HomeMy WebLinkAboutPermit L94-0061 - TRI-LAND CORPORATION - 505 BAKER BOULEVARD DESIGN REVIEWL94 -0061
505 BAKER BL design review
A. t 11, • liui•,l'n11'1,uxutl'J
•
19 March 1996
Mr. John Jimmerson
Department of Community Development
City of Tukwila
6300 Southcenter.Boulevard, Suite 100
Tukwila, WA 98188
RE: 505 Baker - NW 94003
Andover Plaza
Permit No. B95 -0013
Dear John,
VIA FAX: 206 -431 -3665
Per the owner's direction, the hedge row at the perimeter parking was removed and
changed due to projected long term maintenance with the "Arborvitae ". This plant was
replaced with a Mt. Vernon English Laurel to form a continuous hedge at the edge of
the parking area.
Per our past notes, the root balls will be cut loose in this next month to release ties and
burlap on trees.
Respectfully,
Royce A. Berg , AIA
President
RAB: djp
cc: Steve Simmons, Schuchart
Jack Link, TriLand
Frank Agostino, CRE
RECEIVED
MAR 2.0 1996
COMMUNITY
DEVELOPMENT
MEMORANDUM
TO: Craig Holt
Schuchart Corporation
1904 Third Ave., Ste. 1030
Seattle, WA 98101
RE: Site Inspection -15 March 1996
DATE:
PROJECT:
PROJECT NO:
VIA FAX: 206 - 682 -6627
3/19/96
505 Baker
94003
1. On site review of sprinkler discharge location and location of additional heater at
sprinkler room should be complete 15 Mar 96 p.m.
2. City of Tukwila Planning Department on site. Had not inspected for final - John
Jimmerson.
❑ Add direction arrow and paint walkway along south side of building per
plans.
O Path needs to be extended off property to east. LPN to review with Public
Works Dept., Greg, or Scott to see if fence can be opened.
❑ Landscape plans do not conform to existing planting. Hedge row buffer
changed by owner. Change is acceptable to Planning Dept. Submit letter
of change for city records.
O Building Department had not reviewed insulation on roof. Steve sending
data for class and flame spread for the city's final inspection.
Schuchart to coordinate any further city inspections.
LPN to coordinate as -built for the city and final trip generation fees and Bill of Sale for
street improvements.
S-ve to forward invert elevation for C.B. #3 to finalize as- builts.
Royce A. Be g, A.I.A.
President
RAB:djp
cc: John Jimmerson, City of Tukwila
Steve Simmons, Schuchart
Jack Link, TriLand
Frank Agostino, CRE
RECEIVED
MAR 2 0 1996
COMMUNITY
DEVELOPMENT
12 February 1996
Mr. John Jimerson
Associate Planner
Department of Community Development
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
RE: 505 Baker - NW 94003
Dear John,
A belated follow -up on your question. Trees on this project will be left bundled in
burlap until spring. Per review with Landscape architect, soil was too wet when installed
to release root ball. Ties and bags will be cut in spring and bag will ultimately
deteriorate.
Respectfully,
Roy a A. B rg, AIA
President
RAB:djp
cc: Heidi Vukonich, Prentice Nursery
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
DATE: JULY 19, 1995
TO: ROYCE BERG, LPN ARCHITECTURE AND PLANNING, INC.
FROM: LIBBY HUDSON, DEPARTMENT OF COMMUNITY DEVELOPMENT
RE: 505 BAKER, L95-0061
It has been brought to my attention that the proposed street trees along Baker Street are not the
same variety of tree described in the adopted Tukwila Street Tree Plan.
Tulip trees (Uriodendron tulipifera) was chosen for both Andover and Baker, however the Adopted
Street Tree Plan states that Baker should be planted with Red Maple (Acer rubrum). As this project
has not been completed, I am requesting that the landscape plan be changed to reflect the adopted
Street Tree Plan.
Attached is the adopted resolution. Please call me regarding this matter. I can be reached at 431 -.
3670.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington . 98188 •: (206) 431 =3670 • Faat (206),431 -3665 •
City of Tukwila
Department of Community Development
John W Rants, Mayor
November 2, 1994
Mr. Royce A. Berg
LPN Architects and Planners
1201 Fourth Avenue South, Suite 102
Seattle, WA 98134
RE: 505 Baker Design Review, Project #L94 -0061
Dear Mr. Berg,
Rick Beeler, Director
The Design Review Board held a public hearing for the above noted
project on October 27, 1994. The Board granted conditional
approval for this project with the following condition:
1. Interior landscape islands shall be planted with a minimum of
one 2 inch caliper tree and groundcover. Upon expansion of
the project, interior landscape islands shall be provided
within the parking area located off of Andover Park East. (See
Attachment J).
The decision of the Board of Architectural Review
appealed to the City Council by November 7, 1994.
If you have any questions regarding this project,
to contact me at 431 -3673.
Sincerely,
Libby `Hudson
Associate Planner
enclosure
is final unless
please feel free
Post -it'" Fax Note 7671
Date 1 its jgi`I Ipages�
To 1: tit _ _
�,,]2_.
.
From K4Sk ---
Co. /Dept. L `
Co.
Phone #
Phone #
Fax #5 p 3'"07 ryFax#
+
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Far (206) 4313665.
I
A F F I D A V I T
Notice of Public Hearing
Notice of Public Meeting
❑ Board of Adjustment Agenda
Packet
Li Board of Appeals Agenda
Packet
LI 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:
Li Notice of Application for
Shoreline Management Permit
fl Shoreline Management Permit
fl Determination of Non -
significance
J Mitigated Determination of
Nonsignificance
_ Determination of Significance
and Scoping Notice
O Notice of Action
00f ficial Notice
Other
Q Other
was mailed to each of the following addresses
on (0 14-4,
Name of Project ) VI 101`01 C,61
File Number 04' 42 1
City of Tukwila John W. Rants, Mayor
Department of Community Development
City of Tukwila
PUBLIC HEARING NOTICE
Rick Beeler, Director
Notice is hereby given that the City of Tukwila Planning Commission will be holding a work session at
6:00 p.m. and then a public hearing of the Planning Commission and Board of Architectural Review at 8:00
p.m. on Oct. 27, 1994 located at 6200 Southcenter Blvd. to discuss the following:
I.
PLANNING COMMISSION WORK SESSION -6:00 p.m.
The Commission will begin deliberating on the Draft Comprehensive Plan.
II.
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
PLANNING COMMISSION PUBLIC HEARING -8:00 p.m.
L94 -0091
Boater's World
Increase wall sign area due to building setback.
351 Strander Blvd., Tukwila
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
L94 -0061
Tri-Land Corporation
Building permit request to construct a 20,888 square foot retail /office building.
505 Strander Blvd., Tukwila
Persons wishing to comment on the above cases may do so by written statement or by appearing at the public
meeting. 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: Seattle Times
October 14 and 21, 1994
Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665
Hugh S. Ferguson
U.S. Bank of Washington
Real Estate Division
The Park East Building, Inc.
Farmer Partners
Alvin S. Pearl
McConkey Enterprises
Tri -Land Corporation
Albert D. Rosellini
Tri -Land Corporation
City of Tukwila
City of Tukwila
2530 Union Square
Seattle WA, 98101
P.O. Box 720
Seattle WA,
31919 First Ave. So., Suite 100
Federal Way WA, 98023
8009 South 180th, Suite 104
Kent WA, 98032
4304 Hunts Point Rd.
Bellevue WA, 98004
4040 168th Ave NE
Redmond WA, 98052
1325 4th Ave., Suite 1940
Seattle WA, 98101
5936 6th Ave. So.
Seattle WA, 98108
1325 Fourth Ave., Suite 1940
Seattle WA, 98101
14475 59th Ave. S.
Tukwila WA, 98168
14475 59th Ave. S.
Tukwila WA, 98168
223100037
223100038
223100040
223100080
223100087
223100090
223100099
223100100
223100101
M2523049080
M2523049081
A F F I D A V I T
(YINotice
fl Notice
of Public Hearing
of Public Meeting
O Board of Adjustment Agenda
Packet
❑ Board of Appeals Agenda
Packet
fl Planning Commission Agenda
Packet
fl Short Subdivision Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
f Notice of Application for
Shoreline Management Permit
J Shoreline Management Permit
fl Determination of Non-
significance
J Mitigated Determination of
Nonsignificance
fl Determination of Significance
and Scoping Notice
fl Notice of Action
Official Notice
Other
Other
was to each of the following addresses on
55(k)(4Q. Ti►Mes +by 12lx76L / u -/(-1)cf
Name of Project fV t - City' Cnr
,r / P
File Number ti� x '66 / I
Signature
City of Tukwila
Department of Community Development
John W. Rants, Mayor
City of Tukwila
PUBLIC HEARING NOTICE
Rick Beeler, Director
Notice is h.reby given that the City of Tukwila Planning Commission will be holding a work session at
6:00 p.m. d then a public hearing of the Planning Commission and Board of Architectural Review at 8:00
p.m. on .Oc . 27, 1994 located at 6200 Southcenter Blvd. to discuss the following:
I.
The Comm
II.
PLANNING COMMISSION WORK SESSION -6:00 p.m.
ssion will begin deliberating on the Draft Comprehensive Plan.
CASE NU BER:
APPLIC ' T:
REQUEST
LOCATIO •
CASE N BER:
APPLIC ' T:
REQUEST
LOCATIO :
PLANNING COMMISSION PUBLIC HEARING -8:00 p.m.
L94 -0091
Boater's World
Increase wall sign area due to building setback.
351 Strander Blvd., Tukwila
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
L94 -0061
Tri-Land Corporation
Building permit request to construct a 20,888 square foot retail /office building.
505 Strander Blvd., Tukwila
Persons wi
meeting.
encourages
hing to comment on the above cases may do so by written statement or by appearing at the public
nformation on the above cases may be • obtained at the Tukwila Planning Division. The City
you to notify your neighbors and other persons you believe would be affected by the above items.
Published: Seattle Times,
October 14 and 21, 1994
. Distributio : Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File.
6300 outhcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
City of Tukwila John W. Rants, Mayor
Department of Community Development
STAFF REPORT
TO THE BOARD OF ARCHITECTURAL REVIEW
Prepared October 19, 1994
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
SEPA
DETERMINATION:
ATTACHMENTS:
qm-rp_.{ to(2,k
Rick Beeler, Director
October 27, 1994
L94 -0061
LPN Architects & Planners for Tri -Land Corporation
Design approval to redevelop the site with a 23,000 square
foot structure intended for retail /office use.
505 Baker Boulevard
1.89 acres
Light Industrial
C -M, Industrial Park
A Determination of Nonsignificance (DNS) was issued for the
proposed project on October 14, 1994.
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
Site Plan
Landscape Plan
Building Floor Plan
Building Elevations
Seating Wall Detail
. Entry Wall Section
Phase 2 Site Plan
Exterior Color Board (To be Presented at Hearing)
BAR Application
Proposed Landscape Conditions
aE ratio. --t:AS
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665
Staff Report to the L94 -0061: Tri-Land
Board of Architectural Review
FINDINGS
VICINITY /SITE INFORMATION
Page 2
1. Project Description: The project includes the demolition of an existing 15,802
square foot building and the construction of a approximate 23,000 square foot
building and 89 parking spaces. The proposal is shown in Attachments A through
H.
2. Existing Development: Currently the site is developed with pavement and a
vacant industrial building. The existing 15,800 square foot structure will be
demolished prior to redevelopment.
3. Surrounding Land Use: The surrounding properties are zoned CM, Industrial
Park, and are developed as professional office uses.
4. Terrain: The site has a level topography.
5. Vegetation: A variety of street trees planted in the lawn bordering three side of
the property.
6. Access: The subject site fronts three public streets. Andover Parkway East
(classified as a minor arterial) borders the west side of the property. Baker
Boulevard borders the north property line. Christensen Road bounds the east
property line. The proposed primary access will be off of Andover Parkway East,
with a secondary access off of Baker Blvd. Existing sidewalks are located along
the south side of Baker Blvd. and the east side of Christensen.
BACKGROUND
The existing 15,800 industrial structure located on the site is presently under
demolition. The applicant has plans for future expansion of the building along the
south. This expansion may occur in the next five years. See Attachment G.
DECISION ,CRITERIA
This project is subject to Board review due to its location in the CM, Industrial
• Park Zone, and exceeding 10,000 square feet in size, as required under TMC
18.60.030(2)(A)(ii).
J
•
Staff Report to the
Board of Architectural Review
L94 -0061: Tri-Land
Page 3
Board review criteria are shown below in bold, along with a staff discussion of
relevant facts.
18.60.050: General .Review Criteria.
(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 movements
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.
The proposed L- shaped structure is setback from all three public streets.
Landscape areas are existing along the perimeter with,parking proposed between
the landscaping and the new building. Pedestrian entry to the structure is
proposed from all sides of the building except the south portion fronting
Christensen Road. Future expansion may occur at this wall. The building is
intended to provide tenant space for one to five retail /office businesses. No
tenants have been identified and the applicant wishes to keep the .location of
building entries flexible at this point.
The parking areas vary in width on each side of the building. The Andover
streetscape consists of from between 43 feet to 126 feet of paved parking areas
with a few small landscape islands located within the larger paved area. The
future addition to the south will require redesign of the .parking lot located
between the subject site and the adjoining property.
Parking is provided on all four sides, with primary parking between the building
and Andover Parkway East. Screening of the parking areas at a height of 10 feet
will be established with the street trees.. However, no shrubbery, or lower level, '
screening of the parking area is proposed except in the rear of the .quilding. where
loading occurs. Y‘,1'14> , 1140 L -
Sidewalks will be provided along Andover Parkway East, and connect to the
existing sidewalk along Baker Blvd. One pedestrian access is proposed to connect
the front of the building to the proposed sidewalk along Andover Parkway East.
A second access will connect the north side of the building to the sidewalk along
Baker Blvd.
The pedestrian circulation around the building will be accomplished with a raised
concrete walk, which incorporates paving patterns and accent pavers at potential
building entry locations.
Loading areas are separated from the retail activity by locating the loading in the
Staff Report to the L94 -0061: Tri-Land
Board of Architectural Review Page 4
rear of the building, along Christensen Road. The proposed paved area is
minimal, at 30 feet.
(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.
The approximate 50 foot building setbacks are similar to surrounding properties.
The one story height of the structure is lower than the neighboring two and three
story buildings.
Landscaping is minimal within the interior of the parking areas and at the n,
foundation of the building. However, proposed street trees buffer the parking rq
area from the street.
Primary pedestrian circulation will be between the street trees and the street
edges. Pedestrian connections are proposed from the sidewalk along Baker Blvd
and the new sidewalk along Andover Park East.
The Andover Park sidewalk connection juts out between parking spaces, ending in �n
the drive aisle in front of the building. This crossing is marked with a lighted
bollard to visually denote the crossing and provide lighting for pedestrians during
the evening hours.
(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 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
Staff Report to the L94 -0061: Tri-Land
Page 5
Board of Architectural Review
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 fencer, 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.
As exhibited in Attachment B., the proposed landscaping consists of primarily
street trees and lawn along the perimeters and some screening shrubs (photinia's)
between the parking loading area at the rear of the building. Street trees exist on
each street front. Five cherry trees along Christensen 'Road have been
incorporated with the perimeter landscaping. All other 'existing landscaping,
including street trees on Baker Blvd. and Andover Parkway East, will be replaced
with 2" caliper Tulip trees, planted at 25 feet on center in accordance with the
City's adopted Street Tree Plan. The street trees will provide some buffer from
the street to the building.
The Zoning Code states that a minimum of 15 feet of landscaping be required
along all property lines abutting public streets (TMC 18.52.020). The existing
landscape strip along Andover Park East currently meets this code requirement.
However, the construction of a sidewalk along this frontage will reduce the .
landscaping to 12 feet in width. Under the nonconforming section of the zoning
code (TMC 18.70.090 and .120), the applicant is permitted to maintain the
reduced 12 -foot wide landscape strip with permission from the Board. Additional
landscaping may be requested as part of this code modification.
Access from the proposed sidewalks along Andover Parkway East is provided with
a raised curbs walkway - peninsula, which is landscaped with lawn, and accented
with a lighted bollard.
No landscaping is proposed around the building foundation to enhance the
architectural features of the structure.
A row of photinia shrubs are proposed to screen the rear parking and loading
area from Christensen Road.
Exterior lighting in the soffit area is proposed to illuminate walkways. The soffit
lighting will also provide accents to the building facade during the evening hours.
Parking areas will be lighted with 20 foot light standards of concrete. These lights
will be shielded to control off site glare. Light bollards, at 3 feet in height are
located at entry areas. The bollards and light poles will be painted in uniform
Staff Report to the L94 -0061: Tri-Land
Board of Architectural Review Page 6
colors to correspond with the green accent color of the building.
(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.
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.
The architectural design proposes a low level, horizontal detailed structure.
Recessed window areas will face both Baker Blvd. and Andover Park East.
Columns, with horizontal reliefs, will divide the window area /store fronts. The
columns will support an overhang which allows protection at entries but does not
fully function as at arcade. The building will be topped with a cornice as detailed
in Attachment F.
Because the structure is speculative, building entries have not been established.
The window /door systems are modular, allowing flexibility to locate entry doors as
needed for the prospective tenants.
The building facade will be texture "Dryvit" and will be accented with 1 1/2 inch
reveals to provide architectural interest to the large wall areas. The .colors are
earth tone a brick color for the majority of the structure and beige for the soffit,
with teal green accents as described in the Attachment H.,Exterior Color Board.
The aluminum glazing system will be painted in the green accent color.
Mechanical equipment will be screened, repeating the material and design used
for the building facade. The screen will also provide some height variation for the
low level structure.
Soffit lighting will be recessed with light fixtures in a neutral color, compatible with
the beige color of the soffit..
Staff Report to the L94 70061: Tri-Land
Board of Architectural Review Page 7
The building provides a roof overhang which provides some weather protection
for pedestrian, but does not function as a true arcade.
(5) Miscellaneous Structures and Street Furniture
A trash and recycling enclosure is proposed in the southeast corner of the site.
The enclosure will be constructed out of concrete panels at a height of 8 feet, with
the access gates facing the interior of the lot. One evergreen tree and two
deciduous shrubs will screen the structure from the Christensen Road.
Seating walls, at 18 inches, will be provided at both the Andover Park East entry
area, and the interior entry area located at the elbow of the building. These walls
will be constructed of concrete.
Bollards are incorporated into the seating wall areas and at crossings. These will
serve as lighting sources for the front entry as well as a visual divider between and
vehicle circulation.
A bicycle rack will be provided at the interior entry area. An example of the rack
design is provided as part of Attachment I.
Discussions with the applicant indicate that wall signage will be place within the
upper 4 feet of the facade for a multi- tenant users. If the building is developed
for a single tenant, the sign will be a monument sign, similar to the building
design, using the same texture and color of material.
CONCLUSIONS
Relationship of site to structure.
1. The redevelopment of this industrially developed site will enhance the existing
land uses in the vicinity by providing a auto - oriented retail /office development that
is also compatible with the neighboring existing office uses.
2. The approximate 20 foot height of the proposed building is similar in height and
scale to the original structure on the property.
3. The proposed low profile building will be strengthened with window placement,
color usage, and textural relief, providing architectural interest to the building.
4. Street trees are provided along all public street fronts. The tree selection (Tulip
Staff Report to the
Board of Architectural Review
L94 -0061: Tri-Land
Page 8
Tree) will provide strong visual relief for the streetscape, with seasonal variety.
However, because the parking is distributed around the building, parking areas
border each street front. Street trees along will not provide sufficient screening
for the bordering parking. Transition from street to building could be enhanced
with the addition of shrubbery, which would adequately screen the autos and
paved area from the public street. ac,j cir` x,(,v dy., ' 6,-i- U 6
Parking areas are lacking sufficient interior landscaping. The parking areas need
additional trees within the paved parking areas. These can be provided in the
landscape islands proposed. Opportunity for additional landscape islands are also
available in the northeast corner of the site, as noted in Attachment J.
Landscape islands should also break up the large parking area at the south end of
j the subject site. However, the applicant has indicated that future expansion will
��° require redesign of this parking area with the construction of Phase 2, as noted in
?/ Attachment G. Rather than require landscape island which will be removed in 2
to 5 years, construction of the additional interior landscape islands could be
accomplished with Phase 2.
6. Vehicular and pedestrian circulation has been addressed in the plans. vehicular
ingress and egress is located safely away from the street intersections. Loading
areas are separated from the primary vehicular drive aisles and parking area.
Pedestrian circulation is provided along the public streets, with two connections to
the building.
Landscaping and Site Treatment
7. Parking areas are distributed around the building. These areas front on three
public streets. The applicant proposes to provide 12 feet of landscaping along
Andover Park East, due to construction of a sidewalk along this property line.
Permitting a reduction in landscape width for the construction of the side walk is
allowed by code as described earlier. However, given that the landscaping will be
reduced by 3 feet along the entire arterial frontage, additional screening
vegetation should be provided to compensate for the loss. Screening shrubbery
should be provided along both Andover Park East and Baker Blvd. The screening
shrubbery will provide softer screening than a berm might provide. In addition,
the shrubbery will soften the appearance from the street, screen cars, and provide
a multi -level buffered streetscape.
Building Design
8. The exterior building facade will create a pleasing low level structure, accented
with horizontal relief and contrasting glazing system. The roof screening will
Staff Report to the L940061: Tri-Land
Board of Architectural Review Page 9
provide some depth and additional height for the structure. Color choices work
well with the texture of the facade. Overall the design will fit with the proposed
use and neighboring properties.
Miscellaneous Structures and Street Furniture
9. Sitting walls and bollards will add visual interest to the project, while serving
pedestrians with site amenities. The conveniently located bike rack will provide
storage space for alternative means of transportation. Sign design and location
has not been provided by the applicant at the time of this report. However,
discussions with the applicant indicate that signage will reflect the design of the
building. 14i ,� -nen- -
RECOMMENIMI1ONS
The Planning Department recommends approval of the proposed project with the
following conditions: c44 -4 --
1. Interior landscape islands shall be planted with a minimum of on
groundcover. Upon expansion of the project, interior landscape i'sl'dnd shall be
provided within the parking area located off of Andover Park East. (See
attachment J).
Perimeter landscaping along Andover Park East and Baker Blvd. shall include
shrubbery to provide screening of parking areas.
fcrg-
Sign designs hall be submitted to the D.C.D Director for review to insure that the
signs are compatible with the architectural design of the building.
freeast-ay ,S6yr-
0
mn
<0
OS
-pc
n-
z
G3AI3O3J
FUTURE PHASE II CONCEPT l
-_., \ /
TRASH ENCLOSURE PLAN h /41 8 j
w•v
TRASH ENCLOSURE ELEVATIONS /4' 7
uro
i
\l,
�a�
e 1
1
I CSI
/
L;33
-A4,1—
L'-___ j
;
EN
e
nnn (11111111111p
i
-16
I
"
-�F
5 5
_
gam
;
- -0'¢pg
LIIJ�
_1
_.
R
, = =
_-5.
r,g vg
ig g
p
Pe.
+.
g�� M i O 11
&30
ape
�_
VICINITY MAP
fl
A. • 0- ._'
�r
LEGAL DESCRIPTION 1 5
i � igiMi
2.0 xBBgicgiimo is
t YjyTcy ppR pIDZ9
' p ' - WR 6MAg Fg Ni U"{�.
n8 011844@ be
tp
4 $ldY10 Bq z
1 NiPli
L SYMBOLS 1 4
i
9
,
11
4.
$ as
', 89
a
p.O
.
b'
}
i ,
__li!
ye..
M
n
r�
p
_•?'j'
co
et'£ /G
�y
;'4n1:.� art
¢ y i
s (�? rcJ �
SHEET INDEX . 1 3 1
s - r
lifiqii
9
CODE DATA T 2
191 1111
C: C; 5 4 4
� t p Q P.4
lu
1
il
if
I
ABBREVIATIONS j 1
il ARP OP l � 4giiiiiI MIR NW' pH � l
gg
a qq gp
8 �� €! 1 1i1°;gil 119 iTli iiii� g 141 11F1j,}ii i
1 If 1: ®® 1 $ �a I 4� £� e,
Fl;
I II
w
Architecture and Planning
Lesson Pomeroy No lh.nt
Royce A. Berg. A.I.A.
1201— 4th A.e. 5.. 5te 200
Seattle. Washington 98134
(206) 583 -8030
NO DESCRIP710N DATE
L 0
600 BAKER BLVD. z
PROJEC
DATA, I
DETAIL;
93004 Al
NO.: 5
P
j g
Tukwila, Washington -,
m
1
z
0
J
BOMA MD.-
25,0"
-
o-
t.
1
10,1511/01
CUIVS-OJT
p0"
700}
Iry • , OL
1
124,0"
r
__ 03 10' ° : %.•
m
o
ER
8
OW-
Zill1132311931511.1441441,
o m
2
m
-a
z
4
1
0
—1111
m
< 0 ....1
ril ' 4 (•
er
-0c
--e!f
505 BAKER BLVD. ri - 0 7.11:ri
TukwHa, Washington sj
areas „91/L
z
O
art
r
r v .D
z z
A
0
a
ON BAKER BLVD.
Tukwila, Washington
NORTH ELEVATION I1/8' O 4
1 EAST ELEVATION 1118 "I 3 1
1 SOUTH ELEVATION 11/8"I 2
�
p
28s
1 WES1 ELEVATION 11 /8 "I 1
id....
•I
FFo
i
A
I
—
( 1 1 I
1
,r4:•r
.
NI
■
I,
1
—
I
II
I I
-�
/
J
-
`--�►
-
KiiiiN
iquoni III
- tv
e
�
4i2.1
9 t
MINN
( ■ I
il
PHjI
t T
17'
-
oN
IC
agrtfi
r
iii
_
"
..
irn
go
r•
;,�-
g
RI
_
' §
,
ELEVATIONS
F7c94003 /A4 r.Y
II
Architecture and Panning
Lease" PcmeroY Narth.est
Rgce 1 Berg. A.I.A.
1201— 4th Ave. S. Ste 102
Seattle. Alastinglon 98134
(2C6) 583 -8030
r-
Cp `'^
°0�5 BAKER BLVD. - �I
€�
r
Tukwllu, W�ehinpton
a'»
G 1N3WH3dllb
I NORTH ELEVATION ' 11/8' j 4
1 EAST ELEVATION +1/8" 3 1
I sti
1 SOUTH ELEVATION 11/8"1 2 1
tgg i.s °sT
0
LPf- mq
li
li
1 WEST ELEVATION 11/81 1 I
S
—�
--.
.....
-
�
..
1II
...
111
1
r_
iLiJ
r -1
I
I
I
I
•
a
�
Q i
$F-
-
r1
-i
I i
_ It
I I
I
7:;,
1
;
1
1"
I
I
1.
1y
a
Ili
in
I I
U1;
4.. .....
_ ..l
I
I'
1
i_II
,1�.
itil
iii
.
=ill
r
LJ
-
__
S
ki
49
.6
iiir,
��I
� rv5.
i'�
r
A
r �
I I
ti
1 am
,
R
_
...
—
_
1
III
1
1
I,
i
Ii4
IMO
II
II
I I
�n
c
j
I j
I I
-
.
h t.
^
iAiM
I
[]
2 ,ei
I
I
`'
: 'vri
1
<C
m<
i
•
EA >
2
5.
ELEVATIONS
SIGNAGE ,•
STAND'
fr 94003/At •.Y
O
4•c,:tecture and P'ann'nq
eu
=_r9.-
4
'2C "- + .
e. SSte 102
r_tt'e. 35134
005 BAKER BLVD. -' ,
g
�>
Tukwila, Washington
B -B EAST /WEST BUILDING SECTION 11/8" 1 4
tr. I
V. ri
,
\,11
VI
1 A -A NORTH /SOUTH BUILDING SECTION 11/8" 1 3 1
Ali
li iS
tit,
4
,,
,
.,, ,, •
,
441,1_
,
,
11
-
•,-
•
,-
t.
•
,___
,
,
,
—
---
immlimmis,
\
rLi
H
-
el
ROOF PLAN 1 20' 1 1 I
■
_..... ..._
_
.----
•---'
h
11
;
■li4 Cf
C -A
\
/
/
\\
i
°
'
\
1 0 \
/
r7
/
, / Cl
D\
\
//
/
9. ... k. c+ .-. c
qgPaPT
4f401
W1004
§P300,8
gilF' W4
IV
',,,
1 ''''‘
0
AV
.7-
V pt-
u"s41 - I' IR
'WI 081Ft .1> P 1
1 1 (1 i• A 1
a 0 /
p5 ,.
M 0 amp
m
•
b
- -
I
V
SP 9
BUILDINGS
SECTIONS &
ROOF PLAN
Far 44003 /M
I's
e'
;.;-;;
93 ,.
r
13 C ......
505 BAKER BLVD. rr, .
.
Tukwila, Washington Z-c
U3/ I O I
as
m
L_ LIGHT BOLLARD 13/41 3
a
t%
F
N124 T„
CONC. SEATING WALL r 2 l
III
NI I
IIII
IIIa
ii II
—n`�u,lsnt
Ii111l�111 illil:
( i li
�
V j
1 Nor? —
'
PI'I
_
$
�%t
UUU a c\
p
F[
=
." III
11111aaI
•:
H.F
1 0•
1111 •
..
r ��
••
ENTRY WALL SECTION 3/41 1 I
Ibd
d -lo' b2'
. ,"
e."
W
<c —4
mz 1
r---:- iis5
K. . 0
• NE,E
ii 1
yr
` Nq
!� ii
•E
I'4i
' I
MIL
\�1\MR\
\\
v
.4'211111111111111111111
rs
vx.
11 g-
F.
z•
IXXXa
I
A
WALL SECTIONS
Ric 94003\A6
..50 5 ' BAKER ,BLVD..... ,.... .
•
Architecture and Panning
Leeson Pomeroy Nortneest
Royce A. 3eeg. A...A.
1201- AN, Ave. S, Ste 102
SeatOe Wasningtcn 9813,
(206) 593 -8030
I
Tukwila, Washington •
twal
005 BAKER BLVD.
Tukwila, Washington
•
s
y
--1
m
-v
r-
>
Z
55
ss
/•—'tom vn.�..
OKP
s
•
•
L'•
I"
MUM
NMI
MIN
Gomm
■UMM
OMNI
.w...1. — — �0,..,..w..f k.
CN1/G
Q1•.NI
0Y.
•
74.
•
11
•
kk
P 10
II0 1
1
1
11
,
1
' 1. ,
II
it
6'•P�
OM10
5.
1 «••
:I
r
O$
R
>$-
rt :
g
��1
a "
1 c
' -
D
Z
a
.
500 BAKER BLVD,
i 1
- Hwy;
s.
$.i''''t sR €
P�
sgrf s
uN S
°E
g
Tukwila, Washington
�m
n
■r..r�
"
a o
FLOOR PLAN
:ir94003 \43
�O5 BAKER BLVD:
=:s
Y�sm�,
�: e
sr�s
i_
F �
9.
Tukwila; Washington .,
z
0
A
m
r
m
-a
0
z
i
arm
1
I
NOIIVA313 1SV3
7N1
NOIIVA313 N1l0S
1 1 1
I 1 1
m
-4
m
r m
0
z
tig
9
?. g
i ±. g
ELEVATIONS
; . 94003A.
o
500 0 BAKER BLVD,.
h
.0., ° s
r v �i
op!
rR
n:
g§
a _v
c. S
Tukwila, Washington
:.
•
VERIFY
GRADE W/
CIVIL .4
LANDSCAPE
PLANS
11 -0'
1111- IIIIf!I
CONC. SEATING WALL,
SMOOTH TROWEL
FINISI -R, PAINT..
•
RIII III
111
I111011I 1
2'
(2) *4. CONT.
.4 6 12' o.c. EACH
WAY
— PAVING PER SITE
PLAN • •
4' COMPACTED FILL-
(3) .4 CONT.
CONC. SEATING WALL
CONCRETE SEATING WALL
Scale: 1' =1' -0'
Arehhaeture and Planning
Reyes A. $.rp. A.I.A.
1127 Pine Street, 5111. 300
Swale. Waehinglen 90101
(2oe) 583 -8030
Protect:
Subject:
Project No.: _ _ Date: •
By:. „. •
Sheet:
•i
ATTACHMENT
entry wall section
JAMES CHRISTENSEN ROAD
i1111tt11tnt11t11ttii
11•tt•t11■ttutt1
Ittttttt►t:�ttt1
-ANDOVER PARK EAST
SITE PLAN
71] Building Parking
Phase 1: 20,888 S.F. 97
Phase .2: 11,036 S.F. 37
1
o 30' •. 31,924. S.F. 134 .
ON BAKER BLVD.
iH
Tukwila, Washington
CORPORATE
Real Estate Inc.
Commercial Real Estate Wakarusa
EXCLUSIVE LEASING AGENT
Fronk J. Ago ;lino
(201) 447.0444
AT Ar+U &ACL[T ,!±
{
BOARD OF ARt '4ITECTURAL REVIEW
RECEIVED DESIGN REVIEW
ALE .41994 APPLICATION
M MUN
CITY OF TUKWILA CO
DEVELOPMENT
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
:ii:t::•nr,:;: {:•ifS: %ii' >tiC" .?* :,•
USE<O • L >Y
eterence.<
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Demolish existing office building and build
new retail /office center. Existing landscape to remain'
2. PROTECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub-
division; or-tax lot number, access street, and nearest intersection)
• 505 Baker Blvd.
Quarter: NE Section: 26
Township: 23
(This information may be found on your tax statement)
Range: 4
3. APPLICANT :* Name: LPN Architects & Planners /Royce A. Berg, A. I . A.
dress: 1201 Fourth Avenue South, Suite 102, Seattle, WA 98134
(206) 583 -8030
Signature:
* The ap . ' cant is th
to whom all notic
e.
Date: 1/,
person whom the staff will contact regin( the application, and
and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: TRI -LAND CORPORATION
OWNER
Address: 1325 4th Ave, Suite 1940, Seattle, WA 98101
Phone: (206) . 624 -4494
I /WE si ature s �'^-^ `'"�- erci
swear that I /we are the vwwner(s) or contract purchaser(s) of the property involved .
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /our knowledge and belief. Date: -7 t q 9t-(
ATTACHMENT I
BOA.RD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLI., •, TION Page 2
CRITERIA
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:
Building is set back from primary street and existing landscaped areas
to provide transition from streetscape.
Parking areas are dispersed to reduce large paved areas
Service area requirements are minimal and placed at the rear of the building with
trash enclosures that are screened.
The height. and scale of the building is comparable with the existing building
and other buildings in the area.
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:
Reveals and setback articulation add texture and pattern to building and reduce mas:
Landscape areas will be maintained in lawns with.existing cherry trees and
supplemental street trees required for this corridor. Character of the
facility maintains the retail image of Southcenter.
Vehicular access and service maintain existing patterns with service aspects
segregated from main entry points.
Pedestrian circulation to the new sidewalks is provided to tie key pathways togethe
Circulation on site does not change existing conditions which are in appropriate
locations in relation to corners and adjacent properties.
• 'BOAHU OF ARCHITECTURAL REVIEW
• DESIGN REVIEW APPLE . TION 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 encour-
aged.
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:
Existing site is relatively flat except at east and north where it slopes to
street in existing landscaped areas. These areas'will remain landscaped and
additional sidewalks tie public areas to new street walks in logical and
accessible locations and segregate service areas by limiting access.
Planting supplemental buffers at service corridor will buffer rear of building.
(service corridor is not planned to be heavily used)
Exterior lighting occurs at soffit areas to illuminate covered walkways'and
with pole lights at parking to supplement street lights. Light fixtures are
shielded with cut offs to control off site glare. Tenant signing will
be controled and back lit.
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 de-
velopments.
f3.OARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLIC. • .ON Page 4
C. Building components - such as windows, doors, eaves, and parapets - should have good pro-
portions 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
screenedirom view.
F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex-
posed 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:
Architecture provides a horizontal character with reveals to scale down and
add a unifying pattern to the building. The arch portal provides a central
identity and focal point to 'visually tie.the center together. Glass areas are
emphasized and tied together with a teal /green color.: Colors pick up a brick
tone with accents of green and warm beige ( not'bright.but not subdued beige or gray
Exterior lighting fixtures will be neutral in color. Soffit lighting will be
recessed with lights. uniform in color and type.
Signing will be regulated as to size, type and location to maintain control and
• balance per location with various tenants.
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:
A visual landscaped plaza will be incorporated as part of the . complex but
no formal outdoor seating will.be provided except as a tenant package
depending on type of tenant i'.e. restaurant, cafe or deli.
e ure an. ' ann g, nc..
Royce A. Berg, A.I.A., 1201 Fourth Ave. S., Suite 102 Seattle. WA 98134 (206) 583.8030 Fax (206) 583 -0708
' MEMORANDUM
TO: Libby Hudson
Associate Planner
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
SUBJECT: BAR Comments
505 Baker, #940057
DATE:
PROJECT:
PROJECT NO
13 October 1994
505 Baker
NW 94003
RECEIVED
C.ITY OF TUKWILA
OCT 141994
PERMIT CENTER
1 & 2. Facility is designed for multi tenant use and for flexibility in identifying tenants of
retail or office use. Strong focal points have been dropped to maintain identity for
multi locations .
Tenant breakdown could run from one to eight tenants through the life of the
building. The flexibility for individual tenants needs to be maintained. The accent
feature has been removed and the patterns on the fascia strengthened to define
potential signage areas with enhanced cornice and stepped soffit.
3. Entry points are.not established at this point even though projected doors are
shown on plans - door locations can shift per tenant requirements of size and
preferred location at the time. Initial improvements will not install all doors.
4. Main entry doors for tenants when placed as entries will be accented with wide
style doors, chrome handles and uniform three dimensional suite numbers in the
transom.
5. The arcade was not intended to function as a formal pedestrian arcade but as an
overhang to provide protection for entry doors wherever they might be located
and provide visual relief and shadow lines from the exterior building line. '
Additional light reveals have been added above the glass line to break up the
horizontal fascia.
6. Fin walls are sheathed in textured "Dryvit" system with 2" wide, 1 1/2" deep
shadow reveals on all sides to reduce the scale and provide a horizontal pattern
for visual interest.
7. Aluminium glazing system is to be painted a green color to accent and
compliment the 'building Dryvit colors. Additional horizontal mullions are not
desired by the retail market which dictates leaving glazed areas open for potential
retail display and maintaining flexibility in the glazing systems to interchange and
add door locations per future tenant requirements.
8. Cornice detail has been modified and enhanced to provide a stronger visual
termination at the top and bottom of the fascias. A smaller cornice version will be
used on the roof screens for mechanical units which has been added per staff
direction and BAR requirements.
13 October 1994
page 2
Signage:
9. Signage is programmed for the ±4 ft. upper fascia and to be contained within the
framework of the articulated "Dryvit" system as shown on the revised elevations.
Multi- tenant signage will be individual letters uniform in character, size and color.
Facing on letters shall be either a polished metal or a gloss accent color. If any
single tenant with major signage requirements occurs, a special sign permit and
review will be applied for to modify programmed signage.
Lighting:
10. Exterior lighting is with recessed can lights in the soffit areas at the roof overhang
in a regular pattern to provide accent night lighting and security lighting.
Light bollards 3 ft. high on concrete pedestals will be used to highlight perimeter
pedestrian entry areas and at the two plaza areas. Bollards will be painted green
to match aluminium glazing system.
A free standing lightpole 20 ft. high will be used in the parking area on a concrete
pedestal - to match bollards and, painted green to match the aluminium glazing
system. Light boxes are rectilinear and neutral in character to match horizontal
elements in the building and disperse light down within the site.
Wall mounted boxes painted to match the adjacent wall color will be used on the
rear of the building with light cut off to keep the light dispersion within the site.
Walkways:
11. Pedestrian access from Baker wraps along the entry aisle and ties to a
connection adjacent the building to provide accessibility. We do not see a reason .
to add walks on both sides of this drive as it reduces our pervious areas and is
redundant. Pedestrian access from the corner of Christensen and Baker is not
desired due to grade change of approximately 3 ft. and is redundant to access
from Baker which provides "accessible" access.
12. The pedestrian connection from Andover Parkway has been emphasized with an
expanded walkway and light bollards to emphasize the walkway and access to
the building. We prefer this location in which the building is closer to the sidewalk
versus aligning with the offset side of the building. The future phase will have
separate pedestrian access point from Andover to complement this entry.
14. The majority of the existing'asphalt parking and landscape will be used in the new
facility and with a small facility we prefer not to break up the existing parking areas
to.add pedestrian parking patterns which we would normally use in larger projects
where pedestrian flow is greater.
13 October 1994
page 3
16. Walls on the north and south at electrical room still allow traffic to walk along the
continuous perimeter walkway.
17. Pedestrian connection to the future phase at this time is not reasonable as the
parking area will be revised and access points will be incorporated when that
phase is developed, which is unknown at this time.
18. Vehicular circulation - a directional sign will be added to the S.W. corner to
indicate (Do Not Enter) with surface arrows on the paving. Fire access can be
accommodated to all points from the streets and from the larger front parking
area, without traffic around the building.
19. Bollard details are enclosed as are seating wall details:
20. Bicycle parking has been relocated to the center plaza per staff recommendation
and the rack type is enclosed.
21. Paving patterns are articulated in the concrete walks with accent pavers at
possible entry thresholds to add an additional dimension to the walkways. Raised
• seating walls have also been incorporated at the two plazas to add another
dimension and provide permanent waiting or lounging areas as an amenity.
22. Additional reveals have. been added at the east side, even though a landscape
buffer has been provided. The south side of the building is a temporary wall
(same color Dryvit but with less reveals) as it cannot be seen from the street due
_- _to the position of the existing building to the south. Additional reveals have been
omitted. If and when the south building is demolished this wall will be demolished
for the expansion.
pectfull
Roy e A. erg
Pre dent
Enclosures
cc: Jack Link, Bill_Rademaker .
Frank Agostino
pv.g
Rif5g
SITE PLAN
Pi.:9.G03b2
ANIMI11111111.11111111111111.
BAKER BLVD.
g L
4i5,
..?"4 •
;:, '' .4
ts
,
Tukwila, Washington
•
,
Architecture and Planning, I
R0y« A 130rc1 A 1 A 1201 f ()to' AV
•
;, ittly ANAQ81.i,1 0)(16)',f'..i>41)itl I t *(:'II
MEMORANDUM
TO:
Libby Hudson
Associate Planner
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
SUBJECT: BAR Comments
505 Baker, #940057
DATE:
PROJECT: 505 Baker OCT
PROJECT NO: NW 94003
13 October 1994 RECEIVED
CITY OF TUKWILA
PERMIT CENTER
1 & 2. Facility is designed for multi tenant use and for flexibility in identifying tenants of
retail or office use. Strong focal points have been dropped to maintain identity for
multi locations
Tenant breakdown could run from one to eight tenants through the life of the
building. The flexibility for individual tenants needs to be maintained. The accent
feature has been removed and the patterns on the fascia strengthened to define
potential signage areas with enhanced cornice and stepped soffit.
3. Entry points are not established at this point even though projected doors are
shown on plans - door locations can shift per tenant requirements of size and
preferred location at the time. Initial improvements will not install all doors.
4. Main entry doors for tenants when placed as entries will be accented with wide
style doors, chrome handles and uniform three dimensional suite numbers in the
transom.
5. The arcade was not intended to function as a formal pedestrian arcade but as an
overhang to provide protection for entry doors wherever they might be located
and provide visual relief and shadow lines from the exterior building line.
Additional light reveals have been added above the glass line to break up the
horizontal fascia.
6. Fin walls are sheathed in textured "Dryvit" system with 2" wide, 1 1/2" deep
shadow reveals on all sides to reduce the scale and provide a horizontal pattern
for visual interest.
7. Aluminium glazing system is to be painted a green color to accent and
compliment the building Dryvit colors. Additional horizontal mullions are not
desired by the retail market which dictates leaving glazed areas open for potential
retail display and maintaining flexibility in the glazing systems to interchange and
add door locations per future tenant requirements.
8. Cornice detail has been modified and enhanced to provide a stronger visual
termination at the top and bottom of the fascias. A smaller cornice version will be
used on the roof screens for mechanical units which has been added per staff
direction and BAR requirements.
13 October 1994
page 2
Signage:
9. Signage is programmed for the ±4 ft. upper fascia and to be contained within the
framework of the articulated "Dryvit" system as shown on the revised elevations.
Multi- tenant signage will be individual letters uniform in character, size and color.
Facing on letters shall be either a polished metal or a gloss accent color. If any
single tenant with major signage requirements occurs, a special sign permit and
review will be applied for to modify programmed signage.
Lighting:
10. Exterior lighting is with recessed can lights in the soffit areas at the roof overhang
in a regular pattern to provide accent night lighting and security lighting.
Light bollards 3 ft. high on concrete pedestals will be used to highlight perimeter
pedestrian entry areas and at the two plaza areas. Bollards will be painted green
to match aluminium glazing system.
A free standing light pole 20 ft. high will be used in the parking area on a concrete
pedestal - to match bollards and, painted green to match the aluminium 9Iazing
system. Light boxes are rectilinear and neutral in character to match horizontal
elements in the building and disperse light down within the site.
Wall mounted boxes painted to match the adjacent wall color will be used on the
rear of the building with light cut off to keep the light dispersion within the site.
Walkways:
11. Pedestrian access from Baker wraps along the entry aisle and ties to a
connection adjacent the building to provide accessibility. We do not see a reason
to add walks on both sides of this drive as it reduces our pervious areas and is
redundant. Pedestrian access from the corner of Christensen and Baker is not
desired due to grade change of approximately 3 ft. and is redundant to access
from Baker which provides "accessible" access.
12. The pedestrian connection from Andover Parkway has been emphasized with an
expanded walkway and light bollards to emphasize the walkway and access to
the building. We prefer this location in which the building is closer to the sidewalk
versus aligning with the offset side of the building. The future phase will have
separate pedestrian access point from Andover to complement this entry.
14. The majority of the existing asphalt parking and landscape will be used in the new
facility and with a small facility we prefer not to break up the existing parking areas
to add pedestrian parking patterns which we would normally use in larger projects
where pedestrian flow is greater.
'.
16. Walls on the north and south at electrical room still allow traffic to walk along the
continuous perimeter walkway.
17. Pedestrian connection to the future phase at this time is not reasonable as the
parking area will be revised and access points will be incorporated when that
phase is developed, which is unknown at this time.
18. Vehicular circulation - a directional sign will be added to the S.W. corner to
indicate (Do Not Enter) with surface arrows on the paving. Fire access can be
accommodated to all points from the streets and from the larger front parking
area, without traffic around the building.
19. Bollard details are enclosed as are seating wall details.
20. Bicycle parking has been relocated to the center plaza per staff recommendation
and the rack type is enclosed.
21. Paving patterns are articulated in the concrete walks with accent pavers at
possible entry thresholds to add an additional dimension to the walkways. Raised
seating walls have also been incorporated at the two plazas to add another
dimension and provide permanent waiting or lounging areas as an amenity.
22. Additional reveals have, been added at the east side, even though a landscape
buffer has been provided. The south side of the building is a temporary wall
(same color Dryvit but with less reveals) as it cannot be seen from the street due
to the position of the existing building to the south. Additional reveals have been
omitted. If and when the south building is demolished this wall will be demolished
for the expansion.
5pectfull
Roy e A. berg
Pre dent
Enclosures
cc: Jack Unk, Bill Rademaker
Frank Agostino
505 BAKER y W J 1
BAR Comments - Preliminary Staff Review
September 21, 1994
Building Elevation:
1._ The scale of the building/facade has no relationship with the entry feature /arch
2. The entry theme is not repeated. It could be better integrated in motif
3. There is no entry detail at corner entry
4. Entry doors should be unique from other tenant doors /entries
5. Is there a reason why the arcade is not flush with the edge of the walkway? A true arcade has
depth,
6. Columns: Should be proportional to building in dimension; opportunities for design interest and
detail such as a double - column w/ plantings between; pattern or textured treatment; embossed
w/ motif detail; open trellis; etc. The columns could be strengthen with detail to engage people.
7. Glazing. Muntins? Consider additional horizontal bars
80�. iscuss cornice. strong will it read?
Signage.
9. What sort of signage is being considered? Free - standing or wall only? Location(s)?
Lighting:
10. Exterior lighting: building and parking lot.
Walkways:
11. Wrap around ped walkways at driveway locations ,
12. Shift ped. connection at Andover to lead to entry
13. Ped walkway from Christensen Rd.
14. Pedestrian access: consider difference surface treatment across parking lot to entrances for ped.
Consider matching texture on west side of building Describe this treatment (sheet L -1)
15. Electrical Equipment Room interferes with pedestrian movement on south side of building.
16. Walls on north side of building interrupt ped. traffic on north side of building.
17. Pedestrian Connection to adjacent lot to south for future development?
Vehicular Circulation:
18. Vehicular circulation. Will directional signs /surface arrows be provided?
19. Bollard details. Provide.
20. Bicycle parking.
MEMORANDUM
To: Ron Cameron
From: Libby Hudson
RE: 505 Baker Blvd.
For your information we have received the attached amendment to the SEPA checklist for the above
project. I have issued the SEPA determination based on this amended checklist. A DNS has been
issued and the applicant may be issued a demolition permit on Friday, October 14, 1994.
Royce A. Berg, A.I.A., .1201 Fourth Ave. S., Suite 102 Seattle. WA 98134 (206) 583 -8030 Fax (206) 583-0708
11 October 1994
Libby Hudson
Associate Planner
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
RE: SEPA Checklist Amendment - SEPA L94 -0057
505 Baker Blvd.
Tukwila, Washington
Dear Ms. Hudson,
The following information is an amendment to the original SEPA checklist dated 8 July
1994 for traffic improvements:
For 505 Baker, the mitigations are:
Southcenter Pkwy /Strander increase to 2010 is 954 trips and improvement cost is
$134,000. The prorated share is $140 /trip. Four peak hour trips mitigation is
$560.
Southcenter Pkwy /S. 168th St. increase to 2010 is 899 trips and improvement
cost is $250,000. The prorated share is $278 /trip. One peak hour trip mitigation
is $278. .
Andover Park E. /Baker increase to 2010 is 663 trips and improvement cost is
$250,000. The prorated share is $377 /trip. Twenty peak hour trips mitigation is
$7,540.
Andover Park W /Strander increase to 2010 is 934 trips and improvement cost is
$296,000. The prorated share is $317 /trip. Six peak hour trips mitigation is
$1,902.
Interurban Bridge widening increase to 2010 is 1,114 trips and improvement cost
is $1,250,000. The prorated share is $1122 /trip. Four peak hour trips mitigation
is $4,488.
West Valley /Strander increase to 2010 is 883 trips and improvement cost is
$250,000. The prorated share is $283 /trip. Fourteen peak hour trips mitigation is
$3,962.
Andover Park E. /Strander increase to 2010 is 694 trips and improvement cost is
$94,000. The prorated share is $135 /trip. Twenty three peak hour trips mitigation
is $3,105.
pa e
10711 2 /94
Southcenter Pkwy /Minkler increase to.2010 is 907 trips and improvement cost is
$122,903. The prorated share is $136 /trip. Thirty four peak hour trips mitigation
is $4,624. •
Andover Pk. W /Minkler increase to 2010 is 1360 trips and improvement cost is
$121,500. The prorated share is $89 /trip. Zero peak hour trips mitigation is $0.
S. 180th/SR181. The increase to 2010 is 3,200 trips and improvement cost is
$1,520,000. The prorated share is $475. Six peak hour trips mitigation is $2,850.
The sidewalk ordinance is triggered and sidewalks are required on Andover Pk. E. a
developer agreement to reimburse the City's future construction cost. Additional costs
for widening exceeding the costs of installing sidewalks would be deducted from the total
mitigation payment.
The development is in two phases with 12 and a total of 40 peak hour trips projected.
The calculations are for the 40 trips; the development can be approved for both phases
with the mitigations provided with each phase. That is, 12/40 (30 %) with Phase I and the
remainder with the Phase II permits.
Water and Sewer have no deficiencies; routine permits are all that is needed with
appropriate designs.
Surface water needs biofiltration or, coalesencing plate separator; drainage changes in
accord with King County Design Manual.
Respectfully,
Respectfully,
TRI -LAND CORPORATION, Owner LP ► Architects and Planners
Jac Link, Pr = sident_ Ro e . Berg,..lfesident
RECEIVED. •
.RAB:amh .00T 1 11994
COMWiLrivi 1 Y
DEVELOPMENT
cc: Bill Rademaker
Frank Agostino
LPN Architecture & Planning Inc., Royce.A. Berg, A.I.A., 1201 4th Ave. Sc.„ Suite.102, Seattle,, WA 98134,(206)583 -8030
Architecture and Planning. Ir41)
■�
Pc iv( e A Berg, A LA 1201 I ni irtt i Avg ; Suit, • 10 ; 11 lit • WA ' ?RI 1/1 (?H6) (;11r,) H 'l IP..
11 August 1994
RECEIVED
ALE 15 1994
COMMUNITY
DEVELOPMENT
Mr. Rick Beeler
Director of Community Development
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
RE: 505 Baker Blvd.
Tukwila, Washington
Dear Mr. Beeler,
Per our review of planning staff's decisions on the specific front yards for this project we
would like to appeal to the Board of Adjustment for a different determination of front
yards for corner lots with more than two frontages, specifically three streets.
Tukwila Municipal Code
18.50.070 Yard Regulation
Section 2: We understand this is through lot which requires front yards on all
frontages (normal, 2).
Section 4: We understand a full front yard is required with prevailing yard pattern and
a second front yard can be 1/2 a full yard (provided with proposed plan).
Section 5: We understand this as our situation and that items no. 2 and no. 4 above
have a relation but with three front yards our interpretation is that the
planning department can determine the full and half front yard requirement
as this situation has much greater impact on the usability of a parcel.
Planning department has determined they do not have the authority and
have to relate to the exhibit 18 -7 for determination.
We comply with all items of 5, A, B, C & D but do not conform to the example figure 18 -7
in Title 18 Zoning which we feel is an example but not an all encompassing illustration.
We are requesting an interpretation which provides 2 full front yard setbacks, at Andover
Parkway East and Baker Blvd. (versus Andover Parkway East and Christensen Road)
and the 1/2 front yard setback at Christensen Road. We feel that using a full setback at
Baker and Andover which are the primary streets is a better planning approach and
meets the intent and verbiage of this ordinance section.
23 r, 'M
ea. con P,pwi4.9
e 'D 5E715+ ,
reoyvt, Cii'Lj5Trs83
page 2
There are very few sites in Tukwila which fall in this category. A decision would not
establish precedence for other sites but would allow the Planning department to make
the decision. It is our understanding that Planning does not have a problem with this
request and concur with the general planning aspect of our request. In this particular
case we have an existing site and facility which is being removed and perimeter
landscape and access points and grades which are being preserved. The City intends
to widen the street at Andover and add a 6 ft. sidewalk off that street which encroaches
on this property, further necessitating relief to adjust the building layout further to the
east reducing the setback off Christensen road to Tess than 50 ft. (but greater than the
minimum. required 1/2 front yard of 25 ft.) assists us in accomplishing this.
We believe that interpretation of the code allows this and are requesting a review through
the Board of Adjustments.
Thank you for your time and staff's continued review of this issue.
pectf ly
o eA.Be1g
RAB:amh
Attachments
cc: Jack Link, Bill Rademaker
Frank Agostino
LPN Architecture & Planning Inc., Royce A. Berg, A.I.A., 1201 4th Ave. So., Suite 102, Seattle, WA 98134 (206)583 -8030'
!\rc1111,2( ti/r(. (]r( 1'i(rnnInc
I A I." 11 f
•
;111S; I f .
MEMORANDUM
TO: Frank Agostino, President DATE: 16 August 1994
Corporate Real Estate, Inc.
1127 Pine Street, Suite 100 PROJECT: 505 Baker Blvd.
Seattle, Washington 98101
PROJECT NO: NW 94003
RE: Meeting with Rick Beeler, 11 August 1994
Director Community Development
City of Tukwila
Present: Rick Beeler, City of Tukwila
Frank Agostino
Eric Dupar
Royce A. Berg
Review of front yard setback on three streets:
1. City cannot make decision to interpret, other than using the exhibit example in the
code
2. City (Rick Beeler) will review with city attorney to confirm whether staff can make
decision or not.
3. Variance - not likely to be approved.
4. Board of Adjustment - more likely to be approved as staff does not have any
negative concerns with request. They meet first Thursday of month.
5. October 6 - next available Board of Adjustment meeting - verify if earlier.
6. October 27 - Board of Architectural Review scheduled.
7. Can submit building permit drawings concurrently but no permit issued until 14
days after B.A.R. approval.
8. Review possibility of moving up on B.A.R. schedule - public notice required -
review issuing notice listing project as a backup for hearing.
Assigned planner is Denny Shefrin for City of Tukwila.
o e . Berg
cc: Rick Beeler, City of Tukwila
Jack Link, Bill Rademaker
RECEIVED
fflfi 13.'1994
CUIviMiuiNi i Y
DEVELOPMENT
• 12m: Fourth Ave:' 30:, Suits' 1
MEMORANDUM Seattle, WA 98134
•
• TO: Vernon Urnetsu • DATE: • 13 July 1994
Planning Department
City of Tukwila PROJECT: 505. Baker Blvd.
6300 Southcenter Blvd, Suite 100
Tukwila, Washington 98188 PROJECT NO: NW 94003
FEE: 505 Baker
• PRE94 -017
Per our conversation 11 July 19941 have reviewed the criteria for setback on multiple
streets and believe the Planning Department has the authority to define which streets
have a full setback and which have a 1/2 half front yard setback subject to the
conditions.
We comply with all code conditions of Section 18.50.070- 5, A, B, C, & D and do not
believe the intent of the sample exhibit figure covers all cases. Areas C & D highlighted
on the exhibit attached are examples of similar corners but have different setbacks off
the same streets. 1 believe this adds some flexibility on how sites are configured or
oriented.
In our case all. primary and secondary streets have more than a full front yard setback.
We are requesting that Christensen Road, which dead ends with a turnaround and one
way traffic out of the park, be defined as the 1/2 front yard setback. Our setback here is
War 40 feet as proposed.
The code indicates that the Planning Department determines the front yard requirements
in •the case of a corner lot with more than two frontages. We feel that we comply with the
code and this approach affords better planning for the public and for this project.
This is an important issue in .planning this site and 1 realize that you did not have the
previous background material available to discuss this during our call. Would you please
review this and call me.
Via Fax
•
Enclosures: Figure 18 -7
• P. 18-60 Zoning• Code
Letter faxed 15 June 1994
cc; Frank Agostino
Jack Link
- • `•-• •• • - •
1G -111g1615101111110111111ari &11114-4q:41‘1:K:NrinI,:.
• . : •
. • MEMORANDUM.'
• • ."• ••• •
..Vethcin Uinetiti • • 15 June 1994
•
• • • • ••• a. • • • •
•
• Planning DepariMen
city :Of TtiliWila t PROJECT: 505 Baker !Mid.
SOuthCenter Blvd, Suite 100
Tukwila, Washington 98188 PROJECT NO: NW 94003
• , •
. . .
' • . .
• • •
. • .
RE: 505 Baker, PRE94-017.
Yard Setbacks for Comer Lots
Per review of the above sections we are requesting an alternate interpretation of our pre-
application meeting of 26 May 1994 which indicated a 50 ft. setback off Christianson
Road. With Andover as the primary street and Baker as the secondary we request that
the second full front yard be Baker Boulevard versus Christianson Road.
Andover Require 50 ft. setback
Baker Blvd. Require 50 ft. setback
Christianson Rd. Require 25 ft. setback (1/2 of required)
We believe-this complies with Section 18.50.070, Section 5 A,B,C, & Dand provide a
better site relationship for opening yards than the graphic illustrations 18.7 would create
imthis particular situation. The existing building currently sits with less than a 50 ft.
setback off Christianson Road which is a dead end street in.this area.
Could you please review this and call me if this is an acceptable alternative for you.
R ctfully
Roy
Via Fax
cc: Frank Agostino
Jack Unk
;.;
AUG 12 '94 10:42 LPN ARC TTECTS (206)583 -0708
napalm 04*W alpr
601
P.6J8
N AR TUKWILA MUNICIPAL MUNICIPAL CODE t TTECTS (206)583 -0708
• (B) Setbacks. The setbacks of the underly-
ing zone district shall apply, except that the Planning
Commission :may adjust the requirements where it
deems, necessary to insure adequate light and air for
uses ono We: subject. property,. as well as adjacent
properties.. • ; ; • •
Landscape. Areas.•: -. In its deliberations,
the.. Planning..Comrnisslon, shall consider • the visual
impact oft the •proposed structural height from public
rights- Ofway.,and may require' such additional land-
scaping as it may deem necessary to mitigate this
impact..
(D) Energy. The proposed development
shall be reviewed for solar access of adjacent proper•
ties. • .
(E) Community Benefit. All develop-
ment authorized under this section should demon-
strate a concomitant community benefit not ordinarily
provided by development authorized .under the under-
lying zoning district regulations.
• (9 Transportation. The Planning
Commission •, shall in its deliberations consider
transportation to and from the site, traffic and its effect
on the site and surrounding properties, and its effect on
access roads and surrounding highways.
(G) Seismic and Slope Stability. The de-
veloper shall submit to the Planning Commission a
report prepared by. a qualified engineer or geotechnician
which details the proposed structure's seismic and
slope stability. Such report shall outline the effects
which may be caused by seismic disturbance as well
as any mitigating measures of building construction.
(H) F.A.A. Report. Any proposal for a
structure which exceeds two hundred feet in total
height shall be submitted to the Federal Aviation
Administration for an advisory report. The report of the
F.A.A. shall be submitted to the Planning Commission
as a part of the staff report
(2) In authorizing a building height exception
under this section, the Planning Commission may
impose such additional requiremenu and conditions
with respect to parking facilities, site access, and build-
ing construction, design, maintenance and operation as
it may deem necessary after its deliberations here•
under, in order ;to promote the public health, safety and
welfare. •
(3) Public Hearing. Prior to acting on the appli-
cation for height exception, the Planning Commission
shall hold a public hearing. Notice of such hearing shall
be provided pursuant to Chapter 18.92 of this title.
(Ord,1247 §1(part), 1982)
18.50.060 Budding permits for structures exceeding
the basic heightIimits.
No building permits for structures which exceed
the basic height limits may be issued until such time
as the Planning Commission has reviewed and
approved an application for height exception. AU appli-
P.7 /8
cations for building permits for structures authorized
under this section shall conform strictly to the plans
approved by the BAR in its gant of exception.
(Ord 1247 51(part), 1982)
18.50.070 Yard.cegulat1ons.
(1) Fences; walls,• poles,...P9M;aad,, other cus•
tomaiy yard accessories; ornaments, furniture may be.
permitted in any yard 'subject .to height limitations and
requirements limiting obstruction of visibility to the
detriment of public safety.
(2) In the case, of throw lots, unless the pre-
vailing front yard pattern on a oining lots indicates
otherwise, front yards shall be provided on all
frontages.
(3) Where the front yard that would normally
be required on a lot is not in keeping with the prevail-
ing yard pattern, the Planning Department may waive
the requirement for the normal front yard and substi-
tute therefor a spedal yard requirement which shall
not exceed the average of the yards provided on
adjacent lots.
(4) In tile_cas of comer lots,,a nt vg£d of he
required de Lshgll vid d in accordance with
the prevails yard pattern, and a second front—
depth required generally o n yardsjn.the
district .�,be.prov�da on .the .ofh„ernrontage.
Hof corn ots t , pte_tban
two ft ges, the Pia n: e. artment shall dj er-
inrn trifr.ont__
o • g con • Ions:
Ar least one front yard shall be.
rovided ha�i'ne the i'u 1 t—tl'i required generally in •�
(B) No oth� front
have less than half the de
(D) In
shall extend fr tn.th- rear
. n e case of corner to
and on such lot s j
required ggneraly;
eoF't r�ou$h lots and come
arcs but bru front and
the case of tluough_loJs, lde vgrds
of front yards re ed.
ds remainin
. r -• • +, • on
../
co ere. .e :T.r ee re :• .
(Ord 1247 51(par), 1982)
18.50.080 Exemption of rooftop appurtena n ss.
The height limitations specified in this chapter shall
not apply to church spires, monuments, chimneys,
water towers, elevator towers, mechanical equipment,
and other similar rooftop• appurtenances usually
required to be placed above the roof level and not
intended for human occupancy or the provision of
additional floor area; provided, that mechanical equip-
ment rooms or attic spaces are set back at least ten feet
from the edge of the roof and do not exceed twenty
feet in height.
(Ord 1247 §1(part), 1982)
Page 18..60
Printed September 14, 1993
AUG 12 '94 10:43 LPN ARC/I-ITTECTS (206)593-0708
Hugh S. Ferguson
U.S. Bank of Washington
Real Estate Division
The Park East Building, Inc.
Farmer Partners
Alvin S. Pearl
McConkey Enterprises
Tri -Land Corporation
Albert D. Rosellini
Tri -Land Corporation
City of Tukwila
City of Tukwila
2530 Union Square
Seattle WA, 98101
P.O. Box 720
Seattle WA,
31919 First Ave. So., Suite 100
Federal Way WA, 98023
8009 South 180th, Suite 104
Kent WA, 98032
4304 Hunts Point Rd.
Bellevue WA, 98004
4040 168th Ave NE
Redmond WA, 98052
1325 4th Ave., Suite 1940
Seattle WA, 98101
5936 6th Ave. So.
Seattle WA, 98108
1325 Fourth Ave., Suite 1940
Seattle WA, 98101
14475 59th Ave. S.
Tukwila WA, 98168
14475 59th Ave. S.
Tukwila WA, 98168
223100037
223100038
223100040
223100080
223100087
223100090
223100099
223100100
223100101
M2523049080
M2523049081
i
1
o
1
1
1
1 J
15
W
•
r- r
31 1
1 I IX
61 1
1
1 1
W 1--
Fm
pQr
N n
N
8M • 813 8�
A 88
1. NV. r-r-
r
0R R iR , R
^p•1�1 N ./
N V
P r' v
s 01 §g sf
j4 a4
Ail r4 9 It%"
0§. 0; 0 I
oat •-•
1 pM dC to
M. .O •O CD.,
r...4 a
't 10tn i N0.0 g.0
1 1
m im
• Iz 1`'' 1
I
m ma
4. t
u...0 40..0 1
1
W4
mN o
ww
R
WQ
Nv-
Ct�O
J
1
W
a., aN
t O L
P F
Ot
8 .O
N �N
.0 .0
w.
3 tg u
A A
• -� W
i- ►y -
►t
►y
W W �
g n W
"4 -'
y
EW El il tit
u' 1 '
se V.T. • W_ W_
gig ll 14
00
W
•
I..L_
ti
•
0
0'
r-
N
CV
N m
` i
LIC 0R1
v .I N
0000 OM ON QV- tit
c
O� N • fV ▪ `��0+ M..p
f tv
Aft r- NO O VIN to'.O
r- CV yy1� IAN Or- OM O.N.
Ot/• VsN .../ 4-% r- r- '000
N
R g R 8R P`s� I;
M •
t Fsl * N: : �:` : :
8 •Q[ S 8' s ��[[ s
p.a Ma Na Na 'OM • 4-4 �4 °'4 °4 ;irii E .41 � N y W1� 1 1
W; <n Tici ; 0.8 mg O
p.
r IN ($41 1.E1 IN
0I0Or -I0cv1 M1 M;O^OM ; OP,M
1 . 1 1
.0 `^°j R
o
N
;
r-
OOr ' t� 1 .t 82i 1
%, M 4.. tn0 �N
„M M , '4 r-M
OD Of�
r• •_
O' ▪ 1�. 0 DD
htll
U
41g *1
81811
.0 ^.0 I
..,g N_ 1
87 "' 1
�� 9
MW W 1
,
/004 O1
8 1 _
M NMI M1
1
1
E v • 1
I 1
0
1
0
i I
0X 11 lQ.
$m" 4.M1 1 M.M 1
o �81 a
N i N ;
N QN1 N'
I 4IEY
1 : 1lit m
s - O Jg 14
.s Iv O 0,1
0
31 • gl
co
r- Q
co 000 1-- 1 1 1 O• 3
co. c24
4 JO<i1 t 1 J al
Q Lug
i Q i 435 1 3 ,J,
J . J 0. il
uZ Tti
O -II,
'Id >
x 2 J 3 w o-
tig 7O 1 .Oj i O Ng n
4� NI Ivv IN
0 IMO 10 10 10 0 1
O 10 10 10 10 10 1
1
I I I
f V 11E 1 V
1 1
1 I
1 I 1
IM0 I t 'N 'M 'r- M r
0. M t O s M.,
0` 1 O' 1 tOnr*- 1 0' , 4„ 1 O•M1 u.l•. O.M1
1 1 1 1 1
1 41 4 al 41 41 4I' I M
1 N; N >CI 1 N I N I 11 I �L(1 I �1
'0 .p �(''0 1 m'0 i '0 1 40 u'0 I '0
N lN yNZ0 I aatN l mN �{yNZ� I_ �N �N I mW
1 W 1 i 1 � Wi W II l a
it I 10 :
a1';1 0., 16' 1, Iry
I co I 1
I tiL� 00
1
H to o P 0 CO It
at 1 Os
UJI ; -. ro -.a 0' j
il ll! 83 W --.
tom~ ; ~Q
.-. u 3 `r
3
rt Wu W 4
o ~m ow 41 fail .m li ial Es/
o.
1- M3 1"-0 u,8 NN
�� 4 � p p0 d K 1 r- 1 .s 10 0 I0 0 0
CO
Cr)
V , t%
"En SI
J
<
Nationwide 1-800-345-7334
J'N
0
•
vh
•
O
M
Ur t- s
• io
�� S J NM
r- •-•,4 4-1 1
0
N
�J
OIL
N
$s
4.6N 64's
��8ppa 8g yy § _° g�1°�1 y p a g��-�� N1t�n ^ N1n' �1� O� Li. LAM �fP OM1 ci. WO NOW on
i 1 N 1 • 1 OD
MIR
Ntel U ..§A g g §F, u m s� 8 8g Fi
N fol
CON •N � - ^ • to 00 ▪ ^^ M
• ' . • •
s J M N �= M to J J 'ae .ts Js !
N • §1 §1 81 81 8 $c. _ 81
i a Co• ' ,a oa .00. •a a
,� M NE 0' , ri �� 34 14 .Nta' .-4
4
N N N - N #� # E E 0 ii g
w u. d' 7 d' a' w w �... .-.. i
M� MW t^n M Nw a ,O ,K a'
4� 44 W
O ?t M d • i 1'' 1 O 1 1 .� 1 O8 OQC 1 I ON O. 1 to 1 1 i 0 itn0 i O i iN i iirpp- P .-P �P .pp- �"4 O �O} ..-
RN mm 0 oo , m 1 V.P 1 1�, 1 r- i 3/ 1 gr- i &j 1 CDM 1 ISM
1 1 1 1
I i i 1 1 1 =I 1 i 1
E : im w E ix it iv z 1
` i i" i i IE :E Iw I___ i u
i" i" iu
I 1 i I
1 1 1 i 1 i
8.10 #i•9$09 O1iOrIO6i00Iooi iOxiOxlOriMr
NN 4N i NW NW NW i trtO• 1n•- 1 N1- NI-1 1 tnr- i tncv tnM 1 PM
.p} I J 114 i Jp1 i 1 i
Ir► I M W iW1 1 Ai WmiWAi4
al N N N N N g•ON N I M IN i~' iN
. N N N N mm �N
1
1 1
1 x1 # r
rrN
M
0
jj W
1 3 ma
co
P z WQ
5ZW
O Va NJ
`a
cr
•Z.. i
fN
..00
N.
y ac
Ex u.616 11 r... LA
8 00
0
NO
0
a
WW N
NI
gi iv
QQ $ vie
>•Z. W4+ uR tW
042 Y
0 O �M ift
1 1 1 1 .41 1 'I
�°
°C 1�Ni 1 1aN1 aN
cri
1 .) illiiii
i
q
V a i Y N lat
N 00 I 4cii 1,r,:, 1 M
01 Pi o 0i 0i .0i
3i i P P Pi
,—+1 3 3i 51 .o
a � i il � 8 $4 # i �yOy Nom+ 2" �+
M-a ' 1W... 6-� O # •O-4
O QW QW ..v..�. 1..
at H i W 4.,
1 !W ;.W
�a
gm
71_ f o� o N o �> N
N 21241 PS
..
�N CV tn� M� •-8
`tom O dN
•-
0 •- N M 1
•• i 18 IO 18 118
Nd
bcc-1
. 1
P�1
r1Q1
II I
F-1
1 $
1 1
111 1
H1
1 1 1
111
4.4
IQI
141
Q
N
fV
r
V J
LLJ
J.0JJCV- MLr'.O
0000000
O
N(' r
r r r r N r r r r
•
J J J O J M J J O J V
J.l- •OJVJV -O JJ
0000000100
00rN.c�. rr.NN
tn000r) TOon
r r r
d0uw.00u-0 1.n0
0
W$8888888
'O'ONrWVr-
N,0030,MNO NN
WrMNrWtiWO
1 r r
NNP V r W O r r
°g8
0'00 P • • N000P
8
•
Oro
,NNNN Vr'..r
rr0'.-p-0 00r
N 000 MN 0°00.000
O 00 0
0(J00 NOt\INIV
NN N
NNNNNNNNN
N N N N N N N N N
MMMWMWMGCM
000000000
N NNNN NNN N
ICON N.ON.0.0.0
O NOONONNN
M r MM r M r r r
V V V V V V V V
-.3-3-7-.? V V V V V
000000000
M MM MM MMMM
NNNM NNNNN
1 1 1 1 1 1 1 1 1
Nr- NNrNrrr
•
LLJ3iLL13L JU.IW
N NNNN NNN N
tkikkikki
8888888$888
0PN0p. ON •00dMIN
•0W0,NNM'- t`'0
N00P J•00M.0'0Nr'.
MtUN0-00 4%0oWNv
.ON.ONVIV•O.O ?NN
0§U10)
NrNNOpN,
NMNr-.
rOsVNV
0000
000'OPO.
8
00
O O
O.•
0 00 NONE ON OO
rVNN N NN NN
r\1NNNr-.NNr-.r\r-.
N N N N N N N N N N N
MOCMWWWWWXXo:
000000DOn00
V NNNNV 1NJNN
NNN.0N.ON N.0NN
0 00 NONO ON O O
M MM r M r M M r MM
V V V V V V V V V V V
V V V V V V V V V V V
00000000000
00000000000
NNNNNNN NNNN
1 1 1 1 1 1 1 1 1 1 1
NNN r N r N Nr NN
N P .O
P N n
N V
1 -23 -04 4305 SFD RS7.2 9005 170,000
8909 338,000
£
co
1°°n ON 88
1 •• r CO
M r 00.0
V M
Lm .rt
N r
N
O
0-00
OOt7
MNr
0-0-8
000
1I
r r
NNN
VVV
000
M M M
NNN
MMM
10n ,-J�rMpNr -00 C\
8WWrr pp0W
r r 0
r rr r J
W WW W 00
WWN.0WW000
r-.r-OMr-r-.r'.f`r`
r r V
.....
W WN W WWWW
PPP PP P P P P
WWRjggWWWW
JJ JJJ- Q
►- r -r-1 -3
pp. r r
Nr\IW OMM V J N
0 ON NO 0000
N NN MNNNNN
r r NN.....
V OJ N00r ?N
N MMMVJN
000000000
n.NNNNNNNN
.........
331+ W33tu33 LL
Ni N N N N Nk N Nl N N N
ONO N N O Nr N
MNNMrMr0V 0
000000800 0008001.
rrr r rr rr
tibia bb oo
WW W GOOD WW
NNN N N N NN
rrr r rr.trr
NNNOrOr-rONN
W WW W W WW r W W W
errr`Mr -i-Or`r -r
r r r r r r r r r r
00-000.00000-0-
$. - WW >WW•0 W
41.- JJWJJr 1 dJ
r- 40am1- Ji-r -NN7i-
1"-WI-1- $NNW r-
<NQd ddMMJw<
W t W W W W 1 JW
NNNN VINN r-N
• V V
N LUNIN INCV(AQN
LLJQ WI►.1x WWP11WNW
> »r - >>cp> • >
d0dQrj I dNd
X>xxcxx'xxx
6.-z6...6.. Apr -p N r- r•..1-
0�'O.OtWnti' 1 ..0 0.00
NrO- NNR9QM.A
ONrrrM c�1
NNNN „r-N NN”,
rrrrrVe1 rrr
)- Oo >2
l7 40J► -O �+Q
l�LJ 1,--142E �ZQ U1d�Z-•ur
> = uu -NU -
< u >%111>t;"
Imoluo-
!in 17185/71 N
M112304 -9073
.0
O
00
P
3401 NE 7TH ST *RENTON WA
000140 -0023
13535 MONSTER
377920 -0160
co
O_
W
P
J
1-
1-
d
W
N
•
N
1-
O
r
P
N
0
0
0
O
kkk
NO�D�
M
O
.t V O
rr
M M N
£ £ ~
UNr
N 0
MW
P P
Q
/- W
Z N
• 0
X V
W
/-
N N
W W
Q Q
J C
00-
0 L
1- O
Q
Z _
0 NN x
2 _
u.wo
r-
faW
u0N
N00r43r'.0V0.0-4 f\ N O OOOD
0 rrrr MW7 0 M N NNP
NNNNNNN NNNN N ‘1", 00 J V V
NN N NNNN NNNN
...............
r r
N
O
0
U ou w urn
O N t\ PVN
0 _ 00 V M••-
M
V
V I 00 •ONE
O
•
W
ti
•
r
000
N •
•M
NN
N. .0
-4 0
M 00
UN
•
N
P
N
co •
•
r
c;8,.; 8r: 807888
N. 441 .tl N •00 V
N.Qr rN .Orr O
O0- V M u"
•
VV V NrN VN Wv OON
00 0 0'-0 00p. -• 000rr 0
0000MO 000 0O000D 0•000 00 -00000
EE E E£ E
RR
M M
NN
00
M M
NN
.O.O
com
P P
44
1- 1•
v u
•
S °O
1^n 1^-
r r
N Nr N
V • 1C 0- 0
V LIN
640760 -0050 M- SW- 36 -23 -04
111111
N
N N
r r
0
NN
1 1
030
11
J J
0000
rN
00
00
0 0
MM
MM
N
N
N
r
331060 -0205 L -NW -01 -22-04
NNN
NNN
NNN
r r r
HOOD
MINN
0 00
O 0
000
r r r
MMM
N NN N NON
M 00 0 Ord V
0 00 0 O.ON
W WW W WOr
P PP P PPr
18250 681H S *KENT WA
RR
NM
0,0
NN
NN
r
NN
NN
SO
ff
oN
O O
RR
com
NN
MM
V r
Nr
Vr
0000
££ £ £ £
rrrr r
NMNNO
.COPPJ
NNN•N
NNNN N
rrrr r
V V J V V
00000
'olio
11111
rrrrr
OO
00 O
.....
NN NW
Q0
000
LM
10OV J
.QQ0NN .IP0`
NNNN N
r W W r r
OMMO O
J J J
MrVVr
MO NNN
OV rr O
0-0'00-00'
› W > Q • NN r
Wu.rl' QX • • 1
i.30 O J <ZO 30 • NQ0O-3
Mr �y�11 �Q Y 33��N
rZ Z 1?WN 1 d - ? 0 \ \I-
ft1.1 W a Q1- WQ :d £W
Q d ZJZ 6-, # 1 1 []
1/x- 1 IW* =0 -'600,00cr
00 O 0* .- sNMM
.V-1 ,JW N►- V )() of
00 0'0 •°0 -00'x oa 20000p0
M� 1/411110 v
0 0 0
NJ NN N N 4 Zu NZQQ
.. RR • 7V�
u QZ 1.1. GQ W
00 0 now
i i 1 J W1-- W1uuu
W tali.- tQ-7 Jl�l� •-+
►QQ -1QQ�' 1QQ-' r- �3 Z�ZZ
u CG L LJ1 &D OV11C1 4
u NN N N +
Z NN N N
•••
.- U.
O
N
N
co
r-
OM
P P
1 r
W
O
M
P
r
°MNN
a a a
r r r
8'0
0- 0 -
OOMMN.O
00WWWW
0-0-0-0-0-
1
6VAttV VI'A1T� `Iltlil UliAL 11C
BOARD OF AR6 I'+ITECTURAL REVIEW
( RECEIVED DESIG�J REVIEW
hie 4 ass APPLICATION
CITY OF TUKWILA COMMUNITY
DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188
DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206) 431 -3680
ss= Reference. Dili
thdegOOMENA
1. BRIEFLYDESCRIBEYOURPROPOSAL: Demolish existing office building and build
new retail /office center. Existing landscape to remain
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)
505 Baker Blvd.
Quarter: NE Section: 26 Township: 23 Range: 4
(This information may be found on your tax statement)
3. APPLICANT :* Name: LPN Architects & Planners /Royce A. Berg, A.I.A.
dress. 1201 Fourth Avenue South, Suite 102, Seattle, WA 98134
(206) 583 -8030
e.
Signature: �• , Date: K
* The ap . ' cant is th person whom the staff will contact reg the application, and
to whom all notic- and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name: TRI -LAND CORPORATION
OWNER
Address:
1325 4th Ave, Suite 1940, Seattle, WA 98101
Phone: (206) 624 -4494
I/WE,[signature(s)] G^-L. ef, i A-ei--
,_ swear that I /we are the wner(s) or contract purchaser(s) of the property involved
in this application and that the foregoing statements and answers contained in this
application are true and correct to the
best of my /our knowledge and belief. Date: 1, 1 q 9 t(
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLI( TION ( Page 2
CRITERIA
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:
Building is set back from primary street and existing landscaped areas
to provide transition from streetscape.
Parking areas are dispersed to reduce large paved areas
Service area requirements are minimal and placed at the rear of the building with
trash enclosures that are screened.
The height and scale of the building is comparable with the existing building
and other buildings in the area.
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 pat-terns 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:
Reveals and setback articulation add texture and pattern to building and reduce mass.
Landscape areas will be maintained in lawns with existing cherry trees and
supplemental street trees required for this corridor. Character of the
facility maintains the retail image of Southcenter.
Vehicular access and service maintain existing patterns with service aspects
segregated from main entry points.
Pedestrian circulation to the new sidewalks is provided to tie key pathways together.
Circulation on site does not change existing conditions which are in appropriate
locations in relation to corners and adjacent properties.
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLI( TION
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 encour-
aged.
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:
Existing site is relatively flat except at east and north where it slopes to
street in existing landscaped areas. These areas will remain landscaped and
additional sidewalks tie public areas to new street walks in logical and
accessible locations and segregate service areas by limiting access.
Planting supplemental buffers at service corridor will buffer rear of building.
(service corridor is not planned to be heavily used)
Exterior lighting occurs at soffit areas to illuminate covered walkways and
with pole lights at parking to supplement street lights. Light fixtures are
shielded with cut offs to control off site glare. Tenant signing will
be controled and back lit.
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 de-
velopments.
'BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLIC( ON
Page 4
C. Building components - such as windows, doors, eaves, and parapets - should have good pro-
portions 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
scseened•from view.
F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all ex-
posed 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:
Architecture provides a horizontal character with reveals to scale down and
add a unifying pattern to the building. The arch portal provides a central
identity and focal point to visually tie the center together. Glass areas are
emphasized and tied together with a teal /green color. Colors pick up a brick
tone with accents of green and warm beige ( .iot' bright but not subdued beige or gray )
Exterior lighting fixtures will be neutral in color. Soffit lighting will be
recessed with lights uniform in color and type.
Signing will be regulated as to size, type and location to maintain control and
balance per location with various tenants.
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:
A visual landscaped plaza will be incorporated as part of the complex but
no formal outdoor seating will be provided except as a tenant package
depending on type of tenant i.e. restaurant, cafe or deli.
BOARD OF ARCIIITECTURAL REVIEW
DESIG -- AEVIEW
TION CHECKLIST
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMEII6 4
COMMUNITY
The following materials must be 41 4115klititigiViligsFour application. This checklist is to
assist you in submitting a complete application. Please do not turn in your application
until all items which apply to your proposal are attached to your application. If you
have any questions, contact the Department of Community Development at 431 -3680.
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
GENERAL.
Application Form
J Design Review Fee — $900.00
n Environmental Checklist oe7ti IIieo ReamobiN
n Q �
Environmental Checklist Fee — $ 3 � two �
PLANS
5ir Seven (7) copies of the set of plans are required. The scale shall not exceed 1 " =30', with
the north arrow, graphic, scale and date all identified on the plans. Also, the license
— -stamps of the-architect-and_landscape architect shall be on each-appropriate- plan. ..
The following information should be contained within the plan:
A. / Vicinity map showing location of site and surrounding prominent landmarks.
B. - Property dimensions and names of adjacent roads.
X1C. Lot size and impervious (paved and building areas) surface calculations.
gD., Existing and finished grades at 2' contours with the precise slope of any area
in excess of 15 %.
E. Location and dimensions of existing and proposed structure(s), accessory
structures with appropriate setbacks, parking and loading area dimensions,
and driveways.
xi F. Existing (6" in diameter) trees by species and an indication of which will be
saved. Proposed landscaping: size, species, location and spacing.
�t.
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLE 4TION CHECKLIST
G. Location and size of proposed utility lines and a description of by whom and
how water and sewer is available.
15d H. Location, dimensions and nature of any proposed easements or dedications.
gl I. For commercial and industrial uses, gross floor area by use and parking
calculations.
J.I For multiple residential, location, dimensions and description of common
rgi K.
5ZL M.
N.
go.
tgf
open space and recreation areas.
Dimensioned elevations of building drawn at 1/8" =1' or a comparable scale.
Elevations should show the type of exterior materials.
Location and elevations of exterior lighting for buildings and parking areas.
Location and elevations of dumpster screens.
Color and material sample board for exterior building and accessory structure .
colors and material.
Perspective drawings, photographs, color renderings or other graphics which
accurately represent your proposed project.
One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11"
(most printing companies can make PMT's).
PUBLIC NOTICE
gA mailing list with address labels for property owners and residents within 300 feet
of your property. (See attached "Address Label Requirements ")
jaA King County Assessor's Map which identifies the location of each property
ownership and residence listed. The maps may be ordered from the King County
Public Works Map Counter at 296 -6548.