUITS 1000 TOWER IluluaNcs eawrn.a. WASHINGTON IDS101 SOS SINI-11141S Invilia.Aireeolry:leuiviWOHAIL..14vik..ve.voIETIEVII.,,..rtwirmii!VIT,W.,MV?..,,,erv:OrMIAWWW50449,41”"V"411.?'"M"'"I ••••••••• ....••■•■•• td MM. I IA Za FIFTY SICONO AVENUS SOUTH UIJILCWIG 111111•111.•11/1111•VOINOI •01/VIC T•1111M./.....••••sm•Tom , . ROLF PREUSS ASSOCIATES APICHATIICTSI IR.A•111•M• *J.* 6.4 OW *1 Mr •T C OOOOO ATIO • 11•011 7Th AVONUM MAT. 1000 TOWER 111./1.0•10 ". •••• TWOS OOOOOO . MAIM 111 SM O • WAMMONOTON 111101 ROM •84.1•0111 • •VOMM , *4) CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: CONSTRUCT A 2 STORY OFFICE OVER 1 STORY GARAGE PROPONENT: HONG TAN LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY: ADDRESS: 15208 52 AV S PARCEL NO: 115720-0010 SEC/TWN/RNG: LEAD AGENCY: CITY OF TUKWILA FILE NO: E96-0019 The City has determined that the proposal does not have a probable sianificant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. • ***.*4-i-4,4-4****.********************************************************** This determination is final and signed this 2.2oNct dav of AVey .199 StLAve Lt; Responsible Official Cfty of Tukwila, (206) 431-3670 6300 Southcenter Boulevard Tukwila, WA 90183 Copies of the procedures for SEPA appeals are available with the Department of Community Development. • wnzsv.., ATTACHMENT H ,irmtemmtronate3SESMSt. Z no In; 2, 6 n' -J 0 M : CO : L1J x' ..J uj 0" <C! 0: u) z 1— 6. al la C.) fit .. rz. oi ,0 col"! z URBAN REGIONAL RESEARCH Planning Consulting Services ST Corporation Hong Tan 1200 South 122nd Street Suite 300 Seattle, WA 98148 August 5, 1996 RE: Traffic Analysis - 52nd Avenue South Office Building: #E96 -0019 Dear Mr. Tan THE PROPOSED ACTION RECEIVED CITY OF TUKWILA PERMIT CENTER The proposed action is to construct a two story office building 22,162 gross square feet of space. A lower level of parking will accommodate 69 parking spaces. The building use will be general office. Access will be from two driveways off of 52nd Avenue South. EXISTING CONDITIONS The site is located at 15208 52nd Avenue South in Tukwila. There is a vacant single family house on the property. Street System Access to the site is from 52nd Avenue S. which has a 60 foot right of way. Currently 52nd is a two lane facility with approximately 24 feet of pavement. There are sidewalks on both sides of the street. No parking is allowed on either side of the street. Approximately 400 feet south of the site, 52nd Avenue S. intersects with Southcenter Boulevard. Southcenter Boulevard is major 4 lane facility connecting the site with major access points onto SR 5, SR 405, SR 518 and local arterials. No channelization exists at the intersection of 52nd Avenue S. and Southcenter Boulevard. A stop sign controls traffic entering Southcenter Boulevard. Trip Distribution The site is served by numerous access points in all directions of desired travel, including the major State Routes of SR 5, SR 405 and SR 518. Suite 1000 1809 Seventh Avenue Seattle, WA 98101 (206) 624 -1669 FAX (206) 626 -5324 email 742272652 0compuserve.com . z = Z: w VG 6 U O; J w • w of u. D' _ o' w .z z �; • COi w w; w: U' • CO; • • z IMPACTS Trip Generation Vehicular generation was determined by applying the Institute of Transportation Engineers (l t'E) Trip Generation Report, 1991, Fifth Edition. The ITE land use code (750) for Office Park facilities was assumed to best fit the proposed use of this office building. The generation rate of 11.5 vehicles per 1000 sf is used in this analysis. This has been applied to the proposed 22,162 sf of gross office space, resulting in 255 Average Weekday Trip Ends. During the afternoon peak hour, it is estimated that 35 vehicles will enter and exit the site. About 5 of these vehicles will enter and 30 will exit the site during the PM peak hour. Trip Distribution The distribution of traffic generated from this proposal appears to be distributed in an equal percentage in all directions. This is due to the various access points serving the proposed site. The employees will have numerous options of travel to and from their place of employment. MITIGATING MEASURES Frontal sidewalks will be provided as required by the City's standards. muzz'f,,Avw' :save () `SG1RN ceWTER &A V? = urea*..re a =•S PRWLVAV EV. Ave SgTH -- -- 9' -0' WIC! 5AU ?AC'( 66V/ER. EA6EMl�t+- u..goF MIN. \ �. – 11– e.E.le' 15'•0' 15''.o 1M41W0 [WRONG. PROPOSED LOT LtWE Ap1USTMEN• TO m 4 ■044-,. OP 61TE k • 1.1% 191•01 101 ROLFPREUSS SITE, L FIRST F LOO. PLAe4 ASSOCIATES 4,2.• DO P. 10' gawp commotOO ono OnInpaInforto GROSS BUILD'S-JO. AREA ER,SSS SP NET LEASIAELE AREA +1,150 SF PAP f.IIJO PRDVIOe0 GD STALLS (4 STALLS/ 1000 S•) .:.isS�ws ±...`';,s; +`,n, .'kilr. ;4r:•; +1i:i ,zawY'H,:CI('•u'. 1 �� 52 "° e 4UE 500%11 l I /� •G1,� On �– LEGEND —9!CU¢if' LIGMriW• LECLLARD) • 9LCU11T(L1G*.1r1WG.( SV4LL MOUWT) ; Z; W; I" 2! U) 0 ' •U)W WI; J � W O; u- NQ9 SP� d, a .Z O s8 • F—O:. N R ZI—; i AM • o° W.`. m • ]z ig Wi nz .'0 ae •W W. am JG OI. oa .631 Z, . mm ;. ,al U) 0. ZD. p. •° °• 20 0ni niai,41" 0 8 ii ° F H ' LL 0 Z,C'1 F aW WO 2 20 Z W .13 D ? yleW LLO 2 °F •w • fL� or. 60.059 SITE AREA DWLOINb 'OOT P4H-JT OTHER IMPECNtOUS TOTAL IMPERVIOUS .'tif:T+tu. 9 a,Sx'�GLVLi ?:+'`in4:;F 'm e Eiti; "5,ii4 4- 04446;+S;iCz.ta.giiti .adi 144:1 ,'. uti 41,51C• SF 11,oE >+ 5F (4514) ou4 SF (461) 021142 5P CO.710 a,. •ie:`.s +: t.L.tcii..iaY::c;:uh,5;aiu:.::d C.: OM vsUNITY L) 'fC..e3R 'TENT w: iJx.. oSil+ t.:: �lif t ;Cv:�v,:w'::i:ii.5iva..,:,�i..i �:;trL_i;.;u': •.'.,i:: a.. .... .... .... .....a..: lVr JUN 07 1996 COMMUNITY DEVELOPMENT _ _.... �_.. �.�.. .....,..� � .i.r...w.r.'rs�•.. �. . a.w. w'a�xwNn'n:l6s'.!'a•tvq::lF pac-4;■zsec: LOA- > LI11E A.0 Jul,me.Ar 3 OTUCCOI MALL mcoar Utler — I WILVZ WEST ELEXATIch-1 1.1.444.4 &amps aysm.te, &c.c.s 1=118,1111111111 EAST eLevATioki 11•1111111111111M MMIll OMB MIMI NMI NM . CI 1,.111. 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IRAT geouloT OIC.ouO .Loot. 400 I4+reisTATS 6 TIE N NISH 61M0111 MIN NM NMI — MINN NMI —M EMI �E Inner — eIN -- N= MMN — - -- - — D NM eMMINI sNCC 0/ 00WIT .11.114. At.uH. F■Ars WIwoous wALL n0uwT a -� TU LITE FIVTUre CE r . .124T .Lost tI.00 • LOwlfr roINT O..A4Y1Jb LNGL. 09650 IWISISTATe II00404 d OE.oI aT 0W60 ^cFest SOUTH ELEVATIOIJ L Q.WII ob, 9b LO.0Y(1 T r4EILINb A60. IJORTH ELEVATIOI-J r, 4 R JUN 0 7 1996 cc MIViUN1; Y DEVELOPMENT a• tit: �3v47 '.,A�itid'.:s1'sfit::,�12.: '.idt.+:i�xu•.l� ' «:,'i'ra•Y>.��i��= 7:+tt rizeLimil.1AFY PL ^4.1T LIST •'MPxt. TYPe Ne- Size „o'� • .1 GoNIPf4 -04,- l.Abrla,LK ?�7- 6.8 FT ' 3 ' .w,rl,. NCMlC4� G6LIFWPLC 49pIN.LEP- 10 M14.2 ILPL. FL0240 IJG71' eES EveF.64.00N'v -1WU0s sb 5C:rL PEG, DJ4US t.Nsues 23 2&AL. GIaJNGra/eo -. ZPToc. I GAIL VINE• 21P6101A. GKeere2- 2 2brL- • 15'.0 W046 NE7R0 -- - -- k— SEWED- EASENENT —� r 'LIAI Lei,\ = -5 peeEwAY ae 1 eAt-p 01.uPHo — r. -O' -o' woe 6AUI1A4.1 6Gwe0. 0cset-I MT LEASE 1 0E°P05E0 LOT LII-re - AWU6Tr1ENT 1 6 STALLS TO b2 mcleo (ensenew) To Str.TT. 06 51T6 pelY•e TNir • 11111 r ..o tni • • ROLF MOSS LA1/417 04 GAPE PLAN ASSOCIATES y.31.a4 I' •20' comm•Matand 04.dWI wrrn Inlran 1 -44\_ 2°' -0• �_�' -off \\ 1 A\ Be,* Af4EuUE 50UTM .41y." • •TC.p 'LeTt.�- �eMENT •cr NA.A TPeEIP r 2401024 04 Tree0. 1 - 4o "rlNe 24.PNe 12" 1.1A.Fy.4 12.1.4•44.2. 12' FV rLE. 12' 14.4.1.0 0 b 4 2 2. 2 26 Z Q •Z. W. 6 mi 0. c.) 0, pi ow; W I• W 0! g ¢' • • u. ' co 0 W. • - •Z H; Up ;O Ni p H• •W • W' U: • /: Z UN ,Z 5 RCEND JUN D.7 1996 COi` pt M�UN / �`Y D \J �YLOPME•NT 154° SCALE 1.-2o. 116213SEMEIN9 NO. IMOMIlt 11000 nalciliABLDAMM 00 Or InemoI• • M IWO 0,00 0.009 • nor e0M01 at M070C101 Of IN• • 100•00011, •0 III00707 IUI (1050007(0) afrEll0Ei MMIL 00 1003.0016-00 00 IMO"' • OSISM w OM •0•01 E...2111103030 (007070410. *C7500 70710 701.000,. P40000 0400E010 Of MOS _S I II IMO COLMOMMOCOM 0,0,1.1 0, SIM MOM Sgt. MOT DI 040 SI 017, IICOM MO IMO, 00,01 COKOMLO 10 NM COMO S0001 WWI MR MINN •1031 MO MIMI PM 110,1•1110. I 050 107(50*? 4 IMMO • 0400 10000 •000011 70 ne AM DP .1.1oorAno IS Mt (•••••••) IX 00 0.40 000)705 • Mt WWI 0 WM WOO M 0 OM I 010 BIM n 0 O IMO ISM MORT 0-31 0 IMJIT 0 MOWN 160 ▪ 44“ IMMO 000 7000 ME• MOWS DI OM 0 0.14001 0 OM • cur. 071010t 04•10 ▪ 00•001001 0 0S jDO COMM! 110,0410 TOPOGRAPHIC SURVEY A PORTION OF THE NW 1/4 OF TIE 8W 1/4 OF SECTION 23, TWP 23, RCE 4 E WM. PERCE COUNTY, WASHINGTON 701 0011-1.00 10071 77074(101 10.011 sR5 ---------- \ .... ' \ \ -... \ \ 11=---- "... \ \ \\ 0: \\ \ \ \ ..,.,.. ‘,.. \\ \\ N\ \ ‘ \ „, ,.. .11•'\',I. Mors \ \ .„ \ \ \ .... \ \ .0 1,I7;; at .... \ ... \ '1- \\ ' ' \ \ ''.. \ \ , ,. \ YEANONAME .0,10 1001 00 MON 001 • • ...•,, \ 1•\ ,, \ . \ ,,, \ • . \ '•, \ 7... \ '., \ \ \ 4 . • • \ : . .. • .• s\ ‘1 r..7. \ • • . • .,,, - \ . a \ • , • of .04_, Q. P 114' t t•-■. I \ . -.0..........] CI MCI 1.....7........ • • \ _ J "...I, \ • ••,, 0 KUM .. ••• ., ...., ,e --7..4.....:"..r * Vrj tSW‘to3/4s . \ 1 Tvelc.m... \ \ 7". .N4;\ '.4„1-.1"(:•\ ."-----*--- 's \ \ \ \ ., \ ......_.... of ...•6):,„,,,„ ------; ----, 1 1 , • ■ , 1:::, • • q t ,otesotitir'.illr;. .4.. \ \ ....' \ \ \ 1 \ . *40 Sterri,1 • roe 111.0 • frAte itriig;k4 114*707071004001 :g It IV' latt ./e• 95086 .W.14:4■ . RECEIVED ..JUN 0 7 1996 COMMUNITY DEVELOPMENT .e�.rl'. Std.'. t1iti.... .:.r4.iY�4.vit.'Lf:,;:1;i1'�,. x+,iA...I:.l:.:.%SL�LIF�... .,.... ��.TYS'If :TU i. C^: S. rve�S.' if�w... �,,.. wyi.-' �ctf�:. .m.�tc%A�:LStiscci�iiUSJ:.ic:�` �':-2; ;`a:.rdrs:ai� .e Ya u3'�r:.rerJCf .. w,r4..'S:'.•�r 35mm Drawing# Mr.. GOMM Me. 64.1,Weenrr IIIr1I��� • r...,W inai.m _ Welcome :wLM rKUmnr�r, AMP..<.r.W,K,l or... WIDOW .= Cfli T ` r+� ` :!. I i./ '717 MSG* ,�� WM PMOI}Lr'IYO.ALq�I�.Y� . / We COM! LairWl NORTH ELEVATION .o+ CANOPY P.C./. nit .uaw1 01.• WYVILVI.WWI .^•LOW. .a, CO.,.,r r.W,...1 ollOI W La ..o. v UNO'Y b. • W Y W L unn• r Pr 'er 114..W W.Wf C..uw• • .YOm .uYa WW1' .E�ABTyEtEYAIl9tl_ oar WEST ELEVATION - CM WASH I AMP..<.r.W,K,l 'Shop ` r+� ` :!. I i./ '717 ,�� WM PMOI}Lr'IYO.ALq�I�.Y� �� CnllN rk...unl M •l..lealtY WES B..EVATON - (TOPE O• n cnl..• r.Kw.rWr r MGM [WWI .1w.. 'uv1 CPA.% r.w.wl .1a+•w. •..m1 .rO'•.w gym' acne« run..nl WEBT ELEVATION - CANOPY H••nr nnrx WOOL, .— ou.....a..w•.r�r ec . mH ELEVATION - CM WARN t.• • r•r EAST E EYATION - CM WAIN L9G -007-f shwk of DR -5 ( 5 Z Z, �W. �O. J U: JO: IO W; J W O1 -J Q N3ry V W H =: z,._: II- O Lu Z I—' U D. :O I-' W W? u' O Z; 0 t Z �i1n111u11111 11nuin«InIII AINIMIM111111=111111M111111 •vr.Yir• t . ' zs �. Lis ==i-..W- .... _ _ _ ec . mH ELEVATION - CM WARN t.• • r•r EAST E EYATION - CM WAIN L9G -007-f shwk of DR -5 ( 5 Z Z, �W. �O. J U: JO: IO W; J W O1 -J Q N3ry V W H =: z,._: II- O Lu Z I—' U D. :O I-' W W? u' O Z; 0 t Z r. J KING COUNTY DEPT OF ASSESSMENTS. HId 17AP I9 FOR THE PURPOSE OP . A' 2 3 .23 w A �' 7. � ddIU7'tNU 111 LOCA'1'li:U YOUR ' \•/ i/Me PROPERTY AIID IS TOT CUARART2ED 7 TO UIION AI.f.URATEUl;AOUHEYE11T8. ••..,1 SCALE /lI_ loo' 5E —7� �S -S ,, n a M.N • »r ,a • •• T A S. 144TH ST A • " "10: t Tt• `' 1111 , ley /tr.: i 1• ,i0 Yu♦ W "19e. o''•. '.t...e� At47, 14 oe ■ A 100;0 3. c3e t •• t'••'!tw• �, J NlTH ST 1111!- �5ry11214 r Sx ( I If Lott 11 ro -I J II .no l LOT I,,'11 Ij� IJ S y - a� 1! I. ellel- 7 R-1• :. I. . . . •'+• . . ,, *M" Ili •.' 1 IMe, • ,a• • /3' ' 4 • " 33— Ia. ooze' - . _ • pe'+ 1 • 3 ' —If+ I •y' Z p o d . '°'° • ''". � I ;-• I. . . /3 IP ' °°° .1° 0.00 I ,.. ,. 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I 0 0 few 1135 8312210348 t•T4 tl;P 40 /59 SIN 23-23-4 . 1 y' 1 qi yi yi''; iii qi ql ICI ip 11 Iji ql ql qI qi qt ip'I Iji qi IjI iji lII� _L!. ,I.,{ • Itl: 5E 81� C�T.• !t�' �7 N7. t:f7 -7�E: .I1:;l�t.III •5It tlt 5It IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII mliiu iiuluulmdmdimlmi miluu imlimlmiluulmduitlmdmi ulihm lmlim mdiii ti MAP 11616,111i. , • .1; •r,niallito t TOUATTRO YOUR plIlly?,RTY ARC •.8 NOT r 'IrtkItTERR TO 1%03 ACtlf:fif.T.S PO4. A • • 1;f44'.1 ILW-11" AVAPA:vistaker4 '414 4 LI.rmonstn.111.16W4W4.4,:,:,/rt'lmorar.1%4‹..4;ed, zr mr27..ti ITO ▪ ,%721.r1' TU SP 63-17-55 4 79,1 1015 $ 1th • 1st Tu ei::2!8P-- o0v, — — — 310-'121 hnt Mar v; , olft ectiCENTEI;;;,,PARKWA 7 • • foe 72. en."' er,vmum.4 &wools/. LINE An MOM! w ; ,..... 40 e .r.,,....:. .5 ,■004. .• ••• •. g'A .• eti,,,,,, „,„,. • ,....v , ,,,,,;„....t..t...,,,,,,,, er -. ,,..1,0 41 . • ofr , ,......,,,,,,/, I, eo.,..x.g .... N ., - • ;.■ .4 i !,. • .,141.Y.:17 . . .. .* - ..1. , . .4 At-4, _AS ' 4 -A, -,,,,,,,.. 'A .4v 4"1/"' :: ' ''' .614 '11.1::'•:!:14 t'';;;:i. 1;ft,!...f.„'1;1/ , w..,•J,•03P,MHN 1 ,..4..,•,. ,.. , --,.-', . . ■ . . ! .• . Surt•brJlem. 15+.1141:, h7.1 ,!.."-,. ,I., ;r.,t ,,,i.,7,Yip,'.■ V., .Y.tt. 1 . 0...i.ur.,. . ..., •I• viii 4,4., '..;,4 qi !. ' , I ,....,,", .I? '-‘..` •I • CITY OF SEATTLE 4., • BOW1 ,„ aopor7 , /4 .• •oe..0 .417 40/04 Pr a 7.• rAX N., • re, IN• emmA0.1?, .1 41noliv 00/ZIAVl • 1 • -100 ■ . • . ;7" 11113i.itr., ,; lit 91011, ill,41:117p111$1 tri iii:15111111111111111161\ I :14 • • " (LIIIIIrirl'mlIg1;i1461■11111titlirt'ultlirtmtgi.(1411111%;106,1011„„1,affilitilo