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Permit L93-0049 - SALMON BAY DESIGN GROUP - KWAN DENTAL CLINIC DESIGN REVIEW
l93-0049 kwan dental clinic USI's LITEEPRO U2.20E Point -By -Point Numeric Output 08:53 6 -Jun -9'1 PROJECT: LP0943 AREA: SITE GRID: REST RALL Values are FC, SCALE: 1 IN= 1.5FT, VERT GRID (E), VERT CALC, X= 0.1 Computed in accordance uith IES recommendations + t1IN=0.07 HAX 45.5 AVE=11.6 AVE/MIN= 13.28 11AX/IIIN= 52.09 Al <1> = Di0578 PRESCOLITE 5150, (1) 11 -175,U --VERT, LLF= 0.?2 2• AXIS ► - 6.0 5.5 5.0 4.6 4.0 3.5 3.0 2.6 2.0 1.5 1.0 0.5 0.0 4 4 + + 4 4 4 + 4 4 4 + + 14.3 23.1. 29.6 35.7 10.9 44.3 45.5 44.3 49.9 36.7 294 23.1 14.3 + + 4 4 + t + + + + + 4 + 924 13.6 19.0 25.0 35.4 39.5 40.9 39.5 35.4 25.0 19.0 13.6 9.24 + ' + + + 4 + 4- + + 4- 4 4. 1• 4.91 7.53 11.1 16.3 19.5 22.6 23.0 22.6 19.5 15.3 11.1 7.93 4.91 + + 4 4 4 + + + + + + + + 4.03 6.76 7.91 10.2 9.39 11.1 11.0 114 9.38 10.3 7.91 9.75 4.03 4. 4 + + 4 4- + ♦ 4 + 4 + 2.03 2.86 3.98 5.31 6.65 7.66 5.05 7.66 6.65 521 9.99 2.06 2.03 + + + + 4 4 + 4 4 + + + + 2.03 2.67 3.35 4.117 4,73 6.21 539 5.21 4.73 4.07 3.35 2.67 2.09 + + + 4 + 4 4 4 + + + 4 + 1.37 1.73 2.14 2.57 2.97 3.26 3.27 3.26 2.97 2.57 2.14 L73 1.97 + + 4 + + + + i + + + 1. 4 0.97 1.09 1.35 1.61 1.95 2.02 2.09 2.02 1.85 1.61 1.35 1.09 0.97 0.0 1.0 2.0 3.0 4.0 5.5 6.Q 40 8.0 D.5 1.5 2.5 3,5 4.6 5.5 6.5 7.5 Y-AXIS Page 1a1' 0 3 ,-_._ D m m 0 . z m m m 0 USI's LITEmPR0 02.20E Point -By -Point Numeric Output 08:53 6--Jun-94 PROJECT: LP0943 AREA: SITE BRIO: FC 6 GRADE Values are FC, SCALE: t IN= 2.0FT, HOPI GRID (U), HORZ CALC, Z. 0.0 Computed in accordance with IES recommendations f MN=0.09 MAK=1.52 RUE=0.56 AU1EA1IN= 5.73 11AX/111N= 15.29 Al 41> = 010578 PRESCOLITE 5150, (1) t'1 -175,1.1 --VERT, LLF= 0.72 Y-AXIS �80 7.0 6.0 5.0 4.0 3.0 2.0 1.0 0.0 40 d IG LUl Page 1/1 PexeciW L.10 �. + + + + + + + + t + + + + + 1.01 1.17 1.08 0.91 0.73 0.59 0.45 0.36 0.30 0.21 0.20 0.15 0.13 0.12 0.09 f -i- + + + + + + + + + + + t 1.18 1.36 1.25 1.04 0.83 0.65 0.50 0.40 0.31 0.25 0.20 0.16 0.11 0.12 0.09 + + + + f + + + f- + + + + + 1.25 1.48 1.35 . 0.89 0.69 0.53 0.41 0.33 0.26 0.21 0.16 0.14 0.12 0.09 + 1- + fit- + + + + + + + + + + 1.29 1.52 1.3 1.15 0.90 0.69 0.56 0.42 0.33 0.26 0.22 0.17 0.13 0.11 0.11 + + + + + 4- + + + 4- + + + + 1.25 1.48 1.35 1.12 0.89 0.69 0.53 0.41 0.33 0.26 0.21 0.16 0.14 0. 2 0.09 + + + + + + + + + + + + + + 1.18 1.36 1.25 1.04 0.83 0.65 0.50 0.40 0.31 0.25 0.20 0.16 0.14 0. 2 0.09 + + + t + + + + + + + f + 1- 1.01 1.17 1.08 0.91 0.73 0.59 0.45 0.36 0.30 0.24 0.20 0.15 0.13 0. 2 0.09 0.0 2.0 4.0 6.0 8.0 10.0 12.D 14,0 16.0 1.0 3.0 5.0 7.0 9.0 11.0 13.0 15.0 X-AXIS •4 c Z A 0 I w V66T-90-Nflt 1 m 1 1 11 0 ONI633NIJN3 3NSd: CO 03 Ul JUN -06 -1994 16:09 FROM CASNE ENGINEERING - LP0943 SITE PRP TO 7836885 USX Lighting - Applications Engineering P.O. Box 2787 Spokane, Washington 99220-2787 (509)924 -7000 Fax :(509)922 -4589 Point by Point Area Analysis Generated by LitePro V1.20E Provided and supported by USI Lighting, Inc. Filename: LP0943 Type: Indoor P.03 r »vim Point,by Point Area Analysis Project name: DENTAL CLINI.0 Prepared for: CRAIG TESDAHL / MILL /GAN Prepared by: KENDRA PASCHALL Project #LP0943 Date: 6- Jun -94 UPD: 1.6W /Sq.Ft r Uses IES procedures f Point -by -point Method. U8I is not responsible for light output of 1amp/ballas+ , non -USI products, or design variables not shown. Area Name : SITS Description: DIMENSIONS: Length (NE-WS) Ceiling Height : Total Area No. identical Areas = 1 (Ft) 16.00 8.00 6.00 128 :00 RCR (Room Ratio) : 0.09 ENVIRONMENTAL CONDITIQN:.N /A LUMINAIRES: REFLECTANCBS: Ceiling North Wall : East Wall : South Wall : West Wall : Floor Cavity: # OBSTRUCTIONS: (Dec. 4) 0.00 0.00 0.00. 0.00 0.45 0.10 0 Type Al : TEST #D1057 : TOTAL QUANTITY PER AREA a 1 PRESCOLITE, 5150, GROUND MOUNT UPLIGHT 14n DIA. GR UND MOUNT UPLIGHT, LENS - CLEAR TEMPERED CONVEX LAlPS: ( 1) M- 175 /U- -VERT, Lumens= 14000 BALLAST: STD, WATTS= 210 • 3/23/94 Telephone Memo Lk- RE: Kwan Dental Clinic (L93 -0049) Revisions. As part of an on -going discussion of changes to the approved design, I discussed changes proposed by Tom Eng. 1. Glass block at entry can be replaced by proposed glass, grid of scored dryvit, or a similar combination. 2. OK to delete toilet windows on north. 3. NOT ok to delete skylight without replacing it with a similar visual drama at the entry. Noted with without the skylight, the north is pretty "blah" (i.e., a monotonous wall with no significant architectural accents). 4. OK to delete bottom bank of windows on south elevation is the landscaper provides a spacing for rodi's which results in a continuous hedge 3 ft. high, in 3 years. PRO. "PRACTICE ENVIRON. TEL No.1-206-783-6885 Jan 9,94 11:29 No.008 P.02 Aeon" OfFiess • J ICJ 50UTHGEN /Eh. w "i u z 4 A < ._ t . i 0 AM c A Npar.wvilorl 131.-T-m N.,;,..... ... 1....zak.A... _ 1 i : O 5w17/s�wyr� se >4 , . 3 Al• `' N tki\A ft \\ \ the 0 A it4 Z • a' H E-1 f2 < Cn H • W w o aH o cW N�a • H U) H W U cA H 0 W H Ul ., ..> .: TRANSMISSION RESULT REPORT •••• (JAN 13 '94 04 :38PM) TUKWILA DCD /PW THE FOLLOWING FILE(S) ERASED FILE FILE TYPE OPTION 068 TRANSMISSION TEL NO. 9 *- 12067836885 (AUTO) ERRORS 1) HANG UP OR LINE FAIL 2) BUSY 3) NO ANSWER 4) NO FACSIMILE CONNECTION CITY ¶.)F TUKWILA. Department of Community Development FAX TRANS ITTAL FAX NUMBER: (206) 431-3665 TO: D DATE: W.W.K.,V.4:44..,43:4•X::::::44:4,4,44:44+:444:44...44.1464WW:44444.X.:.: • . ...... . X.X.:44:44.,.:::::444,744..: • " FAX NO. CALLED: NUMBER OF PAGES • . SENT BY • 7 8 2 - . THIS COVER SHEET: (INITIALS): 6 88S- TRANSMIT 1D. INCL. T: Co A- ( COMMENTS/MESSAGE: • IF THIS COMMUNICATION IS NOT CLEARLY RECEIVED, PLEASE CALL: DEPARTMENT OFCOMMIJNITY DEVELOPMENT 6300 Southcenterq3oulevard. Tukwila WA 9S.1RA Office: (206) 431-3670 T: Co A- ( COMMENTS/MESSAGE: • IF THIS COMMUNICATION IS NOT CLEARLY RECEIVED, PLEASE CALL: DEPARTMENT OFCOMMIJNITY DEVELOPMENT 6300 Southcenterq3oulevard. Tukwila WA 9S.1RA Office: (206) 431-3670 City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared September 17, 1993 September 30, 1993 L93 -0049 (Kwan Dental Clinic) Salmon Bay Design Group Approval to build a 2,307 s.f. building with 15 parking spaces, on a 14,674 s.f. lot. The westerly portion of the State Farm lot at 6835 Southcenter Blvd. (attachments A and B). 0.34 Acres. COMPREHENSIVE PLAN DESIGNATION: Commercial ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: C -2 (Regional Retail Business) A SEPA Determination will be issued prior to the hearing. A. B. C. D. E. F. G. H. I. J. Vicinity Map Title Sheet Civil Site Plan Landscape Plan Architectural Site Plan Floor Plan Building Elevations Applicant's Response To Criteria Colored Rendering (to be presented at the hearing) Colors and Materials Board (to be presented at the hearing) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Staff Report to the Planning Commission Page 2 L,(#0049:Kwan Dental Ctr. FINDINGS BACKGROUND VICINITY /SITE INFORMATION Project Description: The applicant proposes to build a 2,307 s.f. medical building with 15 parking spaces, on a 14,674 s.f. lot. The one story building has a triangular shape with roof heights at 15 and 28 feet. Existing Development: The project site is currently a grassed, vacant portion of the State Farm Customer Service Building. Surrounding Land Use: The site is on the Fort Dent Peninsula. Uses surrounding the site are office buildings to the north and east, a small vacant parcel to the west, and the old Nielsen Farm lying across the Green River to the south. Terrain: Terrain is generally flat until it approaches the river. The site is relatively prominent as it has been filled to approximately four feet above Southcenter Blvd. and the river trail. The river bank is very steep (Attachment C). Access: The project driveway connects to Southcenter Blvd., and thence to Interurban Avenue and the regional road system beyond. Public Facilities: The site is located at the entry to the sole road access for Fort Dent (regional) Park. The gateway bridge to the park lies one - quarter mile to the east. DECISION CRITERIA This project is subject to Board review due to its location within 300 ft. of the Green River per TMC 18.60.030(2)(A)(ii). Board review criteria are shown below in bold, along with a staff discussion. The applicant's response to the criteria is contained in Attachment H. 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. Staff Report to the L - 0049:Kwan Dental Ctr. Planning Commission Page 3 The streetscape currently consists of separated sidewalks, backed by large stature, deciduous (London Plane) trees (Attachment C). The proposed building would set back approximately 70 feet from the street sidewalk. Transition would be provided by an initial shrub hedge of photinia which rings the site, followed by mid -sized Hawthorne trees (Washington Thorn), a 58 ft. wide parking area, and two smaller Japanese Snowbell trees which flank the building (Attachment D). Pedestrian circulation to the site is provided by a separated, six-foot wide sidewalk on both sides of Southcenter Boulevard. Pedestrian access from the road to the building requires walking 70 ft., along the driveway and through a small parking area. -. (2) Relationship of Structure and Site to Adjoining Area. a. Harmony of 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 triangular building (attachments B, D, E and F) reflects a modern design similar to the architecture of the two buildings immediately to the north, across Southcenter Boulevard. This similar architectural style flanking the peninsula's entry forms a visually consistent "gateway" to the area. Architectural interest in these gateway buildings is provided by the varying heights between the two story northern office building and the one /two story high Kwan building, interestingly shaped structures on each site, and similar, post -modern color patterns. This design is different from the more traditional, brick, State Farm office building to the east and the colonial -like style of the Homewood Suites development further east. A dense shrub hedge and small trees on -site (Attachment D) and a large storm -water "moat ", separate the two building styles. Vehicular access is provided by a single 25 ft. wide driveway to a small parking area. (3) Landscaping and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. . e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and Staff Report to the Planning Commission rfi L9 -0049:Kwan Dental Ctr. Page 4 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. The existing site is a grassed mound which rises about four feet from Southcenter Blvd. on the north and the river trail to the south. The proposed project would generally rise 3 to 4 feet above these areas, with no significant grades to either vehicular or pedestrian access (Attachment C). Perimeter landscaping consists of existing large stature London Plane trees along Southcenter Blvd. and Norway maples at the east and west ends along the river. These perimeter trees provide visual continuity with adjacent developments. A row of dense photinia and other shrubs also defines the project site. Interior landscaping generally uses smaller, accent trees to complement the small parking and building scale. An automatic irrigation system with moisture sensors will be provided. Exterior down lighting is used under all building overhangs to accent the building at night. Twenty foot high parking area lighting is proposed so that no off -site glare and direct illumination. A glare diagram needs to be submitted to demonstrate this. Dumpster area screening will be architecturally integrated with 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 slwuld be to appropriate scale and in harmony with permanent neighboring developments. c. Building components- such as windows, doors, eaves, and parapets siwuhl have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors slwuld be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof ground or buildings slwuld be screened from view. f. Exterior lighting slwuld be part of the architectural concept. Fixtures, standards, and all exposed accessories slwuld 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. This is a modern building style which uses the building shape itself, as both the basic structure and the architectural accent. The "pure" pastel colors, down - lighting and unusual building shapes, generally reflect an "art decco" design. Building design has been also discussed in Criteria No. 2. Mechanical equipment screening by the parapet, light fixtures, and the dumpster storage screen wall have been architecturally integrated into the overall design concept. Staff Report to the Planning Commission (5) Miscellaneous Structures and Street Furniture L93= 0049:Kwan Dental Ctr. Page 5 There are no significant miscellaneous structures and street furniture. TMC 18.60.060: Special Review Criteria for Interurban Special Review Area. The proposed project is located within the Interurban Special Review area as defined in 18.60.060(2). It is thus subject to the following review criteria. (A) Proposed development design should be sensitive to the natural amenities of the area. The roof overhang is located within two feet of a Tukwila river trail easement for the 77 foot length of the building. This is a 3 foot overhang with wing walls to the east and west. the building wall is thus five feet from the easement. The riverside building wall is almost all windows which overlook the river as shown in Attachment F, South Elevation. The building recedes from this point with a pitched roof (Attachment F, North and West Elevations) and landscaping. Riverside landscaping includes two tiers of shrubs and three cherry trees between building and trail, with larger maples to the north and south of the building. The maples. continue a pattern of large deciduous trees planted along the river trail. The building footprint, landscaping and trail easement are shown in attachments DandE. (B) Proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. The roof overhang, soft pastel colors, windows which overlook the river, softening shrubs and colorful accent trees provide the project's elements of design sensitivity with the river trail. (C) Proposed development should provide for safe and convenient on -site pedestrian circulation. Pedestrian sidewalks and trails provide for circulation between parking lot, building and river trail. Access from the street to the building requires walking 70 feet, up the driveway and parking area to the building. (D) Proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. See general Design Criteria No. 2 (Relationship of Structure and Site to Adjoining Area). (E) Proposed development should seek to minimize signjficant adverse environmental impacts. Staff Report to the Planning Commission L -0049:Kwan Dental Ctr. Page 6 Review by all City departments has been completed and an environmental determination of non - significance is anticipated to be issued prior to the Board's hearing. (F) Proposed development should demonstrate due regard for significant historical features in the area. The only significant historical feature in the immediate area is the Green River. Design sensitivity to the river has been discussed in Interurban Design Criteria A. CONCLUSIONS 1. The relationship of structure to site is softened by a transitional perimeter hedge and small scale Hawthorn, cherry, and maple trees which also provide seasonal color. Pedestrian circulation around the site and to the river trail is well provided for. Pedestrian access to the building from Southcenter Blvd. is minimally acceptable due to the short (70 ft.) distance a person must walk through the driveway and parking area. This 70 ft. is less than the distance people must walk through parking areas in more commonly sized Tukwila commercial developments. 2. The relationship of structure and site to adjoining area complements the modern design of office buildings to the north to form an architectural gateway. Transition to the more traditional architecture of commercial buildings to the immediate east is adequately provided by the perimeter hedge and accent Japanese Snowdrop trees. Adequate vehicular access is provided. 3. Landscaping and site treatment soften the building on this elevated (prominent) site, and accents it with plant colors which complement the building colors. Lighting is to be shielded to avoid direct off -site illumination and off -site glare spill -over. Luminaire plans should be submitted to demonstrate this. 4. Building design has good proportions in both accents and scale relationship to site, and the imaginative use of the building shape as the basic accent. 5. Interurban special review criteria are satisfied based on conclusions one through four. :,� Staff Report to the Planning Commission RECOMMENDATIONS L9 - 0049:Kwan Dental Ctr. Page 7 The Planning Division recommends approval of the proposed project subject to the following condition: 1. Submittal of a luminaire plan which demonstrates no off -site glare. ! 9 I NI3NHDVL LV tat NO 9243 DAlt 6130193 Ti g1.111FTITE!::1;•:-140'1&::1:1FtlF4IF:F":1F91114 hi 741; jal,1 I. E 313:WIFIV:Vl• a.:fl: ...14.;•:171"5 ,••^ :1-411/51:E EIijij -I( i!!! =tip: 1! 4 E I' ji 1 - Ulf! i• SNOIIVIA3I I99V 3A11O3dSli3d X30NI 133HS TITLE SHEET DRAWN OT I cHICAID DY LEGAL DESCRIPTION S310N 3000 PREUMNARY-NOTFORCONSTRUCTION f pnOVErg@DOWIL macvocm EMOGIIMAERM OHC. ' A RIVER RUNS BY IT A NEW DENTAL CLINIC FOR DR. EDMUND KWAN TUKWILA • WASHINGTON ©GUMMI DAV om@oaH ONCVP 4507 501t5201.1 Att.( 004Inw[21, . HAIRE wASHmatOM 11007 (224) 749.4642 VIV0 103f0Hd 3 J N3HIHDVL.LV BASE /OVERLAY IB1IC11 1 I 4ot M0 9243 0■11 6/30/93 C1 ;}t,M1:tT i:f/, 8'... .. n 8888. " \•:_ 1N'TE2U�LN EVE.. - ,I )n zs a Ir\ /i / %/ / ' /// • /// 8004 r. POM01 I it i 4 og F� Nv N1 lA B� h 7 a -' z I I 11 PRELIMINARY - NOT FOR CONSTRUCTION CIVIL SITE PLAN DRAWN NY I CNLCttt 51 • A RIVER RUNS BY IT • A NEW DENTAL CLINIC DR. EDMUND KWAN TUKWILA , WASHINGTON [ PR OOFEMO00 Mn Q0• FEMME OGOOOGO M2.GGM Om. I 0&ILP i1CO M DO' DD IENC M @RCMP 4101 INN$NOt1 4Vt NUt NO:1.wttt . 8!47711. *4101 /401011 881G1 22081 183.11!82 ggv (5 0)` SGT LAIL C( 61c ( :� t.! .;§ l.� \ : . § § —.-2 );/ \.;, l�§� ';I • �{� .:; § •,�i,�. .1 �! \` �§ §§� \ § § l==l§ 4•!__ 6.. :.l8;=.1 6 '6'4 ; °E ) § !� R- !§ |. §8§ .;)/: - § , , 51 icd p| §;,§! , ::,:|- §:n6; ! «!„t' E= l }4 ( ) |! § 2•• 22 | \28 22=2:,2,=,: 2r,' - ■ ItA Q ZN3MIHDVIIV '0A-a 471N77HJ4 Q JON NO 9243 0331 6/30/93 11 LANDSCAPING PLAN PRELIMINARY - NOT FOR CO NSRUro . meRUNS EW • A NEW DE�a CLINIC DR. EDMUND AN TUKWE.A WASHINGTON AAA■e: >IL Ate© ERVOIROHNIEM, R% S&LK9m mQ rm©2m 25#22 4001 SmILEHOlt 03( Ma NORTHWEST . SEATTLE . ■•••SniNGIOM 1910? ( 2091 453.1W REVISION r 7") JUL .0 6 1993 • cor,...1M rrY DEVFLOPMENT •. ... 3 ZN3HIHDVIIV u 00 I BASE /OVERLAY 1B1lAtl 1 sua • :i/ / rJ C II � O m r- < • [- p y Z K :IIII11 'ii ii. �.. _�.. INTERURBAN AVE. U 71 ` -11=4. 1 /8 8 888 8 p� ���i;�'�^� kt Y �.9p A K q> i11 iw HO 9243 041[ 9199/93 Al SITE PLAN 99Arot or I GHFCJIfO 3T PRELIMINARY - NOT FOR CONSTRUCTION ' A RIVER RUNS BY IT' A NEW DEoNTAL CLINIC DR. EDMUND KWAN TUKWILA . WASHINGTON m C II r o 0 cn 0 Z 45 Xt Z$ Om O 0 0 'y 'ante a31NJOHlnos 0) WT 1 PROFENO v"OQ6 f?EWTOCL EMORICOG'IC o ONC.' MdECH FM? ? DD 000®51 MOO .eo1 6HILSHOL1 AVENUE 000)301! \T. lITTT3[. *MH1NOTON OIGT van ru. un 31013100 - kt JUL 0 6 1S93 COMMUNITY DEVELOPMENT b::32,444325;, ,i•fGt': 4: S;: i..3L7b3.v".t'Y[:,N,a,,:;arotv�. d , NgliIHDV11V x43.v......,.....w . wsreu v.. m.I.�vrvw•f�a.waviun >. era ..,•LnaacMtt>.wfxv�.i".•Y'w":' n,�!'.:�IRIl( Fir. tP+ 3i :2K:f.!';!!.AYLHY•:iUMfe1:.1MY STb!S. *,•:t.:YS1Tii'.`1:: lr ; Cft*,,N rek W"..~ SCQ`+`•.'al:o;idSY,lw•..,,,,,•• BASE /OVERLAY I82!A21 1 x41.3 9243 DAN 6170193 A2 FLOOR PLAN DRAWN 1Y I CHIdt[O.Y ID PRELIMINARY — NOT FOR CONSTRUCTION I?NO ENOOVAL P(t3leCTOCE sivamoG0(ulmfnn,OGJ�°. A RIVER RUNS BY IT A NEW DE NTAL CLINIC R DR. EDMUND KWAN TUKWILA , WASHINGTON MLINKDINJ r 31 7 DISOII©Inl ©D MM 490, SHhLOMOLI .YI MUI M0111M•[11. . w4 1.1M0IW 57107 110,) 711•1111 • JUL 0 6 1993 COMMUNITY DEVELOPMENT J .LN3IA1H3H.L.Ld z ENO 9243 DPI[ 8130193 s,<' I,: KI YCX i1 7 :tX±VACIMPA{`^..`trZniGT: !F.1tr pl-f14.:5,Da fo,,,,, • 8 a— 9 r 1-_ 1 I _ — Br 9 AB rn It 7-1 o cm 0 z m 0 z PRELIMINARY - NOT FOR CONSTRUCTION 1 PG7oRL 5$ffi0C4 ''1Qd PAMTM 1NIEG'JT✓°38 OGJ • A RIVER RUNS BY IT' A NEW DE NTAL CLINIC R DR. EDMUND KWAN TUKWILA , WASHINGTON •001 141UNOI[ •YINUI NDNINw[IT. 9(49IU. wASINOION 11101 @DU IN• HIi 901110* ,JUL 6 1993 COMM{ Nrt Y DEVE:.,LOP.v9ET .. rn4. w,v .:r y.;iivN ti�m:` f',!"` k?l �ryy5, ?!�a"S''ir'F'va�ixr`xy�'��;, : �? r: rtra��: ��- sn•.:. �: n. u�sc�xx^ �: at. aa:% �' r��'.;: �x. ���ua�.cz�:a���a.r.,�a'��5:'i:r _;r- e,.,k.. �.. ,. v�:;:�k�e�c,±': ,:r.. t4 R ... . AUG l 1' 93 CCM. August 11, 1993 Rick Beeler Director Department of Community Development Planning Division City of Tukwila 6300 Southcenter Boulevard Tukwila, Washington 98188 Dear Mr. Beeler: We have no objection to the development at the western portion of 6835 Southcenter Boulevard as proposed by the Salmon Bay Design Group. Please keep us informed of any future developments. Cordially, ?1-4-ILJ Q-91,1-k John C. Radovich JlI1IC.II1ckJV1CI1Development Company 2000 -124th Ave. N.E. B -103 Bellevue, WA 98005 (206) 454 -6060 y\: KWAN DENTAL CLINIC STORM DRAINAGE CALCULATIONS by ROBERT I. ANDERSON & ASSOCIATES I EXPIRES 10130/ to) 94. TABLE OF CONTENTS BIOFILTRATION SWALE 1 AREA, CN, & Tc CALCULATIONS 2 -3 4 COMPUTER PRINTOUTS - 2, 10, 25, & 100 YEAR STORM Q's 5 -8 COMPUTER PRINTOUT - DETENTION SYSTEM VALUES 9 SUMMARY OF PRE- & POST- DEVELOPED Q's THE DETENTION SYSTEM IS PROVIDED WITH TWO OUTLET ORIFICES: THE LOWER ORIFICE RELEASES 1 \2 THE PRE - DEVELOPED 2 -YEAR FREQUENCY STORM; THE UPPER ORIFICE, TOGETHER WITH THE LOWER ORIFICE, RELEASES THE PRE - DEVELOPED 25 -YEAR STORM. KING COUNTY SURFACE WATER MANAGEMENT CRITERIA, 1990 EDITION WAS USED FOR ANALYSIS AND DESIGN. , R CFE VED JUL 06 1993 COMMUNITY DEVELOPMENT - -k rb 14: 4JaA 1 LA - • • • WAcra2... ? 46.5' r1:--0-os5 9 Et-A 3-10-6)3 Fs_ [ExpIREs •)4 1 _Firdexcei_Zit4t, MAN Fora SL V = e 2,8 DePT44 cn, k , Z---CPS 1_.6 PPS') Z. OttiE ALL oPeo LN6 - NA- 1-7 C.. ‘)../ ,07 C.; / A.c. PAILT, a, S L I, j2,73 0, u se 2." DOOP r=2)1k.A C PAV Ge065S - -SwALe ; F" , v r•-• JUL fi 6 1993 DEVELOPMENT 111111117rItIcri:,--Pti K.1141,1 1%IJIA L 61_ INJ t 101.4 A c11..41,- • "1-7 ‘0-k-140 z_ 106 12 s.,e A6. #2.4 CLAI UP Lr LeANA___±CM5); c =s CaiEe....c.NE--.12.- 7.5%74 5)i.) Eikz3 (1_46,L.ro (= 1LZ cJ ki)1:2'"&Z.Vla-L.) AtZa4.,) AkzEA (602460)_1.. 3$53+ ;co) 4-z.) ocx) et-1261 2 , , (.°T.1 4Z 61 PIZ C21 e/ 4 5,56 (,,'-1 US21:7" ) k3. 5 --J,o3I I&,.$1'J- 5,t Z - 0 30 • 60,4s) 0.01 /5' oy&is , 3)04 c5,73 41 0, z5 o1) (123 pi 1 ,-2. 1&...) JUL 6 1S93 UNITY DEV,:LOPiVIEN Cfec11.1 G LI 1\ • Cm.) - errs- Nrri oN) - C.C:01-) aii . FLato; 6;0,411- ) - 424°1051/2. V -7 1)\57-‘010 L "2)41:4: lu-rg-rz.M i -r-r 644?).)135L FLe) ix) 3 _ tg`i Ltp 5 4,-%L.It.A5 "FL( Fu-ruer._ JUL 6 Li) COMMUNFFY DEVELOPMENT ROBERT 1. ANDERSON Et ASSOC. 14509 S.E. 234th PL. KENT, WA satma (206) 631-6045 Ge.kio43 f2%t■3-r4. L 4/), 5-11-95 E6,281sA2 (c-lLog..0C726,94-) MeTi460 A Fz.v roc) <3 06,41,1m(cv, Cti -r, - ()\/ Lc) Pe_D Peps-c-- \2e.VELC)PE. 0 So C, 91e) 15", ef,, IS .2. 3 Paaat P, 9144 ON Ptz- vaLoPt-.4-7, Ps ( s) r- Eva o 1-17C:12.1.A 2e-G_LSeeEiZE- IN-navAl..- Yes 2 o ,a?_ , . ' .06, 7,€D3 '1..2, o, 11, 0,i0) 0,25 c.2..1 '7,th ?, 6/ i, &./ 7-61 c' LA as L)CIFF- _CUM (vNisC\ZY JUL 6 s93 coivutiNrry DEVELOPMENT SPECIFY STORM OPTION: 1 S.C.S. TYPE -1A RAINFALL DISTRIBUTION •ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 2 24 2.0 * * * ** * * * * * * * * * * * * * ** S.C.S. TYPE -1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * * * * * * * ** 2 -YEAR 24 -HOUR STORM * * ** 2.00" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.29 80 0 98 15.9 DATA PRINT -OUT: AREA(ACRES) PERVIOUS A CN .3 .3 80.0 PSAK- Q(CFS) T- PEAK(HRS) VOI.(CU -FT) .02.. 7.83 590 IMPERVIOUS TC(MINUTES) A CN .0 98.0 15.9 R (d:](path]filenaMe(.ext) FOR STORAGE OF COMPUTED HYDROGRAPH: ® 2 YF STOPS► )( _flOJL-, zoNDt -r iS ED M.OKI R WALL .3 PEAK - Q(CFS) .02 .3 80.0 T- PEAK(HRS) 7.83 ENTER Cd:]Cpath]filenameC.ext] EKEX.2 .0 98.0 15.9 VOL(CU -FT) 590 FOR STORAGE OF COMPUTED HYDROGRAPH: SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP c ENTER: A(PERV), CN(PERV), ACIMPERV), CN(IMPERV), TC FOR BASIN NO. 2 0.11 80 0.18 98 2.3 DATA PRINT -OUT: AREA(ACRES) .3 PEAK - Q(CFS) .11 PERVIOUS A CN .1 80.0 IMPERVIOUS TC(MINUTES) A CN .2 98.0 2.3 T- PEAK(HRS) VOL(CU -FT) 7.67 1384 EN R Cde]Cpath]filenameC.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: r; E .2 b� }� �� () l93 �t.i-r'UOZE t_a iDIT�tb G4) C M',J1' DEVELOPMENT SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 10 24 2.9 **********4********* S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 2.90" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.29 80 0 98 15.9 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .3 .3 80.0 .0 98.0 15.9 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) • 06 7.83 1233 ENTER Ed:3Cpath3filenameC.ext3 FOR STORAGE OF COMPUTED HYDROGRAPH: EKEX.10, . 3 .3 80.0 .0 98.0 15.9 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .06 7.83 1233 ENTER Cd:3Cpath3filenameC.ext3 FOR STORAGE OF COMPUTED HYDROGRAPH: EKEX.10 SPECIFY: C CONTINUE, N - NEWSTORM, P - PRINT, S - STOP c ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 2 0.11 80 0.18 98 2.3 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN . 3 .1 80.0 .2 98.0 2.3 PEAK-0(CFS) T-PEAK(HRS) VOL(CU-FT) . 19 7.67 2214 •• „III 6 i 'c'93 ENTER ,Cc1:3Cpath3filenameC.ext3 FOR STORAGE OF COMPUTED HYDROGRAPH: - 6 ''' • EKFU10 c::-..IMUNITY 1.)E.V.:L_OP,vvIENT SPECIFY STORM OPTION: 1 S.C.S. TYPE -1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 25 24 3.4 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE -1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * ** * * * * ** 25 -YEAR 24 -HOUR STORM * * ** 3.40" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.29 80 0 98 15.9 DATA PRINT -OUT: AREA(ACRES) . 3 PEAK- Q(CFS) .09 PERVIOUS A CN .3 80.0 T- PEAK(HRS) 7.83 IMPERVIOUS TC(MINUTES) A CN .0 98.0 15.9 VOL(CU -FT) 1634 ENTER Cd:]Cpath]filenameC.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: EKEX.25 . 3 .3 80.0 PEAK - Q(CFS) T- PEAK(HRS) . 09 7.83 .0 98.0 VOL (CU -FT ) 1634 15.9 ENTER Cd:]Cpath]filenameC.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: EKEX.25 SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP c ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 0.11 80 0.18 98 2.3 DATA PRINT -OUT: AREA(ACRES) PERVIOUS A CN . 3 .1 80.0 PEAK - Q(CFS) T- PEAK(HRS) . 23 . 7.67 IMPERVIOUS TC(MINUTES) A CN ry .2 98.0 2.3 VOLCCU-FT: 2692 ENTER Cd:]Cpath]filenameC.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: EKFU. 25 `:, 2 JUL, 6 1991 ._t;PivMENT SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREO(YEAR), DURATION(HOUR), PRECIP(INCHES) 100 24 3.93 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 3.93" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.29 80 0 98 15.9 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN . 3 .3 80.0 .0 98.0 15.9 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 7.83 2082 ENTER Cchnpath]filenameC.ext3 FOR STORAGE OF COMPUTED HYDROGRAPH: EKEX. 100 .3 80.0 .0 98.0 15.9 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 12 7.83 2082 ENTER Cd:npath7filenameE.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: EKEX.100 SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP c ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 2 0.11 80 0.18 98 2.3 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN . 3 .1 80.0 .2 98.0 2.3 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 27. 7.67 3208 8/9 ENTER Cd:npath3filenameE.ext) FOR STORAGE OF COMPUTED HYDROGRAPH: EKFU. 100 JUL C 6 93 LILOPMENT 4!mY‘tniroormrar-r, 6) NUMBER OF TEST HYDROGRAPHS: 1 • TEST HYD 1 FILENAME: ekfu.2 TARGET RELEASE(cfs): .02 7) NUMBER-OF-ORIFICES, RISER-HEAD(ft), RISER-DIAM(in): 8) ITERATION DISPLAY: NO 2, 4.00, 12 ENTER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED): 0 INITIAL STORAGE VALUE FOR ITERATION PURPOSES: BOTTOM ORIFICE: ENTER Q-MAX(cfs) 1A.= WeltINCHES TOP ORIFICE: ENTER HEIGHT(ft) I . I INCHES PERFORMANCE: DESIGN HYD: TEST HYD 1: INFLOW TARGET-OUTFLOW 09 .02; SPECIFY: D - DOCUMENT, R - REVISE, (-7,(1FOIr.) Fele a-0-o eat Pi.; 4111111M. ROUTING DATA: STAGE(FT) . 00 . 40 . 80 1.20 1-P 2.40 itI2421 2.80 3.00 3.20 3.60 OANO 4:410 4.20 4.30 4.40 4.50 VOL, 927 CU-FT ACTUAL-OUTFLOW .02 A - ADJUST ORIF 4,?3" c(%) PK-STAGE LZ.RX E ENLARGE, 452,15Z- A 2- 2:51) l2.4.0L 128,28 ,r) DISCHARGE(CFS) STORAGE(CU-FT) . 00 .0 . 01 30.5 . 01 83.4 . 02 147.8 .02 218.7 02J 292.8 02 366.9 . 03 437.8 . 03 471.1 . 05 502.2 .07 555.1 L.09 f.5851..6 .40 585.6 . 97 585.6 1.70 585.6 2.49 585.6 2.78 585.6 PERM-AREA(SQ-FT) . 0 . 0 . 0 . 0 . 0 . 0 . 0 . 0 . 0 . 0 . 0 . 0 .0 . 0 . 0 . 0 . 0 AVERAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH SPECIFY: F - FILE, N NEWJOB, P - PRINT IF/OF, 9/ 9 STORAGE, P85:: S - STOP 61b,s6, R - REVISE, S 3Z3 JUL J 6 'Ir393 ENT RM323 85.74 A chiseled " +" in top northerly bolt on fire hydrant at northeast corner of the intersection of Auburn -Black Diamond Road and the Burlington Northern railroad tracks in east Auburn. .400 feet north of SR 18. Established by CH2M HILL,` Inc. RM324 24.46 A ,60 penny spike on 40 inch maple on right bank 100 feet downstream from old highway overpass over railroad, 25 feet east of powerline river crossing. RM325 23.39 A chiseled cross on concrete of foundation of archway at entrance to Foster Golf Course located on northwest corner of foundation and Left bank of Green River. RM326 23.41 Chiseled square on southeast corner of west anchor base at north end of footbridge across Green River at Foster Golf Course. Established by U.S. Army Corps of Engineers. RM327 21.72 Found a chiseled square on top of southwest corner 1- foot -high concrete curb on the northwest corner of the Boeing Bridge at the crossing of the Cedar River. City of Renton benchmark. RM328 20.04 Found standard disk set in southeast corner of the concrete step slab at FAA Transmitter Building at north end of airplane hangars at { the Renton Airport. NGS benchmark. RM329 11.56 A 60 -d spike in the southerly face of the most southerly piling on the east side of a track road under the wooden railroad bridge north of the Fort Dent Park on the Black River. Established by CH2M HILL, Inc. RM330 30.60 A chiseled square in southeast corner of the southerly walk wingwall on the Fort Dent Bridge over Green River, 11 feet east of centerline of side walk, 7 feet north of concrete light pole. Established by CH2M HILL, Inc. 1 9 4'10 Vneles, JOtNS PANEL 0326 -SZT011-7-7-4-j-fm rE Pump Slat ion ZON cn ZONE X /// RENTON WASTEWATER TREATMEN :WILA Bout- 2 rn ZONE AH (EL 1 8) 1 4 S '5 12P-1\11- (,'2-341 --Y 0 ;- s 7 j • 1 ■ A nvoil c-- 41 RECEIVED Y 0 1 1 1-- z N Ea N • AE TO BE AT 7' -2 ". -,6 .�:r: ;..,... Pr! 20• NO 9217 wit 0/90197 A3 ri a 9 a r• r-1- 7 —1 `�( 0 o� 0 z PRELIMINARY - NOT FOR CONSTRUCTION BUILDING ELEVATIONS DRAWN 02 1 CHI0119 BY • A RIVER RUNS BY IT • A NEW DE NTAL CLINIC R DR. EDMUND KWAN TUKWILA , WASHINGTON 0 L. is ii L' edit .otoi2)G L, G 3c1'vtru>i i [S n70G3Ctii0a ldGCu'@. 95 "C QIAILG!,IOGJ DEf 1)020QH ®G oo Mo 4501 SO■I5OO1.t 1vENut R0R10V.t51 1(42040..5.1.110 1110/ (201) I12.111J o0840 9243 0441 8/30/93 Ti trtEtipPFE:rfil:FTEtg,„.:E 1( il bif.10 TT! UMW 11 riE 'Irt r g ir E: SNOI1VIA317199V S31ON 1V1U3■3D 3A1103dS113d IEIOS30 1V031 S310N 3000 0 PRELIMINARY - NOT FOR CONSTRUCTION I 01,C.V.glg.QEMGla, Pir2P13nrOC[ti UHNOR',OkT3g11.0.51V,0[1!:©. TITLE SHEET 0141.1e7 I 980080 0! A RIVER RUNS BY IT ' A NEW DENTAL CLINIC FOR DR. EDMUND KWAN TUKWILA , WASHINGTON 113MY DEM16.-iH ©E© 4001 Swl5•01.I AINUE MORIHNES, AAAAA 8.314000700 95107 M. 703• 4541 VIV0 103rOdd REVMMM BASE/OVERLAY I FC71-1-1 J 9243 0011 6130193 C1 CO (I) 1 • 0 6 ,4 V ”, !?; II 1 11 O.1Z-41-7:"A 1V2NN ; A fl 0 to 14 f 0`. 18 PRELIMINARY - NOT FOR CONSTRUCTION CIVIL SITE PLAN DRAWN'. CMCCMED 00 • A RIVER RUNS BY IT A NEW DENTAL CLINIC FOR DR. EDMUND KWAN TUKWILA , WASHINGTON P.w 8: "•.•; 6i 3 a I 8 0 1' 1 iVANAWkia559i/A. KrIg\CYCICE EHMIROCCD5,'M 2&L,1610[11 f7 DEoriam ©now 4101 70Il.S0OLI AVINIA 9011100151. SE TTTTT W4S0$9110.4 IMO? 1204) ,113.111•2 '27 0 •-• C. n ; r•-• : •.• ; ; Joe. 9243 BATE 6/30/93 Li LANDSCAPING PLAN lo• PRELIMINARY - NOT FOR CONSTRUCTION mravIrocit: amovic,avaapm, am©• 1 ' A RIVER RUNS BY IT " A NEW DENTAL CLINIC FOR DR. EDMUND KWAN TUKWILA WASHINGTON 0/11,M5M1 MAN DEglIgkg @RCM? OW S,LS,CLt AvtIou, 110111.W SIMILE vo■Snikal. 91107 I 2011) 79 I • 0.3 • nr 47.N77111neX 0011109 BASE/OVERLAY IB1 IA1 I 1 I –4. 1 INTERURBAN AVE. f: -0 r z ---Cs: (----7-----,,,x v 0 ' w 2 is c ,‘ 6; 6 \ E.... _ / 1.. (I —77,177—c-..... 0 0 i?;.?" :151 kiFi:.ii' K iF F P if' ' t 404 40 9243 Dm 6/30/93 Al SITE PLAN DRAWN eV I CHECKED NV PRELIMINARY - NOT FOR CONSTRUCTION I G°)M6VLQMtign Vugirmy. ENVINZVEledGM, O. • A RIVER RUNS BY IT A NEW DENTAL CLINIC FOR DR. EDMUND KWAN TUKWILA • WASHINGTON 6.400 CO C I ;' T' 9 2 0) z 1 11 11 mukvaDH cm( onooaH anoup So) .11.3.01.1 004601000114i6064 elfAt /LI WAIMMOION 11•106 122)1 6•3 • •562 .6, W. V MOW. 64031014 40 M0 9243 wn 0190193 A4 b2 O z PRELIMINARY - NOT FOR CONSTRUCTION BUILDING SECTION DIM. 19 I CIO CAL O MT A RIVER RUNS BY IT A NEW DENTAL CLINIC )R. EDMUND KWAN TUK W ILA , WASHINGTON �1 a {tlIjtJh ii1 0 0 KI@IFE @INIC1G'JQ6 FU3Q041101E EG'OORCGJ' GaESH4V, OHO. OaLkl©Gq 1:3M7( 7,006E @NOW MIVISIOM JUL 0 6 1993 COMMUNITY DEVELOPMENT a K. 9233 0311 6/30/93 C3 / '\ /��� ' FRB9 d � /..ft, �tg` /T � y O / °:� z. �s /....... •. • .0 ti tic ' 4S"rt \ �. / ,�2. , 1/ 99 '''• ,��. Q -,... 1- 9en z. 0x* -.0, I •jm❑O cp1 `4Q f11 4)4\ <<\/10's \ \ \ \ \ PRELIMINARY - NOT FOR CONSTRUCTION SITE SURVEY oR3w. 8V I Cn[C310 v A RIVER RUNS BY IT A NEW DENTAL CLINIC i DR. EDMUND KWAN TUKWILLA WASHINGTON e,'l1:iN- al SnIl5N0([ �vt NU[ NOalnwi 3l� �tf w•fniN010M (3101 19011 1353 :SNOIldja0S30 -1V037 4401510N JUL C 6 1 ,993 . • DEVELOPMENT .11 1 a 3 1OS .O 9243 0001 0/00/90 C2 CIVIL DETAILS DRAWN 1f I CRIMP no PRELIMINARY - NOT FOR CONSTRUCTION A RIVER RUNS BY IT A NEW DENTAL CLINIC `,� WI. EDMUND KWAN ` : TUKWILA. WASHINGTON 11 Ii 1 ill Ili HI 11 m u 111 1,1►.,, { {I' j l {jt 1,11{01 .1t.; 71 !'j11 !{ (' i�1 111 111 i1 jj 11. '1j u` 111 j {I it {; { 1i� ;�l 111 {{ p n, I { 1.1.1 1• 1{ Ul t ► 1 { i I j 1i i�` I� 11' s1{ ' 1U1 11 • ii I' tli11 PRIMMO Mn Q4. Ma&CVOCIE EMOROMMEIV, O&O.G�OO Gl [3G^QY '7200)51 @HOO O P 4101 Im11NO11 •r1NUL 0001Hw1e1.� ).00101000001 13.07 1301) 713.1119 fit \JED JUL 0 6 1993 CC MMUNITY DEVELOPMENT BOARD OF ARCI -.c; CCTURAL REVIEW DESiGWIREViEW 2PLICAT1ON CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT J111. ' i) 993 Telephone: (206) 431 -3680 CO` ,,,,,I1J1's.!I `( 6300 Southcenter Boulevard, Tukwila, WA 98188 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Construction of. •a new 2307 s . f . Dental Clinic with site development for 15 vehicles 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) South side of Southcenter Blvd. approx. 150' east of the intersection of Southcenter Blvd. and Interurban Ave. Quarter: NW & SW Section: 24 .Township: 2'3 N Range: East W.M. (This information may be found on your tax statement) 3. APPLICANT:* Name: Salmon Bay Design Group /Jim Stenkamp project Architect Address. 4501 Shilshol Ave NW, Seattle, WA 98107 hone. 206- 83-8582 Signature: _ AI. /�FAIIP Date: 75 1.5 * The app ' . t i. . e person who ,re staff will contact reg din the application, and to who ' .i 1 notices and reports . all be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: Dr. Edmund Kwan OWNER Address: 18501 Brittany Drive SW Phone: 206- 244 -5274 I /WE,[signature(s)] swear that I /we are the owner(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- 6- 9 3 ATTACHMENT H BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLY TION Page2 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: The siting and arrangement of the structure allows for the desired landscaped areas on all sides and minimizes disruption of existing vegitation. The paved area is kept to a minimum due to the constraints of the site. The same can be said for the height and mass of the building. 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: The building is designed with a modern vocabulary, similar to the closest adiacent buildings. The structure is composed of single forms responding to their internal and external relationships. The row of operatories view out over the Green River_ The entry, waiting area, and support spaces paralell the narking area and the street. Vehicular access to and from the parking arras is 9s efficient as possible while sa.vine all existing trees. 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: For the most Part the topography is modified only slightly to allow for adequate drainage of the parking area. The develonment of the site is primarily on flat terain. The lanSisca.ping nlans indicate the proper screening and flora which is desirable and requires minimal maintenance. The dumpster is enclosed by a screen wall with essentially the same appearance as the building. The exterior lighting is intended to enhance the building, while maintaining safety in the parking area. 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 APPLM 1TION 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 screened 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: The components of the building respond quite directly to the internal spaces and external forces acting upon them, resulting in a building with a modern character. The color scheme is intended to emulate the "healthy" or "hygenic" aspects of dental care. Hopefully, the purity of the colors, and their relationships describe this intent. The building is small enough in scale that purly decorative elements are not necessary. Visual interest is obtained through juxtaposition of simple forms and colors. Rooftop mechanical equipment is screened from view by a parapet. 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: The items which are considered as "miscellaneous structures" are comprised of the dumpster screen and the building sign only. These are designed with the same intent in mind as the building: Purity and simplicity evoking a healthy image. . F OARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLI 1TION Page 5 INTERURBAN SPECIAL REVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 1. The proposed development design should be sensitive to the natural amenities of the area. The development respects the river and existing topography and foliage and gives all of these some breating room. The building engages the river by responding to its rsnnrse _ 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. The building gives as wide a berth as possible to. the existing bike trail which is located between it and the Green River. 3. The proposed development should provide for safe and convenient on -site pedestrian circu- lation. Concrete walks are available for use and the parking spaces are all within very close proximity of the entry. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. The building use is for buisiness (dental) and is therefore similar to the adjacent property uses. 5. The proposed development should seek to minimize significant adverse environmental im- pacts. Existing trees, topography and river envirnoment vegetation are maintained. 6. The proposed development should demonstrate due regard for significant historical features in the area. The mnst si g.i fi ca t historical feature is the River itself, and is therefore given as wide a berth as possible. BOARD OF ARCHIT y.CTURAL REVIEW DESIG '} y1EVIEW APPLICATION CHECKLIST CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 The following materials must be submitted with your 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. TURN THIS CHECKI ISTAW TH GENERAL VApplication Form Fr Design Review Fee - $900.00 17( Environmental Checklist Environmental Checklist Fee - $225 00 PLANS 10 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. Ea/B. Property dimensions and names of adjacent roads. dC. Lot size and impervious (paved and building areas) surface calculations. ErD. Existing and finished grades at 2' contours with the precise slope of any area in excess of 15 %. dE. Location and dimensions of existing and proposed structure(s), accessory structures with appropriate setbacks, parking and loading area dimensions, and driveways. II(F. Existing (6" in diameter) trees by species and an indication of which will be saved. Proposed landscaping: size, species, location and spacing. BOARD OF ARCHITECTURAL REVIEW . DESIGN REVIEW APPLI ' -TION CHECKLIST Page 2 G. Location and size of proposed utility lines and a description of by whom and how water and sewer is available. dH. Location, dimensions and nature of any proposed easements or dedications. dI. For commercial and industrial uses, gross floor area by use and parking calculations. For multiple residential, location, dimensions and description of common 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 A mailing list with address labels for property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") dA 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. Green River Two Story Office Building Limit of Additive Alternate No. 6 SCALE 1. ADDITIVE ALTERNATE NO SIX f6) Green drown Story Office Building Alternate No. 6 SCALE PLANT SCHEDULE CITY OF TUKWILI APPROVED BUILDING DIVISION PLANT BLOOMINGTON. IL -. r=•.•.•••ti • /1 Y o e at tir g SOU oo -- _ANT SCHEDULE . a:,- e Y U J2T `,.0 t.. •\r Y -_•_ti • CITY OF TUKWIL1 APPROVED • AS UOIED BUILDING DIVISION • - • .•-• •_••• „• %>rR t... • 2 -I 1 ` .Y"4A.L_ 2,424-.1/44 .: ei< JELL iO.hK;►+[.G rw' 517 ai.rr - L SNTKAL_.1...:ApP1A. ,34 i • • Green River • 1- �t1:t' t i • Two Story Office Building J2 'mil 1 I L 1 / • - - -- Limit of Additive - Alternate No. 6 10 LS3 -(XY-I°I 5863 3 • ✓ i r SCALE t' 20'-0- 20 10 0 20 40 ADDITIVE ALTERNATE NO. SIX B) tilt e . _,-.-a�c; 3idil.rci:...fii aa.lic. .ar35:a :NA a• g tiiwSbfaiaiOti t=•' ? 3 4 5 0 7 8 9 10 001Z, If the microfilmed document Is lame clear than this entice, It It dun to the qu.11tl of the original document. •• et .2 a 0. Y1 .. /. Y • ;I01i,l.iill. 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A14%01,4-":"s"Co4r4 q.t4t,E_Ft Gov- t,t4JEX*5 GYM c 9J.91 n'04.7741 1.1-105 Beck & Baird /Seattle Landscape Architect Nanning Urban Design •.;:-101:- • 3414 N.E. 55th Street Seattle, Washington 98105 (206) 526-0468 Z 0 Li.10 Ow 0 Qo (f) >z LLLJ LiJ Tc ot LaJ V) Eco; LLI 0 • < V) 3 1=-- c r DI f1f\Ialklf'Tf1•1 1' 0 1- L 111111•11111111.14 r f•L • ••••••••:.; - •-•-•"*-• .1 • 4- 1- /1 • ‘,.-A• • • r • • PLANT SCHEDULE ‘04ztsd c3o • CITY OF TIJKYYlli% APPROVED S ;401E0 BUILDING 01116;0N 3 7 • • • ` ••••■ 4. -.X. k •..- - t • _ - • , ^ , .2c..••••,0 .1/4. _1 / t,..k.s,J1,4 -. ... Z • .....,. e,/ ..,E,.....1- I...,K.04.-:::-.4.: -::,•47 1 2 .:•• •.•y•',.."-.,,• ..•. ..; B.` : .5 ..• --......1.--_ .C.4...—s-0 '', :4 • ). .•:•< ): k....k• • -f- :...-•-•- ...-71-.1` _...EF.,•••_.." %.,' •••...\- B.- v,... -.5....I_CAGN4Er.),../ -,...I.-.... 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IL 4e." 44 .J / OIL / 4J./ ►TER SEPARame -re 2.4.So 1 e 0.21 4LL Pena, DELO•J G -�5• LL»,•,.e AE. 9 (MIL w4o•T htD 44 i- 5-o4) `f*j• ASPNAL_T r0EATLD BL•hE �12e 4UbbQAPE (LorlIALTEO To 95:: LoHPNLT10.1 r'4I111 / Stara A.0-f1-1 - ISi'r) •/ PAVEt•.it1.TT `-•EGtto,.l 4 14 r i tab' b' b• I r, • i',E.t L� to TY. I 1E. 21.4o i.e. 21.0o L B. S6• G TY. L T.E. 2.4.Go i.e, to,(e0 0 4,t •Jr -33 F --5•'e JDO7- 19-Ar.1 LEADER. + 1. J *a L E -61p nc11 19 0.47 NYDRO4L.e0 \c-0.i . •••° Ott r- j../CLE AGTI.* • QL}LTIO.t g l o p tt- To-AT1 ow! b..IALE su ne.t 6.4 KT.4. • • U z •rte V%0 lI } Z _ a 0 -- >0 ceS (c2 OIll ILA w w Oz ceJ m c 1,I . S " r /. a P . LS / i a -r I Po q: y.c C W/ c M 4 /S r, i .a ./ ! L_ jj / e � ` / ✓ / / rL' o T .L' D-7A • t"- PD • • LAJD'GAPE PLAN! �T R. Des, 4.0 1JFOR.rt ATlo 141,4-10 Ai.EA. LW c.0 Ly /70 / /%' • et■ < ! ' 7 Ih IN J 1 P 1 A� � j 1 l n 'O • � .r - ' ^G _r{-1 / .- -.- -..._ :.l [ "mil O'!i1•E •i''-..:g 111 .11 re' ; t- CS-TY1I -4B" i WI00 -3.4 TER SEPARATOR:„...... TE•24.5 i r E•20.94 C P<4.Gr. • •4 • . w..L . AT F r G Car. re •Gt ✓41:11. >a� R,evrenr•: -o -.- he. NO VD 1929 FOR PROTECT DR (+) SEE TCPGGR APIA ICRL { {E 6u..'/ By To tnA ENGINEERS. 1• U11C 1.4r. cut. ...ARP A. et. • 1..41210 •Jtl �.t 4-'i �.!/ •or,141 •i....r.4t•n t) orients, + 1 4-I A V r 14` 4 : L4 A v• , � J - / .• ',toe (2F 0 6144 /]-4e) L N µ . . / ATe 4:.erARe.To ETAt- • 1 _.+' a. r.:' ts.111?:.:•S:.n614- aJ:.� -`.,:• �D - i.,_......<...b'.i 3 4 5 17+ 7 e MOTE: 11 the •lcrullIned docuaent to less cleat tha• this nut Ir.:, it Is due to the 9u.11ty of the ortµral doruaent. t. ... .. Ot 6 • '0 11 :2 • ti .EC TI Jra PLN::73G SfRQ --t 4 LJ ,r•I T • JrAe al f Ws. 04s.1... 1. W ES: 1. [CREATE Slut. 11 A. StCt tI• tilt. Si AIR EP•O:M1.1. t. 1,5.11110 1232.tt 11.71{ • [p: 20:1(tl. AT 314111 KUA Iona MAI It GI■C4 10 •:031U AsiT:T 2113. 1. ALL 511.4A1 4176 PAIL 11 • nIA. •' 1•111, L. .Mitt COIAA9 11066t ECM 1S•. A 3,i MIt1M1.T 0913410 JONI PAL /E INKED tO41162:1TAlt AOP: tut CI.t1n1AL. s. a,4- * 14 Sal:[ 1E •(1114•!0 1• A :C :1,•'•M[[ .116.1 A.114MS1 nut AW SrtC II litI :Ft Oa U t :KCiiG 11 11,( (171 01 i .4-iU. 130x 4-.a -it 021 i).4.- DeTUEwn.Y- 'Go AT 601- • Ira aw,•a tDTo at- Or.1mrtt101 MU u :1 •010o4•C1 1111 AV.,. ,,tt ,Iitl a4 IDS n- -drat SLUIC CW aarrVXT•• rttr.lto n ••1•1u-r-sl Start Cu,. .c•i4a mLlc SOUS y1Gtt•ri*, moos ulna I.N.) UM <lr of nTOPIL• SIAM ua ■C tn<UIi •.law. Tiff Gti•ACTDI 11 SOJtt 0,3.1.1 ICI T 4304, Cr 1S Jf II-1L 4.1 131 (:010(11011 .D l0. 111 1.111, OJ SD1ltlt •I 071. 0. tut dsl 710 Sln. 1. IT TULL •1 it. 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S. 0,111 3*3r3010 •10131 10:110 1S'. a 1,,. 3164:1041 (0733734 20137 3441 It PLACID tOoGIN;14*4l3 A?: 7771 3(47(30144. 4,1 01'4 Sall 4L 1143.04+!0 I. 443 eMCI *330 L�•4'ISXI 7 00 310 07(433101IW1 O4 4 (74(1[3 4, 301 (111 07 1.1110. a • • C.0 NI o-, z -! .L_' P i'1E.•. -JA Y • AM3, 34..8-2 ADM LL i11.SnfRCC. *MALL 4 :I .02.....11 0.4' 4114 •*7 .d40 Itt4:e1J11 Srf ICI 41.111741 MILS[ .44 0/,.7134.• LIMIT [ 01 •J•1 704 I:.n nu./114 77 7* 0[111•. 4111:IC .om 019CICT10., 6.401 41413. 144,0 uI ❑n w num.. tt.s.4f .0 474CU1ur103. itt COtIK104 1I 13 .741 I (*rCo114 a MI M .41.01, Irl.2.Y an .L2CI•C4I 07 C..IT.00TIC. 110 32* tot 1.1131 Or *011[11 440 01111 04 7It CCal1•Rm3 474. IT I11L 44 01. 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Y1 1.°":' •: • . • • • • • • cr- ••• r- ki•ri • • 0014 ociiobvittiotto °It *". • ' 4111iNp 20 - 30 - If3 - 00C 1,0o er • 4110 zee leo Mel(144 VC.14 tieL 15/C. - CP N4IN4 Limit of Additive! Attemate ENTICY ‘ar-e co/C ••••< 4-154r.W..■4 — lc! Idea&WMCf.544.1 1540 PG1it PLAN111.14 IN 1 ---TA ..t4XV.acCtW vAd.ii-r ea< Arove .4c.00 ax 7 mr••••••••.-1— ‘ \ • . \ ,...&wta)...1...........-s,,,.e. \ ,5k \ . , ■ • . \ \ ' l9fr..0 • ;.•.''......, i To •---., \ •...,: 0:". I . --7... ,;•''''''' .... -- --- ' / AMR' ••••• / f_l■rric7' EN..--\.C.4.f.Vr.--"s"— ..-teCekl--EL te-co et oft SCALE 1• 20'4 20 10 0 20 40 ADDITIVE ALTERNATE NO. SIX (6) -.Prarre.••.70"6' %. Lieu e: *i• --,fecien -.4.0..N Kes---Jt lb Pi-AS "--••$• -0,117e.:., GP fa.-0 1-4444 OF • ! R0JEC .,101c.7.4 :r • Gre�R. te irrECT ID FIELD qrj f� Raw INb ..CLL.I vMS • 20 - 5'- to' [Xllfi FIR - Y.A NE�vLiE'al 30 - i8 21 14T. 05-Er.oiGr..N'e — M PGYJIFOI.II. 30- i2 -if.' 1al -wWL71ERia.5NA�+1 y c-•(1/,LNE • Ter, rL644T11G MX-.E � Txz Ib ReJ.WH. — 5 1 c rear 9fg. CNIL liK)* A • Two Story Office Building • of Additive' Alternate nit 8t. •Ji�iu ENVAi. 0eNi 'CRP 7r.IGINTN5A<A — - �x ..N.1X4Fcuto \Adis ECK :iG p f W ::A•.4 D JLT'• ing SCALE 1' 20' -0' 20 10 0 20 40 "RO lEcT �JRT�1 WPM.. 40.4 5'' wP1PIS EJG,531IVY �;eY�l+tri. +tux 'a�:�l TU M - i.n+rr>: 4 l J�llDdc Emacc yam; atom I+NaJS Mal51{ NY , ,::: ■•• • : • - •• • • " • -rS •-• .1 • l*••• r • .• , : • • —• •.• * •. • THE F01..t.C1411•6: tV44Yr4.4-Tr.R. -■Fte Tr, cg. Paw= Pr---11A TeCIFICKlatira N-RIC A•REA. mei-L.4E04 le.ejL. ^NO ^a Fia_v rs.4.1.1. the. -CCA • 20 - ap' 1i 0:kr..ut6 Foit - r5tuporxr... ME.tE•St I 30 - ater.cmr.r,%re wouzy — vokucf4A AcaliFt0u.e.. - t•-fr• - . . 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