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HomeMy WebLinkAboutPermit L08-006 - RUHL-PARR & ASSOCIATES - DIAMOND HEAD STORAGE DESIGN REVIEWSUSTAINABLE STORAGE Diamond Head STORAGE DESIGN REVIEW 515 INDUSTRY DR L08-006 City of Tukwila Jim Haggerton, Mayor Department of Community Development STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED JUNE 16, 2008 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: NOTIFICATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: June 26, 2008 L08- 008 — Diamond Head Storage Steve Bosetti, Ruhl -Parr Architects Jack Pace, Director Approval of the proposal to demolish 3 existing office buildings, and approve elevations for a four -story self - storage building and a 17 stall RV garage. 515 Industry Drive (S.E. corner of Andover Park East and Industry Drive) Notice of Application for this Type 4 permit was mailed to surrounding property owners, tenants, interested parties, affected agencies and posted on the site on March 20, 2008. On June 12, 2008 a Notice of Public Hearing was mailed to surrounding properties, tenants, interested parties, and affected agencies, posted on the site, and published in The Seattle Times. Tukwila Urban Center Tukwila Urban Center SEPA DETERMINATION: Determination of Non - Significance (DNS), 6/9/08 RECOMMENDATION: STAFF: ATTACHMENTS: Approval with conditions Rebecca Fox, Senior Planner A. B. C. Applicant's response to Design Review Criteria Applicant's LEED Certification description Plan: Site Plan, Landscape Plan, Elevations Rf 1 06/18/2008 O. \Diamond Head Storage 1,08 -00X \Diamond Head BAR - -Staff Rent - -L08 -006 -6 12 08.doc 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone: 206 -431 -3670 • Fax 206- 431 -3665 D. Colored Elevations, Aerial and Perspective E. Signage F. Photo of the Materials Board Rf 2 06/18/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc FINDINGS VICINITY INFORMATION The site is located in the existing Andover Executive Park office /industrial park south of the primary retail core of the Tukwila Urban Center. Located at the southeast corner of the intersection of Treck/Industry Drive and Andover Park East, the site is surrounded primarily by one and two -story tilt -up concrete office /warehouse structures. The Fatigue Technology building is immediately west across Andover Park East and the Tukwila Fire Department headquarters station is two buildings south. Larger scale warehouse /office /retail buildings are located to the south along Andover Park East. Portions of the Union Pacific rail road tracks run across the eastern portion of the site, and the Green River and the Christensen trail are approximately 700' beyond. Tukwila Pond is northwest on Andover Park West. Westfield Southcenter Mall is two blocks northwest across Strander Boulevard. PROJECT INFORMATION The proposal is to demolish a 3.4 acre site currently containing three existing concrete tilt -up office /warehouse buildings, landscaping and parking. A new four -story, 192, 953 s.f.self - storage facility and new 17 stall, 14, 802 square foot RV storage garage will be constructed on site, along with associated parking, landscaping and storm drainage. The main storage building will be an energy - efficient LEED certified structure that incorporates sustainable, energy- saving elements into its design, construction, and associated landscaping. In conjunction with site development, new curbside landscape area and sidewalks along both Andover Park East and Industry Drive will be built to the proposed Tukwila Urban Center Plan standards. PUBLIC COMMENT No public comment has been received. DESIGN REVIEW CRITERIA The project is subject to a Pubic Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050. The design criteria explain requirements for development proposals. They are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. The BAR Criteria are shown in italics, followed by staff's comments. The applicant's response to the design review criteria is Attachment A. A description of LEED energy- efficient elements is Attachment B. Rf 3 06/18/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc Below is the staff analysis and response. 1. Relationship of Structure to Site. a) The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; The site will be constructed with new planting strips and sidewalks along Andover Park East and Industry Drive as directed in the future Tukwila Urban Center Plan. These improvements will provide a safe pedestrian environment, and a desirable transition from the street to the building. Perimeter landscaped areas exceed the code requirements. Two public patios with picnic tables will be provided. Curbside landscape areas and sidewalks are proposed for the west and north sides of the storage building, and for the west side of the RV garage. A pedestrian path intersects the landscaped front of the main storage building and connects both sides of the corner to the front entrance. In addition to sidewalks on the north and west sides, a pedestrian path is immediately adjacent to the north and east sides of the building and creates a pedestrian walkway around the entire building. Landscaping includes pedestrian pathways that traverse the site. The elevations of the primary storage building and the RV building that front along the public streets and the sidewalks and have the greatest amount of transparency. The east side, facing the rail road track, has the service areas and the fewest windows. The railroads on the east side cut the building off from interacting with eastern neighbors. The RV building has a glazed window display area on its west side, and has no other areas of transparency. (Attachment C: Site Plan, landscape plan, elevations) b) Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; The proposed self - storage storage and RV storage uses will require less parking than the existing office buildings. Parking areas will be visible from the streets, especially Andover Park East. 36 parking spaces for the main storage building will be concentrated on the south and north -east sides of the storage building, rather than distributed around the perimeter of the site, as is the case with the current development. Service areas, including recycling, solid waste and mechanical units are adjacent to each other on the south east edge of the building, away from the public streets. Recycling and solid waste areas are screened with metal enclosures painted to match the brown "weathered oak" color of the concrete panels on the first level of the main storage building. Two sets of three HVAC units are also located on the southeast side of the storage building. One set is screened with the wall of the recycling enclosure and Irish yew, a medium -sized evergreen shrub with red berries. The other set of HVAC units is screened by landscape materials including Irish yew exclusively. Rf 4 06/18/2008 Q:\Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc c) The height and scale of each building should be considered in relation to the site. The 3.4 acre site currently contains three single -story office buildings with associated landscaping, parking and drive lanes. The site is quite visible since Andover Park East curves at the intersection Treck Drive. Most of the neighboring buildings are one and two story, most with comparable or greater lot coverage than the proposed buildings. The height limit in the Tukwila Urban Center is currently 115'. The main storage building's floor to floor height ratio is 11', with an average roof height of 46'. It is significantly larger in scale than neighboring one and two -story structures. Its height is consistent with the height of portions of the Westfield Southcenter Mall. Most of the main storage building walls are 46 feet high, with the cornices either 51 or 54 feet high. The highest accent peaks of the parapets are 60 feet high. Across Andover Park East, the Fatigue Technology building is 34' tall at the top of its copper framing. The remainder of the building is one -story, 27' tall. Two blocks north, Westfield Mall is generally between 42 feet and 86 feet tall. The one -story RV storage building is approximately 20 feet high, with the exception of its 22' cornices and two 26' peaked accent pieces. The RV storage building runs east/west for 272' feet to span the entire south edge of the lot. The main storage building fronts both Andover Park East and Industry Drive. The main storage building is not brought up to the street edge, an ultimate goal in the pending Urban Center Plan, but its location is moved closer to the intersection of Andover Park East and Industry Drive. In so doing, it engages with the street frontage to a greater degree than the existing buildings. The western edge of the RV storage building faces Andover Park East. This facade features large glass -framed display panels to provide interest along the street. 2. Relationship of Structure and Site to Adjoining Area. a) Harmony in texture, lines and masses is encouraged; The building employs modulation to provide interest to the long facades and to diminish the appearance of bulk and mass. Three 20 -foot setbacks along Andover Park East give the main storage building a somewhat diagonal orientation that follows the curving path of the road as it approaches the intersection with Industry Drive. The setbacks and modulation along Industry Drive will give a similar effect as the roadway curves. This stepping back on all elevations breaks up the overall mass of the building. Flat metal awnings at the entryways along Andover and Industry give a small echo of the curved metal roofing of the adjacent Fatigue Technology building. The one -story RV storage building has approximately 50' of frontage on Andover Park East, primarily with "glazed window display area." At approximately 22', its Rf 5 06/18/2008 Q:1Diamond Head Storage L08- 0081Diamond Head BAR - -Staff Rept - -LO8 -006-6 12 08.doc height is similar to adjacent buildings. The building echoes the main storage building through use of modest setbacks in its north elevation. The RV building extends east along the south boundary for approximately 272 feet. b) Appropriate landscape transition to adjoining properties should be provided; Landscaping will concentrate on drought- tolerant and native species. A "rain garden," that uses rainwater for irrigation and storm water filtration is included. A variety of evergreen and deciduous trees, shrubs and groundcover will be planted in the landscape areas. Curving pedestrian pathways will offer access through the site, and onto the sidewalk. The applicant will provide planting strip landscape areas adjacent to the curb and sidewalks along Andover Park East and Industry Drive to meet the standards set out by the proposed Tukwila Urban Center Plan. (Attachment C, sheet A -1) This is incorrectly shown in the colored perspectives (Attachment D), which show the sidewalk immediately adjacent to the street. Street trees along Industry Drive will be replaced. Until the frontage improvements are fully engineered, it isn't clear whether existing trees along Andover Park East can remain. Along the railroad tracks on the eastern edge, an existing hedge will remain and several new shrubs will be added. The landscape plan, especially the areas adjacent to the new sidewalks, will be finalized at the building permit stage. (Attachment C, pp. L 1, 2, 4) The south wall of the RV garage is set at the edge of the required 10' rear setback that extends to the north edge of the adjacent property. This placement creates a 10' wide corridor between the RV building and the adjacent property, running for the entire length of the RV building. To ensure that this corridor doesn't create a sheltered place for loitering and other unwanted behavior, the Tukwila Police Crime Prevention officer recommended that the landscaping be planned to provide visibility from the street. Accordingly, the landscaping south of the RV building retains an existing hedge, and adds new low landscaped area, including shrubs and a groundcover. The area will be closed off on the east and west by a six -foot metal picket fence. c) Public buildings and structures should be consistent with the established neighborhood character; N/A d) Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; Customers can drive in either from Industry Drive or from Andover Park East. Four entries are via automatically- opening doors in the southwest and northeast corners, directly off the parking areas. Large covered loading stalls are located immediately adjacent to the storage building's two entries. Large parking stalls are adjacent. In keeping with LEED elements, the plans indicate that three stalls will be reserved for "low emission vehicles" at the southwest entry. Rf 6 06/18/2008 Q:\Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc Andover Park East will be right in/right out only to permit easy access to the westernmost RV parking stalls. The driveways are configured adequately for garbage and recycling collection, although the drive - through from Industry to Andover or vice - versa may be blocked briefly during recycling and garbage pickup. Service and customer trucks can loop through the site, and have the option of using either Andover Park East or Industry for an entrance or exit. There will be a pedestrian connection from the interior walkways to the public sidewalks. e) Compatibility of on -site vehicular circulation with street circulation should be encouraged. Vehicles can enter the site via left or right turn from either Industry Drive, and can exit right or left. There will be right- in/right -out only via Andover Park East. This should ensure smooth circulation to and from the site. 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; The site is now generally flat. After demolition of the three current buildings, it will remain almost flat. b) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; The developer has agreed to provide curbside landscape strips and sidewalks to conform to the standards set by the pending Tukwila Urban Center Plan. Curb cuts will guide pedestrians from the sidewalk across the driveway and back to the sidewalk. These features will help promote an inviting and safe environment for pedestrians and visitors to the building. Two outdoor patios with picnic tables will be sited adjacent to the entries of the main storage building. Pedestrian paths are also planned from the amenity areas to the sidewalk. c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; The project will provide significantly more landscaped area than the code requires and than is currently on the site. In conjunction with the project's LEED certification, landscaping will feature drought - tolerant and native species in a mixture of ground cover, shrubs, deciduous and evergreen plants and trees. Plantings will soften the appearance of the storage building's ground floor, and the patio areas. Landscaping along the western edge of the RV storage building along Andover Park East will be consistent with landscaping for the main storage building. The revised landscaping plan will be finalized along with the details of the frontage improvements prior to the building permit stage. d) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; Rf 7 06/18/2008 Q:1Diamond Head Storage L08- 0081Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc Paths, lit by bollard lighting, are shown through the landscape areas facing Andover Park East and Industry Drive. The landscape plan provides no specific detail of this lighting feature. As stated previously, a curbside planting strip and adjacent sidewalk are provided along the street frontages per the pending Tukwila Urban Center Plan. Three landscape islands are located in the south parking area. The northeast parking area is enclosed by a combination of street front landscaping and landscape islands. . e) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; Landscape islands with compact Oregon grape and compact redtwig dogwood have been provided in the parking lot. These provide visual interest, but no shade. Evergreen trees and shrubs may be a better choice in order to slightly soften the view of the parking lot from Andover Park East, and provide year -round greenery. Foundation plantings soften the south wall of the main storage building. fi Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; Separate garbage and recycling areas on the southeast corner of the main storage building will have concrete walls and metal gates painted to match the building. The areas immediately adjacent will be landscaped with evergreens and low plantings. Some mechanical features are immediately adjacent, and will be screened either by landscaping or the adjacent wall of the recycling enclosure. 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; N/A 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 main storage building's parking areas and loading areas will be lit with a combination of wall, under canopy and pole- mounted fluorescent and halide lights. All fixtures are utilitarian in appearance, consistent with the style of the building and shine downward, rather than outward. (Exhibit C, sheet E -1). The proposed lighting plan was reviewed by the City of Tukwila's Crime Prevention officer, and provides appropriate levels of illumination, ranging from five to nine foot- candles at the entry points, to one -half foot candle at the rear of the RV building. Special attention was given to wall lighting on the rear of the RV storage building to ensure that sufficient lighting was provided to illuminate the long, narrow corridor between the RV building and the adjacent building to the south. (Exhibit C, sheet E- 1A) Rf 8 06/18/2008 Q:\Diamond Head Storage L08- 008Wiamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc In addition, we expect that some light will shine outward from the interior of the storage building's curtain walls, the banks of windows on various outside walls, and the western side of the RV building. LED bollard lights are proposed for the pedestrian paths that lead through landscaping along the north and west sides. No details have been given. No information is provided about street lighting. New or revised street lighting may be necessary as part of installing the new curbside landscape areas and sidewalks along Andover Park East and Industry Drive to meet the standards of the pending Tukwila Urban Center Plan. 4. Building Design. a) Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; The primary storage building is a four -story concrete tilt -up building that employs modulation and detail (windows, metal framed elements, cornices, varying roofline treatments) color and materials to provide interest and lessen its bulk. The RV building is a long, one -story rectangular structure that is approximately 50' wide and 272' long. The building site plan remained consistent during the review process, while the proposed elevations for the main storage building went through several iterations to reach this design. Initially, a building with small asymmetrical metal mansard roof details and much less transparency was proposed. The final design presented to BAR is different in style from the original proposal and meets the majority of staff's requests. The RV garage has retained its basic linear form, but has added detail and transparency and detail on the western edge to provide a more attractive presence on Andover Park East. Modest modulation is provided along the length of the structure, as well as some variation in roof treatments. The building height ranges between 20' tall at most of the cornices, to 26 feet tall at the parapet wall. The highest point of the west facade is approximately 28 feet tall at the roof peak. b) 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; The main storage building will be constructed of tilt -up concrete. Significant modulation and use of contrasting colors and materials provide interest. Horizontal banks of metal -framed glass windows on the second, third and fourth floors provide transparency, and added detail. The prefinished, framed aluminum window systems are recessed 3.5 inches into the walls, and are surrounded by Y2 inch reveals in the concrete walls to achieve depth and shadow. (Attachment C, sheet A -3.1) Rf 9 06/18/2008 Q:1Diamond Head Storage L08- 008\Diamond Head BAR - -Staff Rept - -LO8 -006-6 12 08.doc Along the first floor, framed metal elements provide additional detail. Located below some, but not all, of the banks of transparent glass windows, the framed metal elements help to break up the blank ground -floor wall, while echoing the true windows above. Pilasters and horizontal bands of 4" CMU block provide contrasting color and texture along portions of the ground floor. This feature adds variety and detail to blank ground floor walls, and surrounds the framed metal elements. (Attachment C, sheet A -3.1) A polyurethane cornice extends from the wall and frames the entire building at the 11' mark. The cornice, painted a contrasting color, separates the ground floor from the upper floors, and provides some shadow. (Attachment C, sheet A -3.1) The roofline height is mostly 46 feet, but ranges up to 60 feet through use of simple cornices that echo the cornice between the first and second floors, as well as more complex cornices and triangular peaks above the entries. In addition to the triangular peaks, entries on the south and east sides are designated by a metal awning that is extended to provide covered parking and loading. Curtain walls with color blocks further set off the entries. CMU block pilasters tie in the entries with the remainder of the first level. The eastern side of the building fronts the railroad tracks and is considered the "back of house." The elevation has many of the design elements of the rest of the building, including the curtain walls, awning and parapet, and CMU bands and pilasters, but with fewer transparent windows, and without the first floor metal framed element. The RV storage structure is a long, narrow one -story structure that is approximately 50 feet in width and extends 272 feet along the southern boundary of the site. It is approximately 20 feet high, with the exception of its 22' cornices and two 26' peaked accent pieces. It references the main building through use of shared elements, including varied roof heights, and cornices. The western edge of the building features a two large glass display areas with metal frame units, surrounded by CMU blocks. Although much of the RV building is blocked from view by the building immediately south, approximately 40' of the southern elevation protrudes. Contrasting color cornices will be wrapped along the majority of the building, except that portion which is hidden from view by the adjacent building to the south. A painted band also wraps along the base of the building. c) Buildings should be to appropriate scale and in harmony with permanent neighboring developments; Most of the neighboring buildings are one and two story in height, with the exception of the Fatigue Technology building across Andover Park East, which is 34 feet high at the top of its curved metal front framing. d) Colors should be harmonious, with bright or brilliant colors used only for accent; Colors are restrained earth tones including shades of browns, beiges, and a dark red accent near the entry. The main building colors are "Sandy Brown" and "Old Canal." Rf 10 06/18/2008 Q:\Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -LO8 -006 -6 12 08.doc Cornices will be "Weathered Oak." Colors are included in Attachment F. A color /materials board will be available at the hearing. e) Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; Garbage and recycling facilities are screened with concrete walls and metal gates painted to match the building. Mechanical units are located on the south east edges, adjacent to the recycling. They will be screened in part by the walls of the recycling enclosure, and in part by landscaping. J Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; Exterior lighting is very utilitarian and functional in style, and will be consistent with the 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 main storage building uses modulation of its exterior walls to provide visual interest. The building facade is painted concrete, with contrasting color painted polyurethane banding and horizontal CMU block banding and pilasters on the surface as detailing. Horizontal CMU block banding is approximately 2 feet high and pilasters are approximately 4 feet wide. The building design includes a cornice that wraps around the building at 11', as well as varying wall heights and treatments with cornices and peaks. Curtain walls at the entries, and banks of metal -framed glass windows provide interest and transparency, especially on the north, south and west facades above the ground level. Metal -framed glazed window units are located around the building's periphery, and look into corridors. Window units are slightly recessed. Framed metal panels along the south, west and north ground floor facade echo the transparent windows above. Framed metal panels are not provided under each bank of glass windows. With the exception of the ground floor's two entries and vestibule areas, each floor has the same plan with multiple private storage units located off corridors. A total of 1, 344 climate - controlled units range in size from 36 sq. feet to 300 sq. feet. The east facade faces the railroad tracks. It is less visible from the street and to the public, and has less detailing. CMU block bands and pilasters are provided. Fewer window panels provide less transparency. There are no metal frame elements on the ground floor. Contrasting color corrugated metal canopies are fastened to the walls at the building's two entries. The canopies are five feet wide, making them durable in appearance and functional. They wrap around the building edge to provide covered parking and loading. Curtain walls and parapets with peaked cornices delineate the entrances and provide interest. Rf 11 06/18/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc The RV building echoes the transparent metal -framed windows and curtain windows in its facade along Andover Park East by means of two 11 x 15' glazed display areas with multiple frames. The remainder of the west facade is CMU block and painted concrete. It also includes cornices that wrap around to the northeast and southeast, and roof heights that vary from 20' to 26'. Cornices extend around the building. On the south, cornices extend along the facade that is visible from the street and continue until the point where the RV building is hidden by the adjacent building to the south. Miscellaneous Structures and Street Furniture. a) Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. A total of six metal picnic table /chair units will be located on two patios adjacent to the entries. A matching metal bench is shown in the western landscape area along Andover Park East. The style is functional, with seats attached to the table. No details have been given about a bicycle rack that is indicated adjacent to the western patio. b) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. The main storage building's parking areas and loading areas are lit with a combination of wall, canopy and pole - mounted fluorescent and halide lights. All fixtures are metal - wrapped. They are utilitarian in appearance and shine downward, rather than outward. Outdoor amenity area patios will be lit with a canopy - mounted light from the entry. The proposed lighting plan was reviewed by the City of Tukwila's Crime Prevention officer, and provides appropriate levels of illumination, ranging from 9.9 and 10.7 foot candles at the entry points, to .5 foot candle at the rear of the RV building. Special attention was given to wall lighting on the rear of the RV storage building to ensure that sufficient lighting was provided to illuminate the 10' corridor between the RV building and the adjacent building to the south. The building is designed to be lit from within. In the evening, interior lights would be visible through the curtain wall and metal -framed windows. Internally illuminated plastic wall advertising signs are proposed on the west and north facades. No information is provided about street lighting. New or revised street lighting may be necessary as part of installing the new curbside landscape areas and sidewalks along Andover Park East and Industry Drive to meet the standards of the pending Tukwila Urban Center Plan. In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (18.100.030 TMC.) Rf 12 06/18/2008 Q:\Diamond Head Storage L08- 008\Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. 6. Comprehensive Plan Policies A. Commercial Areas - Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth flowing traffic patterns, are well - maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses". a) Policy 1.7.1 -- Require design review for significant commercial development • This significant commercial development requires design review. b) Policy 1.7.2 Require sidewalks for all new construction and redevelopment • This development requires sidewalks. • The existing sidewalk will be demolished, and a new 8 foot sidewalk separated from the street edge by a 10 foot planting strip will be provided along Andover Park East. Along Industry Drive, a new six -foot sidewalk separated from the street edge by a ten foot planting strip will be installed. These frontage improvements conform to the pending Urban Center Plan. Street trees along Industry Drive will be removed. Depending on the final engineering plans, it may be necessary to remove existing street trees along Andover Park East. Pedestrian paths leading from the patios adjacent to the entries are included in the landscape plan. c) Policy 1.7.3 -- Require adequate parking and lighting • The development provides adequate parking and lighting. • Adequate parking is provided for a self - storage facility of this size per the ITE Parking Generation manual, 3rd Edition. • The applicant has provided a lighting analysis that has been reviewed by Tukwila Police Crime Prevention staff, and is consistent with Crime Prevention staff's recommendations. B. Tukwila Urban Center (TUC) - Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" a) Policy 10.2.3- -This development shall achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural /site design/landscape elements and co- existence of auto /transit /pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation Rf 13 06/18/2008 Q:1Diamond Head Storage L08- 0081Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc • The primary storage building is very large and massive, but features some design elements that offer variety in the facade, and enhance the overall aesthetic. • The RV building provides transparency on its most visible western facade. • New separated curbside planting areas and sidewalks along Andover Park East and Industry Drive, will meet the stricter standards of the pending Tukwila Urban Center, and will provide a more pleasant and safe pedestrian experience than is currently available. • The buildings' street frontage will incorporate more landscaping than the code requires to enhance their appearance. b) Policy 10.2.6 -- Parking areas are designed with appropriate landscaping and on- going parking needs studies to assure adequate parking requirements and effective use of land in parking design. • Adequate parking is situated adjacent to the main building. Landscape islands are provided on the south side to break up the parking area. c) Policy 10.2.7- -This development is designed with an appropriate scale and proportion; pedestrian- oriented features and street front activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond. (10.2.7) • The main storage building is significantly larger than its neighbors. Its modulated facade will provide street interest. It will range in height from 46' tall to 60' at the top of its peaks. • No ground floor windows are provided. Metal frame units are located along portions of the street facades. They are intended to create the appearance of windows, and will add detail to the ground floor. d) Signage compliments the design of the structure and shall have visual consistency. (10.2.8) • Signage consists of two internally illuminated wall signs on the north and west facades. White letters with green, blue and black logo are shown on Attachment E. A separate sign permit is required and a detailed review of the sign dimensions will be done as part of that review process. CONCLUSIONS The Board of Architectural Review, pursuant to Tukwila Municipal Code (TMC) Section 18.108.040, and upon finding of the facts above, hereby makes the following conclusions under the city's Design Review Criteria (18.60.050 TMC) and Determination of Consistency with Adopted Plans and Regulations for Type 4 approvals (18.100.030 TMC.) Rf 14 06/18/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc DESIGN REVIEW CRITERIA 1. Relationship of Structure to Site. The new storage and RV buildings replace three existing office /warehouse buildings, and face Andover Park East and Industry Drive. The buildings will be set back sufficiently from the street to allow new sidewalks and planting strips, and additional landscaping to be constructed along Andover Park East and Industry Drive. Pedestrian walkways will edge the storage building on the east and south sides. The south and east entrances will be accessible by pedestrian path. The building elevations with the greatest amount of transparency face the north, west and south, and are the most visible to the general public. The least transparent and detailed facade faces east toward the railroad tracks. Landscaping between the building and the sidewalk softens the approach to the building. New landscaping surrounds the main storage building on the north and west sides, as well as south of the RV building. The main storage building's height and overall bulk is greater than that of neighboring buildings. The RV building's length is maximized to allow for maximum use with little allowance for modulation. New landscaping will be more extensive than the existing landscaping. Lot coverage is approximately similar to that of neighboring buildings. 2. Relationship of Structure and Site to Adjoining Area. Vehicular circulation is compatible with the adjoining area. Western access is right in/right out only. Parking is adjacent to the building, so points of conflict between vehicles and pedestrians are minimized. The size of the main building is somewhat larger than other structures in the vicinity. Landscaping on the west and north sides soften the buildings. The more utilitarian east facade is the least visible to the public from the street. 3. Landscaping and Site Treatment. In conjunction with the project's desired LEED status, the site will be landscaped in native and drought- tolerant plants. The most significant landscaped areas are found on the site's west and north sides. Boulders and a rain garden are included, as well as decomposed granite pathways. Existing trees along Industry Drive will be removed due to their poor condition to accommodate the new sidewalk and planting strip. Existing trees along Andover Park East may also require removal, depending on the specific location of the new planting area and sidewalk. The specific details of the landscaping will be worked out prior to the building permit stage. Existing hedges adjacent to the railroad tracks will remain on the eastern side. In the setback between the back of the RV garage and the property line, plantings including an existing hedge, Rf 15 06/18/2008 Q:1Diamond Head Storage L08- 0081Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc photinia frasera and kinnikinnick ground cover will allow visual monitoring of the corridor. The space will be closed off with a six -foot high metal picket fence. No details are provided regarding the bollards shown in the landscape area, or the bicycle rack. Evergreen bushes and shrubs may be more appropriate in the landscape islands. No specifics are provided regarding street lighting that may be required in conjunction with constructing new curbside planting strips and sidewalks. The specifics will be worked out as part of the building permit. Two sets of three HVAC units are located on the east side of the building. They will be screened by the edge of the recycling enclosure and landscaping. 4. Building Design. The main storage building is a four -story modulated concrete tilt -up with detailing such as varied roof heights, cornice treatments, curtain walls, glass and metal -framed window treatments, and horizontal bands and pilasters of CMU block added. Additional metal frame units underneath all banks of windows will enhance the appearance of the buildings north, south and west facades. The RV storage building is a long rectangle, approximately 272 feet in length, and 50 feet wide. The structure includes a glazed display window surrounded by CMU block on the west facade, a horizontal band surrounding the building on the ground level, cornices, and varying roof heights. Few details are provided regarding the glazed display window. Materials proposed for both the buildings will be durable and functional. The proposed colors are a palette of browns and beiges. 5. Miscellaneous Structures and Street Furniture. External light fixtures include two pole - mounted halide lamps, 12 wall- mounted halides and seven canopy - mounted fluorescent lamps. A bike rack will be adjacent to the south entrance. No details have been given regarding the bike rack. Six picnic tables will be sited on two patios. A bench will be provided within the western landscaped area, along pedestrian paths. Two wall signs are proposed and will require a separate sign permit. 6. Comprehensive Plan Guidelines A. Commercial Areas Goal Adequate pedestrian walkways are proposed. Parking needs for the self - storage use will be met on the site. Rf 16 06/18/2008 Q:\Diamond Head Storage L08- 008 \Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc B. Tukwila Urban Center Goal The building materials proposed, including concrete, polyurethane bands, CMU block and metal, will be of sufficient quality to be durable and functional. "Green" building features will be incorporated into the project construction and design. Architectural design and materials are harmonious with the existing site. Details added to the building create some design interest. Sidewalks and pathways maximize pedestrian safety. The project provides more landscaping than the code requires. The landscape area will focus on native and drought- resistant plants, and will include pedestrian pathways and outdoor patios. RECOMMENDATION Staff recommends approval of the Design Review application with the following condition: 1) Provide additional metal frame units on the ground floor underneath the glass frame units to provide symmetry on the north, south and west sides of the main storage building. 2) Prior to the issuance of the building permit, the applicant shall revise the landscape plan to include the following: a. Landscaping along Andover Park East and Industry Drive shall be revised to accommodate the new sidewalks and planting strips; b. Landscaping in the interior parking lot islands shall include evergreen trees and shrubs; c. Submit details regarding miscellaneous features including the pathway bollards and the bicycle rack. 3) Prior to issuance of the building permit, the applicant shall provide details regarding the specific appearance, function and content of the RV building's west - facing "glazed window display area." 4) Prior to the issuance of the building permit, specific placement of lights for the street frontage will be determined, and street lighting levels will be required to meet code. Rf 17 06/18/2008 Q:\Diamond Head Storage L08- 008\Diamond Head BAR - -Staff Rept - -L08 -006 -6 12 08.doc I Ruhl -Parr & Associates P.S. Architects & Planners A Veloci le/ Company • 4 REGENED 0P NT Design Review Criteria Project Consistency Narrative CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS For: Diamond Head Storage 515 Industry Drive Tukwila, WA Parcel NO. 0223400070 Pre - Application Permit Number: PRE 07 -050 February 6, 2008 1. Relationship of Structure to Site: A. The project has been designed to feature ample landscaped areas. The intensity of the planting has been focused at the main street intersection and most prominent building corner. These landscape areas have been increased from the Planning Code minimum of 15' -0" to as much as 60' -0 ". The landscape materials have been placed to provide a gradual scalar transition from the flat street to the building mass. Meandering pedestrian pathways lead to outdoor amenity areas for the enjoyment of building users, as well as local pedestrians. The meandering pathways connect to the public sidewalks, as well as to the building entries. B. None of the proposed parking areas are located perpendicular to the street frontage. All of the building parking areas are located behind the building walls and screened by the landscaping. C. The Zoning Code allows a building height in this Zone Designation of 115' -0 ". The proposed building height is 51' -0" at the top -most roof element. The scale of the building is mitigated by the generous landscape areas and the additional building set -backs from the streets. 2. Relationship of Structure and Site to Adjoining Area: A., B., and C. The massing and "line" of the proposed buildings is in keeping with the existing character of the structures in the neighborhood. The landscaping will be more intense than any other existing property's planting. The landscape design does provide for a transition to the adjacent properties. D. The vehicular and pedestrian circulation patterns are simple and straightforward. E. The on -site vehicular circulation is compatible with street access because the project utilizes existing drive entries with only minor modifications. E -mail: architects @ruhl - parr.com - PH(425) 644 -4000 - FAX(425) 643 4115 1 74AA C C 7 0. n _ _ - .. • - - -.. -- Attachment A • 3. Landscape Treatment sott" A., B. Because the site is essentially flat, grades of paved walkways and parking areascL�O.0 P— o are very mild and stable. C. The landscaping is concentrated at the prominent site corner and main axis of the building, and "softens" the massing of the building. The design allows for the diverting of roof rainwater to the main planted areas in the winter months. D. All landscaping materials are protected from pedestrian damage by the incorporation of paved pedestrian pathways. Motor vehicle traffic is prevented from causing damage to the planted areas by means of concrete curbs, sidewalks, and protective bollards. E. Paved parking areas have been "softened" and made more interesting by the use of trees and shrubs in planters. F. The Service and Utility areas of the facility have been placed at the interior of the project, and have been screened by the building itself, the landscaping and low walls. G. The planting should prosper throughout the project. Pathways and paved areas have been provided where pedestrian and vehicular traffic is determined to traverse the project. H. Exterior lighting luminaries that are appropriate in scale, number, and intensity have been designed into the project. All site lighting will be shielded from adjacent properties. 4. Building Design A. Please refer to the Architectural perspectives, plans, and elevations as submitted for review. B. The scale, form, and materials of the proposed buildings are in keeping with the existing character of the structures in the neighborhood. C. The various building components (walls, roofs, fenestration, canopies, and architectural details) have been designed together to provide proper proportion, function, and visual interest. Coupled with these basic design elements are the requirements of security, durability, and quality. D. The basic building colors are somewhat subdued. They have been chosen so they will not detract from the rich color palate of the landscaping materials. The metal roofing and glass spandrel elements are featured with a copper accent color that will be in harmony with the landscape pallet. E. Mechanical equipment, whether on the roof or on the ground, will be screened from view. F. The size, rectilinear shape, and color of the exterior lighting fixtures will be harmonious with the basic geometry of the buildings. G. Variety has been designed into the building through the use of varying roof geometries, alternating window elements, patterning elements in the building walls, extended entry canopies, and vertical landscape "green wall" elements. All of the various building exterior elevations are different from one to the next, yet each employs a common vocabulary of forms. 5. Miscellaneous Structures and Street Fumiture A. The project features two outdoor amenity areas for the use of customers and neighborhood pedestrians. Outdoor tables and chairs will be selected that will be durable, secure, and compatible in form and color with the design of the buildings. 4 B. Exterior lighting for the outdoor amenity areas will be selected that is appropriate in scale and intensity. All such Lighting will be shielded from adjacent properties. ►+�► V , c�g 10 6. Consistency with Adopted Plans and Regulations. Go0af1 A. The project will conform to all City of Tukwila Regulations, Codes, and Ordinances. oil- The proposed use is an "outright permitted use" in this zone. The building size and height is well within the zoning regulations. The landscape setbacks are much more ample (in some cases 45' greater) than the minimum requirements for this zone and use. The Applicant has greatly appreciated the input, attention and comments from the City of Tukwila Planning Staff towards the project as we have mutually arrived at a successful project for all parties. Sincerely, Ruhl -Parr & Associates, P.S. Stephen W. Bosetti Senior Associate Ruhl -Parr & Associates P.S. Architects & Planners A Veloci Tel Company PROJECT NARRATIVE DIAMOND HEAD STORAGE TUKWILA, WASHINGTON RECEIVED COMMUNITY DEVELOPMENT The Diamond Head Storage Project presents the City of Tukwila with an opportunity to enhance an existing industrial area of the city with a quality development. The project is located in the Andover Industrial Area in the city. The complex consists of two separate structures. The main structure is a four -story self - storage facility of approximately 189,000 SF. The secondary structure is a single -story Recreational Vehicle storage facility of approximately 13,000 SF. This project is unique in several ways. Firstly, the project's Owners have made the environmental commitment to qualify this project for LEED Certification. Secondly, the project is proud to feature certain amenities not normally associated with self - storage projects. These include ample landscaped areas, out -door seating areas, a rock garden, meandering pedestrian pathways, and attractive architecture that give the neighborhood the feeling of an office park rather than a typical industrial zone. The building is setback from the streets by as much as 60' -0" in some cases, instead of the 15' -0" code - required minimum landscape setback Also, with an average height of only approximately 46' -0 ", the building is well below the allowable 115' height limit for this zone. The floor -to- floor height is only 11' -0 ". A similar four -story office building with 14' -0" floor -to -floor heights would be over 60' tall. The project achieves architectural variety by several means and methods. The Design Team has used a great deal of windows, varying heights of parapets, modulation of wall planes, and a varied color palette to achieve this variety. Please note that all of the windows are real, functioning, clear glazing. This will add the element of light into the corridors of the storage areas. The building plan is stepped -back on all elevations to break up the overall mass of the building. The building -steps are 20' -0" deep, which will give the building a "play of shades and shadows ". The smaller Recreational Vehicle building utilizes an interplay of "ins -and- outs" to achieve interest on its primary elevation. The Diamond Head Storage Project presents the City of Tukwila with a "state of the art" design for a facility of this type. It is a truly unique addition to the fabric of the city. roject "raises the bar" for all future projects in the area. hr . Fr Stephen . B + se , Architect Senior Associ • to Ruhl -Parr and Associates E -mail: architects(ruhl- oarr.com - PH(4251 644-400(1- FAXl49..51 641 411 MAY COm,u,r.r, DEVELOPMENT Rebecca Fox City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Department of Community Development Re: Green Building Features of Diamond Head Storage ArchEcology Rebecca, The Diamond Head Storage team has approached the design of the project with green building goals at the heart of the concept. From the site design to energy and water conservation to the indoor environment for the employees the building incorporates a holistic approach to their sustainable design goals. Some of the top priorities for the project include: Water conservation: The project will implement several strategies to achieve a significant reduction in water use. For the building Iandscape,the design will include only drought tolerant and native vegetation which require substantially less water. The irrigation system will be a high efficiency drip system. For building water use, commercial dual flush valve toilets, 1/8 GPF urinals and 0.5 gpm lavatory faucets with auto - sensors will be used. We expect this to reduce overall water use of the building by more than 40 %. The significant decrease in building water use will also result in an equal reduction of wastewater requiring treatment therby reducing demand on municipal infrastructure. Stormwater management: The site is 100% pervious now and the design will meet the requirements of the King County Surface Water Design Manual including BMPs for reducing stormwater runoff. The new development will include pervious surfaces to allow for infiltration. The civil engineer is studying the possibility of water quality swales to collect run off from the parking areas and filter pollutants. The project will include green roofs to maximize the reduction in roof runoff within the project budget. Efficient Material Use: The project is specifying a high percentage of recycled- content building materials, including steel, drywall, insulation, carpet and carpet padding. A high percentage of the materials used in the building will be manufactured and harvested within 500 miles of the project site. Construction and Demolition Waste: The project will implement a waste management plan with a minimum requirement of 75% of construction and demolition waste to be diverted from landfills, and a goal of 95 %. This will be achieved through the development of a construction waste management plan prior to construction identifying all materials and processing locations for recycling or salvage. Attachment B 1808 Bellevue Avenue Suite 202 Seattle WA 98122 206 860 -2904 206 381 -0692 archecuioxy.corn 5/22/2008 Page 2 Energy and Emissions: The energy use of the building will be reduced by approximately 15% from the 2006 Washington State Energy Code. This will be done by reducing lighting power density, providing occupancy sensors throughout the building and daylight in regularly occupied areas. Energy efficienct HVAC equipment will also be provided. Preferred parking will be provided for those with low emitting and fuel efficient vehicles. Sincerely Nancy Hendersdn, LEED AP Managing Partner, ArchEcology, LLC 6' -1 201 -0 u 13' -5112" Manufacture & install 2 new sets of channel letter sets and channel logos on exposed raceways. Logo box- to be aluminum cabinet like enclosure painted dark metallic silver on the returns to match Mp18154 (verify color). Face on trim to have applied opaque digital print to took like polished stainless. Face to be lexan with applied trans. digital vinyl print with graphic image as shown. Illuminate intemally with 6500 white neon. 'Diamond Head° and °Self Storage" copy to be trimcap channel letters. Faces to be white plex with applied trans. digital print to look like polished stainless. Trimcap to be 1° silver. Returns to be 5 Waluminum painted dark silver metallic to match Mp18154 (verify color). Illuminate letters with 6500 white neon as required. Raceway enclosures to be metal painted to match building fascia (verify color). Displays to be mounted on North & West elevations as shown. Scale W =1' -0° Total Square Feet -121.6 Sample Sign display from another location - photo not to scale Attachment E c1 ative sign & theme 19411 66th Ave S. Kent. WA 98032 voice 253.395.560D Fax 253.395.3332 Info@newlmegecreative.com DESIGN INFORMATION Diamond Head Self Storage PA.OJtGI' ADDRJSS Tukwila, * CIT'r. SiATh. ZIP Mike Gegiia SALES r=:RSON Doug Dosmann_ __ ._... lit S IGPJER 05 -21 -08 sHECT ISSUE DATE iicvISIOtis 0 00.00.00 A 00.00.00 A 00.00.00 Aa 00.00.00 A 00.00.00 A 00.00.00 Stf ilium. wall mount displays This design Is property of New Image inc. or Kent WA. II Is not to be reproduced or displayed In fashion without wrtitan consent of New Image Inc. Thls apt Is copywrIte protected under law. cmoa NEW IMAGE ALL RIGHTS RESERVED This rendering b an artists depiction of the Siad display. Nachos aspects of this design. Including adore and/or gnlshes maye vary o � this design to SHEET 1 OF 3 li Proposed WALL SIGN #1 121.6 sq. ft. Proposed WALL SIGN #2 121.6 sq. ft. INDUSTRY DRIVE b WA:SCARE as•. WOR/0E 47.44 SF • R00R. TaM CA P• HARM /AEA A 0i1CIJR.aR. UR IV -J ROVVJILD .ARRNa p SITE PLAN AWAIT Ma . $ LC.OIMO01Al1II i IA LARGE PARRA1QaLR • • -t Site Plan NTS `roTaa u aoat TNRRwc New Image- sign& theme 19411 66th Ave S. Kent. WA 98032 voice 253.395.5600 fax 253.395.3332 Infoegnewlmagscreatve.com DESIGN INFORMATION Diamond Head Self Storage PRO JiEC ADOfif ss Tukwila,.WA Crt1:51A7i 6, Mike Geglfa SALESFERSON Doug Dosmann f,�slcr:rR 05-21-08 SHEET I'SUE DATE fiEVI$IOI s A 00.00.00 A 00.00.00 0 00.00.00 0 00.00.00 A 00.00.00 A 00.00.00 SIf ilium. wall mount displays This design Is property of New linage Inc. of Ksnt. NA. p Is not to be reproduced re displayed In ow fashion without written consent of New Image Inc. rich concept Is copywTlte patented tarter law. MSS NEW WAGE AL Warne RESERVES This rendering leanly an artiste depiction of the fin .1.d display. Various aspects of this de mUvary may va fmm this printed d i gn to We completed display. SHEET 2 OF 3 H201-0 ° t l Partial North Elevation - Scale 1116" =1'-0" Ill { @iif.'t (J1g:fii ICI rgA.:12 I d SAD Proposed Wall Sign #1 Proposed Wall Sign #2 1 -+- L , I-1- ± Partial West Elevation - Scale 1116" =1' -0" creative sign & theme 19411 66th Ave S. Kent. WA 98032 voice 253.395.5600 tax 253.395.3332 Info newimagecreative.com DESIGN INFORMATION Diamond Head Self Storage PROM Ci Tukwila, WA cnY, STATE, Ali' Mike Gegiia SALES PERSON Doug Dosmann DESIGNER 05 -21-08 SHLCT ISSUE DATE P.EVISIOU$ A 00.00.00 O 00.00.00 • 00.00.00 A 00.00.00 00.00.00 O 00.00.00 Slf ilium. wall mount displays itds design Is property of New Imago Inc_ at (cent, WA. It Is not to be reproduced or dleptayed Inc fashion whhout wafer consent oT New Image Inc. Ibis concept Is mpywdtc protected under taw. 07008 NEW WAWA'. RIGtns RESERVED This rendering Is only an cutlets depletion et the Welted display. Venous aspects 1s design. uding adore andlor finishes, ma may vary fiom this printed design to the completed display. SHEET 3OF3 East Elevation North Elevation Main Building 1Jiamond7-(eadStoraqye.Tukwila North and East Elevations Job no: 07 -115 Date: 06/16/08 Attachment D Ruhl -Parr & Associates, P.S. Architects - Planners A Veiourol Company 12600 S.E. 38th Street Suite 130 ArchiectsQtuhl— Parr.com Bellewe. WA 98006 -1399 (425) 844 -4000 (425) 643 -4115 Fax West Elevation 1 [� ®mss sue �o as -; ® ® 6 I�:e°-,.•.:°, -1", UP CI ®. Ei�. 63'. CM 11M3 Ea WI CE3 tka.- I juLL...Avouggaranemrapic 10 la3 123 MI ri on HIEREM ICI pEn W IMMURE 10 i EH BO A EEO E3 r I _ 013 " -3Q RE tit.-N EZI MEM ED MI cvm South Elevation Main Building M/y ���j 7uiwi(a %'21 Ftuhl -Parr &Associates, P.S. (/� a a , South and West Elevations Architects - Planners A� � ,, Job no: 07 -115 12800 S.E. 38th Street Suite 130 Architects) Ruhi— Parr.com Bellevue: WA 98006 -1399 (425) 844-4000 (425) 643 -4115 Fax Date: 06/16/08 4LCYA511'S�'�A` G*ti�Y.�d 4C: North Elevation avant r...e lea.wr.:s.z:sw. II IIIi fl1DflhI1I 1E19IIIftII i ...._....,.._.._. _. _ .rte -- . _.; _� ` ._ , �. _. •:_. _ _ -� , _ _ IIII 11111811111{111 0III13IIII IE II I (III l III0III I IglI I1 lelMllll�lll[l.11_ lllEl t.. 1a1198_ 11_ 11I M II IEtIll0:..11 ll 0 lll0tl.� ll. ll•.l0l, l l II_=.[_ I11 9.: 101_. II1a_. lll 0.::III. 0_ II. � �:. •. -_.• _ :+::: �. _.._ '.-° - •- • -• - Il.,-.i .. IDI. II _ II. B_ DE. 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S2[3G g 42i1CWIOr 6'6 PAI'3i7lls W 10.70.a iaf-' _�y wom gar,: mast ..- ;amac:a.aaaw ca mOa:rms.ono:ea par= ax�'7"-mtala MI Ia: ... V.1.r. 's•.1 :+.��as c'.,..+ :.n ..+..,.�w',S.�ia:�. :..xs r....•+.:aw7� West Elevation Da mon ea ora e i Tu w1 a %Pu2C RV Stora a Elevations Job no: 07 -115 Date: 06/16/08 Ruhl -Parr & Associates, P.S. Architects - Planners Aveioerrei company 12600 SE 38th Street Sulte 130 Architects0Ruhl- Parr.corn Belewe, WA 98006 -1399 (425) 844 -4000 (425) 843 -4115 Fax a ar-a ..,rar,e,..-,,.....*a.' -- -_ IP . _ �fi x —_ _ -- >�.: a; rY=✓F1 5., _ _ It :tt� Illlllllllllllllllll - -,- U. y . 3r 5,x25"k 3e �7. "fzj* 4 d 2 Pt _. �.t East Elevation iti_•X^v #`• '- _� �7° "n ..*!r ^•'0 fi" wri... �, .t yr+ .� }+.ti+kS `ic.nrf. ti. -+.e .-9,Z«- :i3raa.aattertr.#t ...4..4 �x¢c -1:ss .a aoa w+e.oe ia..,. 4 . 7. 1'..S 3. Si.. Dom.: -'" �s `'� ..^s:, i N 40J RV l_ V'3. �.. 11y -'-- � [ - .' 1.!.154!rw ;' tea. 't? d' -i.d- F. fa, w...1 ..rt e 7 '�i er* r.41 f 6.Graa3. - a.. x Fr` Xa t - s-. . Ica+ as tame c '�"' aaa .tea �� �r £fin "i-,�4m. A! _ , - W Y S B . ' W ufi:0i `^s -' � '- W ssi iA, s4 . .t.i2..0 y. i.- `t'r A.1.1.-6 i., wai if[ 2, '; co '.+v m'a. W. ..,.0 .-c. . a a+:a.� y.i - _ roe rt.ia ka -` `- reis a R gl, T"A, cargo Tm �. ` 47.lk6Tr' ra 5q * r _ 17i 3 7 .rag.. .0 :.° - {:iry ......., , '•ate • .. ,a!i PP:or•: a >. K 5 ir' .- .V.— M i 5 "' . =3 - * am s-a±s.34} 'e:aa'R.T^.�' ys - . - - Y .-.y :�-. -. s- MI,...,,.:rl -�; r , :b A.frp W ! f=Ol�Yb CF. G... S2[3G g 42i1CWIOr 6'6 PAI'3i7lls W 10.70.a iaf-' _�y wom gar,: mast ..- ;amac:a.aaaw ca mOa:rms.ono:ea par= ax�'7"-mtala MI Ia: ... V.1.r. 's•.1 :+.��as c'.,..+ :.n ..+..,.�w',S.�ia:�. :..xs r....•+.:aw7� West Elevation Da mon ea ora e i Tu w1 a %Pu2C RV Stora a Elevations Job no: 07 -115 Date: 06/16/08 Ruhl -Parr & Associates, P.S. Architects - Planners Aveioerrei company 12600 SE 38th Street Sulte 130 Architects0Ruhl- Parr.corn Belewe, WA 98006 -1399 (425) 844 -4000 (425) 843 -4115 Fax fJiamond7-(eadStoraqe,ruwia WA Job no: 07 -115 Date: 06/16/08 North Aerial Muhl -Parr & Associates, P.S. Architects - Planners AVeioerrelCompany 12600 S.E 38th Street Sulte 130 ArchltectsQtuhl— Parr.com Bellevue, WA 98008 -1399 (425) 844 -4000 (425) 643 -4115 Fax fJiamond7-(eadStoray. TwEwifa TM Job no: 07 -115 Date: 06/16/08 West Aerial Ruhl -Parr & Associates, P.S. Architects - Planners AVeIoureiCompany 12600 S.E 38th Street, Suite 130 Architectaptuhi— Parr.com Belewe, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax Viamond7#eadStoraje1 TJLwia ?W( Job no: 07 -115 Date: 06/16/08 Ruhi -Parr & Associates, P.S. South Aerial Architects - Planners A ValociTel company 12600 SL 38th Street Suite 130 ArchitecteCRuhl—Parr.com Bellevue, WA 98006 -1399 (425) 844 -4000 (425) 843 -4115 Fox fJiamona'7-(eadStoraqe, Tufwi(a Job no: 07 -115 Date: 06/16/08 Ruhl -Parr & Associates, P.S. Southwest Perspective Architects - Planners AvelocirelCompany 12600 S.E. 38th Street Suite 130 Architecte0Ruhl— Parr.com Beiew% WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax Qiamond7-(eadStoraqe, TukLwi& WA Job no: 07 -115 Date: 06/16/08 Ruhl -Parr & Associates, P.S. Northwest Perspective architects - Planners AVelociTel Compem 12600 S.E 38th Street Suite 130 Arch tectsgtuhl— Parr.com Bellevue. WA 98006 -1399 (425) 844 -4000 (425) 643 -4115 Fax a ortheast Pers • ectiv - 4 � Z+ Q IT ca SS LJ vi a -:m ®m fi al EA ME4 ENO i(raiC'Z West Elevation 11 F1 0 • TukLwi(a WA Job no: 07 -115 Date: 06/16/08 6 8 9 11 MATERIAL AND COLOR KEY PANEL ci 6 21.211W 22E20 21221111 =M. 6 11 PAINTED CONCRETE WALL PANEL COLOR: BM 1050 WEATHERED OAK PAINTED CONCRETE WALL PANEL COLOR: BM 1046 SANDY BROWN PAINTED CONCRETE WALL PANEL COLOR BM 1132 OW CANAL PAINTED STYROFOAM CORNICE COLOR BM HC -13 PLYMOUTH BROU N METAL ROOF PANEL IN CORRUGATED PROFILE PREFINISHED IN COOL COLONIAL ED Color Board 6 0 8 9 ALUMINUM WINDOW SYSTEM PREFINISHED IN MEDIUM BRONZE ANODIZED BY EFCO WITH CLEAR GLASS SPLIT -FACE CMU -MESA TAN BY MUTUAL MATERIALS CO. 2 "x2" STEEL FRAME ATTACHED TO CONCRETE WALL AND PAINTED TO MATCH MEDIUM BRONZE ANODIZED PAINTED METAL INFILL PANEL COLOR BM 911 - OLYMPIC MOUNTAIN Attachment F Ruhl -Parr & Associates, P.S. Architects - Planners AVoioarel Company 12600 S.E. 38th Street Suite 130 Architecteptuhl- Parr.com Bellows. WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax Notification: File Number: City of lit 7a Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report To the Board of Architectural Review (BAR) Prepared June 15, 2008 Notification of Application was distributed by mail to property owners and tenants within 500 feet of the subject property on March 17, 2008. The Notice of Application was also posted on site on March 17, 2008. Notice of Public Hearing was distributed to property owners and tenants on June 12, 2008. The Notice of Public Hearing was also published in the Seattle Times on June 12, 2008 and posted on site on June 13, 2008. L07 -095 (Design Review) Associated Permits: None Applicant Request: Location: Comprehensive Plan Designation: Zoning District: Ian Hamad, Baumeister LLC The applicant proposes to construct a three story mixed use building within the City's Neighborhood Commercial Center Zoning (NCC). The first floor of the building will be devoted to retail and the second and third floors will be utilized for dwelling units. A total of 16 parking stalls will be constructed on the site. 12910 East Marginal Way South Neighborhood Commercial Center (NCC) Neighborhood Commercial Center (NCC) SEPA Determination: Exempt from Review Staff: Recommendation: Attachments: Brandon J. Miles, Senior Planner Approval with conditions A: Aerial Photo B: Elevations and Site Plan Riverton Court L07 -095 C: Landscaping Plan D: Applicant's Response to Design Review Criteria E: Building Material Details Vicinity /Site Information Project Description The applicant is proposing to construct a three story mixed use building along East Marginal Way South and S. 130th Street. The first floor of the building will be devoted to commercial activities while the second and third floors will be utilized for dwelling units. The building's floor area is approximately 11,709 square feet and will have a footprint of approximately 3,903 square feet. 16 parking stalls will be provided on the site. Mixed use buildings are a permitted use within the NCC zone (TMC 18.22.020 (13)). Existing Development There is currently a vacant single family house and associated out buildings on the site. The parcel has a land area of roughly .29 acres and has a total street frontage of 117 feet. Surrounding Land Uses: As noted the property is zoned NCC. The properties directly to the south and the north are also zoned NCC. The property is bordered to the west by East Marginal Way South. The properties on the west side of East Marginal Way South are also zoned NCC. The properties to the east are zoned Low Density Residential (LDR). Surrounding lands uses include a variety of uses. The building to the south was constructed in 1918 and is one of the oldest remaining buildings in the City. The tenants in this building include Sandy's Coffee Shop and Lisa's Barber Shop. On the west side of East Marginal Way South is a vacant lot that had been used as an auto repair business. To the southwest is the Short Strokes building which also includes a mixed use component. Single family homes are located to the north and east of the subject property. The intersection at East Marginal Way and S. 130th Street is very busy. The intersection provides access to numerous arterials including Interurban Ave S and Tukwila International Blvd. There is an existing five foot sidewalk locating along East Marginal Way South. The sidewalk currently provides two access curb cuts to the property. Topography: The property is generally flat with a slight northwest to southwest slope of seven percent. The property has an elevation of between 51 and 56 feet above sea level. As one moves further from City Of Tukwila Page 2 L7.\ - n A n C' T -I__ 06/19/2008 Riverton Court L07 -095 East Marginal Way South, either west or east, the surrounding properties increase in elevation (See Attachment A: Aerial Photo). Vegetation: There are several large trees on the property. These species include Western Red Cedars and Black Locust. The trees along the edge of the property will remain and be incorporated into the requirement perimeter landscaping (See Attachment D: Landscaping Plan). Findings- Decision Criteria - Design Review The City's design standards found in TMC 18.60 provides design criteria for "Commercial and Light Industrial" buildings (TMC 18.60.050 (B)) and for "Multi - Family, Hotel, and Motel" buildings (TMC 18.60.050 (C)). As noted, the applicant is proposing to construct a mixed use building. The Multi - Family, Hotel, and Motel design criteria provide guidance on projects which may be located near LDR zones, such as this project. Thus, it would seem appropriate to use the criteria for Multi- Family, Hotel, and Motel projects when evaluating the proposed project. In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staff's comments. Site PlanninM Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi - family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. As noted, single family homes are located to the north and east of the subject property. The building's footprint will be located along the south property line and then will make a 90 degree turn along East Maringal Way South and extend north. This will allow 61 feet of building frontage to be along East Marginal Way South. More importantly, this design allows the building to be located further from the north and west property lines where single family homes are located. The project complies with the City's setback requirements. An interesting factor is that the City has a very large right of way along East Marginal Way South. The building will actually be setback a total of 16 feet from the back edge of sidewalk. City Of Tukwila Page 3 06/19/2008 H:\Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 The applicant is proposing to construct a three story building. The building will have a height of 36 feet'. Ten feet of Type II landscaping will be located along the east property line. The applicant is proposing to retain a signficant number of trees along the east property line. No landscaping is required along the north or south property lines. However, the applicant will be retaining trees located along the south property line. Parking for the buidling will be located along the north property line and directly along the building's north wall. NCC regulations require that a minimum of 1,000 square feet of recreation space be provided for the project. A recreation area will be located directly east of the building along the eastern property line. A five foot tall cedar fence will be constructed between the recreation area and the parking area. This fence will assist in providing privacy for the tenants using the space. Play equipment and a picnic table are also provided in the area. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. The applicant is proposing to retain a total of 19 trees which include Western Red Cedars along the south property line and Black Locust along the east property line. There are several other trees on the property but due to the proposed development they will be removed. There will be no significant grades changes as a result of this project. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. The proposed building has been located to meet the minimum setback requirements of six feet along the front setback. This allows the building to be located along East Marginal Way South. There is an existing substandard sidewalk along East Marginal Way South. A small pedestrian connection will be provided from the City sidewalk to the entrances of the two commercial suites. A second a pedestrian connection will be provided to the north of the building; this second connection is specifically intended to provide pedestrian access from city sidewalk to the main entrance to the building for the dwelling units. A third pedestrian access is located south of the building and will provide access from the City sidewalk to a secondary access on the south side of the building. ' Note: The tallest elevation of the roof will be approximately 39 feet, however the City defines height as being measured from grade to the mid -point of the highest roof structure. City Of Tukwila Page 4 06/19/2008 U.\ D OD J_- Riverton Court L07 -095 Awnings will be provided along the west and north elevations. These awnings will assist in providing weather protection for pedestrians. As was noted the awnings along the west elevation will extend into the required setback area. TMC 18.50.070 "Yard Regulations" allow fences, walls, poles, posts, and other customary yard accessories, ornaments, furniture to be located in any yard subject to height limitations and requirements limiting obstruction of visibility to the detriment of public safety ". Staff has interpreted that this code provision would allow awnings to extend into the setback area. The definition of yard is also helpful regarding placement of the awnings within the setback area. TMC 18.06.935 notes, "Yard means a required open space unoccupied and unobstructed by any structure or portion of a structure.... ". The proposed awnings will not hinder the ability to use the front yard area. The awnings may actually work to augment the front yard area by providing weather protection for people along the front of the building if they were slightly longer in length. While not reflected in the plans, the applicant has agreed to extend the awnings on the west elevation an additional foot. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. One of the main ways the above criteria is being addressed is with the siting of the building. Working with the applicant, Planning staff explored several possibilities of developing the project site. It did not seem appropriate to have a traditional "strip" development (building in the rear of the property with parking in the front) in the City's NCC zone. Locating the entire building along East Marginal Way South proved difficult in that there would be insufficient area to provide required parking. The building's proposed location will allow the greatest amount of frontage along East Marginal Way South while at the same time providing adequate parking. The building's main vehicular entry is north of the building. The entry provides access to the parking area and the building's loading area. Landscaping will be located on both the north and south sides of the vehicular entry. As noted the City has a very large right of way along East Marginal Way South. At present time the City has no plans for any street projects along East Marginal Way South, thus the right of way is not needed. The City will allow the applicant to utilize the right of way to install required landscaping and a plaza area. The final details of the plaza and landscaping need to be coordinated with public works. A condition has been placed on this project to address the final design of the plaza. e. Vehicular circulation design shall minimize driveway intersections with the street. Only one access point will be provided from the property to East Marginal Way South. The access point is 25 feet wide and meets the requirements of the City's Fire and Public Works Departments. The access point leads to the only parking area provided on the property. The parking area has been designed to meet the City's parking requirements and allows for motorists to be able to pull forward out on East Marginal Way South when they exit the property. City Of Tukwila Page 5 H:1Deveiopments\Riverton Court\Riverton Court BAR SR.doc 06/19/2008 Riverton Court L07 -095 f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. According to TMC 18.22.010 the purpose of the NCC zone is, "...to provide for pedestrian - friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses." Thus, while these mixed use buildings are allowed in the NCC zone they must be designed in a manner to be compatible with the surrounding land uses. As noted the surrounding land uses include single family homes directly adjacent to the subject property to the north and east. Only the homes to the east are zoned LDR. As noted, the building will be located along the west and south property line. The building will be 20 feet from the east property line and 44 feet from the north property line, both of these adjacent properties are residential. Ten feet of Type II landscaping is proposed along the east property line. A total of 14 trees will be retained or planted along the east property line. Seven Western Red Cedars will be retained along the south property line. No landscaping is proposed nor does City code require any landscaping along the north property line . There is an existing fence along the eastern property line which will remain with this project. This fence looks somewhat deteriorated and there are gaps in the fence. A fence is also proposed along the south property line. No fence is proposed along the northern property line. The applicant will be installing a raised curb and wheel stops are also proposed. A pedestrian plaza area will be located along the front of the building. This pedestrian plaza will provide a gathering spot for the neighborhood. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. A common entry will be provided to the second and third floors where the proposed dwellings will be located. This entry is separate from the entries that provide access to the commercial suites. Thus, the commercial tenants and their patrons will not have access to the floors where the dwellings will be located. All of the dwelling units are located on the second and third floors which will assist in providing privacy for the occupants of these dwellings. The recreation space is proposed to be fenced. However, it does appear that the applicant is intending on using an existing fence along the eastern property line which is significantly deteriorated. If an adequate fence is not installed on this property line the recreation area will not be secured. 2 TMC 18.52.0250 "Perimeter Landscaping Requirements by Zone District" City Of Tukwila Page 6 TT•Ulpvelnnmentc \R iverfnn ('nnrf \R ia,ortnn (`.,,,,+ R AD CD d..,. 06/19/2008 Riverton Court L07 -095 h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas. The project will provide a total of 15- parking stalls to the north of the building. The parking area has been located to lie west to east which will reduce the visual impact from the street. Ten feet of Type I landscaping will be provided on the east property line between the single family homes and the parking area. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. In order to address the above design review criteria it necessary to have an understanding of the City's goals for the NCC zone and an analysis of the surrounding land uses. One of the goals of the NCC zoning is to bring small commercial concentrations into existing residential neighborhoods in order to improve residential areas while at the same time providing products and services to nearby residents3. The City encourages that such development be new buildings and not the conversion of existing single family homes. The City's Comprehensive Plan also discusses the goal of creating neighborhood gathering spots. The City Comprehensive Plan defines a "Neighborhood Gathering Spot" as "community facilities such as parks, schools, libraries, or neighborhood commercial areas; where residents meet and form social links. These links are a strong basis for a strong community sense of community. Neighborhood gathering spots are also landmarks which help to give a neighborhood identity (p. 184) ". The property at the northeast corner of East Marginal Way South and S. 130th Street is a good example of the City's goals for the NCC zoning. The current building houses Sandy's Coffee Shop and Lisa' Barber Shop. Both of these businesses provide goods and services to surrounding residential units and will provide a neighborhood gathering spots. Floor area ratio (FAR) is the measurement of the amount of floor area in relation to a building's square footage. For example a 5,000 square foot building located on a 10,000 square foot lot would have a FAR of .5 (5,000 /10,000). As noted the proposed building will have a finished floor area of approximately 11,709 square feet. The lot area for the site is 12,650 square feet. Thus the FAR for the project is .92. The Short Strokes building located at the northwest corner of East Marginal Way South and S. 130th Street has a FAR of .44 (2288/51594). The building at the northeast comer, where Sandy's is located, has an FAR 1.3 (9000/6,6665). 3 Goal 7.7 of the City's Comprehensive Plan 4 Source: Building square footage from City records, lot area square footage from King County Parcel Viewer 5 Source: All data from King County Parcel Viewer City Of Tukwila Page 7 06/19/2008 H:1Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 The building lot coverage for the lot will be approximately 33 percent. The building lot coverage for the Short Strokes building is 44 percent. As noted earlier, the parcels along East Marginal Way South have a lower elevation than the surrounding lots further to the east and west. Thus, the surrounding single family homes have a higher grade than the proposed building. The higher grade will assist in reducing the scale issues associated with the project. Building Design a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. The applicant is proposing a building that has a traditional architectural design. As was noted the applicant is proposing to construct a three story building. The first story will be devoted for two commercial suites and the second and third stories will have a total of four multi- family units. The applicant is proposing to construct an "L" shaped building along the property's western and southern property lines. Each floor has a distinctive appearance that separates it from the other floors in the building. First Floor Details Along the East Marginal Way, split face CMU is used as the exterior finish for the first floor. The CMU shall utilize a rose brown color. The CMU finish is also used along the first floor on the north elevation. The remaining building first floor finishes include vertical lapboard siding which will be painted "vineyard (green) ". Along East Marginal Way South, metal awnings are used to provide a distinct separation from the commercial portion of the building and the residential portion of the building. These metal awnings are extended over a small portion of the first floor area on the north elevation. Large windows are provided on the first floor along East Marginal Way South. These windows will provide transparency for the commercial tenants on the first floor. Smaller windows are provided along the first floor on the remaining sides. Two smaller doors are provided along the north elevation. Small awning structures will be placed over these doors. Second Floor Details The main finish for the second floor will be eight inch horizontal lapboard siding. The western facade for the second floor is broken up by two wall projections which extend 18 inches from the main wall. These wall projections will include vertical shingles. Two windows are located within these projections. French balconies will be located on the west and east walls. Windows are used on all four elevations of the second floor. The windows facing west are the most prominent windows on the second floor, these windows are four feet by four feet. The windows appear to be flush against the wall. The project does not propose to utilize windowsills. The windows utilize muntins. Muntins are a rabbeted member for holding the edges of window panes with a sash. A banding strip is used around the edge of the first and third floors. City Of Tukwila Page 8 TN• \rlpvnlnnmpntc \Rlvarfnn i'nIIYIUiiamrfnr. 0n...4 i] AD CD A-- 06/19/2008 Riverton Court L07 -095 Third Floor Details The third floor detail is very similar to the second floor. One noticeable difference is that third floor utilizes horizontal siding instead of the vertical siding that was used on the second floor. The wall projections on the west wall that are on the second floor extend upwards onto the third floor. French balconies are also located on the west and east walls. The windows on the third floor are identical in size, design and location as those on the second floor. A banding strip is located along the roof line. The roofline for the project is very residential in appearance. The roof has a pitch of approximately 4:12. Composite shingles are used as the finish for the roof. Roof vents are used on the north, west and east elevations. b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non - conforming structure's anticipated permanence. The applicant is proposing a building that is just over 39 feet tall. The NCC zoning provides a maximum height standard of 35 feet or three stories. The applicant is proposing a three story building, while the actual height will exceed the 35 foot limitation this is permitted provided that the building is only three stories tall. The City's Comprehensive Plan envisions that the NCC area north of S. 130th Street along East Marginal Way will have commercial buildings not exceeding 35 feet in height or which are three stories tall. The area south of S. 130th Street along East Marginal Way is permitted to have mixed use buildings exceeding 45 feet in height or a total of four stories. As noted the surrounding single family homes sit somewhat higher than the NCC zoned properties along East Marginal Way. This topographical feature will assist in reducing the bulk and scale of the proposed building. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. The building's components include metal awnings, aluminum storefronts, numerous windows in varying sizes, metal railings are used for the French balconies, and metal attic vents are used along the roofs edge. These features are in general scale with the proposed bulk and height of the building. Surrounding buildings do not provide good examples to emulate for the proposed building components for this project. City Of Tukwila Page 9 H:1Developments\Riverton Court\Riverton Court BAR SR.doc 06/19/2008 Riverton Court L07 -095 d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. The following colors will make up the building's color palette: vineyard (green), regal red, innocence (off - white), athenian green, and olive leaf. The building's materials and the use of various colors provide horizontal modulation which assists in reducing the building's prominence. As was noted the project will retain 19 trees on the site, the heavy use of green in the building's color will allow it to blend with the surrounding vegetation. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. The applicant is proposing to construct one mixed use building. The applicant has proposed several methods to provide visual interest for the project. The main elevation of concern is the western elevation. This wall has a prominent location along East Marginal Way and thus it is perhaps the most important elevation with regards to providing visual interest. As was noted each floor utilizes distinct materials and colors. Each one of these features assists in providing horizontal modulation to the project. The wall projections on the west wall provide vertical modulation. Two French balconies are located on the west elevation and further assist in providing modulation for the project. The use of varying colors and materials is continued along the other three sides of the project. These features assist in providing visual detail to the project. Landscape and Site Treatment a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. As was noted a total of 19 trees will be retained on site up. These trees include seven Western Red Cedars on the south property line and 12 Black Locust on east property line. Ten feet of Type II landscaping will be provided along the east property line. A small landscaping area will be provided along the front of the property along East Marginal Way South. The applicant has proposed planting the following: Kastsua Tree Evergreen Magnolia White Rockrose City Of Tukwila Page 10 HAllevelnnmentc \Riverton Cnurt\Rivertnn Cnurt RAR SR rinc 06/19/2008 Riverton Court L07 -095 Red -Twig Dogwood Gulf Stream Heavenly Bamboo Rhododendron Day Lily, and Wild Strawberry b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass. As noted, 19 trees will be retained on site along the south and east property lines. The trees along the south property line will assist in reducing the prominence of the building's south wall. The south wall does not have the architectural detailing as the western wall and thus screening would be appropriate. The small landscaping area in the front of the building is located directly behind the existing sidewalk. This landscaped area provides a transition between the public street and front door of the two commercial tenant spaces. The City's landscaping regulations do not require landscaping for parking areas in the NCC zone for lots that have less than 20 stalls (TMC 18.52.035 (2)(a)). c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided; Appropriate landscape transition to adjoining properties shall be provided. The main pedestrian amenity being provided with this project is the pedestrian plaza area which will be located in the front of the building, Located on the applicant's property and the City's right of way. The project will include a total of three pedestrian access paths. Path 1: is located along the property's western property line and extends from the City sidewalk to the two commercial tenants on the first floor. Path 2: is located just north of the building along the western property line and extends from the City sidewalk to the main entrance to the second and third floors. Path 3: is located south of the building along the western property line and extends from the City sidewalk to a secondary entrance to the second and third floors. This walkway also provides access to the trash and recycling collection points. City Of Tukwila Page 11 H:1Developments\Riverton Court\Riverton Court BAR SR.doc 06/19/2008 Riverton Court L07 -095 As noted, Type II landscaping will be provided between the subject property and the LDR zoned properties to the east. The City landscaping requirements do not require any additional landscaping along the north or south property lines. Access to adjacent commercial properties would be via the City's sidewalks on East Marginal Way South and S. 130th Street. Given that the adjacent properties to the north and east are residential, direct pedestrian access is not appropriate. Miscellaneous Structures a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale.. The only miscellaneous structure proposed with this project is play equipment and picnic table in the rear of the building. The applicant has proposed to construct a five foot tall cedar fence around the recreation area. The proposed fence connects to the existing fence on the eastern property line which staff has already noted is substandard. b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer. The only service area being provided on the site is the trash and recycling collection area that will be located along the south property line. A 22 square foot enclosure will be constructed around the collection for garbage and recycling. The trash enclosure will be 3.5 feet from the south property line. This area will be screened from view with a five foot tall cedar fence. From a building standpoint the enclosure is considered a fence and thus does to require a permit. Planning typically does not require fences to meet setbacks, yet such a basic interpretation is impractical for dealing with trash enclosures. Trash enclosures can generate odor and thus the location of the enclosure should be based on site specific issues. The trash enclosure has been located along the only property line where the adjacent use is a commercial operation. Placement of the enclosure along the east or north property line would place the enclosure directly along single family homes. The proposed location for the trash enclosure also allows for the building itself to assist in screening the entire enclosure from view. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. No outside mechanical equipment is proposed. City Of Tukwila Page 12 06/19/2008 Riverton Court L07 -095 d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Exterior lighting is proposed along all four wall elevations. The lights are shielded to shine light up and down instead of outward; this should reduce any off site spill over. Additionally, the landscaping along the south and east property lines should further reduce any potential spill over. The lighting fixtures' design and color are consistent with the overall building's design and color. Conclusions: Site Planning: The proposed building location along the west and south property lines reduces the impacts on adjacent single family homes. The retention of trees on the site further mitigates any possible impacts associated with the proposed site design. The site provides adequate pedestrian connections to the public sidewalk along East Marginal Way South. The site design of locating the building along the street promotes a pedestrian friendly environment. Pedestrians along East Marginal Way South can easily access the site, however in order to accomplish this the sidewalk will need to be upgraded. The plaza area is also integral to providing pedestrian access to the site. A condition has been provided to address replacing and/or repair the fence along the east property line. Building Design: The proposed building's design will be harmonious in texture, shape, lines and mass with surrounding buildings. Various elements, including vertical and horizontal modulation; differing colors, and architectural details are being used to break up the mass of the building. The building's scale and mass is appropriate for this location of the City. The building's components have been well integrated into the design of the building. However, additional detailing along the windows is needed. Landscaping and Site Treatment: The proposed retention of 19 trees allows the natural beauty of the site to be retained; while at the same time allowing for the project. The project complies with the City's minimum landscape requirements. The applicant has proposed adequate pedestrian paths to serve the site. However, this pedestrian access utilizes the City's sidewalks. As was noted the current sidewalks are deficient and would need to be upgraded in order for adequate pedestrian access to be provided to the site. City Of Tukwila Page 13 06/19/2008 H:1Developments\Riverton Court\Riverton Court BAR SR.doc Riverton Court L07 -095 The pedestrian plaza area will be an amenity to the area and help fulfill the City's goal of creating neighborhood gathering spots. Miscellaneous Structures The proposed lighting has been well incorporated into the overall design of the building. The proposed location of the trash enclosure minimizes the impacts to surrounding residential properties. Recommendation Staff recommends approval of the construction of the Riverton Court Mixed Use Building with the following condition(s): 1. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy(ies). 2. The metal awnings along East Marginal Way South shall be extended an extra foot in length to bring the total length of the awning is four feet. 3. The windows details shall be updated to include windows sills and/or trim. The final detail shall be approved by the Director of Community Development. 4. Prior to issuance of the development's building permit the applicant shall submit a revised site plan showing the details for the pedestrian plaza located in the front of the building. The plan shall include the location of benches, landscaping, and other pedestrian amenities. The final plan shall be approved by the Director of Community Development. 5. Prior to issuance of the development's building permit the applicant shall have approved a right of way use agreement for the plaza area which will be located within the City's right of way. The agreements shall specify that the property owner is responsible for maintenance of the plaza area including landscaping. 6. The applicant shall upgrade and repair the sidewalk along East Marginal Way South. The upgrades shall include but are not limited to removing the access slips which will not be needed as a result of this project. 7. Any tenant improvements that alter the exterior of the building, site, or landscaping will require design review approval by the City. 8. All future signage on the site must meet be consistent with this approved design review application and meet Title 19 of the TMC. 9. The fence along the east property line shall either be repaired or replaced. If replaced it shall be constructed to match the fence that is proposed along the recreation area. City Of Tukwila Page 14 06/19/2008 Page 1 of 1 Subject Property Attachment A N CityGaS 40ft Copyright O 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. http: // maps.digitalmapcentral.com/ production /CityGIS /v07_01_036 /indexA.html 06/19/2008 12910 E. Marginal Way S, Tukwila WA Owner BAUMEISTER, LLC Ian Hamad, Director 4632 NE 89th St. Seattle, WA 98115 t. +1(206) 331 -1524 By C_ ; W d e s I g n s t u d i o s 3515 NE 67th Ave. Portland, OR 97213 t. +1 971 238 0911 / +1(206) 384 4511 f. +1 503 296 2852 Attachment B • • • • • • ?a.,egti. :f? • ..• • e,. • .. ... • . .. •. .— ;„ • • ,..: i< .r. .. %,_..e ..-3._ . e - • .._ • ' ••'. • •.- '''':•41...' • • • : ..'• •• • !. '? 44,4 704::■c.j.-^. ' - r ..., .',"' '.' 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Pdllairgilinall Way S Tukwrla — --------- - - - - -- - - -- — -- ramBEEIDMISMEINEEINSGEMEMB 02111310®®®I®®®®M®DEMEISE M EAST ELEVATION 2910 L 311-81/W T.O. OF ROOF X 94'- 701/W W T.O. OF ROOF T.O. OF KATE T 8.O. OF CEILING T.O. FINISHED FLOOR '► T.O. FINISHED FLOOR e {d r' T T.O.OVERHANG Off 4F-0111 ISHED FLOOR ■■■uuuiu■■■■■■.■■,■■■■.■■■■■■■■ . IUIIlIlUIIIIuII1uuIIIlmmr•'-f �ng �I�� ���MI�������, IP%���•�r I/� tla � "en._ ■II..itl.rll 1( r 1 11 • 10 11 1 II •r1...1...1r i•lar•Irr■ a •rrll+l.rrul.ru ■ II II �: ■ ■ 1 IIIIIITIIIIIIIIN 11 r■uII■r 1 111 111101111.1111 111161111011111111 MIMI limminiagii • • • • miner- white lalrrua■■ r. ■111.111.x1.1 la em aim 1 NNW' MIN WNW 011•111 ■� -aa. ■r- • •F -a OMNI •.xLx•.■ xa�i ■va MEM UN= RN MINE •aal•.a. MO a.•.■■ 1111111010111 MIN 10•1011 • MI IMRE 11•11111 MO= ■i�001a ■_■ - -a 11 101111111111111101011•11•0 NM IN all MIIM101•0 =MI MIN E a ur Mal =a a.■ OMNI IN — ■ NUT MIM 001 rJ •al ■— •.••1N1 OE IN NM In NMI �MI In •■ BEM= I MIMI En En II= MI ME I l I I 1 1 1 1 1-I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 111111111111 ~I� 1 qi! Ria ql* ll 1 111 twwscl s Rex sin y • illfvf :Fan 0 J E Marginal Way PLANT SCHEDULE: Trees Dvomty I Rllan:a Name Caa11a Nee I sin I Noes 1 M.nmve p iCaeidlphytlunppaecan balmra Tree Shrubs 2 cal flab ,Par rubrn 1 Oupddy 1 Botanical Name 1 Carina ,bend 1 Sim 1 Nales 1 Mamlaa 14 iOstua, hplidn !Ware Radars. 5 !Cams aalcea kart 67.1.569209.57120 7 !fsWOdendwn'NpN Eden feedodledrpl Groundcover Spa. Spa. 5pa 18. M. inn. . Cams papaous la'N.mis. Fprgem Mannar Any 18 M. inn lepdmelaal Yaw Pacers 1°panti,1 9aonea Name 1 Came Nana I sin 1 wS 1 enema. Epp !Fapaa creams, Pant WI NN rsVre than swan n nervy and inure awes s ape wed dal neap and ruts.. 0 NI planting per win raW sot a speared easel mute edge d ptrmy py NAP Slmw0ary OrvE Moo.ldL>Dwcell planting pine AS* tr i s inn p'wn in rvmry and insure awns not baled altar seedy and rntaey mpareng Win nab. sal a spooled boa® waffle rya d Mauer 1e sadly coded 6 spread tads. Opr lna6dJ babe on /5 d mats 2 dean MLIMI .derby bins ease grad seeing soli trade tarea prsparaa sal m read warty r pas 1806 Tema male CONTRACTOR NOTES: 1. Caarncla to bard Desigrndlddnperim system pew lxatlaa Sec Sheet L-2. Cuaanda d wean Omer. 2. Incorporate 6' prn:a.m) away lasso. man Padfic Teasels ear spanned equal) into pb01q area. Pacific Teasels: 1.862.634SGL (7545) 3 held Z. top muse or Panne Garden Mull nom Peak Teasels )o approved epee to d planting areas. Pm6e Tomah: 1.ee2.85W50a (MI5) LANDSCAPE CALCULATIONS: Type I Ladaape Peaeeer Cakaarfan Lased Fed d Aspired Rancor. t2 Tress flepnad O 0e MU):0 Trees Railed 1 Slops Ispiel (1 per ell. 2 S1MS Plaided r Type 1 landscape 011eularens Beal Fee d Rewires Pelmet-11f Tan Repi2 (111, 20 U.): 5 Existing Trees to Renew 13 Trees Prattled 2 21opa spied (I per 5 LIT: 22 sins Prairies 22 )1 al.mr black lubber Ise 612 pa. rim 54Wattle be rysl lips easl1y1 to held bee UPON fie d ass sod arty 12) 212 dal, wind dabs a reps eke to refired melee I0dbel verily raWa 6 spread rats. a m Mina rep wave lea 15 a mewl ?deals mulch r watering ben Wish grape rdien0IW Array lamp p aw:0 sale ewe vamp NOTE: die. = are aria nasal rosemary by LA o r a SCALE: tyd -ra 1e NOETN a,m>■5.eaw b.laax.rro Laaw.11a61mdlpb cannciers me. 're flint Os/15121X0 Landscape Plan Lea U Attachment C 1. Site Planning a. The parcels along E. Marginal Way S on both sides are zoned Neighborhood Commercial Center (NCC) yet this area is mostly built up with single family structures. Therefor the need for harmoniously integrating the proposed structure into the existing substance does not apply. The only buildings that fit the NCC classifications are immediately to the south and across the street on the intersection of E. Marginal Ways S. and 130th Street S. The building to the immediate South is a box like structure with a flat roof. Emulating this style is clearly not desirable. The building across the street has more of a contemporary design, which we tried emulate in the proposed building as well. b. The Natural features that characterize the existing lot are a row of Black Locust Trees along the East property line and a row of Western Red Cedars along the South property line. They enhance the appearance of the property and will be preserved. c. In order to achieve an aesthetically pleasing and pedestrian scale streetscape the entry to the residential and the commercial area of the building are separated. The entry to the commercial area is directly accessible from the public walkway. The entry to the residential area is via two walkways to the North and the South of the building alternatively. d. In order to achieve a physical transition between the project and public areas the proposed project has a plaza like area in front of the building. As pedestrians approach the building the will transition from the public walkway through and plaza towards the building. e. In order to minimize driveway intersection with the street, the planned project proposes a 25' wide intersection, which is the minimum width required by the Tukwila development code. f. To ensure a harmonious transition between adjacent projects the set back areas between the proposed project and adjacent projects will have appropriate vegetation. g. In order to achieve privacy for individual residents, a 5' high cedar board fence will separate the parking and loading area from the recreation area. The fence will also act as a screen between the public area and the recreation area. h. The visual impact of the parking lot is reduced by the proposed L -shape of the building. This measure will screen half of the parking stalls from the view from the public right of way. i. In order to bring the building in harmony with its site an L -shape footprint is proposed. It will offer the exposure necessary for the commercial part of the building, but will also screen off the paved are used for parking and loading from the street. Attachment D 2. Building Design a. Due to a lack of mixed -use buildings in the surrounding neighborhood the proposed building will have the function of an example for later developments in this area. Therefor great care was taken to design a building with high architectural standards in order to set a benchmark for future developments. b. The proposed building's height, scale and design/shape are in concurrence with the envisioned comprehensive plan. c. The proposed building design is the result of an attempt, to integrate all building components like windows, doors, eaves, siding, awnings and bay windows into a harmonious whole. d. In order to reduce the building's prominence the proposed color scheme uses different colors for each floor. The objective to harmonize the building's appearance is achieved by colors that interact well with each other. e. In order to avoid a monotony of design the proposed building design calls for four different types of siding (CMU, lap siding, boards and battens, shingles). Using different types of siding for each floor breaks up the front of the building that faces the street. Two bay windows that reach from the second to the third floor break up the facade and give it the desired architectural depth. In order to accentuate the appearance further the proposed design calls for wrought iron guardrails for the sliding doors on the second and third floor. 3. Landscape and Site Treatment a. The natural topographic feature of the proposed development that stands out, is the embankment on the Easter property line. It builds a transition from the residential area to the East of the proposed development by sloping down approx. 3 feet. This area will be integrated into the recreation area and will act as a landscape buffer. b. The existing landscape — namely the Western Cedar Trees on the South property line and the Black Locust Tree on the East property line — will act a screen between the proposed project and adjacent properties. It will also be a source of shade for the proposed project. c. All paved areas like walkways and parking spaces will constructed to the highest standards in order to promote safety and be inviting in appearance. All pedestrian entrances to the building ,to the public right of way and to the recreation area are connected via paved walkways. d. All attempts will be made to provide a landscape transition to the adjoining properties. 4. Miscellaneous Structures a. Miscellaneous Structures like the garbage enclosure, the bicycle rack, the swing set and the picnic table are proposed in material that is compatible with the proposed building structure. b. The garbage enclosure will be screened of by a chain link fence with PVC inserts or by a 4' high cedar fence that will keep garbage dumpsters out of sight. c. All mechanical equipment will be installed in inconspicuous places. The location of all mechanical equipment will be chosen in conjunction with the appropriate utility company. d. All exterior lighting will be placed in order to illuminate the building perimeter i.e. walkways and parking spaces in a way to avoid glare spillover onto adjacent properties or the public right of way. ...... .......................1....... .1 0000...... 0... 0.0 ............... 0.... ................ -•0000 0000.. 1 ... ....�... .....�..........:�.,. .�l111 tr (i l DO 0n MOP 0041.2 771C YEW 0W, m FACGDY., COI0696 ROO M.O. SO MLA TM) C0100PIE ROOF ORIOLES 3 MCA A4, .............. u.......... ........_. 4.... _0000.. . . i 0000... 0000. ................... I . ........ ....................... . 6 0000. � I 1b7Y4 01 YARD,. LEGEND IBA. MANUFACTURE /CODE NOTE$ PT-1 BEWt• VINEYARD Mm7 RAT PT.2 BENR - REGAL BED 150.7 FLAT PT-3 BOM- INNOCENCE WD720 BEIG.GLOSSI ALL UT. TRIM PT-4 BENA •ATNENIAN GWEN 440E-4 BE/A.GLOS9 /00.00085 PTS BEM . DINE LEAF S-11-710 SENLGLOSS / OVERHEAD CANOPY m,AOA(M, ATTIC VINOW, D nd4 %m. rt \ r ufIM1.6O4, ■ I! C -M ■ Ili � 11111 il COIOOY.E MOD_ 8.1.103.1:3 /� 111,1111,111111 1 5100.1■3 13•711,1 A A:II'.IYA'OoM' EL • m FAC.04.1 LOAM Aw00710 COMO � rto m COINER lid REM O41.NMO I6MR0P4, SKIT I.CE04 Attachment E Parcel # 734060.0774 12910 E. Marginal Way S, Tukwila WA Site Area 12,538 + /- sqf. 0..4 r. N4.40 B40.W.. LLC 4332 RE C. St 9.6.. WA.ns MR 3314524 904_4: D4.. 14404/00. 01. PM N Cabal. Sul •ta M AL WA 08002 P521m2 300 C.MV by•••0ILL0 CMG M. ed•.. Op H.R. WA N335 183363.5•54 5.q. 54f Soil. WA NM ,..E..,.,5... • BE.. • 1.I 2114.:3742■.33 21.144:376.. A...4.T..,4 M.O. 9..I O4..v. 14 e IR • Vd FA!40M• DAM 5 W..O..MV .IA L..m4M. 111. PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING MINUTES JUNE 26, 2008 The meeting was called to order by Chair Parrish at 7:05 p.m. Present: Chair Chuck Parrish, Commissioners; George Malina, Bill Arthur, Lynn Peterson, and Allan Ekberg Absent: Commissioners Margaret Bratcher and Henry Marvin Representing City Staff: Minnie Dhaliwal, Rebecca Fox, Brandon Miles, and Teri Svedahl COMMISSIONER PARRISH MADE A MOTION TO ADOPT THE MINUTES FROM THE MAY 22, 2008 PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING. COMMISSIONER MALINA SECONDED THE MOTION, THE MOTION WAS UNANIMOUSLY APPROVED. Commissioner Parrish swore in those wishing to provide testimony. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L08 -006 APPLICANT: Steve Bosetti, Ruhl -Parr Architects, for Diamond Head Storage Doug Swan, Diamond Head Storage REQUEST: The applicant has submitted a design review application to construct a four story, 189,616 square foot self storage facility with associated parking, and a 14,800 square foot, 17 stall RV storage facility. Three existing buildings currently on site will be demolished to allow construction to occur. LOCATION: 515 Industry Drive (SE corner, intersection of Andover Park East and Industry Drive), King County tax parcel #0223400070 Rebecca Fox, Senior Planner, gave the presentation for staff. She gave a PowerPoint presentation, and explained how the proposed project meets Design Review criteria and also exceeds code requirements for landscaping. She also showed how the proposed project will provide new curbside improvements and the landscaping will soften the view of the area making it aesthetically appealing. Staff recommends approval with conditions. Page2of3 BAR Minutes June 26, 2008 BAR had discussions and questions regarding the right -in /right -out off Andover Park East, RV parking, outside overnight parking, and security. Doug Swan, for the applicant, addressed all of the BAR's questions and concerns. He also provided background on the Diamond Head Company and their Operating Plan. He explained how this facility will be the first storage facility on the west coast to be LEED (Leadership in Energy and Environmental Design) certified. He also pointed out that the facility will consume fewer utilities than the current building in use on the site. He had no questions or concerns with staff's recommendations. Steve Bosetti, for the applicant, gave a brief presentation regarding the architectural design of the building and the energy saving features. The Commissioners thanked the applicants for bringing a great design and asset to the community. There were no further comments. The public hearing was closed. The Planning Commission deliberated. COMMISSIONER MALINA MADE A MOTION TO APPROVE CASE NUMBER L08 -006 BASED ON STAFF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS. COMMISSIONER EKBERG SECONDED THE MOTION. ALL WERE IN FAVOR. Commissioner Parrish opened the meeting for the second item listed on the agenda at 8:14pm CASE NUMBER: L07 -095 APPLICANT: Ian Hamad, Baumeister LLC REQUEST: The applicant has submitted a design review application for the construction of an 11,709 square foot, three story, mixed -use building with the first floor being retail, while the remaining floors will include residential units. LOCATION: 12910 East Marginal Way S, King County parcel #734060 -0774 Brandon Miles, Senior Planner, gave the presentation for staff. He gave a PowerPoint presentation and provided information regarding the existing development on the site, which is an abandoned house. He explained the current zoning of the property as NCC (Neighborhood Commercial Center) and provided the zoning information regarding the surrounding sites. He also discussed setbacks, sidewalk improvements, landscaping features, and the retention of 19 trees. Staff recommends approval with conditions. Page 3of3) BAR Minutes June 26, 2008 BAR had discussions and questions regarding the privacy and security of the proposed recreation area, trash removal, and parking details. They also had questions regarding the entrances to the retail area and to the private dwellings. Staff provided clarification regarding parking and trash removal. The list of conditions to be met was also addressed and explained. Ian Hamad, applicant, addressed the BAR's questions regarding the entrances and trash removal. The applicant also alleviated concerns regarding the recreation area. The applicant had no questions or concerns regarding staff recommendations. The Commissioners thanked the applicant and commented favorably on the creativity of the project. There were no further comments. The public hearing was closed. The Planning Commission deliberated. COMMISSIONER MALINA MADE A MOTION TO APPROVE CASE NUMBER L07 -095 BASED ON STAFF FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS. COMMISSIONER ARTHUR SECONDED THE MOTION. ALL WERE IN FAVOR. DIRECTOR'S REPORT • Discussion took place regarding future meetings to be held for the adoption of the Shoreline Plan and the Tukwila Urban Center Plan Adjourned: 9:14pm Submitted by: Teri Svedahl, Administrative Support Assistant TRECK DRIVE STORAGE LAY OUT STATISTICS: SIZE SF 1ST FLR 2ND -4TH SUM. SF SUM. 3.75 / 9.66 38.225 1 1 36.225 5.66 / 12.5 70.75 3.75 / 10.66 39.975 1 3 119.925 7.5 1 11 82.50 3.75 / 11 41.25 1 3 123.75 9.33 / 10 93.30 5 / 10 50 14 32 110 5,500 101 10 100 5114 70 1 3 210 10/14 140 5115 75 1 3 225 10/14.33 143.30 5.66 1 10 56.60 2 2 113.2 101 15 150 147' -0' INDUSTRY DRIVE 1 3 212.25 10 / 20 200 6 7 27 5,400 2 6 495 10.66 1 14 149.24 1 3 447.72 2 6 559.8 14 / 15 210 1 3 630 265 258 1039 103,900 15 / 15 225 1 3 675 5 15 2,100 15 / 15.33 229.95 1 1 229.95 2 6 859.8 151 20 300 7 7 2,100 22 26 100 15,000 318 342 1344 138,937.62 80' -0' NEW SIDEWALK DESIGN EFFICIENCY CALCULATION: GROSS AREA PER FLOOR - 48,238.3 SF x 4 = 192,953.1 SF 1ST FLOOR STORAGE AREA = 34,176.75 SF UPPER FLOOR STORAGE AREA = 34,912.95 SF x 3 = 104,738.85 SF ALL FLOORS STORAGE AREA = 138,915.6 SF EFFICIENCY .... 138,915.6 / 192,953.1 = 71.99 % PROJECT STATISTICS SITE AREA 149,194 +1- SF 4 STORY BLDG: OCCUPANCY - S -2 GA 47,404 SF CONSTRUCTION TYPE: 1I-B 1 STORY RV STORAGE: OCCUPANCY: 5-2 GA 14,802 SF CONSTRUCTION TYPE: V-8 PARKING STALLS: LOADING STALLS: 13 HC STALLS: 4 LOW EMISSION CARS: 3 LARGE PARKING STALLS: 16 PARKING STALLS SUMMARY: 36 � N PROPERTY 4 STORY STORAGE BUILDING 47,404 GROSS AREA PER FLOOR, 189,616 SF TOTAL AREA LANDSCAPE OU OR AM ITY AREA SE L -1 FOR F(/RNITURE /. MECHANICAL UNITS LANDSCAPE SIDEWALK EXISTING TREES 209 SF RECYCUNG ? AREA LANDSCAPE 1, /RIGHT OUT RIGHT IN 8 0 •INGST S ,�^8._8- ' LANDSCAPE 3 LARGE PREFERED PARKING STALLS (LOW EMISSION 8 FUEL - EFFICIENT VEHICLES) KIN? STALLS +6' 1, 230 SF TRASH ENCLOSURE EDGE OF PAVEMENT / DSCAPE LAZED INDOW ISPLAY AREA 1 !-0" HIGH ETAL ICKET ENCE II 1 1 1 1 I 1 1 1 1 1 STORY 17x RV STORAGE 13,398 SF 1 1 1 I 1 1 LOW LANDSCAPED AREA 272' -6" "-PROPERTY UNE EXISTING BLDG EXISTING BLDG 6' -0" HIGH METAL PICKET FENCE 53' -0' NORTH i1 SITE PLAN ♦103 SCALE: 1' • m' -o- DRAWING INDBR A1.0 SITE PLAN A1.1 SITE DETAILS A2.1 1ST FLOOR PLAN A2.2 2ND FLOOR PLAN A2.3 3RD FLOOR PLAN A2.4 4TH FLOOR PLAN A2.5 ROOF PLAN A2.6 RV STORAGE PLANS AND ELEVATIONS A3.1 MAIN STORAGE BUILDING SOUTH AND WEST ELEVATION A3.1A 1ST FLOOR METAL FRAME SYSTEM ISOMETRIC VIEW A3.2 MAIN STORAGE BUILDING NORTH AND EAST ELEVATION L1 PREUMINARY LANDSCAPE PLANTING PLAN L2 PRELIMINARY LANDSCAPE PLANTING MATERIAL AND LEGEND L3 PREUMINARY LANDSCAPE PLANTING ELEVATIONS L4 PRELIMINARY LANDSCAPE PLANTING NOTES AND DETAILS E -1 SITE UGHTING PLAN E -1A SITE LIGHTING PLAN AND LIGHTING LEGEND Cil 515 INDUSTRY DRIVE TUKWILA, WA 98188 A 0 0 0 A 5/16/55 awl• ,E41== wean.. 6/03/03 A 5/3]/0. QTY RE-wrn.. 5/,3/013 510 STS .EEMS 4/15/0. PRE{YW6eY MOM SET OATS 500, ROAST SWB i oases, 13 ISMO ST RPA 0111:03D WV JWI1 LO 8'0D DIOR 0•••••• AS lenumns,sr afftwg re 141174.11, C Ruhl -Parr & Associates, P.S. 6603.6 13u SITE PLAN 8 NOTES 07.115 LANDSCAPE 7 TILT -UP CONCRETE PAINTED TO MATCH BUILDING BM 050 - 'WEATHERED OAK" lag LANDSCAPE TIP. BOLLARD MEDIUM BROOM FINISH CONCRETE TEXTURE NOTE SEAL CONC. W /(2) COATS OF •THOROSEAL' COMMERCIAL ACRYLIC SEALEAR BY THORO SYSTEMS PRODUCTS - APPLY PER MFR.'S RECOMMENDATION 5IM. OPP. HAND SIM. NO GATE SLOPE FOR DRAINAGE ce 0. CONCRETE SIDEWALK 7 6• CONCRETE SLAB w/ 1.4 x 1.4 WIRE MESH (SEAL CONCRETE SLAB) 1 LANDSCAPE CON E1E APRON 5/8 • ADJUSTABLE HINGE 2 PER GATE TIP. RB TYP. (2) DOORS: DROP PINS ON DOORS FOR HOLD -OPEN DROP PIN SLEEVE EDGE OF DRIVE AISLE WIDTH 1-A /C PAVING PLAN CONCRETE APRON TO FLUSH WITH A/C PAVING NOTE: ALL GATES AND OTHER METAL COMPONENTS TO BE PAINTED TO MATCH BM 1050 - 'WEATHERED OAK' 1 1/2' SQUARE GALV. STEEL TUBING. SHOP WELD ALL JOINTS SEE DTL 1/A1.2 FOR SIDEWALK FINISH & DETAILS L J (4) 24" 10)40 3/8 • STEEL RODS SE IN 1.0 PIPE SLEEVES, 12' DEEP IN CONCRETE TO LOCK GATES IN OPEN AND CLOSED POSITIONS DIMENSIONS MAY CHANGE VERIFY FOR SOUD CONNECTIONS PREF1NISHED METAL PANEL WITH TOP . AND BOTTOM CAP 28• -2 1/4" 5• -1 3/4" 11' -4" LANDSCAPE TILT -UP CONCRETE PAINTED TO MATCH BUILDING BM 1050 - WEATHERED OAK' L TYP. BOLLARD -1 MEDIUM BROOM FINISH CONCRETE TEXTURE DROP PIN SLEEVE SLOPE FOR DRAINAGE 6" CONCRETE SLAB w/ 1.4 x 1.4 WIRE MESH (SEAL CONCRETE SLAB) NOTE: 11' -6 1/2" LANDSCAPE SEAL CONC. W /(2) COATS\\ 'THOROSEAL' COMMERCIAL \\ • -C-sE 11J• 6 THORO SYSTEMS PRODUCTS - APPLY PER MFR'S RECOMMENDATION 2- CONCRETE APRON TYP. (2) DOORS: DROP PINS ON DOORS FOR HOLD -OPEN LA /C PAVING 7 PLAN EDG5 OF 25 -0" `- CONCRETE APRON DRIVE AISLE WIDTH FLUSH MATH A/C PAVING NOTE: ALL GAZES AND OTHER METAL COMPONENTS TO BE PAINTED TO MATCH BM 1050 - 'WEATHERED OAK' q•-4" 6 m 6 I • 1/2" 18 2 D• m 6 1 6- 5/8• ADJUSTABLE BIB 'Y 'r HINGE 2 PER GATE I - -- 1 HIP. '11111 1111!11! T.11-17$ � II % 11 1 I 11 hI �iij 111 4. 1 !! !l 1[41°1 � I1�U de __ 19 1 1/2' SWARE DALV. i I 11 II �_ 111 STEEL TU &NG. SHOP 'II II' WELD ALL JOINTS 011 I1 11 111111 � , I ' I I i., !� _ II 111 1 1 II 111 I1 11 1ill 11 1 - -- - D LuJ SEE D1L 1/41.2 FOR SIDEWALK FINISH & DETAILS DDAENWONS MAY CHANGE VERIFY FOR SOLID CONNECTIONS PREFINISFIED METAL PANEL WITH TOP AND BOTTOM CAP [:: ::] (4) 24' LONG 3/8 " STEEL RODS SET IN 1'0 PIPE SLEEVES. 12" DEEP IN CONCRETE TO LOCK GATES IN OPEN AND CLOSED POSITIONS TILT -UP CONCRETE WALL W/ REINFORCING DRIVE ON CAP 1 -1/2 • GALV. SQUARE STEEL TUBING. SHOP WELD ALL JOINTS 5/8 " ADJUSTABLE 1 HINGE (TYPICAL 4) SEA DETAIL TS 3X 1/4' GALV SQUARE STEEL POST (2) #5 HORIZ. BARS FINISH SLAB OPTIONAL CONST. JOINT POST FOOTING DRILLED AT GATES AND BOLLARDS 3 2 CONTINUOUS FOOTING BEYOND 5 TRASH & RECYCYLING WALL SECTION SCALE 1/r — i• -0- D1L- 1RASNSECT 6" DIA. SCHEDULE 40 CARBON STEEL PIPE FILLED WITH CONCRETE AND PAINTED YELLOW FILL W /GROUT ROUND TOP 0 TYPICAL BOLLARD 01L— DOLLARD CORRUGATED METAL PANEL FINISH 03NC. SLAB (2) 24' LONG 3/8' RODS (2) 1/2' X 2 FLAT HINGE TAB GALV. STL SLEEVE IN SLAB (2 EACH GATE) 515 INDUSTRY DRIVE CO CO 0 5 IH A A 0 0 0 0 A 11 TRASH ENCLOSURE SCALE 3/6• - 1• -0- D1L— TRASHENC 13 RECYCLING ENCLOSURE SCALE 3/5• - 1' -0- D1L —REC CLEENC2 5 GATE DETAIL 0 0 A 0 SCALE 1- 1/2" -1' —O" 131DTL —DROP —1N PRECAST CONC WALL PANEL, TYP GALV SIL ANGLE 4' HEIGHT EA SIDE IMTH 3/4" -x4" STUDS 12. 0/c PRECAST CONC WALL CHAMFER OVER, TIP 1/4 EXPANSION 801.T5 0 24' 0.C. MIN OVERHEAD DOOR AND INSTALLATION BY OTHERS HOLE FOR 3/8' DIA. BOLT (TIP.) 14 "x112' 5 PLA 1/4 "x1 1/2 • ``{{,, STEEL PLATE 3/8 "X1 1/2 " SPACER USE TREATED 2x BLOCKING AT ALL HARDWARE MOUNTING 1/2 �IJ 1/2 "x 2" 3/4 ,- `� LONG SPACER. TYP " PI 1/4 "xt 1/2" STEEL PLATE• TIP. SMOOTH DOWEL, .�Wn=LD TD LEVER WELD BRACE TORCH VIII. __ [3/8"A �. .� �I1!■i1! km.' ■� HOLE FOR 3/8 • DIA. 1/4 x1 1/2' STEEL PLATE. BOLT (TYPICAL) TIP. 2 30' (LEVER (3/8'x1 1/2') POST TUBING WELD 1/2 "x2' FLAT HINGE TABS 11/16" HOLE POST TUBING HINGE TABS GATE FRAME 5/8 ' DIM. ADJUSTABLE HINGE PIN A REV s/1s, 7ANC 1CARIt0 SRIOTTAL 6/61/06 Ott RC- SLIDOTTAL 5r22/OS OW RC- SUBMITTAL 0/15/06 8 RAF MEEIRC {/I0/06 PRE AOOSTI ROGOW SET DATE DESIAGOW POO MOO 5848 VS PON n RPA JWM Ruhl -Parr & Associates, P. 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RV S11RACE AREA RV STORAGE FLOOR PLAN t5d 16-/• • • NORTH (FRONT) EXTERIOR ELEVATION �AZ11J SCALE 3/32• - 1' -0• I I I EAST EXTERIOR ELEVATION `AIJJ SCALE: 3/32 - 1' -0' `-'`` SOUTH (BACK) EXTERIOR ELEVATION SCALE 3/32• - 1' -0• 6' -0' TALL METAL FENCNG W/ PICKET AT 12• O.C. WEST EXTERIOR ELEVATION \1.1...1....,2-6/ SCALE: 3/32 A. 1' -0• MATERIAL AND COLOR KEY PANEL Ej PAINTED CONCRETE WALL PANEL COLOR BM 1050 FEATHERED SAX E2 PANTED CONCRETE WALL PANEL COLOR BM 1046 SANDY BROWN E1 PAINTED CONCRETE WALL PANEL COLOR BM 1132 OUT CANAL © PANTED STYROFOAM CORNICE COLOR BM HC -73 PLYMOUTH BROM I] METAL ROOF PANEL. IN CORRUGATED PROFLE PREFINISEO IN .@E5 ▪ ALUMINUM WD/DON SYSTEM PREFDASED IN MEDIUM BRONZE ANODIZED BY MO WITH CLEAR CLASS Q7 SPUT -FACE CMU -MESA TAN BY MUTUAL MATERIALS CO. 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MTL FRAME r CMU PILASTER (ELEVATION) 2x2" MIL FRAME 1- AIR SPACE SHT MIL MELDED TO MIL FRAME 2•o2 MTL FRAME 9' 0AU BASE -+-1LOOR EL. ST 0' F-0. 1 \ 1ST FLOOR MTL FRAME DETAIL Ail SCALE 1• - 1' -O' (-3i WALL SECTION 011, SCALE: 1/4' - 1' -0' 4114_ FLOOR _ /, EL + 33' -0 3RD 22FLOOR - _ EL + ` -0-T- 2ND FLOOR EL +-11%---0-1' 1ST FLOOR EL 0'-0- MATERIAL AND COLOR KEY PANEL ❑j PNNIED CONCRETE WAIL PANEL COLOR BM 1050 WEATHERED OAK 2❑ PAINTED CONCRETE WALL PANEL COLOR: BM 1046 SANDY BROWN ❑3 PAINTED CONCRETE WALL PANEL COLOR BM 1132 OD CANAL ▪ PAINTED STYROFOAM CORNICE COLOR BM HC -73 PLYMOUTH BROWN ❑5 METAL ROOF PANG_ IN CORRUGATED PROFILE PREFNISIIED' N l 0L_BFD ▪ ALUMINUM WINDOW STbILM PRFFINISHED 114 MEDIUM BRONZE ANODIZED BY EEO WITH CLEAR LASS ▪ SYUT -FAQ CMU -MESA TAN BY MUTUAL MATERIALS CO. Q 2.62- STEEL FRAME ATTACHED 70 CONCRETE WALL AND PANTED TO MAW MEDIUM BRONZE ANODIZED D PANTED MATER NFU PANEL COLOR BM 971 - OLYMPIC MOUNTAIN ® 1 - SQUARE TUBE FRAME N A 4' WIDE FLAT BAR SURROUND MOUNTED W 6- STAND -OFFS AND PAINTED TO MATCH *EP SPAN DID. lBFD W 0 0 H a 1 12 z O 2 515 INDUSTRY DRIVE TUKWILA, WA 98188 A A A 6/19/06 LW. REARM SJORTTAL A 8/03/06 alt 0E- SU&OTTAL A 9/22/66 OTT RE- E106TTAL 5/15/06 DRS STAFF NEEDRO A '/16/06 MmAWMY POMNO 0E't REV DATE ARARAT SWB vs RPA LATE CROSS KT JWM RAI WOE Mill•MOM■ • .,>mRK .. $ °"'S .6 96..°96. Ruhl -Parr & Associates, P.S. 1M.MO 999 SOUTH & WEST ELEVATION 09.110 W ARM NO A34c JUN EKED 1 6 2600 n o11ra lt6 9*9*6 CONCRETE PAINTED WALL ABOVE ift ft$ iftikO Iftft0 Iftik0 Ift%10 iftift0 iftlft0 iftift0 :gym rnftftft%%%,.ft. ikir ommo 4."MW.% 4IftWftlft,ftift MU BASE POLYURETHANE PLAIN BELT 2•x2• HTL FRAME (- 1ST FLOOR METAL FRAME SYSTEM ISOMETRIC VIEW T SCALE: NO SCALE 515 INDUSTRY DRIVE TUKWILA, WA 98188 A A A 0 A a/Ia/oa Hnrt' HEARING NAIatTAL ara3/Oa an IC —a rrK A OTf R E—SROaTTAL aNsMa 01m STAR IEFI1NC A Na]Y41rt1 /WM IET REY DATE CESCRPTICN IRAISCT mamas SWB AADVISCV DAMP VS NAM AT RPA SOLIF CesesSo ST JWM AAII meow t @ °m •a mR .c wr Ruhl-Parr & Associates, P.S. mum Inu 1ST FLOOR METAL FRAME ISOMETRIC VIEW CANNOT ol0 A3.1A RECEIVE as MAME 07.115 '9UIrl 5 IIIT D 1008 NORTH ELEVATION \A3.EJ SCALE 3/3r - 1' -0' EAST ELEVATION AUJ SCALE 3/3r - MATERIAL AND COLOR KEY PANEL 1 PANTED CONCRETE WALL PANEL COLOR: BM 1050 WEATHERED OAK ❑2 PAINTED CONCRETE WALL PANEL COLOR BM 1046 SANDY BROYM �3 PANTED OONCRETE WALL PANEL COLOR: BM 1132 OED CANAL © PAINTED STYROFOAM CORNICE COLOR BM HC-73 PLYMOUTH BROWN Q METAL ROOF PANEL Si CORRUGATED PROFILE PREFINISHED p ,QMALBED © AWMBAIM meow 045104 PRE}IMSHED N MEDIUM BRONZE ANODIZED BY EFCO WITH CLEAR GLASS • SPUT -FACE C■U -NESA TAN BY MUTUAL MATERIALS CO. © 2',2 STEEL FRAME ATTACHED 10 CONCRETE WALL AND PANTED TO MAGI MEDIUM BROMiE ANODIZED �e PAINTED MATEL INFRA. PANEL C40R BM 971 - 0.Y0IC M0MTAN ▪ 1 ' =TARE TUBE FRAME N A 4' WADE FEAT BAR SURROUND MOUNTED ON 6' STAID -05TS AND PAINTED TO MATCH AEP SPAN GOL 0L9MALBEQ 515 INDUSTRY DRIVE TUKWILA, WA 98188 A A A 6/16/94 ✓ AR' REARMS 91N0TTAL 6/03/94 OTT RE- 919RRAL 5/22,06 OTT 1E -S ERVITAL 9/10/94 O RB STAFF MEETING 0/19,06 PfElAWY1Y 69640 SET REV OATS SWB 1/S WPM Pr RPA JWM DOM IMP . MIPI • imAm Pa um •c x 1.ueWn s Ruhl -Parr & Associates, P.S. IMASMO NORTH 8 EAST ELEVATION JUN 1 Z. MILNE, 07 -115 ED 1908 EILTYRRIFTOSIT Jab Numb, 13237 m °d ry�olxal��� 130001 \132 7\peYmmvy \13237- 0.1d.2.drg Oaie /T :6/3/2OO 9:25 AN Rale:1:1 XRU_X EI 98 18215 72ND AVENUE SOUTH KENT. WA 98032 (425)251 -8222 (425)251 -8782 FAX IXNL ENOINEERINO, LAND rw+wRC, SURVEi'iNG, EKVWOMIENEIL SERVICES a.geed - aem _ata Odd am_ DAN atmsog For RMR, LLC 617 INDUSTRY DRIVE TUKWILA, WA 98188 xa Ia� 1 AM' I ad. I kP. 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SQUARE - 15' TALL LIGHT POLE DAY -BRUTE - SOS POLE 505 -415 11-D12 ` ALl' K �-L 3r} yw , ?r 2131.! Inn F 11a111FD 10 041 EmT10Ero E MA E M THE C M FOLD E.TLR TYPE D MME CANOIT I36111K 177E C 11aM® TO 6. OaWE POLE SITE - LIGHTING PLAN Ao1c 1. - 25'-0. S 8 2 4<c (4) ELECTRIC INC. 'L�U2'� LLCD LU 00 w m C Z C/1 Q Z SHEET NUMBER E -1 LIGHTING L E G E N D SYMBOL TYPE DESCRIPTION MANUFACTURE NUMBER A N/A N/A B N/A N/A 1 C POLE MOLE/TED EMCO LIGHTING - AVALLEIE U METAL HALIDE AVA +3- 32OPSMH- 4B0 -B18 D D CANOPY MOUNTED LITHONIA LIGHTING FLOIRESCENT VR4CV- 175M- TB-LPI O E WALL / BLDG MOUNTED EMCO LIGHTING - AVALIIME METAL HALIDE AVA- W- 3- 32OPSMH <6O -BI8 o F WALL / BLDG MOUNTED LITHONIA LIGHTING - TWAC METAL HALIDE TWAC- LOOM -MVOLT POLE 4* SQUARE - 15' TALL DAY -ERITE - SOS POLE LIGHT POLE SOS-415-1I-012 fjc '3 �.t�F ! 4.--.• -..... lO5 TOE< Fl[IY£tt!Eo FuTlfa TOE! MUTED TO!f 1nMm to 6' SWAM RE FP/IE � (WE . TOE C. wD POLO TO WALL RECEIVED JUN 16 1U08 • eitg o f J dictaa Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION / J 1 IEREBY DECLARE THAT: .4, Notice of Public Hearing (.L= /? Determination of Non - Significance r' Q� c. Notice of Public Meeting Mailing requested by: Mitigated Determination of Non - Significance Mailer's signature: Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit — _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: - ee- C� - . Was mailed to each of the addresses listed/attached on this L3 day of in the year 20 C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AF&I VITOF DISTRIBUTION.DOC Project Name: )/7&27:;J (.L= /? Project Number: r' Q� c. Mailing requested by: : r% C D Mailer's signature: /»,i7,<"( K.('' C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOP\AF&I VITOF DISTRIBUTION.DOC (07/02/2008) Rebecca Fox - RE: Sustain Storage Tukwila - Traffic Fee Question III 0 Doug Swan Owner's Representative / Project Manager D S A Project Management 3803 NE 182nd Street I Lake Forest Park WA 98155 p. 206.465.2562 I f. 206.368.8337 I e. <mailto:dswan @dougswan.com> dswan @dougswan.com N L/, If, / -Pa rr /2 g D &,e f /e. ✓ G114 L �(� / /'& L,)' e_ 7 ,e4v2 yr' / fi g Ng!, -F- /44-e-J4A7Y-, leke a-r/d-r Nti,„/,77&I c)-- Page 2 • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director July 2, 2008 NOTICE OF DECISION TO: Steve Bosetti, Applicant Loretta Alake, Owner's Official Designated Representative Doug Swan, Owner's Representative King County Assessor, Accounting Division Washington State Department of Ecology This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L08 -006 Applicant: Steve Bosetti for Diamond Head Storage Type of Permit Applied for: Public Hearing Design Review Project Description: Construct a four -story, self - storage facility with associated parking, and at 14, 800 s.f., 17 -stall RV storage facility on a 4.3 acre site. Three existing one -story office /warehouse buildings currently on the site will be demolished to allow construction Location: 515 Industry Drive, Tukwila, WA Associated Files: E08 -002 Comprehensive Plan Tukwila Urban Center (TUC)ffukwila Urban Center (TUC) Designation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has: determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a public hearing design review does comply with applicable City and state code requirements and has RF Page 1 of 3 07/02/2008 Q:\Diamond Head Storage L08- 008\Notice of Decision-- 6.30.08.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions which are set forth in the staff report and Decision as follows: 1) Provide additional metal frame units on the ground floor underneath the glass frame units to provide symmetry on the north, south and west sides of the main storage building. 2) Prior to the issuance of the building permit, the applicant shall revise the landscape plan to include the following: a. Landscaping along Andover Park East and Industry Drive shall be revised to accommodate the new sidewalks and planting strips; b. Landscaping in the interior parking lot islands shall include evergreen trees and shrubs; c. Submit details regarding miscellaneous features including the pathway bollards and the bicycle rack. 3) Prior to issuance of the building permit, the applicant shall provide details regarding the specific appearance, function and content of the RV building's west - facing "glazed window display area." 4) Prior to the issuance of the building permit, specific placement of lights for the street frontage will be determined, and street lighting levels will be required to meet code. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications, related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by July 16, 2008. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: RF Page 2 of 3 QADiamond Head Storage L08- 008\Notice of Decision-- 6.30.08.doc 07/02/2008 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $205. V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Rebecca Fox, who may be contacted at 206 -431 -3683 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila RF Page 3 of 3 Q:1Diamond Head Storage L08- 0081Notice of Decision-- 6.30.08.doc 07/02/2008 City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review will be holding a public hearing on June 26, 2008 at 7:00 p.m. located at 6200 Southcenter Blvd. to discuss the following: BOARD OF ARCHITECTURAL REVIEW CASE NUMBER: L07 -095 APPLICANT: Ian Hamad REQUEST: The applicant has submitted a design review application for the construction of an 11,709 square foot mixed use building with associated parking. The building will have a footprint of 3,903 square feet and will be three stories tall. The first floor of the building will be commercial while the remaining floors will include residential units. LOCATION: 12910 East Marginal Way S, King County Parcel 734060 -0774 CASE NUMBER: L08 -006 APPLICANT: Steve Bosetti for Diamond Head Storage REQUEST: The applicant has submitted a design review application to construct a four - story, 189,616 square foot self - storage facility with associated parking, and a 14,800 square foot, 17 stall RV storage facility on a 4.32 acre site. The three existing one -story office /warehouse buildings currently on the site will be demolished to allow construction to occur. LOCATION: 515 Industry Drive (SE corner, intersection of Andover Park East and Industry Drive), King County Tax Parcel #0223400070 Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: June 12, 2008, Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, and File. CityGIS 300ft Copyright © 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. REALTY ASSOCIATES FUND VII 1301 DOVE ST 860 NEWPORT BEACH CA 92660 SKARBO INVESTMENT 1621 SW 152ND ST BURIEN WA 98166 TENANT 343 ANDOVER PARK E TUKWILA WA 98188 TENANT 355 TRECK DR TUKWILA WA 98188 TENANT 411 STRANDER BLVD TUKWILA WA 98188 RWV PROPERTIES 480 ANDOVER PARK E SEATTLE WA 98188 TENANT 515 INDUSTRY DR TUKWILA WA 98188 CITY OF TUKWILA 6200 SOUTHCENTER BLVD TUKWILA WA 98188 TENANT 800 INDUSTRY DR TUKWILA WA 98188 JENKINS PROPERTIES INC PO BOX 53290 BELLEVUE WA 98015 WA CITIES INSURANCE AUTHORI 14900 1NTERURBAN AVE S 210 SEATTLE WA 98168 LEHMAN,SHANNA 2235 FARADAY AVE 0 CARLSBAD CA 92008 TENANT 345 ANDOVER PARK E TUKWILA WA 98188 MUSTANG LLC 401 ANDOVER PARK E TUKWILA WA 98188 TENANT 444 ANDOVER PARK E TUKWILA WA 98188 HIGHLAND PARK PROPERTIES L 495 ANDOVER PARK E TUKWILA WA 98188 TENANT 551 STRANDER BLVD TUKWILA WA 98188 TENANT 630 INDUSTRY DR TUKWILA WA 98188 TENANT 825 INDUSTRY DR TUKWILA WA 98188 PANKRATZ FOREST INDUSTRIES INC PO BOX 58388 TUKWILA WA 98138 MEDICAL CENTERS CO LLC 15642 SE 24TH ST BELLEVUE WA 98008 TENANT 320 ANDOVER PARK E TUKWILA WA 98188 TENANT 350 TRECK DR TUKWILA WA 98188 TENANT 410 ANDOVER PARK E TUKWILA WA 98188 TENANT 455 ANDOVER PARK E TUKWILA WA 98188 TENANT 505 ANDOVER PARK W TUKWILA WA 98188 TENANT 596 INDUSTRY DR TUKWILA WA 98188 R2R INVESTMENTS LLC 7979 S 180TH ST KENT WA 98032 WALTON CWWA TUKWILA 1 LLC 900 N MICHIGAN AVE 1900 CHICAGO IL 60611 GOODWIN KELLY CO PO BOX 58388 TUKWILA WA 98188 FIRST INTER BNK- KIRKLAND PO BOX 63931 5AN FRANCISCO CA )4163 LA PIANTA PO BOX 88028 SEATTLE WA 98138 GIBSON PROPERTIES L L C PO BOX 88909 SEATTLE WA 98138 • eit fi of gamma e Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, /(4 0, 67/e ' d/2 1 HEREBY DECLARE THAT: A/ Notice of Public Hearing _ Determination of Non - Significance Project Number: C(...)g-i .1?(_p -4vK) Notice of Public Meeting _, Mailin _ re • uested b ,101 / OIArfAt, .- 1 ' Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this day of in the year 20 C:\DOCUMENTS AND SETTINGS\ TERI -S\ DESKTOP \AFFIDAVITOFDISTRIBUTION.DOC �. rte' Y e c'c v 1(, _ Project Name: oSLe / ,37t .L`- Project Number: C(...)g-i .1?(_p -4vK) Mailer's Si. nature: , /�1 ` ' // _, Mailin _ re • uested b ,101 / OIArfAt, .- 1 ' C:\DOCUMENTS AND SETTINGS\ TERI -S\ DESKTOP \AFFIDAVITOFDISTRIBUTION.DOC CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Steve Bosetti has filed applications for design review involving the demolition of three existing office /warehouse buildings and the construction of a 149, 104 sq. ft. , four -story self- storage facility with a 17 stall RV storage building, with associated parking, drive and landscape areas, to be located at 515 Industry Drive, Tukwila, WA Permits applied for include: L08 -006 —Design Review; E08 -002 — SEPA Environmental Review Other known required permits include: Demolition;Construction; Grade and Fill FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L08- 006 — Public Hearing Design Review OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for June 26, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Rebecca Fox at the Department of Community Development at (206) 431 -3670. For further information on this proposal, contact Rebecca Fox at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: February 12, 2008 Notice of Completeness Issued: March 10, 2008 Notice of Application Issued: March 20, 2008 Rf 1 06/10/2008 Q:\Diamond Head Storage L08- 008\Diamond Head Storage -- Planning Commission Hearing Notice.DOC Northwest )(change Club, Inc. 802 INDUSTRY DR TUKWILA WA 98188 -3410 Stephens Janitorial Svcs LLC 805 INDUSTRY DR TUKWILA WA 98188-3411 Instit de Computacion/B Orna 810 INDUSTRY DR TUKWILA WA 98188 -3410 Firstline, Inc. 819 INDUSTRY DR Bdg 19 TUKWILA WA 98188 -3411 J. Walling & Assoc./Idavada 833 INDUSTRY DR TUKWILA WA 98188 -3411 Light Brigade, Inc. 837 INDUSTRY DR TUKWILA WA 98188-3411 BBJ Rentals, Inc. 842 INDUSTRY DR Bdg20 TUKWILA WA 98188 -3410 Alpine Glass, Inc. 845 INDUSTRY DR Bdg21 TUKWILA WA 98188 -3411 Maaco 355 TRECK DR #120 TUKWILA WA 98188 -7603 Curtis .1 Nagai, CFP 320 Andover Park E #102 Tukwila, WA 98188 -7626 North Star Design, Inc. 804 INDUSTRY DR #18 TUKWILA WA 98188 -3413 Yummy Business 806 INDUSTRY DR TUKWILA WA 98188 -3410 Environmental Resolutions 815 INDUSTRY DR TUKWILA WA 98188 -3413 Edca Roofmg, Inc. 820 INDUSTRY DR TUKWILA WA 98188 -3410 J. Walling & Assoc., Inc. 833 INDUSTRY DR TUKWILA WA 98188 -4801 Puget Sound Innovations Inc. 838 INDUSTRY DR TUKWILA WA 98188 -3410 Net Tech, Inc. 843 INDUSTRY DR TUKWILA WA 98188 -3411 Parkeon, Inc. 846 INDUSTRY DR TUKWILA WA 98188 -3410 General Tool & Supply Co. 355 TRECK DR TUKWILA WA 98188 -7603 Stephens Building & Remodel 805 INDUSTRY DR TUKWILA WA 98188 -3411 Impact Paper & Ink 807 INDUSTRY DR Bdg19 TUKWILA WA 98188 -3411 Ventilation Technologies Inc 816 INDUSTRY DR TUKWILA WA 98188 -3410 Integrated Software Sol.,Inc 832 INDUSTRY DR TUKWILA WA 98188-3411 DoAII Industrial Supply Corp 834 INDUSTRY DR Bdg20 TUKWILA WA 98188 -3410 Demon Jiu Jitsu 840 INDUSTRY DR TUKWILA WA 98188 -3410 Green Cab Taxi/Disabl Svc As 844 INDUSTRY DR TUKWILA WA 98188 -3410 Kelly Goodwin Co. 350 TRECK DR TUKWILA WA 98188 -7604 Fujifilm Graphic Sys USA Inc 355 TRECK DR TUKWILA WA 98188 -7603 Seattle Tool Corp. '606 INDUSTRY DR TUKWILA WA 98188 -3406 SBV, Inc. 609 INDUSTRY DR TUKWILA WA 98188 -3407 Reit Management & Research 617 INDUSTRY DR TUKWILA WA 98188 -3407 Gibson Enterpr. dba Stylistx 626 INDUSTRY DR #B TUKWILA WA 98188 -3406 Entrance Controls, Inc. 664 INDUSTRY DR TUKWILA WA 98188 -3406 A & D Ceramics 705 INDUSTRY DR TUKWILA WA 98188 -3409 Remquest 716 INDUSTRY DR #14 TUKWILA WA 98188 -3408 Ace Heating, Inc. 725 INDUSTRY DR TUKWILA WA 98188 -3409 New Era Financial, Inc. 756 INDUSTRY DR TUKWILA WA 98188 -3408 Sidetrak, Inc. 774 INDUSTRY DR TUKWILA WA 98188 -3407 Bread Board 607 INDUSTRY DR TUKWILA WA 98188 -3407 G & H Goldfish 611 INDUSTRY DR TUKWILA WA 98188 -3407 International Services, Inc. 618 INDUSTRY DR Bdg.8 TUKWILA WA 98188 -3406 RFI Enterprises, Inc. 636 INDUSTRY DR TUKWILA WA 98188 -3406 Gemini Entertainments, Inc. 682 INDUSTRY DR TUKWILA WA 98188 -3406 Seattle Specialties, Inc. 708 INDUSTRY DR Bdg14 TUKWILA WA 98188 -3408 W ash.Informat.Ntwk. Tech.Inc. 717 INDUSTRY DR TUKWILA WA 98188 -3409 Operations Support Group Inc 742 INDUSTRY DR TUKWILA WA 98188 -3408 Emnace, LLC 756 INDUSTRY DR TUKWILA WA • 98188 -3408 M2 Enterprise Sewing Contr. 800 INDUSTRY DR Bdg18 TUKWILA WA 98188 -3410 Helen Estoque Hopper,MSW /CSW 608 INDUSTRY DR TUKWILA WA 98188 -3406 Direct Couriers, LLC 614 INDUSTRY DR Bdg 8 TUKWILA WA 98188 -3406 Calhoun & DeJong, Inc. 622 INDUSTRY DR Bdg 8 TUKWILA WA 98188 -3406 Applied Telecom Systems, Inc 660 INDUSTRY DR TUKWILA WA 98188 -3406 Entrance Controls, Inc. 702 INDUSTRY DR TUKWILA WA 98188 -3412 GM2 Systems 713 INDUSTRY DR TUKWILA WA 98188 -3409 Precision Engraving 722 INDUSTRY DR TUKWILA WA 98188 -3408 Seattle Data Systems, Inc. 746 INDUSTRY DR TUKWILA WA 98188 -3408 T -Design 770 INDUSTRY DR Bdg16 TUKWILA WA 98188 -3408 Victory Graphics 800 INDUSTRY DR TUKWILA WA 98188 -3410 Access Computer Network, Inc 545 INDUSTRY DR TUKWILA WA 98188 -3405 Christian Science Practice 553 INDUSTRY DR TUKWILA WA 98188 -3405 Conscious Completion 559 INDUSTRY DR #3 TUKWILA WA 98188 -3405 QualxServ, LLC 561 INDUSTRY DR Bdg.3 TUKWILA WA 98188 -3405 Verizon Wireless 566 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 Pacific Pulmonary Services 580 INDUSTRY DR Bdg 6 TUKWILA WA 98188 -3404 Getronics USA, Inc. 585 INDUSTRY DR Bdg 5 TUKWILA WA 98188 -3405 Register Tapes Unlimited 591 INDUSTRY DR Bdg 5 TUKWILA WA 98188 -3405 Environment Control/Tukwila 596 INDUSTRY DR TUKWILA WA 98188 -3404 State Mechanical Co., Inc. 600 INDUSTRY DR #8 TUKWILA WA 98188 -3406 Dashco dba Minuteman Press 547 INDUSTRY DR Bdg 3 TUKWILA WA 98188 -3405 JMJ Corporation 554 INDUSTRY DR TUKWILA WA 98188 -3404 Linda Switzenberg 559 INDUSTRY DR TUKWILA WA 98188 -3405 Homeowners Exchange, LLC 564 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 EZ Rent, Inc. 576 INDUSTRY DR #6 TUKWILA WA 98188 -3404 Communication Mgmt. Services 582 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 MaidPro 589 INDUSTRY DR TUKWILA WA 98188 -3405 Alpha International 593 INDUSTRY DR TUKWILA WA 98188 -3407 SDS Co. 598 INDUSTRY DR #8 TUKWILA WA 98188 -3404 A -Team Security & Patrol 601 INDUSTRY DR TUKWILA WA 98188 -3407 Enterprise Information Sol. 549 INDUSTRY DR TUKWILA WA 98188 -3405 Interstate Protec Secur Svcs 555 INDUSTRY DR Bdg.3 TUKWILA WA 98188 -3405 Corporate Recoveries, Inc. 560 INDUSTRY DR Bdg 4 TUKWILA WA 98188 -3404 Argus Realty, LLC 564 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 Apperson Print Management Sv 577 INDUSTRY DR #5 TUKWILA WA 98188 -3405 Primerica Financial Services 584 INDUSTRY DR TUKWILA WA 98188 -3404 Gordon G.T. & Associates 590 INDUSTRY DR TUKWILA WA 98188 -3404 Kenco, Inc. 595 INDUSTRY DR TUKWILA WA 98188 -3405 J &M Disposal, Inc. 599 INDUSTRY DR #5 TUKWILA WA 98188 -3405 Systematix Controls, Inc. 606 INDUSTRY DR Bdg 8 TUKWILA WA 98188 -3407 Wash..Cities Insurance Auth. 320 ANDOVER PARK E #104 TUKWILA WA 98188 -7623 Global Aircraft Delivery Inc 320 ANDOVER PARK E #230 TUKWILA WA 98188 -7633 Anita S Siu Insur Agency Inc 331 ANDOVER PARK E #100 TUKWILA WA 98188 -7609 Greater Puget Sound Realty 331 ANDOVER PARK E #335 TUKWILA WA 98188 -7642 Burger King 335 ANDOVER PARK E TUKWILA WA 98188 -3318 Wells Fargo Investments, LLC 343 ANDOVER PARK E TUKWILA WA 98188 -7601 Yamada Teriyaki 345 ANDOVER PARK E TUKWILA WA 98188 -7601 Frederick Properties, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 -7695 D & R Sales & Service 455 ANDOVER PARK E TUKWILA WA 98188 -7605 Domestic Abuse Women's Netwk 505 INDUSTRY DR Bdg 1 TUKWILA WA 98188 -3405 NW Minority Business Council 320 ANDOVER PARK E #205 TUKWILA WA 98188 -7635 Coverall of Washington 320 ANDOVER PARK E #250 TUKWILA WA 98188 -7646 Matthew Lambert Insur Agency 331 ANDOVER PARK E #100 TUKWILA WA 98188 -7609 YearRound Tax & Accounting 331 ANDOVER PARK E #340 TUKWILA WA 98188 -7642 Boeing Travel Management Co. 340 ANDOVER PARK E TUKWILA WA 98188 -7602 Michael Deli Mart 345 ANDOVER PARK E TUKWILA WA 98188 -7601 Fatigue Technology 401 ANDOVER PARK E TUKWILA WA 98188 -7605 J Barber Corporation 410 ANDOVER PARK E TUKWILA WA 98188 -7606 Barmore Personnel 400 INDUSTRY DR #100 TUKWILA WA 98188 -3426 MHS Holdings (My Home Sol.) 537 INDUSTRY DR TUKWILA WA 98188 -3405 Brother Band, Inc. 320 ANDOVER PARK E #210 TUKWILA WA 98188 -7261 Law Office of John J. Chu 320 ANDOVER PARK E #270 TUKWILA WA 98188 -7634 Commercial Agency 331 ANDOVER PARK E #260 TUKWILA WA 98188 -7601 GN Mortgage 331 ANDOVER PARK E #360 TUKWILA WA 98188 -7643 Wells Fargo Bank 343 ANDOVER PARK E TUKWILA WA 98188 -7601 Skarbos Furniture Whse 345 ANDOVER PARK E TUKWILA WA 98188 -7601 FTI Manufacturing, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 -7605 Team Aero Services, Inc. 455 ANDOVER PARK E TUKWILA WA 98188 -7605 West Coast Bank 400 INDUSTRY DR #110 TUKWILA WA 98188 -3426 Precision Steel Rule Die Co. 544 INDUSTRY DR #4 TUKWILA WA 98188 -3404 REALTY ASSOCIATES FUND VII 1301 DOVE ST 860 NEWPORT BEACH CA 92660 SKARBO INVESTMENT 1621 SW 152ND ST BURIEN WA 98166 TENANT 343 ANDOVER PARK E TUKWILA WA 98188 TENANT 355 TRECK DR TUKWILA WA 98188 TENANT 411 STRANDER BLVD TUKWILA WA 98188 RWV PROPERTIES 480 ANDOVER PARK E SEATTLE WA 98188 TENANT 515 INDUSTRY DR TUKWILA WA 98188 CITY OF TUKWILA 6200 SOUTHCENTER BLVD TUKWILA WA 98188 TENANT 800 INDUSTRY DR TUKWILA WA 98188 JENKINS PROPERTIES INC PO BOX 53290 BELLEVUE WA 98015 WA CITIES INSURANCE AUTHORI 14900 INTERURBAN AVE S 210 SEATTLE WA 98168 LEHMAN,SHANNA 2235 FARADAY AVE 0 CARLSBAD CA 92008 TENANT 345 ANDOVER PARK E TUKWILA WA 98188 MUSTANG LLC 401 ANDOVER PARK E TUKWILA WA 98188 TENANT 444 ANDOVER PARK E TUKWILA WA 98188 HIGHLAND PARK PROPERTIES L 495 ANDOVER PARK E TUKWILA WA 98188 TENANT 551 STRANDER BLVD TUKWILA WA 98188 TENANT 630 INDUSTRY DR TUKWILA WA 98188 TENANT 825 INDUSTRY DR TUKWILA WA 98188 PANKRATZ FOREST INDUSTRIES INC PO BOX 58388 TUKWILA WA 98138 MEDICAL CENTERS CO LLC 15642 SE 24TH ST BELLEVUE WA 98008 TENANT 320 ANDOVER PARK E TUKWILA WA 98188 TENANT 350 TRECK DR TUKWILA WA 98188 TENANT 410 ANDOVER PARK E TUKWILA WA 98188 TENANT 455 ANDOVER PARK E TUKWILA WA 98188 TENANT 505 ANDOVER PARK W TUKWILA WA 98188 TENANT 596 INDUSTRY DR TUKWILA WA 98188 R2R INVESTMENTS LLC 7979 S 180TH ST KENT WA 98032 WALTON CWWA TUKWILA 1 LLC 900 N MICHIGAN AVE 1900 CHICAGO IL 60611 GOODWIN KELLY CO PO BOX 58388 • TUKWILA WA 98188 FIRST INTER BNK- KIRKLAND PO BOX 63931 SAN FRANCISCO CA 94163 Steve Bosetti Ruhl -Parr & Associates 12600 SE 38th Street, #130 Bellevue, WA 98006 LA PIANTA PO BOX 88028 SEATTLE WA 98138 GIBSON PROPERTIES L L C PO BOX 88909 SEATTLE WA 98138 • 0 Rebecca Fox - RE: Diamond head Storage - Owner of Record 1.113•01,•••• • • •••■• _ ... x..� . �w..�. ,�� ,�... • From: "Doug Swan" To: "'Rebecca Fox" Date: 07/02/2008 9:21 AM Subject: RE: Diamond head Storage - Owner of Record CC: "Loretta Alake" Here'sithe infoo he for the Owner s D s gnated.Representative. She's also the local property manager, which might be comforting to know if you ever want to talk o sorrieone local in addition to us: Page 1 of 11 • • W r• •yr ..+d 7yV Loretta Alake Senior Property Manager, Reit Management & Research, LLC A Division of HRPT Properties Trust Andover Executive Park 617 Industry Drive Tukwila, WA 98188 email: lalake @reitmr.com Call me ifryouFneed any additionahinfo. Regards, Doug Swan From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us] Sent: Tuesday, July 01, 2008 1:24 PM To: Doug Swan Subject: Re: Diamond head Storage - Owner of Record Doug, Thanks for the background. This could be a bit simpler than you think. For purposes of sending a Notice of Decision, I simply need the name and address of a person or entity (in addition to yourself) who represents the owner and who is authorized to physically receive a Notice of Decision in the mail. You'll be mailed a copy, as will the person or entity whom you designate as the owner. I will not require documentation of ownership, and am fine with whomever is selected. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox @ci.tukwila.wa.us file: / /C:\ temp\ XPGrpWise \486B487Dtuk- mail6300 -po 1001346335116A5E 1 \GW }00001.... 07/02/2008 • O Page 2 of 11 »> "Doug Swan" <dswan @dougswan.com> 07/01/2008 12:00 PM »> Rebecca - I received your voice mail this morning regarding Owner info for Diamond Head Storage. My apologies for the long email string attached, but I thought it would be good background for you to have in your file. Per your request, I am attempting to get you the correct Owner information for the property; unfortunately, it's turned into a rather complicated mess that I'm trying to get sorted out. Since the owner of the property is a publicly traded REIT, they have numerous legal entities under their "HRPT" umbrella related to various properties, and numerous other entities who handle the management of property taxes, etc. I'm trying to get some documentation w/ the correct info for this property. As I understand it, KC tax records show Shanna Lehman / Carlsbad CA as the "Owner" - this is person of record where property taxes are mailed and paid (I believe this might be a contact person w /in a law firm). The "Owner" on the property title is "Blue Dog Properties Trust ". Please bear with me while I get this sorted out. I'm waiting for the corporate office to provide me w/ some documentation that would be satisfactory to you. Regards, Doug Swan Original Message From: Loretta Alake Sent: Tuesday, July 01, 2008 2:20 PM To: Glatt, Sabrina Cc: Swan, Doug; DeMello, Matt; Wojdag, Michael; Schaefer, Gregory; McGahan, Bill Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Hi Sabrina, Can you please pull the tax bills and forward them to Doug Swan? Thanks. Ps Doug, please let us know if you need anything else. Loretta file: / /C:\ temp\ XPGrpWise \486B487Dtuk- mail6300 -po 1001346335116A5E 1 \GW } 00001.... 07/02/2008 0 0 Page 3 of 11 Original Message From: Anderson, Jacquelyn Sent: Tuesday, July 01, 2008 2:20 PM To: Callahan, KeIIy Cc: DeMello, Matt; Wojdag, Michael; Schaefer, Gregory; McGahan, Bill Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 KeIIy- I spoke with Greg Schaefer. Shanna is the person at Thomson Reuters who receives the bills but is not the "owner" of the property. Please have the person who is working on the re- development present copies of the bills with the record owner entry highlighted. If necessary, we can ask Thomson for a letter or affidavit clarifying Shanna/Thomson's role. Thanks, Jackie Original Message From: Callahan, Kelly Sent: Tuesday, July 01, 2008 11:32 AM To: Schaefer, Gregory Cc: DeMello, Matt; Anderson, Jacquelyn; Wojdag, Michael Subject: FW: Diamond Head Storage - -Owner of record - 07- 115 -005 Hi Greg, Here are the addresses for the Tukwila properties for pulling the tax records. Buildings 1, 3 & 5 are the buildings under redevelopment. Thanks. Kelly Original Message From: Glatt, Sabrina Sent: Tuesday, July 01, 2008 8:26 AM To: Callahan, Kelly file: / /C:\ temp\ XPGrpWise \486B487Dtuk- mail6300 -po 1001346335116A5E 1 \GW } 00001.... 07/02/2008 • 0 Page 4 of 11 Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Hi Kelly, Loretta said you needed the building addresses for our buildings so here they are! Buildings 1,3 and 5 are the ones under redevelopment. Building Address 1 505 Industry Drive, Tukwila, WA 98188 2 340 Andover Park East , Tukwila, WA 98188 3 533 Industry Drive, Tukwila, WA 98188 4 530 Industry Drive, Tukwila, WA 98188 5 565 Industry Drive, Tukwila, WA 98188 6 564lndustry Drive, Tukwila, WA 98188 8 596 Industry Drive, Tukwila, WA 98188 9 605 Industry Drive, Tukwila, WA 98188 10 630 Industry Drive, Tukwila, WA 98188 12 664 Industry Drive, Tukwila, WA 98188 13 641 Industry Drive, Tukwila, WA 98188 14 698 Industry Drive, Tukwila, WA 98188 16 742 Industry Drive, Tukwila, WA 98188 17 701 Industry Drive, Tukwila, WA 98188 Let me know if you need individual space numbers or anything. Thanks, Sabrina Original Message From: Alake, Loretta Sent: Tuesday, July 01, 2008 8:10 AM file: / /C:\temp\XPGrpWise\486B487Dtuk-maiI6300-po 1001346335116A5E 1 \GW } 00001.... 07/02/2008 • O Page 5 of 11 To: Callahan, Kelly Cc: Glatt, Sabrina Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Hi Sabrina, Please pull the tax bills and forward the info to Kelly this morning. Come see me if you have questions. Thanks. Loretta Original Message From: Callahan, Kelly Sent: Tuesday, July 01, 2008 7:41 AM To: Alake, Loretta Subject: FW: Diamond Head Storage —Owner of record - 07- 115 -005 Loretta, can you please get me the information below regarding the addresses of your properties so that we can check the tax bills, specifically the properties affected by the redevelopment but we should probably have all the addresses so we can check all of them. Thanks. Kelly Original Message From: DeMello, Matt Sent: Tuesday, July 01, 2008 7:36 AM To: Callahan, Kelly Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Can you do? Original Message From: Anderson, Jacquelyn Sent: Tuesday, July 01, 2008 10:30 AM file: / /C:\ temp\ XPGrpWise \486B487Dtuk- mail6300 -po 1001346335116A5E 1 \GW } 00001.... 07/02/2008 • Page 6 of 11 To: DeMello, Matt; Callahan, Kelly Cc: Wojdag, Michael; Schaefer, Gregory Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Matt or Kelly- Could you e-mail to Greg Schaefer either the property addresses and /or tax parcel id's for the parcels that are subject to this re- development? Greg will pull copies of the tax bills. It sounds like they will be similar to BCP (and show Blue Dog as the owner but Shanna as the recipient of the invoices). I would think the statements showing Blue Dog as the owner should be sufficient for this issue. Original Message From: Wojdag, Michael Sent: Tuesday, July 01, 2008 10:21 AM To: Anderson, Jacquelyn; DeMello, Matt Cc: Callahan, Kelly Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Yes, she handles all tax abatement companies. She is calling right now to see if they do work for Thompson. Original Message From: Anderson, Jacquelyn Sent: Tuesday, July 01, 2008 10:19 AM To: Wojdag, Michael; DeMello, Matt Cc: Callahan, Kelly Subject: FW: Diamond Head Storage - -Owner of record - 07- 115 -005 FYI. Maybe this is Thomson vs. Deloitte. Mike- Does the same person in accounting (who is down the hall) also interface with Thomson? file: / /C:\ temp\ XPGrpWise \486B487Dtuk- mail6300 -po 1001346335116A5E1 \GW } 00001.... 07/02/2008 • 0 Page 7of11 Thanks, Jackie Original Message From: Hurley, Brian Sent: Tuesday, July 01, 2008 10:17 AM To: Anderson, Jacquelyn Cc: Schaefer, Gregory Subject: Re: Diamond Head Storage - -Owner of record - 07- 115 -005 Jackie, Name does not ring a bell but maybe it relates to thomson financial getting the bills. Greg, will you pull these tax bills and check with thomson on this. Thanks Original Message From: Anderson, Jacquelyn To: Hurley, Brian Sent: Tue Jul 01 09:42:17 2008 Subject: FW: Diamond Head Storage - -Owner of record - 07- 115 -005 Brian- Do you know if we would have set up a different owner in the taxpayer records. There is a discrepancy between the deed information (showing Blue Dog Properties Trust) and the taxpayer /ownership info which is showing Shanna Lehman. Thanks, Jackie Original Message From: Callahan, Kelly Sent: Monday, June 30, 2008 7:17 PM To: Anderson, Jacquelyn Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Hi Jackie, It seems that Tukwila has the same problem as we do when it comes to the f le: / /C:\ temp\ XPGrpWise \486B487Dtuk- mail6300 -po 1001346335116A5E 1 \GW } 00001.... 07/02/2008 • O Page 8 of 11 taxpayer /ownership name on the King County tax records. It is showing Shanna Lehman in Carlsbad, CA as the legal owner. We still need to get this resolved for Bellevue Corporate Plaza as well. The documents you sent us show the ownership but it is contradictory to the taxpayer noted on the public tax records. Any help you can give us would be greatly appreciated. Could this Shanna Lehman be someone with Deloitte or Skadden Arps who dealt with setting up the ownership when the sale happened? Thanks for your help. Kelly From: Alake, Loretta Sent: Monday, June 30, 2008 4:10 PM To: Anderson, Jacquelyn Cc: DeMello, Matt; Callahan, Kelly; McGahan, Bill Subject: FW: Diamond Head Storage - -Owner of record - 07- 115 -005 Hello Jackie, I know you have been working with Kelly regarding an issue with King County records and the legal ownership of one of her properties. We are preparing for some redevelopment one of our parcels in Tukwila and have discovered we have the same issue here. There was a public hearing last week and our Project Manager is requesting that we can provide a letter from our legal department to present to Rebecca Fox, Senior Planner for the City of Tukwila. Per his email below, he needs to provide an explanation of any discrepancies between (a) name on the business license (b) name on KC records and (c) true name of ownership. He is asking that we send it to him this week. file://C :\ temp\ XPGrpWise\ 486B487Dtuk- mail6300 -po 100134633 5116A5E 1 \GW } 00001.... 07/02/2008 • 0 Thank you and please let me know if you have questions. Loretta 206 - 575 -6675 From: Doug Swan [mailto:dswan(c�dougswan.com] Sent: Monday, June 30, 2008 3:57 PM To: Alake, Loretta Cc: McGahan, Bill Subject: RE: Diamond Head Storage —Owner of record - 07- 115 -005 Any chance we can get a letter from your in -house counsel explaining the ownership and any current issue(s) w/ KC records? We need to explain any discrepancies between (a) name on the business license (b) name on KC tax records and (c) true name of owner on title. I want to get this info back to these guys as soon as possible, as we don't get any official DRB approval document until they receive correct onwer info. Thanks, Doug From: Alake, Loretta [mailto:LAlake @reitmr.com] Sent: Monday, June 30, 2008 2:20 PM To: Doug Swan Subject: RE: Diamond Head Storage - -Owner of record - 07- 115 -005 Hi Doug, Current ownership is Blue Dog Properties Trust. We are working with our legal department regarding King County's records but have not received word from them yet. We have this issue at another one of our properties, so have added Tukwila to the list. Page 9 of 11 file: / /C: \temp\XPGrpW ise \486B487Dtuk- mail6300 -po 100134633 5116A5E 1 \GW} 00001.... 07/02/2008 • p Loretta From: Doug Swan [_mailto:dswan @dougswan,com] Sent: Monday, June 30, 2008 11:11 AM To: Alake, Loretta Subject: FW: Diamond Head Storage - -Owner of record - 07- 115 -005 Importance: High Loretta - Pls see below. Could you please provide info regarding official owner of record for the property? Thanks! - Doug From: Steve Bosetti [mailto:steveb @ruhl- parr.com] Sent: Monday, June 30, 2008 10:50 AM To: Doug Swan Subject: FW: Diamond Head Storage - -Owner of record - 07- 115 -005 Doug: Please clarify this item to Rebecca Fox. I'II call you to discuss Tuesday's meeting, too. Thanks! Steve Bosetti From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us] Sent: Monday, June 30, 2008 10:25 AM To: Steve Bosetti Subject: Diamond Head Storage - -Owner of record Page 10 of 11 file: / /C: \temp\XPGrp Wise \486B487Dtuk- mail6300 -po 100134633 5116A5E 1 \GW } 00001.... 07/02/2008 • a Steve, Please provide the name and complete address of the owner of the Diamond Head Storage property. I need to send a Notice of Decision to the property owner. King County records show the owner is Lehman Shanna of Carlsbad, CA. Thanks. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 -431 -3683 (tel) 206 -431 -3665 (fax) rfox@ci.tukwila.wa.us D S A Project Management 3803 NE 182nd Street I Lake Forest Park WA 98155 p. 206.465.2562 I f. 206.368.8337 I e. dswan doujswun cent Page 11 of 11 file: / /C:\ temp\ XPGrpWise \486B487Dtuk- mail6300 -po 1001346335116A5E 1 \GW }00001.... 07/02/2008 .23:2009-:09:90. •S9 • • fiiamoni7-(ead'Storaqe, rTu wh Jab no: 07415 Date: O0/15105 Ruhl -Parr & Associates, P.S. Southwest Perspective • • «ws 12500 SE 75th Strwt Suite 130 Mdnt.[4IRdd-Verr.SCm edlevua VA 95005 -1795 (425) 644 -4000 (425) 043-4115 roc r • • Ahefinkin ., window tom dor jho il " :2 liggi o,, -I, -iii G� 1 ,ice f ;l�� �f X1n010 I .,I ®p . w's3a r; ' .j, 1x1i�+•; �'-„ _ r� IfQ'i ;'Lt1�l .' ya=m.- ?.%amond ea4S'tor a 8, Tu leuila Job no: 07 -115 • Ruhl -Parr & Associates, P.S. Architects • Planners •rrarrcampv tYDD S.E. NO Owl tub OD a -Rrrmo Bare" a 05:03.4X4 e44t4000 (CO 1104n5 ra r fJfamoni7-(eaiStoraje. 7u wh �v Job no: 07-115 Date: 0210612008 MATERIAL AND COLOR KEY PANEL 0 0 0 PAINTED CONCRETE WALL PANEL COLOR: 6M 2134 -40 WHALE GRAY (DARK GRAY) PAINTED CONCRETE WALL PANEL COLOR BM 2134 -60 WHITESTONE (LIGHT GRAY) METAL ROOF PANEL N CORMGATED PROFILE PREFNISHED IN WEATHERING =MEE ALIJIIIMJM WINDOW SYSTEM PREFINISHED IN HARTFORD MIST (GREEN) BY KAWNEER WITH CLEAR GLASS COLORBOARD Ruhl-Parr sssociates s. 12600 SL 3815 5treet Sub 130 Arddlects0RW1- Vmrsom Beiewq WA 98008 -1399 (425) 644 -4000 (495) 643 -4115 Fo J • Rebecca Fox - RE: Diamond Head Storage s� ok*i 6,t 9-- Ito-00 .1dls• • ... 4-tam VIVAIMI.V.199. "1/114. '17F. .. .Y W From: Dan Balmelli To: Rebecca Fox Date: 06/09/2008 4:04 PM Subject: RE: Diamond Head Storage CC: Steve Bosetti , Doug Swan Page 1 of 2 0 Rebecca, thanks for your assistance on these last review comments. Diamond Head has agreed to the street improvements along Industry Drive and Andover Park East as outlined in your June 5, 2008 comment letter. They have also agreed to incorporate the building design comments outlined in your June 4, 2008 email and June 5, 2008 comment letter. Due to the timing of receiving the above comments, revised plans showing the building and landscape changes will not be able to be submitted by this Wednesday. We will however be able to provide an updated site plan and preliminary engineering plans showing the four foot planting strip and six foot walk along Industry Drive and the ten foot planting strip and six foot walk along Andover Park East along with the sidewalk easements to accommodate these improvements. It was confirmed that these road improvements would not result in any additional ROW dedication or building location changes. Based on the above, we understand that the city will proceed to schedule the Design Review Meeting in June as originally scheduled. It was agreed that the city will include the building changes on the June 4 email and June 5 comment letter as conditions of approval of the Design Review. You indicated that you would contract Steve Bosetti to coordinate obtaining the necessary plans and documents needed for the Design Review Meeting. Please confirm that the above information accurately summarizes the items agreed to. Thanks for your assistance, Dan From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us] Sent: Monday, June 09, 2008 3:23 PM To: Dan Balmelli Cc: Steve Bosetti Subject: Diamond Head Storage Hi Dan, As we discussed, please forward an email confirming that Diamond Head will provide sidewalks and design changes as detailed in our emaiis of June 4 and June 5, 2008, and that they will be a condition of staff's recommending approval of the project. As we discussed, we'll confirm with Steve Bosetti on Tuesday, 6/10/08 the details of the materials he will be required to submit for the BAR hearing. We appreciate your assistance in working this out. file://C:\temp\XPGrpWise\484D54C0tuk-mail6300-po 10013463351166541 \GW } 00001.... 06/09/2008 . 0 Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox @ci.tukwila.wa.us Page 2 of 2 file: / /C:\ temp\ XPGrpWise \484D54C0tuk- mai16300 -po 10013463351166541 \GW } 00001.... 06/09/2008 Steve Bosetti Ruhl -Parr & Associates 12600 SE 38th St., Suite 130 Bellevue, WA 98006 401 June 5, 2008 RE: Additional Comments — Diamond Head Storage Dear Steve, Below please find additional comments, including those from the Public Works Department. Please address these comments, as well as those provided on June 4 via e-mail, not later than first thing Monday morning, June 9, 2008. I realize that this is a very compressed time frame to introduce new topics, but we will need this information thoroughly addressed in order to determine whether the project can be scheduled for the June Board of Architectural Review. We want to be sure that all the issues are fully resolved prior to the hearing to provide the best chance of approval. We all want to have the best possible project. If staff determines that the issues need further review, the project would wait go to the BAR until the issues are resolved, most likely in July. Street Frontage 1. In conjunction with street frontage improvements, we request that the sidewalks along both Industry Drive and along Andover Park East be replaced and reconfigured to address the new Tukwila Urban Center Plan as follows: • a. Sidewalks along Treck Drive /Industry Drive shall have a four -foot planting strip adjacent to the roadway and a six -foot sidewalk. • b. The sidewalks along Andover Park East shall have a ten -foot landscape /planting strip immediately adjacent to the street, and a six -foot sidewalk. • c. Be advised that you will need to provide the City of Tukwila with easements in order to install the expanded sidewalk with planting strip with sidewalks along Andover Park East. The current sidewalk is part on City right -of -way, and part on private easement. The specific easements can be provided at the demolition phase. Rf 1 06/10/2008 Q: \Diamond Head Storage L08\Diamond Head storage notes 6.5.08.doc • "Emergency" Amendment Schedule (rev. 8/8/07) 8/13/07 Applicant submits complete application and related materials 8/28/07 CAP re "emergency amendment" (Community Affairs and Parks Committee) 9/5/07 Applicant submits complete SEPA materials 9/10/07 COW (Committee of the Whole) re "emergency amendment" 9/12/07 SEPA document circulated to Seattle staff for comments 9/17/07 Regular Meeting re "emergency amendment" Council action anticipated 9/26/07 Receive SEPA comments from Seattle staff 10/4/07 Issue SEPA determination 10/23/07 CAP re all amendments 10/25/07 Planning Commission Hearing 11/26/07 C.O.W. briefing re all amendments 12/3/07 Regular Meeting -- Hearing re all amendments. Council action anticipated. Rf 1 08/08/2007 Q: \COMP PLAN AMEND 2006- 2abeyschedule8.8.07.doc • , • d. Street lighting revisions will be needed along Andover Park East to ensure that the new sidewalk is properly lit. Specific details could be worked out at the building permit stage. • e. The existing street trees along Andover Park East appear to lie at the edge of the ten -foot planting strip. If this is the case, you are permitted to expand the planting strip sufficiently to preserve the street trees as was your original intent in the landscape plan. The sidewalks shall remain at six feet in width. • f. To meet the new sidewalk requirements, your landscape plan will need revision. Pedestrian Circulation 1. Connect the pedestrian path at the south entry to the sidewalk along Andover Park East. 2. Connect the pedestrian path at the north entry to the sidewalk along Industry Drive. Storage Building Design 1 . Provide additional "false" windows along the building base on all facades that you have real windows above. Pe 2. The detail /framing of the "false" windows shall be framed in the same manner as the clear windows. How will they be framed? Provide materials. RV Building . The garage building extends approximately 40 to 50 feet west of the building immediately to the south. It is highly visible from Andover Park East. Wrap additional design elements around the RV building to the south to address the portion of the RV building that is not blocked. Thanks for your prompt attention to these comments. I will not be in the office on Friday, June 6. If you have questions about the issues, please contact Minnie Dhaliwal at 206 - 431 -3685 or mdhaliwal @ci.tukwila.wa.us Sincerely, Rebecca Fox Senior Planner Rf 2 06/10/2008 Q: \Diamond Head Storage LOr \Diamond Head storage notes 6.5.08.doc O "Emergency" Amendment Schedule (rev. 8/8/07) 8/13/07 Applicant submits complete application and related materials 8/28/07 CAP re "emergency amendment" (Community Affairs and Parks Committee) 9/5/07 Applicant submits complete SEPA materials 9/10/07 COW (Committee of the Whole) re "emergency amendment" 9/12/07 SEPA document circulated to Seattle staff for comments 9/17/07 Regular Meeting re "emergency amendment" Council action anticipated 9/26/07 Receive SEPA comments from Seattle staff 10/4/07 Issue SEPA determination 10/23/07 CAP re all amendments 10/25/07 Planning Commission Hearing 11/26/07 C.O.W. briefing re all amendments 12/3/07 Regular Meeting -- Hearing re all amendments. Council action anticipated. Rf 1 08/08/2007 Q: \\C'OMP PLAN AMEND 2006- 2�y'Sabeyschedule8.8.07 doc 1 'Cr • 0 Steve Bosetti Ruhl -Parr & Associates 12600 SE 38th St., Suite 130 Bellevue, WA 98006 June 4, 2008 RE: Additional Comments — Diamond Head Storage Dear Steve, Here are comments from the planning meeting this morning. You have made good improvements, but a bit more is needed. We are still waiting for Public Works and Fire Department's comments. Main Building: The windows appear to be flush with the walls. Is this the case? Additional detailing is needed on the windows. Provide additional window treatment/trim to give definition to the windows, such as a sill, to create shadows. Are these the same as those referred to by Doug Swan? Do you have images /photos? 2. Continue the use of CMU block at the entries to the main building 3. Provide details ofcornices and belly band. Are the upper cornices and belly bands "square" as they appear to be on the elevation or is there some addeddefinition? 4. Provide a "blon up' view of the cross section and cornice. Tie it into a specific placen the elevation. 5. Will there be a "",cap along the belly band and lowest level of the CMU block? 6. Does the color board refer to a specific elevation? Be consistent in showing the roofline on the elevations. Views of the north elevation omit the roof "peaks ". 8. Add additional evergreens to shield the building during the winter months. Rf 1 Q: \Diamond Head Storage L08- 008 \Diamond Head storage notes 6.4.08.doc 06/10/2008 • • August 6, 2007 Mikel Hansen 12201 Tukwila International Boulevard 4th Floor Seattle, WA 98168 Dear Mikel: 1 Here are a few comments on the ECONorthwest economics report before we meet with you on Wednesday. 1. The report sometimes seems to advocate or a specific position, rather than presenting facts and drawing conclusio r s. 2. As Jack Pace mentioned in our meet g with you last week, Tukwila looks to the economic study to provide specific ggestions for mitigating the impacts of the proposed development both on the i IC and the TUC. This information is not provided. Some suggestions incl de limiting building height, building bulk, tenants (i.e. no "big box" retail), other. 3. The discussion of the TUC de. , s only in the present, rather than looking toward the future. The importance of the ukwila Urban Center lies in the dense, vital urban area for living, working and opping that Tukwila plans for it to become. By limiting discussion to the p sent land use, the report misses the point. 4. The report discusses tren s in manufacturing jobs and suggests that they will be replaced with service, r ail and similar jobs. The discussion doesn't describe the relative value of indu al jobs, including the fact that they generally pay significantly higher ges than retail or service jobs, and that one manufacturing job tends to support ad 'tional jobs in other sectors ( "multiplier effect "). The loss or displacement of i ustrial jobs, therefore, has a larger impact than the loss of the specific job. 5. The report ina curately states that the Tukwila South proposal is located in the Tukwila Urb n Center. This is not the case. Further, the project is in the "talking" stage, and commitments have been made. This situation makes the impacts of the much ore immediate Sabey project on the TUC even more significant. 6. There afe a number of typographical errors. 7. It is not necessary to include the Comprehensive Plan application questions in the study, as they will be covered in the application itself. RV Building • 0 . Provide some CMU block along the western side of the garage building to further tie it into the main building. Sincerely, Rebecca Fox Senior Planner Rf 2 06/10/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head storage notes 6.4.08.doc • • "Emergency" Amendment Schedule (rev. 8/8/07) 8/13/07 Applicant submits complete application and related materials 8/28/07 CAP re "emergency amendment" (Community Affairs and Parks Committee) 9/5/07 Applicant submits complete SEPA materials 9/10/07 COW (Committee of the Whole) re "emergency amendment" 9/12/07 SEPA document circulated to Seattle staff for comments 9/17/07 Regular Meeting re "emergency amendment" Council action anticipated 9/26/07 Receive SEPA comments from Seattle staff 10/4/07 Issue SEPA determination 10/23/07 CAP re all amendments 10/25/07 Planning Commission Hearing 11/26/07 C.O.W. briefing re all amendments 12/3/07 Regular Meeting -- Hearing re all amendments. Council action anticipated. Rf 1 08/08/2007 Q: \COMP PLAN AMEND 2006- 2007\Sabeyschedule8.8.07.doc JUN U 3 2008 � MIT NO E: 6/3/08 Dimond Head responses to specific comments embed DER be/bw May 29, 2008 Steve Bosetti Ruhl -Parr & Associates, P.S. 12600 S. E. St., Suite 130 Bellevue, WA 980006 -1399 Re: Planning staff comments on 5/22/08 submittal— Diamond Head Storage ( #L08 -006) Dear Steve, Thank you for the submittal of May 22, 2008. We have not yet received comments from other departments on these plans. We will forward these to you as soon as they are available. Planning staff reviewed your recent most submittal, and had the following comments: General Comment: We recognize the revisions that you have made to the building to address our concerns, and feel that the building is going in the right direction. Staff feels, however, that the quality of materials and design standard still need improvement, especially for the blank first floor of the main storage building and the RV garage. Based on recent experience in public hearings with the Board of Architectural Review, staff cannot take the project before this body with a recommendation to approve the design as it is currently submitted. Please provide revisions based on these comments by close of business on Tuesday, June 3, 2008. Main Storage Building: 1. Provide additional detail on the first floor through use of different materials or treatments (i.e. brick, wood, cmu block, metal awnings, etc. ) and with windows. • Diamond Head Response: See Revised Exterior Elevation Sheets A3 -1 and A3 -2. Concrete masonry pilasters and a concrete masonry horizontal base have been added to the elevations. Decorative metal screening with a metal in -fill panels resembling a window has also been added in appropriate locations. Rf 1 06/03/2008 C: \Documents and Settings\steveb \Local Settings \Temporary Internet Files \OLK7D \DHS Response to 5 29 08 staff comments.doc Additional (real) windows have not been added at the first floor, due primarily to (a) structural /shear limitations of the tilt concrete panels and (b) safety /security issues due to the limited occupancy of this facility. 2. As requested in our meeting and e-mail of May 15, 2008, provide specific details /pictures of the window frames. How will they fit into the walls? Doug Swan said that he had done similar windows in concrete. Please provide examples. • Diamond Head Response: Wall section / detail was inadvertently omitted from our 5/22 response. Refer to Sheet A3.1 for wall section detail 3. 3. The colors are bright for the large building mass. Provide a more muted/less bright version of the color palette. • Diamond Head Response: See attached finish board for revised colors. 4. Provide details of the appearance of the enclosures to screen garbage and recycling, and the materials to be used. • Diamond Head Response: Refer to Sheet A1.1 for details. 5. Provide cut sheets showing the furniture for the amenity area. They were referenced in your letter, but were not included with the landscape plan. • Diamond Head Response: Refer to attached cut sheets. 6. Consider enlarging the windows to provide better proportions. • Diamond Head Response: The window proportions chosen are complementary to the over -all design of the building. With a floor -to -floor height of only 11' -0'; enlarging the vertical dimension of the windows will create conflicts with soffits, ceilings and mechanical systems. Enlarging the width of the windows will create conflicts with the building structural wall requirements. RV Garage: We have not had the same level of discussion with you on the RV garage as we have had regarding the main building. 1 Provide full colored elevations or renderings for the north and west views, to provide a sense of what the building will look like. These have never been provided. • Diamond Head Response: Refer to colored North and West Elevations of the RV Storage Building. Rf 2 06/03/2008 C: \Documents and Settings\steveb \Local Settings \Temporary Internet Files \OLK7D\DHS Response to 5 29 08 staff comments.doc • • 2. Provide lighting on the south side of the garage structure. Per the "Security" memo (May 19, 2008), the garage shall be illuminated to a level of at least .5 foot candles. • Diamond Head Response: Additional lighting in this area was inadvertently omitted from our 5/22 response. Wall packs have been added to provide the reqwuired 0.5 foot candles. Refer to Sheet E -1 for lighting and E-1A for Photometric detail. 3. Revise the west facade of the garage so that the windows and overall look better reflect the style of the main storage building. Provide curtain walls such as found on facade of the main building or include additional horizontal pieces to better reflect the windows on the main building. • Diamond Head Response: Refer to Sheet A2 -6 for detail. 4. Wrap the west facade treatment wrap around the corner to the east. • Diamond Head Response: Refer to Sheet A2 -6 for detail. 5. Consider additional treatments for the garage to break the building mass, such as taller parapets, windows above the walls to provide the illusion of a second story in some parts of the building and awnings. • Diamond Head Response: Refer to Sheet A2 -6 for detail. The North elevation of the RV building has three (3) different parapet heights, and four (4) different parapet widths. Proportions chosen are complementary to the over -all design of the main building without adding unecessary mass to the RV building. 6. Provide specific details on how the garage doors will be framed. • Diamond Head Response: Refer to Details 16 and 17 on Sheet A 1 -2 for the garage door details. Landscape Plan: 1. Will the existing street trees along Industry Drive be retained? • Diamond Head Response: No, the existing street trees are to be replaced per Landscape Plan L -1. This is due to the following reasons: i. Grades are changing ii. Existing street trees have been repeatedly pruned incorrectly and shaped poorly iii. Trees are in declining health iv. New code - required sidewalk is being added, necessitating R &R of the existing trees. Rf 3 06/03/2008 C: \Documents and Settings\steveb \Local Settings \Temporary Internet Files \OLK7D \DHS Response to 5 29 08 staff comments.doc • o 2. You are encouraged to provide small, bottom -lit solar lights along the pedestrian pathways. • Diamond Head Response: We are considering several options for pedestrian pathway lighting including low voltage & LED. We will also consider solar; however, this option has proven problematic on past projects due to limited solar exposure during winter months. We have previously evaluated and eliminated this option for parking lot lighting due to operational deficiencies. We will forward any additional comments especially relating to the width of the new sidewalk etc. to you as soon as they are received, but wanted you to have the benefit of the planners' comments at this point. I will also send a copy of this letter via US postal service. Please provide revisions based on these comments by close of business, Tuesday June 3. Sincerely, Rebecca Fox Senior Planner Rf 4 06/03/2008 C: \Documents and Settings\steveb \Local Settings \Temporary Internet Files \OLK7D \DHS Response to 5 29 08 staff comments.doc • i yj f TU Department of Community Development • May 29, 2008 Steve Bosetti Ruhl -Parr & Associates, P.S. 12600 S. E. St., Suite 130 Bellevue, WA 980006 -1399 Jim Haggerton, Mayor Jack Pace, Director Re: Planning staff comments on 5/22/08 submittal— Diamond Head Storage ( #L08 -006) Dear Steve, Thank you for the submittal of May 22, 2008. We have not yet received comments from other departments on these plans. We will forward these to you as soon as they are available. Planning staff reviewed your recent most submittal, and had the following comments: General Comment: We recognize the revisions that you have made to the building to address our concerns, and feel that the building is going in the right direction. Staff feels, however, that the quality of materials and design standard still need improvement, especially for the blank first floor of the main storage building and the RV garage. Based on recent experience in public hearings with the Board of Architectural Review, staff cannot take the project before this body with a recommendation to approve the design as it is currently submitted. Please provide revisions based on these comments by close of business on Tuesday, June 3, 2008. Main Storage Building: 1. Provide additional detail on the first floor through use of different materials or treatments (i.e. brick, wood, cmu block, metal awnings, etc. ) and with windows. 2. As requested in our meeting and e-mail of May 15, 2008, provide specific details /pictures of the window frames. How will they fit into the walls? Doug Swan said that he had done similar windows in concrete. Please provide examples. Rf 1 05/29/2008 O• \fliamnnd Head Stnrana I OR- OOR \Resnnnsa to 5 99 OR submittal dnr 6300 Southcenter Boulevard_ Suite #100 • Tukwila_ Washington OR1RR • Phnne• 206- 411 -3h7f • Fay. 206 -421 -2665 • • 3. The colors are bright for the large building mass. Provide a more muted /less bright version of the color palette. 4. Provide details of the appearance of the enclosures to screen garbage and recycling, and the materials to be used. 5. Provide cut sheets showing the furniture for the amenity area. They were referenced in your letter, but were not included with the landscape plan. 6. Consider enlarging the windows to provide better proportions. RV Garage: We have not had the same level of discussion with you on the RV garage as we have had regarding the main building. 1. Provide full colored elevations or renderings for the north and west views, to provide a sense of what the building will look like. These have never been provided. 2. Provide lighting on the south side of the garage structure. Per the "Security" memo (May 19, 2008), the garage shall be illuminated to a level of at least .5 foot candles. 3. Revise the west facade of the garage so that the windows and overall look better reflect the style of the main storage building. Provide curtain walls such as found on facade of the main building or include additional horizontal pieces to better reflect the windows on the main building. 4. Wrap the west facade treatment wrap around the corner to the east. 5. Consider additional treatments for the garage to break the building mass, such as taller parapets, windows above the walls to provide the illusion of a second story in some parts of the building and awnings. 6. Provide specific details on how the garage doors will be framed. Landscape Plan: 1. Will the existing street trees along Industry Drive be retained? 2. You are encouraged to provide small, bottom -lit solar lights along the pedestrian pathways. Rf 2 05/29/2008 Q:1Diamond Head Storage L08- 0081Response to 5.22.08 submittal.doc ` • 0 We will forward any additional comments especially relating to the width of the new sidewalk etc. to you as soon as they are received, but wanted you to have the benefit of the planners' comments at this point. I will also send a copy of this letter via US postal service. Please provide revisions based on these comments by close of business, Tuesday June 3. Sincerely, Rebecca Fox Senior Planner Rf 3 05/29/2008 Q: \Diamond Head Storage L08- 008 \Response to 5.22.08 submittal.doc OSA PROJECT MANAGEMENT Vc „ 06^3688568'_ FFax 206 368 83337 . 3803 @NE'182ndyStree Lake ForestSPark W� ougswancotm Rebecca Fox City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Re: Diamond Head Responses to First Comment Letter — 515 Industry Drive L08 -006 — Diamond Head Storage — Public Hearing Design Review E08 -002 — Diamond Head Storage — SEPA Rebecca — 7PeEtri. Y L2.2 -2008 COMMUNITY Attached please find our formal response to your First Comment Letter dated 4/15/08 for the above referenced project. We have responded fully to each specific comment, plus we have provided additional information as requested from our last two meetings with you. This response package contains the following items: o Project narrative by Ruhl -Parr & Associates • Written responses to First Comment Letter. Note — easy reference, we have embedded our responses within your original First Comment Letter document dated 4/15/08 • LEED -NC Project Overview and LEED -NC v2.2 Project Checklist o Scaled Arial photo montages of the project, per your request o Scaled 3 -D computer models of the project, per your request • Revised project drawing set (4 copies) • ITE Parking Data We look forward to receiving staff feedback from this submittal. If you have any questions, please feel free to contact me at (206) 465 -2562 or our Project Architect, Steve Bossetti, at (425) 644 -4000. Regards, ug Swan DSA Project Management, Inc. Owner's Designated Representative / Project Manager Diamond Head Storage REC EtVED Ci?l' r . , .,t A HAY 2 2 2008 PERMIT CEt ! r iN Ruhl -Parr & Associates P.S. Architects & Planners A Veloci Te/ Company PROJECT NARRATIVE DIAMOND HEAD STORAGE TUKWILA, WASHINGTON RECEIVED MAY 22 2008 COMMUNITY yT The Diamond Head Storage Project presents the City of Tukwila with an opportunity to enhance an existing industrial area of the city with a quality development. The project is located in the Andover Industrial Area in the city. The complex consists of two separate structures. The main structure is a four -story self - storage facility of approximately 189,000 SF. The secondary structure is a single -story Recreational Vehicle storage facility of approximately 13,000 SF. This project is unique in several ways. Firstly, the project's Owners have made the environmental commitment to qualify this project for LEED Certification. Secondly, the project is proud to feature certain amenities not normally associated with self - storage projects. These include ample landscaped areas, out -door seating areas, a rock garden, meandering pedestrian pathways, and attractive architecture that give the neighborhood the feeling of an office park rather than a typical industrial zone. The building is setback from the streets by as much as 60' -0" in some cases, instead of the 15' -0" code- required minimum landscape setback Also, with an average height of only approximately 46' -0 ", the building is well below the allowable 115' height limit for this zone. The floor -to- floor height is only 11' -0 ". A similar four -story office building with 14' -0" floor -to -floor heights would be over 60' tall. The project achieves architectural variety by several means and methods. The Design Team has used a great deal of windows, varying heights of parapets, modulation of wall planes, and a varied color palette to achieve this variety. Please note that all of the windows are real, functioning, clear glazing. This will add the element of light into the corridors of the storage areas. The building plan is stepped -back on all elevations to break up the overall mass of the building. The building -steps are 20' -0" deep, which will give the building a "play of shades and shadows ". The smaller Recreational Vehicle building utilizes an interplay of "ins- and - outs" to achieve interest on its primary elevation. The Diamond Head Storage Project presents the City of Tukwila with a "state of the art" design for a facility of this type. It is a truly unique addition to the fabric of the city. roject "raises the bar" for all future projects in the area. Stephen . B ' se , Architect Senior Associ . to Ruhl -Parr and Associates RECEIVED f ti rls, rJKIt.''f-A MAY 2 2 2008 PERMIT call. ER E -mail: architects @ruhl- parr.com - PH(425) 644 -4000 - FAX(425) 643 4115 12600 S.E. 38th Street. Suite 130 Bellevue WA 98006 • • Steve Bosetti Ruhl -Parr & Associates, P.S. 12600 S.E. 38th St., Suite 130 Bellevue, WA 98006 -1399 RECEIVED MAY 22 2008 CQMMUNITY OEVELORVENT Re: First Comment Letter –515 Industry Drive L08- 006 — Diamond Head Storage — Public Hearing Design Review E08- 002 — Diamond Head Storage —SEPA The City of Tukwila has completed a staff review of the above public hearing design review application, which was deemed complete on March 11, 2008. Comments from each department are listed separately below. Please direct any questions related to this letter, the design review process and your re- submittal directly to the Rebecca Fox, project planner. Department of Community Development — Planning Division The main storage building is very massive in scale. It large presence should be mitigated through the use of architectural details, especially additional windows. The windows currently are disproportionately small for the size and scale of the building. Provide improved transparency for the building by enlarging the window size and increasing their number. Differentiate between first floor and upper floors by means of additional windows, color, texture, banding. • Diamond Head Response : These issues have been addressed. See specific responses to comments below. The garage structure is very long and unarticulated. Break its mass and add interest through additional detail such as color, material, texture, and modulation. Consider shortening or reorienting the building. • Diamond Head Response : These issues have been addressed. See specific responses to comments below. Specific comments follow below: File E08- 002 - -SEPA: 14. Transportation b_Provide the location of the nearest transit stop. • Diamond Head Response: Refer to SEPA application 14. Transportation f. Submit trip generation information from similar facilities. When would peak volumes occur? • Diamond Head Response: Refer to attached ITE Parkign / Trip data. File L08- 006 — Design Review: Site Plan 1. The one -story RV garage is long, and is lacking in architectural features. Consider breaking the garage building mass into two separate buildings or reorient it somewhat to the east. See Public Works comments regarding site circulation issues. • Diamond Head Response: Architectural feartures have been added - Additional horizontal & vertical modulation, roof parapets and glazing on west facade. Per the City of Tukwila Police Department review, separating the building into two (2) separate buildings is not desirable due to safety concerns . Refer to revised Sheet A2.6. Rf 8 05/22/2008 C: \Documents and Settings \Doug Swan \Desktop \Diamond Head -- comment RESPONSES 052208.doc • • 2. We are concerned over the safety of the long, narrow space that has been created between the wall of the RV garage, and the adjoining property line. Provide some way to address this issue, such as a decorative, functional fence to restrict entry to this space or reorienting the building. • Diamond Head Response: Decorative security fence has been added at west & east end of building per Detail 5 / Sheet A2.6. Reorienting the building is not feasible due to required drive aisle and turing radius clearances. 3. Provide details of the "potential loading" area on east side of the main storage building. • Diamond Head Response: This loading area has been deleted. 4. Provide driveway details within civil plans, showing how pedestrians will be accommodated within crossing areas. • Diamond Head Response: Refer to revised Civil Sheet 5. Provide a pedestrian walkway for each property frontage, connecting the public sidewalk to the buildings. • Diamond Head Response: Walkway has been added. Refer to revised Sheet A1.0. 6. Break up south parking with a landscape island (See below). • Diamond head Response: Planters have been added. Refer to Site Plan A1.0 and Landscape Sheet L.1 7. Explain how the "alternate fuel vehicle preferred parking" will function. How will it be determined and enforced? • Diamond Head Response: The actual designation is "Low Emitting and Fuel Efficient Vehicles" as defined by the American Council for an Energy Efficient Economy. A list of qualifying vehicles will be located on the premises. Individual stall(s) wil be designated via signage. The Building Manager will be responsible for enforcing this regulation. 8. Provide handicapped parking spaces at the east entrance. • Diamond head Response: Handicapped stalls per code are provided. Refer to Sheet A1.0. 9. Per TMC 18.56.050, Figure 18.7, provide at a minimum of two bicycle parking spaces. • Diamond Head Response: Bicycle spaces are provided. Refer to Sheet A1.0. 10. Provide measurements of all parking places. • Diamond Head Response: Measurements provided on Sheet A1.0. 11. 33 parking spaces are shown in the lot. Per TMC 18.56.050, Figure 18.7, at least 68 parking spaces are required for warehousing uses. This figure is based on your calculations of 136, 343 square feet of storage area and Tukwila's standard a requirement of 1 stall for every 2, 000 square feet of usable floor area for warehouse space. Tukwila has no specific requirement is for self- storage facilities. If the total building area of 202, 530 square feet were used, additional spaces would be needed. • Diamond Head Response: Per existing ITE trip data, this facility conforms to "mini- warehouse" designatons and is subject to an average peak period parking demand of 0.16 vehicles per 1,000 sq ft GFA. 202,530 GFA x 0.16 stalls /1,000 = 33 stalls required. 33 stalls are provided. Rf 8 05/22/2008 C: \Documents and Settings \Doug Swan \Desktop \Diamond Head -- comment RESPONSES 052208.doc • 0 12. Per #11 above, provide a parking study based on three similar uses in the general market area that documents why fewer parking than 68 spaces should be provided. • See response to Item #11 above as well as attached ITE parking data Building Design 1. Provide a model of the storage building and RV garage buildings. If possible, include neighboring buildings to enable staff to assess the scale and appearance of Diamond Head storage building in relation to existing structures. • Diamond Head Response: We have added scaled 3 -D computer modeling of the proposed buildings and surrounding neighborhood. We have also added scaled sight line models of all major view corridors. Refer to aerial perspective Drawings 1, 2, and 3. Refer to view corridor Drawings 4 and 5. 2. The building's scale is very large in relation to neighboring buildings. Additional design features and windows are needed to address the building's bulk. • Diamond Head Response: Significant additional windows, horizontal & vertical modulation, "belly banding" & pilasters at the first floor, and cornice elements have been incoorporated into the design. Refer to Exterior Elevation Sheets A3.1 and A3.2. Provide design treatments to break the expanse of blank wall on the south, north and east elevations, as well as along the RV parking building. No more than 100' of blank wall shall be visible from the street, parking area or public space. • Diamond Head Response: Significant additional windows, horizontal & vertical modulation, belt course & pilasters at the first floor, and cornice / parapet elements have been incoorporated into the main building design. No blank walls ecxeeding 100' are visible from street, parking area or public space. Per meeting with Rebecca Fox on 4/28/08, the East facade has received a lower level of exterior fenestration due to "back of house" condition and reduced public viewing corridors. Refer to Exterior Elevation Sheets A3.1 and A3.2. At the RV Storage Building, horrzzontal & vertical modualtion, cornice / parapet elements and glazing at the west facade have been incorporated into the design. Refer to Elevation Sheet A2.6 for the RV Storage building. Incorporate two or more of the following to break up blank walls including a) architectural treatments such as recesses, windows, seating, recessed secondary entrances, belt courses, and /or changes in materials and textures; 2) landscaping treatments that cover 50% of the wall area within three years of planting; c) artwork. • Diamond Head Response: Refer to Exterior Elevation sheets A3.1, A3.2, and A2.6 for added windows, vertical modulation, and horizontal banding courses. Refer to Landscape Exterior Elevations on Sheet L.3 for landscape treatments. 5. Differentiate between the first floor and upper floors of the main storage building by means of windows, colors, textures, etc. • Diamond Head Response: This has been addressed; see response to Item #7 below. 6. Enlarge the windows to be more appropriate in scale with the building mass. Provide additional windows, using as much transparent window area as possible on all floors. Rf 8 05/22/2008 C: \Documents and Settings \Doug Swan \Desktop \Diamond Head -- comment RESPONSES 052208.doc • • • Diamond Head Response: Additional punched windows have been added — all proposed glazing has been enlarged to maximum structural limitations for this type of construction (concrete tilt). All windows are "actual" transparent windows and are fully functional. No proposed windows are false or "fake ". Refer to Sheets A3.1, A3.2, and A2.6. 7. Transparent window area with clear glass should be maximized on the exterior wall surface of the first story along each abutting street (50% of exterior wall area covered in windows between the height of 2' and 7' is the objective.) To qualify as transparent, windows shall not be darkly tinted. No reflective surfaces shall be permitted on street level exterior facades. You are encouraged to include additional window treatments such as the spandrel panel that you have provided near the west and north elevations near the entrance. • Diamond Head Response: Additional 1st floor glazing is not feasible due to operational concerns. Due to the extremely low occupant load in this facility (1 -2 full time staff), 1st floor exterior glazing creates significant security & safety risks and is typically discouraged in this type of facility. We propose adding visual interest / banding of the first floor via additional wall modulation, "belt bands / pilaster" elements and color differentiation. Additionally, the proposed design incorporates a significant landscape buffer and vertical landscaping elements to further enhance the 1st floor facades. Refer to Exterior Elevation sheets A3.1, A3.2, and A2.6 for added windows, vertical modulation, and horizontal banding courses. Refer to Landscape Exterior Elevations on Sheet L.3 for landscape treatments. If it is not possible to make all the windows "actual" windows due to operating concerns, some well- designed "false" windows could be used to break the building mass. See attached photos of Tukwila Storage at 5950 Southcenter Boulevard for a possible approach. All windows, false or not, should be consistent in style and finish with the design of the building. Transparent glass is preferred. • Diamond Head Response: Significant additional glazing has been incorporated into the design. Refer to Elevation Sheets A3.1, A3.2 and A2.6. All proposed glazing is transparent (i.e., all windows are "actual" windows opening to interior perimeter corridors). With the exception of proposed curtain wall at two locations (refer to drawings A3.1 and A3.2. all windows are mullion -style center -set within punched openings. Refer to attached wall section & sill detail for typical window. It is our opinion that the secondary tinted "fake" windows as utilized by the example project located at 5950 Southcenter Blvd. do not provide satisfactory aesthetic interest, nor are they consistent with other surrounding properties. 9. In general, too much reliance is placed on green walls /trellises as a way to provide design interest for the buildings. If the vines fail to grow, the four -story wall would be left blank or with a partially - filled grid. Reduce the number of trellises, and substitute windows (preferred) or other features. • Diamond Head Response: Green wall trellis system has been deleted in lieu of additonal glazing, modualtion, cornice & parapet elements. Refer to drawings A3.1, A3.2, and A2.6. Rf 8 05/22/2008 C: \Documents and Settings \Doug Swan \Desktop \Diamond Head -- comment RESPONSES 052208.doc • 0 10. At 294 feet, the one -story RV garage is long and massive. Add more detail and interest to the structure. Break up the long line of the building with modulation, color, texture, and different height roofs. As discussed in Site Plan #1 above, consider reorienting the building or perhaps making two structures. • Diamond Head Response: Signficant horizontal and vertical modulation, parapet & cornice elements, and color changes have been incorporated into the revised design. Galzing has been added to the west facade. Per the City of Tukwila Police Department review, separating the building into two (2) or more separate buildings is not desirable due to safety concerns . Refer to revised Sheet A2.6. 11. Provide additional detail (color, texture, windows) on the western side of the RV building. Green walls /trellises as shown are not sufficient to provide design interest. • Diamond Head Response: Green wall trllises have been deleted in lieu of addded modulation of the building facade, and cornince / parapet element Glazing has been added to west facade. Refer to Sheet A2.6. 12. Provide colored elevations of the RV garage building. • Diamond Head Response: Refer to View Corridor Drawing #5 and Elevation Sheet A2.6. 13. It appears that all mechanical equipment is completely contained inside both the main building and the RV storage building. Is this the case? • Diamond Head Response: Main Building - Mechanical equipment is sized for "freeze protection" only. Mechanical units for floors 1 -3 consist of six (6) ea. ground- mounted units approx 60" tall on two concrete pads @ the SE corner of building, adjacent to exisitng railroad tracks. Units are screened via lanscajing per code. Refer to Site Plan A.1.0 and Landscape plan L.1. Tople floor units consist of six (6) ea. rooftp units ranging is size form two -to -ten tons. Maximum height of largest unit is 60" including mounting curb. All units to be placed twoard center of roof and are not visible from surrounding properties. RV storage building - mechanical units are "gas pack" zone heaters, sized for freeze protection only. All units are completely contained inside of builidng. Landscaping 1. Use permeable concrete for recreation /picnic area. • Diamond Head Response: Permeable concrete has been added in this area. Refer to Site Plan A1.0 and /or Civil Plan 2. If possible, use recycled, crushed building materials from the demolished building for pathways in landscape area • Diamond Head Response: All ashpalt and concrete from demolition of exisitng buildings to be ground & reused on site as sub -base fill. Refer to attached LEED -NC v2.2 Project Checklist section MR 1 -7. 3. Provide calculations showing the dimensions of all interior parking lot landscaping, to demonstrate how this landscaping meets the code requirements of TMC 18.52.035.3 and Rf 8 05/22/2008 C: \Documents and Settings \Doug Swan \Desktop \Diamond Head -- comment RESPONSES 052208.doc • • TMC 18.52.035.4. An additional landscape island is required to meet the standard on the south side. • Diamond Head Response: Landscape island has been povided per code. Refer to Landscape Sheet L.1 Per TMC 18.52.035.4.e., a minimum of one evergreen or deciduous tree is required per landscape island. • Diamond Head Response: Design meets requirementments of TMC 18.52.035.4.e. Refer to Landscape Sheet L.1 5. As mentioned above, we have concerns over the extensive use of trellises /green walls to soften the building by climbing four stories and filling in a grid. Are the conditions right for the clematis to flourish (i.e. cool roots and sunny above ?) If not, suggest different vines. • Diamond Head Response: Trellis /green wall system has been deleted in lieu of additional glazing and other archtitectural treamements. Miscellaneous Provide additional details of the trash /recycling enclosure (materials, color). Trash enclosures shall feature the same materials and colors as the building per TMC 18.52.090. • Diamond Head Response: The Trash and Recycling Enclosures will consist of concrete tilt -up walls similar in color and texture to the adjacent building. The enclosure walls will be 6' -8" high, with painted corrugated solid metal gates. 2. Trash enclosures shall be screened with evergreen plant materials and /or fences or masonry walls per TMC 18.52.040.D. • Diamond Head Response: Refer to Landscape Sheet L.1 for landscape screening 3. Equal space shall be provided for recycling and garbage collection /disposal. Provide calculations to show how much solid waste and recycling storage is provided. • Diamond Head Response: Per Table 3 of the LEED — NC Version 2.1 Reference Guide (page 189), 275 SF of Recycling Area should be provided for a 200,000 SF Commercial Building (i.e., Offices). This is a recommendation only, and not required for LEED certification. This is a low occupancy self - storage building; therefore, 200 SF of recycling area and 200 SF of Trash collection area will be sufficient. 4. Demonstrate how sufficient recycling and garbage space is provided to serve 202, 530 total square feet of building area per TMC 18,52,080. • Diamond Head Response: Seee response to Comment #3 above. 5. Provide details and show colors of the wall signs. Give details of the sign's lighting. • Diamond Head Response: See attached Signage Plan & Detail 6. Show scaled signs on the appropriate locations on the building walls on site plans and in colored elevations and renderings • Diamond Head Response: See attached Signage Plan & Detail 7. In keeping with your previously- stated interest in sustainable construction, we encourage you to recycle and /or reuse the asphalt from the parking lot and the materials from the buildings that are to be demolished. Rf 8 05/22/2008 C: \Documents and Settings \Doug Swan \Desktop \Diamond Head -- comment RESPONSES 052208.doc • • Diamond Head Response: All ashpalt and concrete from demolition of exisitng buildings to be ground & reused on site as sub -base fill. Refer to attached LEED -NC v2.2 Project Checklist section MR 1 -7. 8. Provide details of picnic furniture. • Diamond Head Response: Refer to attached cut sheets. 9. Provide cut sheets showing all types of lighting to be used on site. Show details of which specific lighting fixtures are to be used at individual locations on the site and building. • Diamond Head Response: Rrefer to Electrical Sheet E.1 for the lighting locations and photo metric data. Individual lighting cut sheets are attached to E.1 Public Works Comments: Contact Joanna Spencer at 206 -431 -2440 if you have questions regarding the following comments: 1) Driveway on Industry Drive shall be considered main driveway for proposed development. Due to high traffic volumes and safety concerns Andover Park East Driveway shall be restricted to right in and right out only. • Diamond Head Response: Driveway has been retstricted to Right In / Right Out. refer to Site Plan A1.0 2) Applicant shall reevaluate circulation from the few most westerly located RV storage bays. RV vehicles backing out from these bays might be in conflict with vehicles entering the property from Andover Park East, or might have to back into the City Right of Way ,which shall not be allowed. • Diamond Head Response: The three (3) westerly -most RV bays have been deleted to address this concern. Refer to refer to Sheet Site Plan A1.0 and Sheet A2.6 3) New sidewalk and street lighting is required along Industry Drive including a concrete driveway apron for existing driveway. Street illumination is totally separate from lighting system on private property. In addition to these elements being shown on site plan, Public Works requires work in the right -of -way to be shown on a separate plan, when submitting for building permit. • Diamond Head Response: Noted; refer to Site Plan A1.0 and Electrical Sheets E.1 3) Each building shall be metered separately for water and shall have its own sanitary sewer stub. Please clarify if RV storage building will have its own sewer and water services. • Diamond Head Response: RV storage building is conditioned parking only and does not have sanitary sewer or potable water services. This builidng has fire - sprinklers only. Refer to Civil Sheet C.5 You may consult www.ci.tukwila.wa.us for the Public Works Development Guidelines and Design and Construction Standards. If you have any questions, please call 206 - 431 -3683 or send an e-mail to rfoxci.tukwila.wa.us will be out of the office until April 23, 2008, and can respond to you at that time. If you'd like, we can meet to discuss these comments and your ideas. Sincerely, Rebecca Fox Rf 8 05/22/2008 C: \Documents and Settings \Doug Swan \Desktop \Diamond Head -- comment RESPONSES 052208.doc PRELIMINARY TECHNICAL INFORMATION REPORT Diamond Head Storage SEC — Industry Drive and Andover Park East Tukwila, Washington i/208 SA -,r EMUS x,611' q0 Prepared for: RMR, LLC 617 Industry Drive Tukwila, WA 98188 January 30, 2008 Our Job No. 13237 RECEIVED MAY 2 2 2000 Cam NI GHAv 4e, s CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES _ 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 FAX i _ >- O BRANCH OFFICES • OLYMPIA, WA • TACOMA, WA • SACRAMENTO, CA • TEMECULA, CA www.barghausen.com NG ENG1N TABLE OF CONTENTS 1.0 PROJECT OVERVIEW Figure 1 — TIR Worksheet Figure 2 — Vicinity Map Figure 3 — Drainage Basins, Subbasins, and Site Characteristics Figure 4 — Soils Map 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Eight Core Requirements 2.2 Analysis of the Five Special Requirements 3.0 OFF -SITE ANALYSIS 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology B. Developed Site Hydrology C. Performance Standards D. Flow Control System E. Water Quality System 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 SPECIAL REPORTS AND STUDIES 7.0 OTHER PERMITS 8.0 ESC ANALYSIS AND DESIGN 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL 13237.001.doc 1.0 PROJECT OVERVIEW 1.0 PROJECT OVERVIEW The proposed Tukwila Storage is a f 3.4 -acre site located on the southeast corner of Andover Park East and Industry Drive within the City of Tukwila, Washington. More particularly, the site is located within a portion of the southwest quarter of the northwest quarter of Section 25 and the southeast quarter of the northeast quarter of Section 26, Township 23 North, Range 4 East, Willamette Meridian, City of Tukwila, King County, Washington. Please see the attached Figure 2 — Vicinity Map for the exact location of the project site. Currently, the site is developed with three large buildings, appropriate drive aisles, landscaping, parking lot, and stormwater collection and conveyance. The proposal for this development is to demolish almost the entire site and construct two new buildings with associated drive aisles, parking lot, landscaping, and water quality facilities, all in accordance with City of Tukwila standards. Under existing conditions, there is approximately 2.63 acres of impervious surface with 0.58 acre of till grass and 0.23 acre of ballast and exposed earth. Under proposed conditions, there will be 2.43 acres of impervious surface with 0.78 acre of till grass and 0.23 acre of ballast and exposed earth. The proposal is to construct a water quality vault near the south end of the site and discharge to the existing pipe conveyance system along Andover Park East. 13237.001.doc FIGURE 1 TIR WORKSHEET King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Reit Management & Research, LLC Address 617 Industry Drive Phone Tukwila, WA 98188 Project Engineer Ali Sadr Company Barghausen Consulting Engineers, Inc. Address /Phone 18215 — 72nd Avenue South Kent, WA 98032 / (425) 251 -6222 Part 3 TYPE OF PERMIT APPLICATION ❑ Subdivision HPA ❑ Short Subdivision ❑ Grading ❑ Commercial ❑ Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Diamond Head Storage Location Township 23N Range 4E Section 25 & 25 Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands ❑ Shoreline Management ❑ Rockery El Structural Vaults ❑ Other Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Tukwila Drainage Basin Green River Part 6 SITE CHARACTERISTICS ❑ River ❑ Stream ❑ Critical Stream Reach ❑ Depressions /Swales ❑ Lake ❑ Steep Slopes ❑ Floodplain ❑ Wetlands ❑ Seeps /Springs ❑ High Groundwater Table ❑ Groundwater Recharge ❑ Other -1- I3237.003.doc Part 7 SOILS Soil Type Urban Land Slopes Additional Sheets Attached Erosion Potential Erosive Velocities Part 8 DEVELOPMENT LIMITATIONS REFERENCE 0 0 0 0 ❑ Additional Sheets Attached LIMITATION /SITE CONSTRAINT Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ® Sedimentation Facilities ® Stabilized Construction Entrance ® Perimeter Runoff Control ® Clearing and Grading Restrictions ❑ Cover Practices • Construction Sequence ❑ Other MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION ❑ Stabilize Exposed Surface • Remove and Restore Temporary ESC Facilities ® Clean and Remove All Silt and Debris • Ensure Operation of Permanent Facilities ❑ Flag Limits of SAO and Open Space Preservation Areas ❑ Other _ Part 10 SURFACE WATER SYSTEM ❑ Grass Lined Channel ❑ Tank • Pipe System ❑ Open Channel ❑ Dry Pond ❑ Wet Pond CO Vault ❑ Energy Dissipater ❑ Wetland ❑ Stream Infiltration ❑ Depression ❑ Flow Dispersal ❑ Waiver ❑ Regional Detention Method of Analysis Basic wetpond per KCSWDM Compensation/Mitigation of Eliminated Site Storage Brief Description of System Operation Catch basin collection to pipe conveyance to wet vault to discharge off -site. Facility Related Site Limitations Reference Facility Limitation -2- 13237.003.doc Part 11 STRUCTURAL ANALYSIS ❑ Cast in Place Vault ❑ Retaining Wall ❑ Rockery > 4' High ❑ Structural on Steep Slope ❑ Other Part 12 EASEMENTS/TRACTS ❑ Drainage Easement ❑ Access Easement ❑ Native Growth Protection Easement ❑ Tract ❑ Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. Signed /Dated -3- 13237.003.doc FIGURE 2 VICINITY MAP 5' MOVER NOVA' WOWS S STA TREac OR MOD ,wno,r CORPORAT i N. 1 CORPORATE; NOM A OR S Arms: 4u) esv 33RD, SW 43RD (SE 180TH ST) VALLEY RIDGE s 1a)TH sr REFERENCE: Thomas Guide (2006) Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: ANDOVER SELF STORAGE TUKWILA, WASHINGTON Job Number 13237 Title: VICINITY MAP t N DATE: 01/31/08 P:113000s1132371exhibil113237 vicinity map.cdr FIGURE 3 DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS TRIAL PARK N0, 5, AS PER PUT 2 AND 23, RECORDS OF KING SCRIBED LINE. AIO 10T 7; 0 THE RIGHT. HAVING A RADIUS OF 0521'43', AN ARC DISTANCE MD UNE; TO THE EAST BOUNDARY OF SAID KING. STATE OF WASHINGTON. TOTAL STATION. AND -T05 TH FIELD NOTES WAS ;7860(. AND VERTICAL ROPERTY LINES. AND A lUETZ B -2A' AUTOMATIC THE ELEVATION OF 1ULTINC DATA MEETS OR 87 SURVEYS AS SET FORTH ENGINEERS, INC. CONDUCTED 8TE0 AT THAT TOME. WARINGS (NAD81 /93) 1710 WSOOT MONUMENT ID AND W5007 MONUMENT 10 ✓ATIONS (NGVD29) 4690 29. FIGS POINT 11254 ORPORATION COMMITMENT N0. .0.) WAS RELED UPON FOR NT5. PLEASE REFER TO THAT LO FINANCIAL MATTERS 0 20 40 UNWARY UANHOLE 66.20.71 12 10' CONC 6.0.84 If 10' CONC 5-9.64 IE 8' COM 6 0' CONC 5(49.31 F 6' CONC 6(.9.41 CA788 6L5N 1E 8. 0070 6-9.34 A- 69'58'15• R. 50.00' L =78.49' TRANSFORMER MLR. 3D00 CATCH 68501 66.19.25 R 12' ADS 0.17.61 If 6' CONC 817.19.65 BO SCALE, -4+413412 1.( =llv 100.19.08 IF 12' 01 11.17.31 IE 18' DI 6.19.31 IC 15' COM 5.17.15 SIGNAL 3807 oval 6659 86.20.96 IE 12' COMIC 5416.93 IC 12' CONC 6.17.06 IE 12' CONC E.17.06 CATCH 8ASW 76.20.66 IE 12' CONC N.16.61 IE 15' CONC 0.1633 IE 6' A05 E -17.55 ANDOVER INDUSTRIAL! PARK NO.5 3 VOL. 83, PG 22 -23 I CATCH BASIN 711.20.59 2 a' ADS 6.1269 M y CATCH 0A5W 614 -20.34 IE 12' CONC 6.17.34 12 15' CONC 6417.14 1E 12' COM 5.17.29 CAT0I BASIN 0M -20.26 R 12' COM 0.17.34 IE 12' CONC 6.17.56 FM 1 -3/4' BRASS DISK r/PUNC6 ON LION IN CASE 1.062406E (1107) 1807 2 WIND MANHOLE 419.21.03 R 8' COMIC E -10.40 R 8' CONC 6 -10.30 R 6' CNC 6.10.61 R 6' CORK 5.10.49 A- 4S06'50' R.138.69' L. 104.36' / POST ONCE /36807 F60 1 -3/4' BRASS 06K ./PUNCH ON 0044 SI CASE NO 1 -34' BRASS DIM ./PUNCH ON 006 61 CASE CATCH BASSI 86.20.21. 2 10' COM (.18.67 IE 78' COM 0.10.83 CATCH BASIN 86.16.81 8 15' COMIC (.16.61 lE 28' CONC 5.1826 R 18' CONC 6.16.66 2 12' 0017 6.16.31 1El 1079I0LE(000 FM 1 -3/4' BRASS 0150 ./PU1R71 ON 406 IN CASE CATCH BASIN 0..71.21.37 R NO MEASUREMENTS SANITARY MANHOLE 86.21.46 tE 10' 0008 6.9.59 IE 10' CONC 5.9 66 2 6' CONC E.9.94 1E 6' COM 6 -10.66 FIRE DCPAR111ENT STANDPIPE A- 4737'38• R- 276.37' WATER WRYER POST 1- 229.73' AND VALVE WATER MANHOLE as- 7N0 1 -1/4' MASS OM ./010C14 ON MON W CASE Q -42'15'55 - '- R- 216.37' Q L- 159.61 �� JU` Rya 1 LOT 7 AFN 022340007 11016130(11) / 1WLBOC(13) / MICE 0 Q TEL 3008 SPAN 416.22.15 128' OOSC 4.15.75 IC 28' COM 5.15.75 TE 12' COM 0 -17.53 POWER VAULT SAN6R5 W10■01.E R6 -22.19 IE 10' CONC 8.10.37 IC 10' COM 5.10.44 R 8' COMIC 6.11.26 iC 8' CONC E.10.94 TEL 05(8' .� EIIa %„ 15' UTILRT EASEMENT ill "AV T•'.•, -• . AWL 83 PACER 22 -238 / / / .5; GM / A 27' RAILROAD EASEMENT V . 83 was 22 -23 REC. N0. 7303010525 CATCH WSW 86.22.39 1E 6' PVC 0.20.59 R 6' PVC 5.20.41 if 4' PAC 6.20.64 339.74' FIND 1 -3/4' 86755 0156 ./PUNCH ON MON 9 CASE IH Is PER V OU S A GRASS POS ED EAR1 CATCH BASIN RIM =19.25 IE 12" ADS S =17.61 I£ 8" CONC NW =19.65 CATCH BASIN R1M =19.08 IE 12" DI N =17.31 IE 18" DI W =19.31 IE 15" CONC 5 =17.15 A=89'56'15" R= 50.00' L=78.49' CATCH BASIN 994 =20.98 IE 12" CONC S =16.93 IE 12" CONC N =17.08 IE 12" CONC 6 =17.08 NI , 3 CATCH BASIN RIM =20.66 IE 12" CONC 9 =16.61 IE 15" CONC S =16.33 IE 8" ADS 6 =17.55 CATCH BASIN RIM= 20.59 1E 8" ADS W =18.69 CATCH BASIN RIM =20.34 IE 12" CONC 9 =17.34 IE 15" CONC W =17.14 IE 12" CONC S =17.29 CATCH BASIN RIM =20.26 IE 12" CONC S =17.34 IE 12" CONC N =17.56 FND 1 -3/4" BRASS DISK w /PUNCH ON MON 19 CASE 2 A= 43'06'50" R =1 38.69' L= 104.36' FND 1 -34" BRASS DISK w /PUNCH ON MON IN CASE CATCH BASIN RIM =19.81 16 15" CONC E =16.61 1E 24" CONC S=16.26 18" CONC W =16.66 IE 12" CONC 9 =16.31 FN w7 FNC V -3/4" BRASS DISK -�/ w /PUNCH ON MON IN CASE ?TAI. 47'37'38" 15' UTILITY EASEMENT 276.37' VOL. 83 PAGES 22 -23 k L -'_ 9.73' 15' SIDEWALK EASEMENT REC. N0. 9703130932 AoN ` FND 1 -3/4" BRASS 015K � w /PUNCH ON MON RI CASE (Zs A=42'15.55" R= 216.37' Q L= 159.61' ZKI V 2O 50MH RIM =22 15 l" CONC N =15.75 4" CONC S =15.75 1" CONC E =17.53 'v' A 4- Ng) 27' RAILROAD EASEMENT VOL. 83 PACES 22 -23 REC- NO. 7303010525 HEDGE RAILROAD FROG RAILROAD SWITC REFERENCE: USDA Soil Conservation Service Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: ANDOVER SELF STORAGE TUKWILA, WASHINGTON Job Number 13237 Title: SOILS MAP N DATE: 01/31/08 P:N3000s1132371exhibit113237 soils map.cdr 1 REFERENCE: The first capital letter Is the inialel one of the soil name. A second capitol letter, A, B, C, 0, E, or F, indicates the class of slope. Symbols without o slope letter me those of nearly level sails. SYMBOL Aga AgC AgD AkF AmB AmC An NAME Aldorwood gravelly sondy loam, 0 to 6 percent slopes Alderwcod gravelly sandy loam, 6 to 15 percent slops Aiderwood gravelly sondy loom, 15 to 30 percent slopes Alderwaod and Kitsop soils, very steep Arens, Alderwood m0rer1o1, 0 to 6 percent elopes • Arents, Alderwnnd material, 6 to 15 percent *lanes Anaan, Everett material• NeC Neaunito gravolly candy loam, 6 to 15 percent tanner. Ref) Reousite gravelly sandy loom, 15 to 30 percent slopes - - - -BeF -- — 13soereite gr•vlly -sandy loom, 40 to 75 percent •lops Bh Bellingham silt loom • • ' far Briscot silt loam Bu Buckley silt loner Cb Caostol Beaches Ea Ed EvB EvC EvD EwC. InA InC InO KpB KpC Kp0 K+C Farlmont silt loam kdgowtck fine sandy loom Everull gravelly sandy loam, 0 to 5 percent slopes Evael) gravelly sandy loom, 5 1u 15 percent elopes Everett gravelly sandy loam, 1510 30 percent slopes Everett- Alderwood gravelly sandy loam*, 6 1u 15 percent slopes Indianola loamy fine sand, 0 to 4 percent slops Indianola loamy fine sand, 4 to 15 percent slopes Indianola loamy fine sand, 15 to 30 percent slops Kitsap silt loom, 2 to 8 percent slopes Kitson silt loam, 8 to 15 percent slopes Kitsop silt loom, 15 to 30 percent slopes Klaus gravelly loamy sand, 6 to 15 percent slopes Mo Mixed alluvial land NeC Ng Nit No Or Os OvC OvD OvF Pc Pk Pu Pt, RaC RaD RdC RdE Re Rh l'werr'Ve Tv Ur Wo Netlton very gravelly loamy sand, 2 to 15 percent slopes Newberg silt loam Noolesock silt loom Name sandy loom Circus peal Chid,a sill loam Ovoll gravelly Zoom, 0 to 15 percent slopes Noll gravelly loom, 15 to 25 percent slops Ovo11 gravelly loom, 40 to 75 percent slops Pilchuck loamy fine and Pilchuck fine sandy loam Puget silly clay loam Puyallup fine sandy loam Ragnar line sandy loam, 6 to 15 percent slopes Rosner fine sandy leant, 15 to 25 percent slopes Ragnar- Indianola assoc lotion, sloping • Bonner- Indianolo association, moderately steep • Renton silt loan Riverwosh Salal silt loam Sammomish slit loam Seattle muck Shaker muck Si silt loam Snohomish silt loom Snohomish sill loam, thick surface variant Sultan slit loom Tukwilo muck Urban land Woodinville silt loam • The composition of these units is more variable than that of the others in the area, but N has been controlled well enough to interpret For the expected use aft* soils. USDA Soil Conservation Service Scale: Horizontal.: N.T.S. Vertical: N/A HA 18215 72ND AVENUE SOUTH KENT, WA 98032 2 (425) 251 -6222 (425) 251 -8782 rr'r0 neato CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: ANDOVER SELF STORAGE TUKWILA, WASHINGTON Job Number 13237 Title: SOILS MAP LEGEND DATE: 01/31/08 PA13000s1132371exhibit113237 soils map legend.cdr 1 Boundary, imitates, Stare County, parish, ntunicipllo Civil Itrwnrhip, precinct, town, barrio Incorporated city, villain, town, hamlet Reservation, national nr %rote Smell park, cemetery, olrport, etc Lend grant ..x • tiVrit par ti l ar ik l l Steno,. Inn,' survey Hord surface, heavy duty rood, four or more loner ■ Hard'turfore, heavy duty road, two or three lanes Hord stiffer-ft, mrdinm duty rood, four or more lanes Hard surface, medium duty rood, two or tt tee'e u ___________ Improved light duty rood Unimproved dirt ruud and truil Dual highway, de/Rimy etiip 25 fuel or less Dual hlghwuy, dividing stile exceeding 25 feet Red under construct,un Township or range line. opproximnre location Section line, United Stares land survey Section line, approximate location Township line, not United Stoles lond survey Section Tine, not United Siete% land survey Section corner, found and urdtcutcd +... .. Boundary monument: loud Pont and ether... .. O United Stereo mineral nr lar.ntinA monument Buildings (dwelling, place of employment, .rc.) School, church, and cemetery C�r i t:: Corn Buildings (barn, warehouse, etc.) a..- Power rrunbmtbsrun line Telephone lieu, pipeline, etc. (labeled as to type) Wells, ether then water (labeled us to type) oOpI...... .etas Tank', nil, water, etc. (labeled as to type) • • • Water Located or Inndmnrk abject; windmill .0 .........................lf Rurltwd, %mule truck and multiple mark Ruilnrud•, in juxtapnnirinn Narrow gage, ...Ingle track and multiple track Railroad in !tern, and rnrtine .(, Bridge, rood and rnilrnod Drawbridge, rood and railroad Horizontal and vertical control station. Tablet, spirit level elevation Other recoverable murk, bpurr Level elevation Horizontal control station; tablet, vertical unuly eluvutruu Any recoverable marl., verrtcol orlyle ur t.hvt.ked vlvvutrun Vertical control stet' : tuhlnt, ..pit it level 1•II•vntinr . . .. Other recoverable mark, rpirir level (devotion ............. Checked spot elevation Unchecked spot elevation urrd wutet uluvutiurr REFERENCE: USDA Soil Conservation Service 8M3899 A 3938 VARM A2914 415675 104 x 945 X 890 5923 870 Footbridge Tunnel, rued and railroad Overpubb and urrduipubb [input twit ;mull masonry or north dam. Dam with lock f)nm with road (.onal with lock Perennial streams Intermittent streams Perennial lulu. or pond Intuinunent luku ut pond i _I Diyuppuuring stream Aqueduct tunnel Water well and coring Marsh (•t,wump) = = c) )nil boundary and symbol Escarpment other than bedrock Pit, mine, ar quarry =t'b-_+— nrtmm�aIIIm 4P Scale: Horizontal: N.T.S. Vertical: WA 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: ANDOVER SELF STORAGE TUKWILA, WASHINGTON Job Number 13237 Title: SOILS CONVENTIONAL SIGNS DATE; 01/31/08 P:113000s1132371exhibit113237 soils conventional signs.cdr 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Eight Core Requirements: Core Requirement No. 1: Discharge at Natural Location. Response: This project will discharge to the right -of -way of Andover Park East, which it does under existing conditions. Core Requirement No. 2: Off -Site Analysis. Response: No off -site analysis will be performed for this project site since this downstream drainage course is well- documented by the City of Tukwila as runoff courses in a large- diameter pipe conveyance system in Andover Park East in a southerly direction. The City is well aware of the location of discharge from this project site. Core Requirement No. 3: Flow Control. Response: The City of Tukwila has already indicated that detention is not needed for this project. Also, since the project does not propose more than 5,000 square feet of new impervious surface flow control is not required. Core Requirement No. 4: Conveyance System. Response: The conveyance system for this project site will be sized based on the Modified Rational Method as delineated in the 1998 King County, Washington Surface Water Design Manual (KCWSWDM) as adopted by the City of Tukwila such that the 100 -year storm will be conveyed without overtopping any catch basins and utilizing a 6.3- minute initial time of concentration and Manning's "n" value of 0.014. Core Requirement No. 5: Erosion and Sediment Control Response: All erosion and sediment control measures for this project will be instituted based on Appendix D of the KCWSWDM such that clearing limits will be specified, cover measures will be instituted, perimeter protection will be provided in the form of silt fences, and on -site sediment retention will be provided in the form of a sediment pond. Core Requirement No. 6: Maintenance and Operations. Response: This project will conform to all maintenance and operations requirements of the City of Tukwila for projects of this nature. Core Requirement No. 7: Financial Guarantees and Liability. Response: This project will conform to all financial guarantees and liability requirements of the City of Tukwila for projects of this nature. Core Requirement No. 8: Water Quality. Response: The City has indicated that Basic Water Quality will be the required means of treating runoff from the project site. This project is proposing to use a wet vault to treat runoff from the entire site. 13237.001.doc 2.2 Analysis of the Five Special Requirements Special Requirement No. 1: Other Adopted Area - Specific Requirements. Response: This project is not part of a critical drainage area or within an area covered by a Master Drainage Plan, a Basin Plan, a Lake Management Plan, or Shared Facility Drainage Plan; therefore, this requirement does not apply. Special Requirement No. 2: Development Within a Floodplain or Floodway. Response: The Green River is in the vicinity of the proposed project but it is not adjacent to the property. The 100 -year flood of the Green River is contained within the banks of the Green River; therefore, this project site will not be impacted by the 100 -year floodplain of the Green River. Special Requirement No. 3: Flood Protection Facilities. Response: This project site is not adjacent to a Class I or II Stream; therefore, this requirement does not apply. Special Requirement No. 4: Source Control. Response: This project site will conform with all source control requirements as delineated in the Stormwater Pollution Control Manual and King County Code, Section 9.12, such that trash enclosures will be covered, the parking lot will be swept regularly, and the property owner will be educated about the use of fertilizers and pesticides. Special Requirement No. 5: Oil Control. Response: This project site is not a high -use site nor is it a redevelopment project proposing $100,000 or more of improvements to an existing high -use site; therefore, this requirement does not apply. 13237.001.doc 3.0 OFF -SITE ANALYSIS 3.0 OFF -SITE ANALYSIS The off -site analysis for this project site was based on City - provided maps, which indicate that the entire site drains into the east side of the right -of -way of Andover Park East where it is collected in a pipe conveyance system coursing southerly through 24- and 30- inch - diameter pipe initially for approximately 1,200 feet and then into 42 -inch diameter pipe for approximately 800 feet, which discharges at Minkler Boulevard coursing easterly in a large ditch for approximately 1,350 feet with one culvert sized to 114 inches in the course of this ditch. Also, the discharge location of this ditch is the P17 pond where runoff is collected and then pumped into the Green River almost immediately adjacent to the pond. The City has indicated there are no downstream conveyance problems with this downstream conveyance system and there is plenty of capacity in the system for development of this project. Please refer to the drainage map in this section. 13237.001.doc RANOI CO GEORGE FORSYrN • • • • )0) •NORT.H ER 116 At 1497) 0 �[ Ac rr,ro • PUGEt WESTERN INC. 22 AC 1497) I' b P :: 1 '.0 t15 Ac I •1 12 01 At IL 46 y� NC (4 114` (492) (490) (493) (825) GPI .eu 14 ItY (919) Tµ'f. :7 iJ00 runs•; srr REFERENCE: City of Tukwila a1 PU6ET WESTERN INC. 71 Rt. he Scale: Horizontal: N.T.S. Vertical: N/A HA 0 18215 72ND AVENUE SOUTH it • KENT, WA 98032 Z (425) 251 -6222 a (425) 251 -8782 CIVIL ENGINEERING, LAND PLANNING, +roeNC+s SURVEYING, ENVIRONMENTAL SERVICES For ANDOVER SELF STORAGE TUKWILA, WASHINGTON Job Number 13237 Title: DOWNSTREAM ANALYSIS MAP T N DATE: 02/04/08 P:113000s1132371exhibit113237 downstream analysls.cdr late tiatith ' p-R ■k- --lirepir 1163r 'V‘ ..... _.....A IRE ,Ermr 11, MOM I' ii71,;AI , v-u,,,f:pli . , A YL Wit... Ett&.,-3.ii fri52:;.pri\ 7.-Rarmwzyge 1,lion 4 111111EMSDICIMPS:45.-1.-) lir-al-4 rac 'sit, 14.411'Ecj li, I -li . '4d4..eL,_Lf-7-q 1 ,simpfa.9 i WO nate so, Lae 2 REFERENCE: Washington USGS Topographic Software ▪ I Scale: Horizontal: N.T.S. Vertical: NIA G1HA 18215 72ND AVENUE SOUTH • 4% Aid/ KENT, WA 98032 AW"-- (425) 251-6222 (425) 251-8782 t, CIVIL ENGINEERING, LAND PLANNING, <„ SURVEYING, ENVIRONMENTAL SERVICES P:113000s113237Iexhibit113237 topo map.cdr For: ANDOVER SELF STORAGE 13237 TUKWILA, WASHINGTON Job Number Title: TOPOGRAPHIC MAP t N O01/O8 I ZONE X BOULEVARD CORPORATE DRIVE NORTH CORPORATE DRIVE SOUTH REFERENCE: FEMA South Center / Pump Station TTTY\VTTT A Scale: Horizontal: N.T.S. Vert lcal N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: ANDOVER SELF STORAGE TUKWILA, WASHINGTON Title: FEMA MAP Job Number 13237 t N DATE: 02/1/08 P:113000s1132371exhibili13237 fema map.cdr NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 959 OF 1725 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNITY SEATAC,CRY OF TUKWtLA, CITY OF NUMBER PANEL SUFFIX 530320 530091 0959 F 0959 F MAP NUMBER 53033C0959 F MAP REVISED: MAY 16,1995 Federal Emergency Management Agency J REFERENCE: FEMA NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 978 OF 1725 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNITY KENT. CRY OF RENTON. CITY OF TUKWILA. CRY OF NUMBER PANEL SUFFIX 530080 0978 630088 0978 530091 0978 F F F MAP NUMBER 53033C0918 F MAP REVISED: MAY 16,1995 Federal Emergency Management Agency Scale: Horizontal: N.T.S. Vertical: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: ANDOVER SELF STORAGE TUKWILA, WASHINGTON Job Number 13237 Title: FEMA PANELS DATE 02/04/08 P:113000s1132371exhibit113237 feme panels.cdr 1 SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100 -YEAR FLOOD ZONE A ZONE AE ZONE AH ZONE AO ZONE A99 No base flood elevations determined. Base flood elevations determined. Flood depths of 1 to 3 feet (usually areas of pending); base flood elevations determined. Flood depths of 1 to 3 feet (usually sheet flow on sloping terrain); average depths determined. For areas of alluvial fan flooding, velocities also determined. To be protected from 100 -year flood by Federal flood protection system under construction; no base elevations determined. ZONE V Coastal flood with velodty hazard (wave action); no base flood elevations determined. ZONE VE Coastal flood with velocity hazard (wave action); base flood elevations determined • FLOODWAY AREAS IN ZONE AE OTHER FLOOD AREAS ZONE X Areas of 500 -year flood; areas of 100 -year flood with average depths of Tess than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 100-year • flood OTHER AREAS ZONE X Areas determined to be outside 500 -year floodplain. ZONE D Areas in which flood hazards are undetermined UNDEVELOPED COASTAL BARRIERS Idnaified Identified Otherwise 1983 1990 Protected Areas Coastal barrier areas are normally located within or adjacent to Special Rood Hazard Areas. 513 O O (EL 987) RM7 X • M2 97007.30 ".32022'30" REFERENCE: FEMA Flood Boundary Floodway Boundary Zone D Boundary Boundary Dividing Special Flood Hazard Zones. and Boundary DMding Areas of Different Coastal Base Flood Elevations Within Special Flood Hazard Zones. Base Flood Elevation Une; Elevation In Feet. See Map Index for Elevation Datum. Cross Section Une Base Flood Elevation in Feet Where Uniform Within Zone. See Map index for Elevation Datum. Elevation Reference Mark River Mile Horizontal Coordinates Based ors North American Datum of 1927 (NAD 27) Projection. This map is for use in administering the National Flood Insurance Program; It does not necessarily identify all areas subject to flooding. particularly from local drainage sources of small size, or all planlmetdo features outside Special Flood Hazard Areas. Coastal base flood elevations apply only landward of 0.0 NGVD, and include the effects of wave action; these elevations may also differ significantly from those developed by the National Weather Service for hurricane evacuation planning. Areas of Special Flood Hazard (100 -year flood) include Zones A. AE, AH, A0. A99, V, and VE. Certain areas not In Special Flood Hazard Areas may be protected by flood control structures. Boundaries of the floodways were computed at cross sections and Interpolated between cross sections. The floodways were based on hydraulic considerations with regard to requirements of the Federal Emergency Management Agency. Floodway widths in some areas may be too narrow to show to scale. Floodway widths are provided in the Flood Insurance Study Report. This map may incorporate approximate boundaries of Coastal Barrier Resource System ,Units and /or Otherwise Protected Areas established under the Coastal Barrier Improvement Act of 1990 (PL 101 -691). Corporate Omits shown are current as of the date of this map. The user should contact appropriate community officials to determine if corporate limits have changed subsequent to the issuance of this map. For community map revision history prior to countywide mapping, see Section 8.0 of the Flood Insurance Study Report. For adjoining map panels and base map source see separately printed Map Index. MAP REPOSITORY Refer to Repository Listing on Map Index EFFECTIVE DATE OF COUNTYWIDE FLOOD INSURANCE. RATE MAP: SEPTEMBER 29.1989 EFFECTIVE DATE(S) OF REVISION(S) TO THIS PANEL: Revised May 18.1995 to update map format. To determine if flood insurance is available. contact an insurance agent or call the National Flood Insurance Program at (800) 838 -8820. APPROXIMATE SCALE IN FEET 600 0 500 Scale: Horizontal: N.T.S. Vertical :: N/A 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES P:113000s)13237tex/ribiti13237 fema legend.cdr For: ANDOVER SELF STORAGE TUKWILA, WASHINGTON Job Number 13237 Title: FEMA LEGEND DATE: 02/04/08 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology This site is entirely developed under existing conditions. The site existed as three buildings within Andover Industrial Park. The entire site was graded, cleared, and landscaped with appropriate drive aisles, parking, and catch basin pipe conveyance facilities previously designed to the City of Tukwila standards. B. Developed Site Hydrology Under developed conditions, the water quality system will collect runoff and treat it to City of Tukwila standards. The system was modeled as an existing condition with 2.63 acres of impervious surface and 0.58 acre of till grass, with a developed condition of 2.43 acres of impervious surface and 0.78 acre of till grass. C. Performance Standards The conveyance system design standard is to convey the entire 100 -year storm within the pipes and catch basins based on the Rational method. The water quality treatment followed for this project site was the Basic Water Quality menu, of which we are proposing a wet vault. D. Flow Control The City of Tukwila has indicated that detention is not needed for this project. E. Water Quality System Once again, a wet vault will be used to treat runoff from this site. The location of the vault is shown on the following pages of this report. Sizing calculations of the wet vault meet the Basic Water Quality Menu of the 1998 KCWSWDM as adopted by the City of Tukwila. 13237.001.doc WATER QUALITY SIZING CRITERIA Existing Conditions: Impervious = 2.63 acres Till Grass = 0.58 acre Total = 3.21 acres Proposed Conditions: Roof = 1.41 acres Asphalt = 1.02 acres Till Grass = 0.78 acre Total = 3.21 acres 13237.001.doc vr Vr Vb SIZE THE BASIC WATER QUALITY WET VAULT [0.9 A; + 0.25 Atg] (0.039) [(0.9)(1.02) + (0.25)(0.78)] (0.039)(43,560) 1,891 cf (3)(Vr) = (3)(1,891) = 5,672 cf required Wet vault dimension 5OftX20ftX7ft Volume provided = 6,000 cf 13237.001.doc 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN JOB NAME: DIAMOND HEAD STORAGE JOB #' 13237 REVISED. A= Contributing Area (Ac) C= Runoff Coefficient Tc= Time of Concentration (min) 1= Intensity at Tc (in/hr) d= Diameter of Pipe in) L= Length of Pipe (ft) D= Water Depth at Od (in) 1323 . xls BARGHAUSEN CONSULTING ENGINEERS - PIPE FLOW CALCULATOR using the Rational Method & Manning Formula KING COUNTY DESIGN FOR 100 YEAR STORM NOTE. ENTER DEFAULTS AND STORM DATA BEFORE BEGINNING DEFAULTS C= 0.9 n= 0.014 d= 12 Tc= 6.3 Od= Design Flow (cfsl Of= Full Capacity Flow (cfs) Vd= Velocity al Design Flow (fps) Vf= Velocity at Full Flow (fps) s= Slope of pipe ( %) n= Manning Roughness Coefficient TI= Travel Time at Vd (min) COEFFICIENTS FOR THE RATIONAL METHOD "Ir "- EQUATION STORM Ar Br 2YR 10YR 25YR 50YR 100YR 1.58 2.44 2.66 2.75 2.61 0 58 0.64 0.65 0.65 0.63 PRECIP= 3.95 Ar= 2.61 Br= 0.63 FROM TO A s L d Tc n C SUM A A'C SUM A'C I 0d Of 04101 0/4 0 Vf Vd Tt CB 81 CB 41 0.10 0 40 83 12 6.3 0.014 0.9 0.1 0 09 0.09 3.23 0.29 2.09 0.139 0 251 3.02 2.67 1 86 0.74 CB 42 CB 03 0.16 0.40 100 12 7.0 0.014 0.9 0 159 0 14 0 14 3.01 0.43 2.09 0.206 0 305 3.66 2 67 2.09 0.80 CB 43 CB 84 0.07 0 40 70 12 7.8 0.014 0.9 0.0706 0 06 0 06 2.82 0.18 2 09 0.086 0 196 2.35 2.67 1.52 0.77 CB 44 CB 85 0 07 0.40 113 12 8.6 00.001144 0.9 0.073 0 07 0 07 2.66 0 17 2 09 0.083 0.193 2.32 2.67 1.52 1 24 CB 85 CB 86 0 29 0.40 117 12 9.9 D.D14 0 9 0 2937 0.26 0 26 2.44 0.64 2.09 0.308 0 379 4.54 2.67 2.34 0 83 CB 56 VAULT 0 20 0 40 10 12 10 7 0 014 0 9 0.199 0 18 0 18 2.32 0 42 2.09 0.198 0.299 3.59 2 67 2.06 0.08 Page 1 0 Q CATCH BASIN RIM =19.25 IE 12" ADS S =17.61 IE 8" CONC NW =19.65 CATCH BASIN RIM =19.08 IE 12' DI 14=17.31 IE 18" 01 W =19.31 IE 15" CONC 5 =17.15 6=89'56'15" R=50.00' L=78.49' CATCH BASIN RIM =20.98 IE 12" CONC S =16.93 IE 12" CONC N =17.08 IE 12" CONC E =17.08 3 CATCH BASIN RIM =20.66 IE 12" CONC N =16.61 IE 15' CONC S =16.33 IE 8" ADS E =17.55 CATCH BAS11 RlM =20.59 IE 8" ADS W =18.69 CATCH BASIN R11A =20.34 IE 12" CONC N =17.34 IE 15' CONC W =17.14 IE 12" CONC 5 =17.29 CATCH BASIN RIM =20.26 IE 12" CONC S -17.34 IE 12" CONC N =17.56 FND 1 -3/4" BRASS DISK w /PUNCH ON MON IN CASE WM PAS I 2 A= 43'06'50" R= 138.69' L..104.36' / FND 1 -34" BRASS DISK w /PUNCH ON MON IN CASE CATCH BASIN RIM =19.81 IE 15" CONC E =16.61 IE 24" CONC S =16.26 IE 18" CONC W =16.66 IE 12" CONC N =16.31 FND 1 -3/4" BRASS DISK w /PUNCH ON MON IN CASE A=47'37'38" 15' UTILITY EASEMENT R= 276.37' VOL. 83 PAGES 22 -23 & L= 229.73' 15' SIDEWALK EASEMENT REC. N0. 9703130932 A DISH !'Pr,/ w /PUNCH 014 4 MONNIINS CASE Q A=4215.55" Q R= 216.37' L= 159.61' SD/Ali RIM=22. 15 24" CONC 1 =15.75 24" CONC S =15.75 12" CONC E =17.53 6`• NEW n: � �...1Yp�' 1I, NEER a. PWE2 -541 SOUDILOCIDND LID , 1 15 901 (dap 'OM PROPPSP,D BPILPINQ ; FF =23.Q tel:` �" ry A 115 27' RAILROAD EASEMENT VOL. 83 PAGES 22 -23 REC. N0. 7303010525 HEDGE LROAD FROG RAILROAD 591 6.0 SPECIAL REPORTS AND STUDIES 6.0 SPECIAL REPORTS AND STUDIES 13237.001.doc 7.0 OTHER PERMITS 7.0 OTHER PERMITS Other permits required for this project site include: • Side Sewer Connection Permit • Water Connection Permit • Building Permit • Clear and Grade Permit • Site Development Permit • Right -of -Way Use Permit 13237.001.doc 8.0 ESC ANALYSIS AND DESIGN 13237.001.doc 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATIONS OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL 10.0 OPERATIONS AND MAINTENANCE MANUAL 13237.001.doc • • Rebecca Fox City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Department of Community Development Re: Green Building Features of Diamond Head Storage Rebecca, RECEIVED MAY 22 2008 COMMUNITY DEVELOPMENT Arch. .4: The Diamond Head Storage team has approached the design of the project with green building goals at the heart of the concept. From the site design to energy and water conservation to the indoor environment for the employees the building incorporates a holistic approach to their sustainable design goals. Some of the top priorities for the project include: Water conservation: The project will implement several strategies to achieve a significant reduction in water use. For the building landscape,the design will include only drought tolerant and native vegetation which require substantially less water. The irrigation system will be a high efficiency drip system. For building water use, commercial dual flush valve toilets, 1/8 GPF urinals and 0.5 gpm lavatory faucets with auto - sensors will be used. We expect this to reduce overall water use of the building by more than 40%. The significant decrease in building water use will also result in an equal reduction of wastewater requiring treatment therby reducing demand on municipal infrastructure, Stormwater management: The site is 100% pervious now and the design will meet the requirements of the King County Surface Water Design Manual including BMPs for reducing stormwater runoff. The new development will include pervious surfaces to allow for infiltration. The civil engineer is studying the possibility of water quality swales to collect run off from the parking areas and filter pollutants. The project will include green roofs to maximize the reduction in roof runoff within the project budget. Efficient Material Use: The project is specifying a high percentage of recycled- content building materials, including steel, drywall, insulation, carpet and carpet padding. A high percentage of the materials used in the building will be manufactured and harvested within 500 miles of the project site. Construction and Demolition Waste: The project will implement a waste management plan with a minimum requirement of 75% of construction and demolition waste to be diverted from landfills, and a goal of 95 %. This will be achieved through the development of a construction waste management plan prier to construction identifying all materials and processing locations for recycling or salvage. 1808 BeHout;E, Avo u;p . 5;;•1r 202 SP,i,t(p WA 98122 206 060 2904 206 301 • 0692 cu Oecolo+.ly t.i7 t'I 5/22/2008 Page 2 Energy and Emissions: The energy use of the building will be reduced by approximately 15% from the 2006 Washington State Energy Code. This will be done by reducing lighting power density, providing occupancy sensors throughout the building and daylight in regularly occupied areas. Energy efficienct HVAC equipment will also be provided. Preferred parking will be provided for those with low emitting and fuel efficient vehicles. Si ncerely, k2 % ,. / ,, Nancy Hendersa'n, LEED AP Managing Partner, ArchEcology, LLC LEED -NC LEAD -NC Version 2.2 Preliminary Project Checklist Updated: 4117/2008 -Ic Goal: LEED Certified Diamond Head Storage - 515 Industry Drive/Tukwila, WA 98188 • Yes ?Y ?N No (10 1 Writ 1 1 1 1 1 1 1 1 1 1 Yes 7Y ?N No ,3 1 1 1 1 Yes 'Y ?N No Prereq 1 Credit 1 Credit 2 Credit 3 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 5.1 Credit 5.2 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 Credit 8 Credit 1.1 Credit 1.2 Credit 2 Credit 3.1 Credit 3.2 RECEIVED MAY 2 2 2008 COMMUNITY DEVELOPMENT (DSA Proj Mgt for RMR, LLC) Construction Activity Pollution Prevention Site Selection Development Density & Community Connectivity Brownfield Redevelopment Alternative Transportation, Public Transportation Access Alternative Transportation, Bicycle Storage & Changing Rooms Alternative Transportation, Low- Emitting and Fuel- Efficient Vehicles Alternative Transportation, Parking Capacity Site Development, Protect or Restore Habitat Site Development, Maximize Open Space Stormwater Design, Quantity Control Stormwater Design, Quality Control Heat Island Effect, Non -Roof Heat Island Effect, Roof Light Pollution Reduction Water Efficient Landscaping, Reduce by 50% Water Efficient Landscaping, No Potable Use or No Irrigation Innovative Wastewater Technologies Water Use Reduction, 20% Reduction Water Use Reduction, 30% Reduction 2 8 1 1 Prereq 1 Prereq 2 Prereq 3 Credit 1 Credit 2 Credit 3 Credit 4 Credit 5 Credit 6 Fundamental Commissioning of the Building Energy Systems Minimum Energy Performance Fundamental Refrigerant Management Optimize Energy Performance On -Site Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management Measurement & Verification Green Power Required 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Required Required Required 2 to 10 1 to 3 1 1 1 1 continued... R: \Projects \DSA - Diamond Head Storage \DSA - Dia Hd_credit update, checklist, tasklist \DSA - SS LEED- NC2.2upti'2fY2008 Yes ?Y ?N No 4 2 1 6 1 1 1 1 1 1 1 1 1 1 Yes ?Y TN No 8 1 6 1 1 1 1 1 1 1 1 1 1 1 Yes 7Y 7N No 1 1 1 1 Yes ?Y IN No Materaiss Resources Prereq 1 Credit 1.1 Credit 1.2 Credit 1.3 Credit 2.1 Credit 2.2 Credit 3.1 Credit 3.2 Credit 4.1 Credit 4.2 Credit 5.1 Credit 5.2 Credit 6 Credit 7 Prereq 1 Prereq 2 Credit 1 Credit 2 Credit 3.1 Credit 3.2 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 5 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 Credit 8.1 Credit 8.2 Storage & Collection of Recyclables Building Reuse, Maintain 75% of Existing Walls, Floors & Roof Building Reuse, Maintain 95% of Existing Walls, Floors & Roof Building Reuse, Maintain 50% of Interior Non - Structural Elements Construction Waste Management, Divert 50% from Disposal Construction Waste Management, Divert 75% from Disposal Materials Reuse, 5% Materials Reuse,10% Recycled Content, 10% (post- consumer + % pre- consumer) Recycled Content, 20% (post - consumer +' /Y pre- consumer) Regional Materials, 10% Extracted, Processed & Manufactured Regionally Regional Materials, 20% Extracted, Processed & Manufactured Regionally Rapidly Renewable Materials Certified Wood Credit 1.1 Credit 1.2 Credit 1.3 Credit 1.4 Credit 2 vironmentai t u:all. Minimum IAQ Performance Environmental Tobacco Smoke (ETS) Control Outdoor Air Delivery Monitoring Increased Ventilation Construction IAQ Management Plan, During Construction Construction IAQ Management Plan, Before Occupancy Low - Emitting Materials, Adhesives & Sealants Low - Emitting Materials, Paints & Coatings Low - Emitting Materials, Carpet Systems Low- Emitting Materials, Composite Wood & Agrifiber Products Indoor Chemical & Pollutant Source Control Controllability of Systems, Lighting Controllability of Systems, Thermal Comfort Thermal Comfort, Design Thermal Comfort, Verification Daylight & Views, Daylight 75% of Spaces Daylight & Views, Views for 90% of Spaces Innovation in Design: Exemplary Perform 40% - Water Use Reduction Innovation in Design: Public Education Innovation in Design: Integrated Pest Management Innovation in Design: Green Cleaning LEED ®Accredited Professional 33 2 28 Project Totals` `(pre certification estimates) Certified 26 -32 points Silver 33 -38 points Gold 39 -51 points Platinum 52 -69 points •e Required 1 1 1 1 1 1 1 1 1 1 1 1 1 sv Required Required 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 6Folnts R: \Projects \DSA - Diamond Head Storage \DSA - Dia Hd_credit update, checklist, tasklist \DSA - SS LEED- NC2.2upfi'9W2008 LEED -NC v 2.2 Credit Update Diamond Head Storage /Tukwila, WA Date 04/17/08 By Nancy Henderson .Ei�s a LEE) T arget• Cnrtirieu Points Nrerterf:.21/ Current Points t Previous j Change Yes: 33 Probable Yes:i6 Probable No:12 No: 28 Open: Need more information: will not be resolved in the near future Active: Action Required. Can be resolved in the near future. Resolved: No immediate action required. Ina Acpv@., RBS ve SS Prereq 1 Construction Activity Pollution Prevention Last Updated: 1/14/2008 Due Date: Construction SS Credit 1 Site Selection Last Updated: 1/14/2008 Due Date: Rat Y Active Barghausen Implement Erosion and Sedimentation Control measures in compliance with 2003 EPA Construction General Permit. Issue None Resolution Strategy Civil Engineer confirm compliance and provide LEED online documentation. Remit ii Y Active Choose a site that is not in one of the prohibited areas. None. Resolution Strategy AE to provide documentation. SS Credit 2 Development Density 8 Community Connectivity N SS Credit 3 Brownfield Redevelopment Last Updated: 3/20/2008 Re Y ?NtoY nt Redevelop a brown field site. Resolved Active ArchEcology RMR Issue Undetermined whether existing site conditions include contamination and would require cleanup. Some industrial sites with buildings built in the 70's have some contamination i.e. Asbestos Containing Material (ACM) Due Date: Resolution Strategy A soils report would need to be done to determine extent of contamination. Owner's Rep to Deo go forward to AE the "Good Faith" letter and any mitigation documents. SS Credit 4.1 Alternative Transportation: Public Transportation Access Last Updated: 1/14/2008 Due Date: SS Credit 4.2 SS Credit 4.3 Last Updated: 1/14/2008 Due Date: Y Resolved ArchEcology Requirement Locate project within 1/2 mile of commuter rail station, or within 1/4 mile of at least one bus stop with at least two bus routes. issuo None Resolution Stratec /y AE to provide LEED online documentation. Alternative Transportation: Bicycle Storage 8 Changing Rooms Alternative Transportation: Low Emitting and Fuel Efficient Vehicles N ?N to N Y Resolved Active Ruhl- Parr /RMR Requwremn.nt Provide Preferred parking for low emitting vehicles. Issue Determine if there is commitment to provide preferred parking. Flex car can be an alternative. Resolution Strategy Show preferred parking stalls on drawings and detail of ULEV signage. SS Credit 4.4 Alternative Transportation: Parking Capacity Last Updated: 3/20/2008 Due Date: Y ?N to Y Open Ruhl- Parr /RMR Remote nt Do not exceed n_.._od_... requirement for parki_.g._..N....... _. . q exceed zoning code requirement for parking AND provide preferred parking for carpools or vanpools for 5% of the total provided parking OR do not add any new parking. issue Determine parking meets requirements. Resolution Strategy SS Credit 5.1 Site Development: Protect and Restore Habitat Roquire Last Updated: Y ?N to Y Open Ruhl- Parr/RMR/Barghausen On previously developed or graded sites, restore 50% of site area outside of building footprint to native /adapted vegetation. R:lProjects\DSA - Diamond Head Storage\DSA - Dia Hd_credit update. checklist, tasklist\DSA - SS LEED- NC2.2update 4/17/2008 1 • 0 3/20/2008 Issue Calculate percentage of vegetated area outside of building footprint. Due Date: Resolution Strategy Prohibit plant materials listed as invasive or noxious weed specimens. Select native /adapted Construction plants that require minimal or no irrigation following establishment. Use no fertilizers, pesticides or herbiddes. Provide habitat value and promote biodiversity through avoidance of monoculture plantings. SS Credit 5.2 Site Development: Maximize Open Space Last Updated: 3/20/2008 Due Date: ?Y Active Ruhl- Parr /RMR/Barghausen Requirement Assuming no open space requirements. provide open space equal to 20% of the project site area. Vegetated open spaces must contribute 25% of the open space or exceed zoning by 25 %. Issue Confirm open space requirements. Resolution Strategy Consider "Seattle Green Factor calculations for 'vertical' plantings. SGF provides additional bonuses for using rainwater harvesting and /or low -water use plantings. (see credits SScr5.1 & WEcr1.1) SS Credit 6.1 Storm Water Design: Quantity Control Y ?N to Y Active Last Updated: 3/20/2008 Due Date: SS Credit 6.2 Storm Water Design: Quality Control Last Updated: 3/20/2008 Due Date: SS Credit 7.1 Heat Island Effect: Non -roof SS Credit 7.2 Heat Island Effect: Roof Last Updated: 3/20/2008 Due Date: SS Credit 8 Light Pollution Reduction Last Updated: 3/20/2008 Due Date: Barghausen Reg u remt:nt Limit disruption of natural hydrology by reducing impervious cover. increasing on -site infiltration and managing storm water runoff. issue Civil to calculate imperiousness percentage to determine credit compliance. Resolution Strategy If existing imperviousness less than or equal to 50 %implement storm water management that prevents the post - development peak discharge rate and quantify from exceeding the pre - development peak discharge rate and quality for the one- and two -year, 24 -hour design storms. If greater than 50%y implement a storm water management plan that results in a 25% decrease in the volume of storm water runoff from the two -year, 24 -hour design storm. Y Active Barghausen Requirement Capture and treat storm water runoff from 90% of average annual rainfall using BMPs. Treatment must be capable of removing 80% of total suspended solids. issur! Data must conform to accepted protocol (e.g. TARP - Technology Acceptance Reciprocity Partnership) WA State Dept of Ecology for BMP monitoring. Resolution Strategy Civil Engineer to determine feasibility. N Y Resolved Active Ruhl- Parr /RMR Requirement 75 %of roofing material to be a minimum SRI of 78 OR vegetated roof for 50% of roof area or a combination of both. Issue Resolution Strategy Architect to provide roof specification and tear sheet to show compliance. Y ?Y to Y Open Lighting Designer /AE Requirement Interior Lighting: Max candela value from interior fixtures may not exit out through the windows AND Exterior Lighting not to exceed 80% lighting power densities for exterior areas and 50% for building facades and landscape features. And exterior lighting must not produce a maximum initial illuminance greater than 0.6 hort and vert footcandles at the site boundary and 0.01 footcandles 15' beyond the site boundary. issue Will need photometric site plans, fixtures schedule, and lighting power density calculations. Resolution Strategy ArchEcology to provide LEED requirements to lighting designer so that they may provide a photometric site plan and complete the LEED online template. Water Efficienc Status. change? Open /'Active /,Resolved Responsibili WE Credit 1.1 Water Efficient Landscaping: Reduce by 50% Y Open Landscape Architect Requirement Use drought tolerant plants and high efficiency irrigation OR collected rain water to reduce potable water use for irrigation by 50 %. Last Updated: 3/20/2008 Due Date: '4jgn WE Credit 1.2 Water Efficient Landscaping: No Potable Use or No N Resolved Irrigation WE Credit 2 Innovative Wastewater Technologies N Resolved Issue Landscape Architect to confirm compliance feasibility. Resolution Strategy Provide LEED requirements to Landscape Architect. (see SScr5.1) Consider "Seattle Green Factor calculations for 'vertical' plantings. SGF provides additional bonuses for using rainwater harvesting and/or low -water use plantings. WE Credit 3 Water Use Reduction: 20% and 30 %Reduction Y, Y Active Ruhl- Parr /AE Requirement Specify low water use fixtures to reduce water use by 20% (1 point) or 30% (2 points) over Last Updated: EPACT. R: \Projects\D5A - Diamond Head Storage\DSA - Dia Hd_credit update, checklist, tasklist\DSA - SS LEED- NC2.2update 4/17/2008 2 3/20/2008 Due Date: EA Prereq 1 Last Updated: 3/20/2008 Due Date: Construction issue Reduce water use by 30% possible with dual flush toilets and ultra low flow fixtures including shower heads. ID credit awarded for 40% or more water use reduction. Resolution Strategy Once occupancy numbers are confirmed, ArchEcology to perform water efficiency calculations to determine maximum flow and flush rates for plumbing fixtures. Fundamental Commissioning of the Building Energy Y Systems EA Prereq 2 Minimum Energy Performance Last Updated: 3/20/2008 Due Date: Open DSA/CxA Regrare;rne r,t Owner to hire Commissioning Authority . issue e Bring commissioning agent on board early in design if targeting enhanced commissioning credits. Ftesolut €ott Strategy ArchEcology to provide CxA list from previous projects to Doug Swan, Owners Rep. AE to provide sample specification. Y Resolved AE t"e,3q�.tire3r2 <:nt Demonstrate that building complies with ASHRAE 90.1 - 2004. f esoluiior? $trots. =.gy EAcr1 demonstrates prerequisite compliance EA Prereq 3 Fundamental Refrigerant Management Last Updated: 1/14/2008 Due Date: EA Credit 1 Optimize Energy Performance Last Updated: 3/20/2008 Due Date: EA Credit 2 On Site Renewable Energy EA Credit 3 Enhanced Commissioning Last Updated: 3/20/2008 Due Date: Construction ...... ............................... _.. EA Credit 4 .. ............................... _._... Last Updated: 3/20/2008 Due Date: EA Credit 5 Enhanced Refrigerant Management Measurement & Verification Last Updated: 3/20/2008 Due Date: Construction EA Credit 6 Green Power Last Updated: Y Resolved Requirement Do not use CFCs in HVAC & R equipment. Issue Since CFC are not legal anymore, new equipment will use altemate refrigerants. Resolution Strategy ArchEcology to complete LEED online template. AE Y Active HVAC /Ruhl- Parr /AE Reduce building energy use by at least 14% (2 pts; 17.5% for 3 pts) above ASHRAE 90.1 -2004. iir,sue An energy model is necessary to determine baseline and design case energy use. Utility company incentives may be available. Reaolutton Slrategy ArchEcology to provide energy modeling and follow -up contact with utility company (PSE). N Resolved 7Y Open Ruhl- Parr /Cx Agent t In addition to the Fundamental Building Commissioning prerequisite, have a contract in place to implement the following additional commissioning tasks: (1) conduct a review of the design prior to the construction documents phase. (2) conduct a review of the construction docs near completion of the construction doc development and prior to issuing the contract docs for construction. (3) review the contractors submittals relative to systems being commissioned. (4: provide the owner with a single manual that contains the information required for re- commissioning building systems. (5) review building operation with O &M staff, including a plan for resolution of outstanding commissioning- related issues within one year after construction completion date. issue Cost. Resolution; Strate€, y ArchEcology to send list of CM for Doug Swan, Owner's Rep consideration. He will then get bids to decide if pursuing this credit. Re Y Active MEP /AE nsnt Select Refrigerants that minimize emissions of compounds that contribute to ozone depletion and global warming. Issue/ None. Resolution Stratctty HVAC to select qualifying equipment, provide specification and refrigerant charge to AE. ArchEcology to complete LEED online credit template. Resolution 7N Open RMR/AE Develop and implement a Measurement & Verification (M &V) Plan that shall cover no less than one year of post - construction occupancy. Provide measurement and verification equipment that will allow monitoring of performance of equipment. lss,ae Requires post - construction baseline simulation and development of the M &V Plan. Doug Swan as Owners Rep to confirm this path is requested. 7Y Active RMR ill Purchase 35% of electricity from green power source for 2 years. R1Projects\DSA - Diamond Head Storage\DSA - Dia Hd_credit update, checklist, taskllst\DSA - SS LEED- NC2.2update 4/172008 3 3/20/2008 Due Date: Construction Issue Green power available through Seattle City Light at an estimated cast of $0.015 /kilowatt -hour. Resolution Strategy Doug Swan as Owners Rep to confirm this path is requested. If yes, then determine baseline electricity use and set up 2 -year contract with green power provider (PSE). Materials esourc MR Prereq 1 Storage & Collection of Recyclables Last Updated: 3/20/2008 Due Date: MR Credit 1.1 MR Credit 1.2 Y Active Ruhl- Parr /AE Requirement Provide easily accessible area for collection and storage of recyclables - for a minimum of paper, cardboard, glass plastics and metals. Issue None. Resolution Strategy Size recycling areas appropriately and show dedicated recycling areas on drawings. Architect to forward ACAD drawings to ArchEcology to upload for LEED documentation and online credit completion. Building Reuse: Maintain 75% of Existing Walls, Floors & Roof Building Reuse: Maintain 95% of Existing Walls, Floors & Roof MR Credit 1.3 Building Reuse: Maintain 50% of Interior Non - Structural Elements N N N Resolved Resolved Resolved MR Credit 2 Construction Waste Management: Divert 50 %, 75% Y, Y Active Foushee . ............................... Requirement Divert at least 50% (1 point), 75% (2points) of construction and demolition waste from landfill. More than 95% diversion merits an ID credit. Issue Use commingled recycling facility with a minimum 75% diversion rate. Last Updated: 3/20/2008 Due Date: Resolution Strategy Contractor to develop a Construction Waste Management Plan. ArchEcology to provide sample Construction specifications. Contractor to track diversion and waste hauling reports through both demolition and construction. MR Credit 3 Materials Reuse: 5 %, 10% N Resolved MR Credit 4 Recycled Content: 10 %, 20% Y, TY Open Last Updated: Ruhl- Parr /AE/Fous hee Requirement Use products with recycled content for 10% (1 point). 20% (2 points) of the total value of buildin1 materials (based on 1/2 pre-consumer + post - consumer). Issue Based on material cost, possible to eam 2 points (20 %). Consider high recycled content gypsum 3/20/2008 wallboard, insulation, partitions, glass, steel, rebar. Due Date: Resolution Strategy Contractor to track estimated quantity and "cost savings" of back fill use of break out of tilt -up Construction walls from demolition. These numbers may be included in calculating the recycled content for this project. ArchEcology to annotate specifications with LEED requirements. AE to provide Contractor with Material Buyout Forms for subcontractors and suppliers. Completed forms to be submitted to AE for LEED online calculations. MR Credit 5 Regional Materials: 10 %, 20% Extracted, Processed & Manufactured Regionally Last Updated: 3/20/2008 Y, TY Open Ruhl- Part / AE/Foushee Requirement Use products that are extracted, processed & manufactured within 500 miles of site for 10% (1 point), 20% (2 points) of the total value of building materials. Issue Products that may meat requirement: Concrete, lumber, landscape material, sand, aggregate. gypsum. Due Date: Resulution Strategy Contractor to track estimated quantity and "cost savings" of back fill use of break out of tilt -up Construction walls from demolition. These numbers may be included in calculating the recycled content for this project. ArchEcology to annotate specifications with LEED requirements. AE to provide Contractor with Material Buyout Forms for subcontractors and suppliers. Completed forms to be submitted to AE for LEED online calculations. MR Credit 6 Rapidly Renewable Materials MR Credit 7 Certified Wood Last Updated: N Resolved TN Open Ruhl- Parr /AE/Foushee Regal' Use FSC Certified wood products for 50% of the value of wood -based products in the building. Issue Cost and availability material. Determine if wood to be specified for Building B - the RV storage 3/20/2008 (type 5B). Due Date: Construction Resolution Strategy ArchEcology to annotate specifications with LEED sections. Indoor Environmental Qua41i Status Status change? Open /?Active / Resolved . �S4aGwQ fulf�EwuF.A,�c as Responstb.hty 80 Prereq 1 Minimum IAQ performance Last Updated: Y Active HVAC Engineer Requirement Meet ventilation requirements of sections 4 -7 of ASHRAE 62.1 -2004 or show that Washington VIAQ code is more stringent. R: \Projects\DSA - Diamond Heed Storage\DSA - Dia Hd_credit update, checklist, teskllst\DSA - SS LEED- NC2.2update 4/17/2008 4 1/14/2008 Due Date: Design EQ Prereq 2 issue None. Resolution Strategy HVAC/Mechanical Engineer to complete LEED online credit template. Environmental Tobacco Smoke (ETS) Control ¥ Open Requirement No Smoking in building common areas or within 25 feet of openings. Ruhl-Parr/DSA-RMR Last Updated: 3/20/2008 Issue Due Date: Resolution Strategy Doug Swan, Owners Rep to provide documentation of signage the meet no smoking" requirements. EQ Credit 1 EQ Credit 2 Last Updated: 1/14/2008 Due Date: Outdoor Air Delivery Monitoring Increased Ventilation N Resolved Open HVAC Engineer Requirement Increase breathing zone outdoor air ventilation rates by at least 30% above ASHRAE 62 1-2004. Issue Resolution Strategy HVAC engineer to advise. EQ Credit 3.1 Construction IAQ Management Plan: During Construction ¥ Open Regimen-id-it Implement IAQ Management Plan. Last Updated: 3/20/2008 Due Date: Construction Issue Include IAQ requirements in specifications. Foushee/AE Resolution Strategy ArchEcology to provide example IAQ plan to Foushee. AE to annotate specifications with LEED requirements. EQ Credit 3.2 Construction IAQ Management Plan: Before Occupancy N 7N to N Resolved EQ Credit 4.1 Low-Emitting Materials: Adhesives & Sealants ¥ Open Ruhl-Parr/AE/Foushee ReWifement Use low-emitting adhesives and sealants for all interior uses in accordance with SCAQMD rule #1168. Issue Need to include requirements in specifications and track submittals during construction for 3/20/2008 compliance. Last Updated: Due Date: Construction Resolution Strategy ArchEcology to annotate specifications with LEED requirements. AE to review submittals. EQ Credit 4.2 Low-Emitting Materials: Paints & Coatings ¥ Open Ruhl-Parr/AE/Foushee Requirement Use low-emitting paints and coatings for alt interior uses in accordance with Green Seal Standard GC-03. GC-11 and SCAQMD Rule #1113. issue Need to include requirements in specifications and track submittals during construction for compliance. Resolution Strategy ArchEcology to annotate specifications with LEED requirements. AE to review submittals. Last Updated: 3/20/2008 Due Date: Construction EQ Credit 4.3 Low-Emitting Materials: Carpet Systems ¥ Open Ruhl-Parr/AE/Foushee Requirement Specify low-emitting carpet systems. Carpet to meet CRI Green Label Plus, Carpet pad to meet CRI Green Label and carpet adhesive to meet VOC limit of 50g/L. Issue Carpet may be used in office areas. Need to include requirements in specifications and track 3/20/2008 submittals during construction for compliance. Last Updated: Due Date: Construction Resolution Strategy ArchEcology to annotate specifications with LEED requirements. AE to review submittals. Low-Emitting Materials: Composite Wood & Agrifiber EQ Credit 4.4 ?Y Open Products Last Updated: 3/20/2008 Ruhl-Parr/AE/Foushee Requirement Specify composite wood and agri-fiber products with no added urea-forrnaldehyde resins. Issue Need to include requirements in specifications and track submittals during construction for compliance. Due Date: Resolution Strategy ArchEcology to annotate specifications with LEED requirements. AE to review submittals. Construction Specify exterior grade OSB, plywood OR formaldehyde free products. EQ Credit 5 Indoor Chemical & Pollutant Source Control EQ Credit 6.1 Controllability of Systems: Lighting Last Updated: 3/20/2008 Due Date: N Resolved Open Electrical/Ruhl-Parr/AE Requirement 1) Provide individual lighting control for 90% of building occupants AND 2) for multi-occupant spaces, provide controllability of lighting to enable adjustment that meets group needs/ preferences. Issue None - occupancy sensors to be installed. Resolution Strategy ArchEcology will need electrical drawings documenting occupancy sensors for LEED online documentation. R: \Projects \DSA - Diamond Head StorageZSA - Dia lid_credit update, checklist, tasklistOSA - SS LEED-NC2.2update 4/17/2008 5 • 0 EQ Credit 6.2 Controllability of Systems: Thermal Comfort N Resolved EQ Credit 7.1 Thermal Comfort: Design N Resolved EQ Credit 7.2 Thermal Comfort: Verification N Resolved EQ Credit 8.1 Daylight & Views: Daylight 75% of Spaces Y Open Ruhl- Parr /ArchEcology Requirement Achieve daylight for a minimum of 75% of all regularly occupied areas. Last Updated: 3/20/2008 Issue Will need glass spedtication. Due Date: ACAD drawings to AE. EQ Credit 8.2 Daylight & Views; Views for 90% of Spaces Y Requirement Provide a direct line of sight to outdoor environments for 90% of building occupants. Resolution Strategy ArchEcology to provide daylight calculations for the retail /office areas. Architect to provide Last Updated: 3/20/2008 Due Date: es:ly Open Ruhl- Parr /ArchEcology Issue None. Resolution Strategy ArchEcology to provide view calculations for the retail /office areas. Architect to provide ACAD drawings to AE. ID Credit 1.1 Last Updated: 1/14/2008 Due Date: ID Credit 1.2 Innovation in Design: Exemplary Performance - 40% Water Use Reduction Requirement Exceed water efficiency requirement by 40 %. Y Open RMR/Ruhl- Parr /AE Issue Should be achievable, but won't know until fixture specs are confirmed and ArchEcology runs water use calculations. Resolution Strategy Architect to provide fixture submittal; see WEcr3.1 & 3.2. Last Updated: 1/14/2008 Due Date: Innovation In Design: Public Education Y Open RMR/AE Requirement Provide a public education strategy by doing 2 of the 3 following: 1) Public tours of the facility highlighting green features; 2) Written brochure; and /or, 3) Permanent signage that highlights green features and benefits. issue Owner commitment to compliance. Resolution Strategy ArchEcology may provide sample documents. ID Credit 1.3 Innovation in Design: Integrated Pest Management Y Open RMR Requirement Develop, implement and maintain an Integrated Pest Management plan defined as managing indoor /outdoor pests in a way that protect human health and the surrounding environment; and, that improves economic returns through the most effective, least risk option. Last Updated: 1/14/2008 Due Date: Issue Owner commitment to compliance. Resolution Strategy ArchEcology may provide sample documents. ID Credit 1.4 Innovation In Design: Green Cleaning Y Open RMR Last Updated: 1/14/2008 Due Date: E3 +.sigt< Requirement Develop, implement and maintain a green cleaning program to reduce exposure of building occupants and maintenance personnel to potentially hazardous chemical contaminants that adversely impact air quality, occupant well- being, and the environment. Issue Owner commitment to compliance. Resolution Strategy ArchEcology may provide sample documents. ID Credit 2 LEED Accredited Professional Y Resolved ArchEcology Last Updated: 1/14/2008 Due Date: Construction Requirement LEED Accredited Professional on design team. Issue None Resolution Strategy ArchEcology will provide LEED AP t o tits O.1 ... ;811Yer r >f:{: • nr ∎ n. R: /ProjectslDSA - Diamond Head Storage\DSA - DM Hd credit update. checklist, tasklist/DSA - SS LEED- NC2.2update 4/172008 6 io • 6' -1 " 20'-0 " 13' -51 /2" Manufacture & install 2 new sets of channel letter sets and channel logos on exposed raceways. Logo box- to be aluminum cabinet like enclosure painted dark metallic silver on the retums to match Mp18154 (verify color). Face on trim to have applied opaque digital print to look like polished stainless. Face to be lexan with applied trans. digital vinyl print with graphic image as shown. Illuminate intemally with 6500 white neon. "Diamond Head" and "Self Storage" copy to be trimcap channel letters. Faces to be white plex with applied trans. digital print to look like polished stainless. Trimcap to be 1" silver. Retums to be 5 % "aluminum painted dark silver metallic to match Mp18154 (verify color). Illuminate letters with 6500 white neon as required. Raceway enclosures to be metal painted to match building fascia (verify color). Displays to be mounted on North & West elevations as shown. • t ✓fO MAY 2 22008 PERMIT cENTER Total Square Feet -121.6 Sample Sign display from another location - photo not' KittE!VED MAY 2 2 2008 COMMUNITY DEVELOPMENT New Image' creative sign & theme 19411 66th Ave S. Kent, WA 98032 voice 253.395.5600 fax 253.395.3332 Info @newimagecreative.com DESIGN INFORMATION Diamond Head Self Storage PROJECT ADDRESS Tukwila,, WA CITY. STATE, ZIP Mike Geglia SALES PERSON Doug Dosmann DESIGNER 05 -21 -08 _ SHEET ISSUE DATE REVISIONS A 00.00.00 O 00.00.00 0' 00.00.00 O 00.00.00 O 00.00.00 O 00.00.00 S/f ilium. wall mount displays This design is property of New Image Inc. of Kent, WA. It Is not to be reproduced or displayed In any fashion without written consent of New Image Inc. This concept Is copywrlte protected under law. 02008 NEW IMAGE ALL RIGHTS RESERVED This rendering Is only an artists depiction of the finished display. Various aspects of this design, Including colors and/or finishes, mayy vas prid to the completed ry from thidisplay. nte design SHEET 1 OF 3 Proposed WALL SIGN #1 121.6 sq. ft. Proposed WALL SIGN #2 121.6 sq. ft. ( ..O INDUSTRY DRIVE LANDSCAPE OUTDOOR - A11E11T1 ARE 7 i- .L 7 VESTIBULE w ASTI STORAGE .1.10150 AdIFLRSA 750.11E 5F 7005 01.0055 AREA ra• C^ ,POTENTIAL TRUCK LOADING W -0 75 OFFICEINETAR 1005F __J COVERED PARKING 7-5 LOAORIG STABS 17 LARGE PARKING STALLS - - -� TRASN ENCLOSURE psi G,4 EDGE OF PAVEMENT 1STORY RV STORAGE IE.11A 5F eSITE KAN Site Plan NTS 3 '74V n `i 4 C Zoo® ' RECEIVED MAY 2 2 2008 COMMUNITY DEVELOPMENT New Imager I,esign& theme 19411 66th Ave S. Kent, WA 98032 voice 253.395.5600 fax 253.395.3332 info@newimagecreative.com DESIGN INFORMATION Diamond He_ ad Self Storage PROJECT ADDRESS Tukwila, WA _ _ CITY. STATE, ZIP Mike Geglia SALES PERSON Doug Dosmann DESIGNER 05 -21 -08 SHEET SSUE DATE REVISIONS A 00.00.00 0 00.00.00 A 00.00.00 0' 00.00.00 A 00.00.00 0° 00.00.00 S/f ilium. wall mount displays This design. Is property of New Image Inc. of Kent, WA. It :15 not to be reproduced or displayed In any fashion without written consent of New Image Inc. This concept Is copywrite protected under law. 02005 NEW IMAGE ALL RIGHTS RESERVED This rendering Is only an artists depiction of the finished display. Various aspects of this design, Including colors and/or finishes, may vary from this printed design to the completed display. SHEET 2 OF 3 Proposed Wall Sign #1 20' -0 " Ruud im Partial North Elevation - Scale 1/16" =1' -0" Proposed Wall Sign #2 Partial West Elevation - Scale 1/16" =1'-0" I6inland EMTIF New mage- & 19411 66th Ave S. Kent, WA 98032 voice 253.395.5600 fax 253.395.3332 info@newimagecreative.com DESIGN INFORMATION Diamond Head Self Storage PROJECT ADDRESS Tukwila WA CITY. STATE, ZIP Mike Geglia SALES PERSON Doug_Dosmann DESIGNER 05 -21 -08 SHEET ISSUE DATE REVISIONS A 00.00.00 A 00.00.00 A 00.00.00 A 00.00.00 A 00.00.00 A 00.00.00 S/f ilium. wall mount displays This design Is property of New Image Inc. of Kent, WA. It Is not to be reproduced or displayed In any fashion without written consent of New Image Inc. This concept is copywrlte protected under law. 02008 NEW IMAGE ALL RIGHTS RESERVED This rendering is only an artists depiction of the finished display. Various aspects of this design, Including colors and/or finishes, may vary from this printed design to the completed display. SHEET 3 OF 3 fa CO al N cs Dal ill CNI 20 Eta y • ui a d 0 co 06 1 1 0 c 10 a e RECEIVED L L z TTJiamoni7ieadStoraje1 Tukwila WA Job no: 07-115 Date: 05/22/08 3 —South Aerial RECEIVED MAY 2 2 2008 COMMUNITY DEVELOPMENT Ruhl -Parr & Associates, P.S. Architects - Planners AVelodrelCompany 12600 S.E. 38th Street Suite 130 ArahitectsCRuhl— Parr.com Be0ewe. WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax DiarnonilicaiStoraje, Tukiv6 1021 4— West Perspective Job no: 07-115 Date: 05122108 RECEIVED MAY 22 mu Ruhl-Parr & Associates, P.S. Architects - Planners A Velodrel Company 12600 S.E. 38th Street Suite 130 ArehlteeteGRuhl—Parr.com Bellew% WA 98006-1399 (425) 644-4000 (425) 643-4115 Fax it Si MOWN sursonemomma L - ,maimimmon.14 • (Dian/mil-km(' Storaje, Tukwila TM 5— NW Perspective Job no: 07-115 Date: 05/22/08 RECEIVED MAY 22 2008 COMMUNITY DEVELOPMENT Ru hi-Parr & Associates, P.S. Architects - Planners A VelociTel Company 12600 SL 38th Street Suite 130 Arehltecte0Ruhl—Parr.com Bellevue, WA 98006-1399 (425) 644-4000 (425) 643-4115 Fax Land Use: 151 Nlin.i- WarehouSe Description RECEIVED MAY 2 2 2008 COMMUNITY DEVELOPMENT Mini- warehouses are buildings In which a number of storage units or vaults are rented for the storage of goods. They are typically referred to as 'self- storage" facilities. Each unit Is physically separated from other units, and access is usually provided through an overhead door or other common access point. Additional Data Truck trips abcouitted for 2 to 15 percent of the weekday traffic at the sites surveyed. Vehicle occupancy ranged from 1.2 to 1.9 persons per automobile on an average weekday. Peak hours of the generator-- - The weekday p.m. peak hour was between 1:00 p.m. and 5:00 p.m. The Saturday peak hour was between 12:00 noon and 1:00 p.m. The Sunday peak hour was between 1:00 p.m. and 4:00 p.m. The sites were surveyed from 1979 to 2002 In California, Colorado and New Jersey. Source Numbers 113, 212, 403, 551, 568 Trip Generation, 7th Edition 217 Institute of Transportation Engineers • •• Land Use: 151 Mini-Warehouse Land Use Description Mlnl- warehouses are buildings In which a number of units or vaults are rented for the storage of goods. Mini- warehouses are typically referred to as "self- storage” facilities. Each unit is physically separated from other units and access is usually provided through an overhead door or other common access point. Database Description Saturday parking demand was only provided for one site. The site was 172,300 sq. ft. GFA and the peak parking demand ratios were 0.06 vehicles per 1,000 sq. ft. GFA and 0.77 for vehicles per.100 storage units. The peak period of demand occurred between 4:00 and 5:00 p.m. The following table presents a time -of -day distribution of parking demand for three study sites. J Y.1W:61: ti Y l it _ ,� �Y ��.�:��'. r4 {fir �J�Y M #. 1 ! °'! r 2 fA Jf 1�l iY 1SY �?` Y •. , {l, i jti�( y4 U.Z. , • �r 1-��3 -�. ? t .rt ,�_. ,. r �. -i. st:.o .P' -'e, P.tl•o " � ,er'�fDad °..�,r „: s 12:00 -4:00 a.m. .ri - 0 5:00 a.m. - 0 6:00 a.m. - 0 7:00 a.m. 31 3 8:00 a.m. 24 3 9:00 a.m. 59 3 10:00 a.m. 91 3 11:00 a.m. 100 3 12:00 p.m. 55 45 3 3 1:00 p.m. 2:00 p.m. 46 3 3 :00 p.m. 40 2 4:00 p.m. 88 1 5:00 p.m. 27 1 6:00 p.m. 35 1 7:00 p.m. 27 1 8 :00 p.m. - 0 9:00 p.m. - 0 10:00 p.m. - 0 11:00 p.m. - 0 * Subset of database Study Sites/Years Canada: Burnaby, BC (1991); Coquitlam, BC (1991); Richmond, BC (1991) United States: Santa Barbara, CA (1998) Institute of T ansportation.Engrneere 42 Parking Generation, 3rd Edition ' Land Use: 151 Mini- Warehouse Average Peak Period Parking Demand vs: 1,000 sq. ft. GFA On a: Weekday �inqt'.A ��tij ; : : I, 5 t. -O Peak Period d •�1� r-: ,. ,1 d l F}� , ;7 t �as.; .: 4 10:00 a.m. -12:00 p.m.; 4:00 -5 :00 p.m. 5 Number of Study Sites Average Size of Study Sites 70,000 s•. ft. GFA Average Peak Period Parking Demand 0.16 vehicles per 1,000 sq_ft. GFA 0.07 Standard Deviation Coefficient of Variation 46% Range 0.09 -0.27 vehicles per 1,000 sq. ft. GFA 0.20 vehicles per 1,000 sq. ft. GFA 85th Percentile 33rd Percentile 0.13 vehicles per 1,000 sq. ft. GFA P = Parked Vehicles 30 25 20 15- 10 5- 0- 0 Weekday Peak Period Parking Demand r r P = 0.07x + 4 R� = 0.88 50 100 150 x = 1,000 sq. ft. GFA 200 • Actual Data Points Institute of Transportation Engineers Fitted Curve - - - - Average Rate Parking Generation, 3rd Edition Lah.d-Use: 151 Mini.Warehouse Average Peak Period Parking Demand vs: 100 Storage Units On a: Weekday ''....f!..,..'"-',','::... • .-, ,-,: .i. ,,,, . .:,-:' : . f : ;.- :,,...`• Peak Period ..,: ,.:'‘="-..:- 4, - ' .Lu 10:00 a.m.-12:00 p.m.;-4;00-5:00 p.m. 5 Number of Sy:1 Sites Average Size of Study Sites 660 storage units Average Peak Period Parking Demand 1.39 vehicles per 100 storage units 0.37 Standard Deviation Coefficient of Variation 27% 1:2_arlge 1.05-1.96 vehicles per 100 storage units 85th Percentile 1.72 vehicles per 100 storage units 33rd Percentile 1.18 vehicles per 100 storage units ow 25 c.) 20 > 15 .2 1 0 a. 5 EL 0 Weekday Peak Period Parking Demand 0 -- 00' P = 0.89x + 2.5 5 10 x = 100 Storage Units 15 • Actual Data Points Institute of.1 anspb1iiltion Engineers — Fitted Curve - - - Average Rate ■masommisra* . . 1"P4110Piitif1/0101.. gaftilin 6. • Rebecca Fox City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Department of Community Development Re: Green Building Features of Diamond Head Storage Rebecca, RECEtD MAY 22 2008 COMMUNITY DEVELOPMENT MAY 22 2008 ArchEcolo gYn. The Diamond Head Storage team has approached the design of the project with green building goals at the heart of the concept. From the site design to energy and water conservation to the indoor environment for the employees the building incorporates a holistic approach to their sustainable design goals. Some of the top priorities for the project include: Water conservation: The project will implement several strategies to achieve a significant reduction in water use. For the building landscape,the design will include only drought tolerant and native vegetation which require substantially less water. The irrigation system will be a high efficiency drip system. For building water use, commercial dual flush valve toilets, 1/8 GPF urinals and 0.5 gpm lavatory faucets with auto - sensors will be used. We expect this to reduce overall water use of the building by more than 40 %. The significant decrease in building water use will also result in an equal reduction of wastewater requiring treatment therby reducing demand on municipal infrastructure. Stormwater management: The site is 100% pervious now and the design will meet the requirements of the King County Surface Water Design Manual including BMPs for reducing stormwater runoff. The new development will include pervious surfaces to allow for infiltration. The civil engineer is studying the possibility of water quality swales to collect run off from the parking areas and filter pollutants. The project will include green roofs to maximize the reduction in roof runoff within the project budget. Efficient Material Use: The project is specifying a high percentage of recycled- content building materials, including steel, drywall, insulation, carpet and carpet padding. A high percentage of the materials used in the building will be manufactured and harvested within 500 miles of the project site. Construction and Demolition Waste: The project will implement a waste management plan with a minimum requirement of 75% of construction and demolition waste to be diverted from landfills, and a goal of 95 %. This will be achieved through the development of a construction waste management plan prior to construction identifying all materials and processing locations for recycling or salvage. 1808 Bellevue Avenue, Suite 202 Seattle WA 98122 206 860 -2904 1 • , 206 381 -0692 ' • i'. archecology.com 5/22/2008 Page 2 Energy and Emissions: The energy use of the building will be reduced by approximately 15% from the 2006 Washington State Energy Code. This will be done by reducing lighting power density, providing occupancy sensors throughout the building and daylight in regularly occupied areas. Energy efficienct HVAC equipment will also be provided. Preferred parking will be provided for those with low emitting and fuel efficient vehicles. Sincerely Nan •y Hender • n, LEED AP Managing Pa ner, ArchEcology, LLC • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director May 19, 2008 Steve Bosetti Ruhl -Parr & Associates, P.S. 12600 S.E, 38th Street, Suite 130 Bellevue, WA 98006 -1399 Re: Security - related Comments and additional design comments—L08-006- Diamond Head Storage Dear Steve: After a review of site and landscape plans, Gerry Myklebust, Tukwila Crime Prevention Officer, had the following comments: 1) RV Building security a. A fence on the east and west sides, and along the south property line is desirable to secure the long "corridor." b. RV garage lighting should be at least .5 one foot - candle. c. The narrow corridor area between the garage building and the property line should be visible from the street. Landscaping should be either shorter than three feet, or with branches that start higher than seven feet. d. Breaking the one long building into two separate buildings could provide an unintended access into the long "corridor" area. e. From your earlier drawing, it appeared that there would be two doors onto Andover Park East. Use low plantings that do not block these doors. 2) Along Andover Park East: a. Provide a solid wall to prevent people from entering the building via the sprinkler room. b. Choose landscaping so that exit from the stairwell /fire exit is not impeded 3) Entryways: a. Provide low ground cover at the entryways to ensure visibility. Do not screen the entries with large landscaping b. Provide at least five foot - candle illumination at the entrances when the building is available for use Rf 1 05/29/2008 C: \temo\XPGroWise \Diamond Head -- PoliceSecuritv-- 5.19.08.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • ct}'�f &ha r erton , Mayor c. 'a�'ro a candle illumination in the loadin�'a�'i Dept 'ta,LeBatOgiik2Mlable for use. Jack Pace, Director Amenity areas: a. Ensure that the amenity areas are visible from the street and entries. Use lighting, low plantings and shade trees to ensure that the area does not provide a hiding place. RV Building: Given comment 1.e, it would probably be best to retain the long RV building, rather than dividing it into two separate structures. In order to reduce the massive appearance, consider providing design interest for the western portion of the building that is easily visible from Andover Park West. Consider such ideas as making the western edge of the building taller. Consider a parapet or similar with features to reflect the design of the main building. Storage Building: Continue to consider additional articulation to address the building mass, not just through color, but also with varied materials, base, and the roofline. At present, there is only a six -foot height difference between the top of the two triangular roof features and the cornice. Is this sufficient roof articulation for this large building? If you have further questions, please contact me at 206 -431 -3683 or via email at rfoxQci.tukwila.wa.us Sincerely, Rebecca Fox Senior Planner Rf 2 05/29/2008 C \temo\XPGrDWise \Diamond Head-- PoliceSecurity - -5 19 08 dnc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Rebecca Fox - Diamond Head Storage Page 1 of 1 KEIr v msp NIMS:W FSMYRO 9R.sraMESSIta. olS,Ya . :a•..r+oaara. veastu staff: S.[, ea.R•:•.L • .45111Waer.ffier .15 .11iiiaLCIMPOLSMOSIM From: Rebecca Fox To: Steve Bosetti Date: 05/15/2008 3:04 PM Subject: Diamond Head Storage Steve, After meeting with you, I discussed your design with colleagues who have recent experience with the Board of Architectural review, and who have a better sense of the issues that are especially important to the BAR. Here are their thoughts: 1) First level windows: If at all possible, provide windows on the lower level. If windows are not provided, provide a clear justification for this, in addition to security. 2) Activate the first level: How will you "activate" the first level, especially if windows are not provided? Consider use of color banding, and /or varied materials besides concrete, pattern. 3) Create a more interesting roofline: Consider ways to make a more interesting roofline. Consider making the entry towers taller to make them into a more prominent vertical feature. Consider using the upper 25% of the building wall rather than just the cornice piece to provide more interest and height articulation. 4) Break up vertical mass. Provide added articulation through color or varied materials. Emphasize a distinct base and roof. 5) Window treatment: Provide detail on how the windows will fit into the walls (i.e. mullions? concrete panel surround? other ?) As discussed, I will fax some concepts from Tukwila's draft plan, as well as from another jurisdiction, to provide a few examples to consider. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox @ci.tukwila.wa.us file: / /C : \temp\XPGrpW ise \482C5104tuk- mail63 00 -po 100134633 51161 FE 1 \GW } 00001.... 05/20/2008 • City of Tu r$k` Z+i Jim Haggerton, Mayor Department of Community/ Dew,' ,s pment Jack Pace, Director May 15, 2008 Steve Bosetti Ruhl -Parr and Associates 12600 S.E. 38th St., Suite 130 Bellevue, WA 98006 -1399 Re: Diamond Head Storage Dear Steve: Enclosed are some design concepts from the Draft Tukwila Urban Center Plan, and from another jurisdiction. I faxed this to you on Thursday afternoon, but wanted to be sure that you received it. I will provide Police Department comments regarding the space behind the RV parking area as soon as possible next week. Sincerely, Rebecca Fox Senior Planner Enc. Rf 1 05/15/2008 Q: \Diamond Head Storaae 108- 008 \Desianauidance-- 5.15.08.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 2 Design Guidelines • Porches and porticos to shelter entrances. • Covered outdoor spaces to provide connection with land in inclement weather. • Useofrailings and balconies again provide utilitarian opportu- nity for craftsmanship and decoration. • if 01. • Large window openings that let in natural light. • Oversize window spans to take advantage of views. • Clerestories to provide additional light into storefronts. • Ornamental forms to provide utilitarian opportunity forcrafts- manship and decoration. i • ;L' - �4r1 1, • • Sloped roofs to provide shelter from the rain. • Shed and shallowly pitched roofs to reflect shed forms of the region's mills and industry. • Expressive roof profiles at public and residential structures, using cables, dormers and towers. • Overhanging eaves, with visible brackets and corbels, reveal the roof structure. • Structural expression of supports and beams to reflect utilitar- ian construction. 7 • Rustic and natural materials like masonry and local woods. like cedar and fin • Functional materials relating to the region's industrial history. like concrete, brick, and metal. • Ornamental finishes, used for decoration and detailing, can be wide - ranging. • Warm rich colors that reflect and complement the wood- lands, water and open sky of the region. • OV !Defined budding bays to break up length of building • Flat roofs ornamented = Architectural elements to with structural expression ./ create vertical appearance • , — Less transparent ;' only at upper stories Pedestrian scaled building facade Canopies and overhangs to shelter pedestrians -.designed Bui ldi ng n the Tukwila Urban Center should be designed to provide for lively storefront activity at the ground level, with residential or other non - retail uses above. They should contribute to the envisioned pedestrian oriented nature of their district, and provide articulated frontages, with doors, windows and articulated detailing on all sides of the building. Architecture should reflect the architectural heritage of the Pacific Northwest, and incorpo- rate the following principles specific to this building type: • Massing - Buildings should4have a vertical massing and orientation, expressed through upright building bays; window proportions that are taller than they are wide; vertical architectural elements like columns. pilasters and piers; or a shift in material, from heavier at the building base to lighter at its top. • Building Increment - Facades should be architecturally subdivided into horizontal increments of forty to sixty feet maximum in length, delineated by protruding building bays and volumes, vertical architectural NIP Grand entrance feature identified by massing and detailing r elements, or changes in the building wall plane. Building Base - Buildings should incorporate a clearly defined pedestrian scaled building base marked by a ground level arcade or cornice, or horizontal detailing such as clerestory windows, an awning or belt course. • Entrances - The main entrance to storefronts and buildings shall be located at the primary street facade. Entrances to upper story uses should encompass their • • Transparent facade at ground floor own portion of the facade, providing a grand arrival treatment that is clearly distinguishable in form & location from retail entrances. Sheltering Elements - Covered entrances and outdoor spaces. using awnings, arcades, canopies and over- hangs, arc encouraged to shelter pedestrians along the sidewalk. Storefronts - Storefront windows should encompass a majority of the ground floor facade arca. Windows for residences or other semi - private uses at upper stories �� may encompass a smaller proportion of facade area . • Windows - Window frames should be recessed and detailed with architectural elements such as headers, sills, molded surrounds, and/or lintels. Where windows arc divided into smaller panes, true mullions should be used. • Roofs - Flat roofs should be ornamented with architec- tural detailing, using detailed cornice lines, parapets or projecting supports that express its construction. ? \4' Shallow pitched roofs are also acceptable. L Mixed Use Building Examples that illustrate ken principles ofBuilding Composition and Architectural Character 1 c u u • 2. BUILDING HEIGHT ARTICULATION The objective of this section is to ensure that all new or renovated downtown buildings have a well- formed "base" and a "top." A building base should give form and definition to the pedestrian-scale public room of its adjacent downtown street spaces, and also be well composed as part of the overall building height and massing. A building's top or cap should contribute incrementally to an attractive skyline and overall massing of the downtown district, whether seen immediately looking up from the street below, or at a distance from anothe part of the city. The requirements that follow outline minimal measures to articulate the ver composition of facades. Required locations of articulations are noted, along reference to recommended types of articulations. The Architectural Stan d Guidelines outlined in Section 2.5.4. "Architectural Elements" and tectural Styles" shall also apply to create well- integrated and at archite SECTION i ELEVATION Building Height Streetwall Eove Line Streetwoll Top Articulation Range ith ards .5.6. ctive on Stan z w i 0 a) _Streetwall Base: A substantial horizontal articulation of the streetwall shall be app) at the top of the first floor or second floor. The resulting one- or two- story height portion of the streetwall shall form a horizontal "base" of the facade that strongly defines and supports the pedestrian-scale space of the downtown street, and is well - integrated into the architectural composition of the overall facade. Section 5) Height Articulation Element Guidelines, lists recommended types of substantial horizontal articulations; other types of articulations may also be used or combined to achieve the previously mentioned goals. A building base should give form and definition to the pedestrian-scale public room of its adjacent downtown street spaces, and also be well composed as part of the overall building height and massing. Street 1) STREETWALL HEIGHT ARTICULATION Streetwall Base Articulation Range Height a "`i .<::43.. 7. t �' r '7 i _._ a:.' '41:::-...: u'c:ri .3s `<-- ' = _.:.r -6-r- €:.t- c: - _,? e.: � . _ < • : h .,� .. 2 ;k'".�'� irFP - Resulting rmAte Top otion Locatio�� Resulting - - C4•,: .'� 'il. .e';'.Y...£: :{.:. - �: ie:e.. -.w F�a= �'a�•T - _ .`4.; r� _..,, ! '. %u.`� 5.x+ -v'ak ..y :.; � 1 ` •d'e' w' •+ �?.,,.0 $?.. -- .,. T - :-.- 4-• '' N 4. w -- i .. ,.f x£.., =, 4W r sa,'7ti . Y , • i 1b `.t'' ,,st ?- .irk xNyY' ...- , Yx,ss' �*- .,"`Wt 5 ..."_+..rI '�• ...,4, y 5 ".�-, h4fi Permitted Base Articulation Locations b) Streetwall Top: A substantial horizontal articulation of the streetwall shall be applied at the top of any floor occurring entirely within the uppermost 25% of the total height of the streetwall. The resulting uppermost one- or two - story height portion of the streetwall shall form a horizontal "cap" of the facade that provides an attractive skyline and top completion of the facade composition. This "cap" shall be integrated with any sloping roof volume (if used) that occurs above the eave line. Section 5) Height Articulation Element Guidelines, lists recommended types of substantial horizontal articulations; other types of articulations may also be used or combined to achieve the previously mentioned goals. A building's top or cap should contribute incrementally to an attractive skyline and overall massing of the downtown district, whether seen immediately looking up from the street below, or at a distance from another part of the city. 1 Building Height Street Streetvvall Top n - Articulation Range • ____ Building Height Streetwall Base Articulation Range 1 STREETWALL HEIGHT ARTICULATION - WITH TOWERWALL Resulting Permitted Top Articulation Locations Resulting Permitted Base Articulation Locations • Cizy of Tukwi Jim Haggerton, Mayor Department of Community Development Jack Pace, Director April 15, 2008 Steve Bosetti Ruhl -Parr & Associates, P.S. 12600 S.E. 38th St., Suite 130 Bellevue, WA 98006 -1399 Re: First Comment Letter –515 Industry Drive L08- 006 — Diamond Head Storage — Public Hearing Design Review E08- 002 — Diamond Head Storage —SEPA The City of Tukwila has completed a staff review of the above public hearing design review application, which was deemed complete on March 11, 2008. Comments from each department are listed separately below. Please direct any questions related to this letter, the design review process and your resubmittal directly to the Rebecca Fox, project planner. Department of Community Development — Planning Division The main storage building is very massive in scale. It large presence should be mitigated through the use of architectural details, especially additional windows. The windows currently are disproportionately small for the size and scale of the building. Provide improved transparency for the building by enlarging the window size and increasing their number. Differentiate between first floor and upper floors by means of additional windows, color, texture, banding. The garage structure is very long and unarticulated. Break its mass and add interest through additional detail such as color, material, texture, modulation. Consider shortening or reorienting the building. Specific comments follow below: File E08- 002 - -SEPA: 14. Transportation b, Provide the location of the nearest transit stop. 14. Transportation f. Submit trip generation information from similar facilities. When would peak volumes occur? File L08- 006 — Desiqn Review: Site Plan 1. The one -story RV garage is long, and is lacking in architectural features. Consider breaking the garage building mass into two separate buildings or reorient it somewhat to the east. See Public Works comments regarding site circulation issues. Rf 6 Q: \Diamond Head Storage L08- 008 \Diamond Head — comments 4.15.08.doc 04/15/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • 2. We are concerned over the safety of the long, narrow space that has been created between the wall of the RV garage, and the adjoining property line. Provide some way to address this issue, such as a decorative, functional fence to restrict entry to this space or reorienting the building. 3. Provide details of the "potential loading" area on east side of the main storage building. 4. Provide driveway details within civil plans, showing how pedestrians will be accommodated within crossing areas. 5. Provide a pedestrian walkway for each property frontage, connecting the public sidewalk to the buildings. 6. Break up south parking with a landscape island (See below). 7. Explain how the "alternate fuel vehicle preferred parking" will function. How will it be determined and enforced? 8. Provide handicapped parking spaces at the east entrance. 9. Per TMC 18.56.050, Figure 18.7, provide at a minimum of two bicycle parking spaces. 10. Provide measurements of all parking places. 11. 33 parking spaces are shown in the lot. Per TMC 18.56.050, Figure 18.7, at least 68 parking spaces are required for warehousing uses. This figure is based on your calculations of 136, 343 square feet of storage area and Tukwila's standard a requirement of 1 stall for every 2, 000 square feet of usable floor area for warehouse space. Tukwila has no specific requirement is for self - storage facilities. If the total building area of 202, 530 square feet were used, additional spaces would be needed. 12.. Per #11 above, provide a parking study based on three similar uses in the general market area that documents why fewer parking than 68 spaces should be provided. Building Design 1. Provide a model of the storage building and RV garage buildings. If possible, include neighboring buildings to enable staff to assess the scale and appearance of Diamond Head storage building in relation to existing structures. 2. The building's scale is very large in relation to neighboring buildings. Additional design features and windows are needed to address the building's bulk. Rf 6 04/15/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head -- comments 4.15.08.doc • • 3. Provide design treatments to break the expanse of blank wall on the south, north and east elevations, as well as along the RV parking building. No more than 100' of blank wall shall be visible from the street, parking area or public space. 4. Incorporate two or more of the following to break up blank walls including a) architectural treatments such as recesses, windows, seating, recessed secondary entrances, belt courses, and /or changes in materials and textures; 2) landscaping treatments that cover 50% of the wall area within three years of planting; c) artwork. 5. Differentiate between the first floor and upper floors of the main storage building by means of windows, colors, textures, etc. 6. Enlarge the windows to be more appropriate in scale with the building mass. Provide additional windows, using as much transparent window area as possible on all floors. 7. Transparent window area with clear glass should be maximized on the exterior wall surface of the first story along each abutting street (50% of exterior wall area covered in windows between the height of 2' and 7' is the objective.) To qualify as transparent, windows shall not be darkly tinted. No reflective surfaces shall be permitted on street level exterior facades. You are encouraged to include additional window treatments such as the spandrel panel that you have provided near the west and north elevations near the entrance. 8. If it is not possible to make all the windows "actual" windows due to operating concerns, some well- designed "false" windows could be used to break the building mass. See attached photos of Tukwila Storage at 5950 Southcenter Boulevard for a possible approach. All windows, false or not, should be consistent in style and finish with the design of the building. Transparent glass is preferred. 9. In general, too much reliance is placed on green walls /trellises as a way to provide design interest for the buildings. If the vines fail to grow, the four -story wall would be left blank or with a partially - filled grid. Reduce the number of trellises, and substitute windows (preferred) or other features. 10. At 294 feet, the one -story RV garage is long and massive. Add more detail and interest to the structure. Break up the long line of the building with modulation, color, texture, different height roofs. As discussed in Site Plan #1 above, consider reorienting the building or perhaps making two structures. 11. Provide additional detail (color, texture, windows) on the western side of the RV building. Green walls /trellises as shown are not sufficient to provide design interest. Rf 6 04/15/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head — comments 4.15.08.doc • • 12. Provide colored elevations of the RV garage building. 13. It appears that all mechanical equipment is completely contained inside both the main building and the RV storage building. Is this the case? Landscaping 1. Use permeable concrete for recreation /picnic area. 2. If possible, use recycled, crushed building materials from the demolished building for pathways in landscape area 3. Provide calculations showing the dimensions of all interior parking lot landscaping, to demonstrate how this landscaping meets the code requirements of TMC 18.52.035.3 and TMC 18.52.035.4. An additional landscape island is required to meet the standard on the south side. 4. Per TMC 18.52.035.4.e., a minimum of one evergreen or deciduous tree is required per landscape island. 5. As mentioned above, we have concerns over the extensive use of trellises /green walls to soften the building by climbing four stories and filling in a grid. Are the conditions right for the clematis to flourish (i.e. cool roots and sunny above ?) If not, suggest different vines. Miscellaneous 1. Provide additional details of the trash /recycling enclosure (materials, color). Trash enclosures shall feature the same materials and colors as the building per TMC 18.52.090. 2. Trash enclosures shall be screened with evergreen plant materials and /or fences or masonry walls per TMC 18.52.040.D. 3. Equal space shall be provided for recycling and garbage collection /disposal. Provide calculations to show how much solid waste and recycling storage is provided. 4. Demonstrate how sufficient recycling and garbage space is provided to serve 202, 530 total square feet of building area per TMC 18,52,080.. 5. Provide details and show colors of the wall signs. Give details of the sign's lighting. 6. Show scaled signs on the appropriate locations on the building walls on site plans and in colored elevations and renderings 7. In keeping with your previously- stated interest in sustainable construction, we encourage you to recycle and /or reuse the asphalt from the parking lot and the materials from the buildings that are to be demolished. Rf 6 04/15/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head — comments 4.15.08.doc • • 8. Provide details of picnic furniture. 9. Provide cut sheets showing all types of lighting to be used on site. Show details of which specific lighting fixtures are to be used at individual locations on the site and building. Public Works Comments: Contact Joanna Spencer at 206 - 431 -2440 if you have questions regarding the following comments: 1) Driveway on Industry Drive shall be considered main driveway for proposed development. Due to high traffic volumes and safety concerns Andover Park East Driveway shall be restricted to right in and right out only. 2) Applicant shall reevaluate circulation from the few most westerly located RV storage bays. RV vehicles backing out from these bays might be in conflict with vehicles entering the property from Andover Park East, or might have to back into the City Right of Way ,which shall not be allowed. 3) New sidewalk and street lighting is required along Industry Drive including a concrete driveway apron for existing driveway. Street illumination is totally separate from lighting system on private property. In addition to these elements being shown on site plan, Public Works requires work in the right -of -way to be shown on a separate plan, when submitting for building permit. 3) Each building shall be metered separately for water and shall have its own sanitary sewer stub. Please clarify if RV storage building will have its own sewer and water services. You may consult www.ci.tukwila.wa.us for the Public Works Development Guidelines and Design and Construction Standards. If you have any questions, please call 206 -431 -3683 or send an e-mail to rfox @ci.tukwila.wa.us I will be out of the office until April 23, 2008, and can respond to you at that time. If you'd like, we can meet to discuss these comments and your ideas. Sincerely, <. 6 /L.- Rebecca Fox Senior Planner Enc. Rf 6 04/15/2008 Q: \Diamond Head Storage L08- 008 \Diamond Head—comments 4.15.08.doc • • March 10, 2008 • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Steve Bosetti Ruhl -Parr & Associates, P.S. 12600 S. E. 38th Street, #130 Bellevue, WA 98006 Subject: Diamond Head Storage, 515 Industry Drive, Tukwila, WA Public Hearing Design Review (L08 -006) SEPA (File #E08 -002) Dear Mr. Bosetti: Your application for SEPA review and Public Hearing Design Review for Diamond Head Storage is considered complete effective March 10, 2008 for purposes of meeting state mandated time requirements. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, please call me. Once you have notified me that the notice board has been installed, you may come to our office to obtain a laminated copy of the Notice of Application that you will post on the board. After installing the sign with the laminated notice, you need to return the signed Affidavit of Posting to our office. The Notice of Application will also be mailed by the City to all tax payers and residents or businesses within 500 feet of the site. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if we believe that such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. R Q: \Diamond Head Storage L08- 008\Diamond Head COMPLETE App.DOC - 1 - 03/10/2008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits. Sincerely, Rebecca Fox Senior Planner RF Q:1Diamond Head Storage L08- 008\Diamond Head COMPLETE App.DOC -2- 03/10/2008 • • Page 1 of 1 Diamond Head Storage 4 #L08 -002 515 Industry Dr. N CityGIS 300ft Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. http : / /maps.digitalmapcentral.com/ production /CityGIS /v07_01_036 /indexA.html 03/03/2008 Was mailed to year 20 ch of the addresses listed on this ,2 day of Othe Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I • qi,t4, E DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt ' Notice of Action IN / Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda ) � Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ — FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to year 20 ch of the addresses listed on this ,2 day of Othe Project Name: _ A IN / _ " Project Number: (....Z)8" --, C/ 8" `" ) � - 4 Mailer's Signature: 1 / Person requesting ma i 1 i mu 1t D I) D /> f, /, S( EALTY ASSOCIATES FUND VII 301 DOVE ST 860 fEWPORT BEACH CA 2660 KARBO INVESTMENT 621 SW 152ND ST ,URIEN WA 8166 'ENANT 43 ANDOVER PARK E 'UKWILA WA 8188 'ENANT 55 TRECK DR UKWILA WA 8188 ENANT 11 STRANDER BLVD `UKWILA WA 8188 .WV PROPERTIES 80 ANDOVER PARK E EATTLE WA 8188 'ENANT 15 INDUSTRY DR 'UKWILA WA 8188 TTY OF TUKWILA 200 SOUTHCENTER BLVD 'UKWILA WA 8188 ENANT 00 INDUSTRY DR UKWILA WA 8188 ENKINS PROPERTIES INC 0 BOX 53290 tLLEVUE WA 8015 WA CITIES INSURANCE AUTHORI 14900 INTERURBAN AVE S 210 SEATTLE WA 98168 LEHMAN,SHANNA 2235 FARADAY AVE 0 CARLSBAD CA 92008 TENANT 345 ANDOVER PARK E TUKWILA WA 98188 MUSTANG LLC 401 ANDOVER PARK E TUKWILA WA 98188 TENANT 444 ANDOVER PARK E TUKWILA WA 98188 HIGHLAND PARK PROPERTIES L 495 ANDOVER PARK E TUKWILA WA 98188 TENANT 551 STRANDER BLVD TUKWILA WA 98188 TENANT 630 INDUSTRY DR TUKWILA WA 98188 TENANT 825 INDUSTRY DR TUKWILA WA 98188 PANKRATZ FOREST INDUSTRIES INC PO BOX 58388 TUKWILA WA 98138 MEDICAL CENTERS CO LLC 15642 SE 24TH ST BELLEVUE WA 98008 TENANT 320 ANDOVER PARK E TUKWILA WA 98188 TENANT 350 TRECK DR TUKWILA WA 98188 TENANT 410 ANDOVER PARK E TUKWILA WA 98188 TENANT 455 ANDOVER PARK E TUKWILA WA 98188 TENANT 505 ANDOVER PARK W TUKWILA WA 98188 TENANT 596 INDUSTRY DR TUKWILA WA 98188 R2R INVESTMENTS LLC 7979 S 180TH ST KENT WA 98032 WALTON CWWA TUKWILA 1 LLC 900 N MICHIGAN AVE 1900 CHICAGO IL 60611 GOODWIN KELLY CO PO BO* 58388 • TUKWILA WA 98188 'IRST INTER BNK- KIRKLAND 30 BOX 63931 iAN FRANCISCO CA )4163 Steve Bosetti tuhl -Parr & Associates 12600 SE 381 Street, #130 3ellevue, WA 98006 LA PIANTA PO BOX 88028 SEATTLE WA 98138 GIBSON PROPERTIES L L C PO BOX 88909 SEATTLE WA 98138 Northwest Xchange Club, Inc. 802 INDUSTRY DR TUKWILA WA 98188 -3410 Stephens Janitorial Svcs LLC 805 INDUSTRY DR TUKWILA WA 98188 -3411 Instit de Computacion/B Orna 810 INDUSTRY DR TUKWILA WA 98188 -3410 Firstline, Inc. 819 INDUSTRY DR Bdg 19 TUKWILA WA 98188-3411 J. Walling & Assoc./Idavada 833 INDUSTRY DR TUKWILA WA 98188 -3411 Light Brigade, Inc. 837 INDUSTRY DR TUKWILA WA 98188 -3411 BBJ Rentals, Inc. 842 INDUSTRY DR Bdg20 TUKWILA WA 98188 -3410 Alpine Glass, Inc. 845 INDUSTRY DR Bdg21 TUKWILA WA 98188 -3411 Maaco 355 TRECK DR #120 TUKWILA WA 98188 -7603 Curtis J Nagai, CFP 320 Andover Park E #102 Tukwila, WA 98188 -7626 North Star Design, Inc. 804 INDUSTRY DR #18 TUKWILA WA 98188 -3413 Yummy Business 806 INDUSTRY DR TUKWILA WA 98188 -3410 Environmental Resolutions 815 INDUSTRY DR TUKWILA WA 98188 -3413 Edca Roofmg, Inc. 820 INDUSTRY DR TUKWILA WA 98188 -3410 J. Walling & Assoc., Inc. 833 INDUSTRY DR TUKWILA WA 98188 -4801 Puget Sound Innovations Inc. 838 INDUSTRY DR TUKWILA WA 98188 -3410 Net Tech, Inc. 843 INDUSTRY DR TUKWILA WA 98188 -3411 Parkeon, Inc. 846 INDUSTRY DR TUKWILA WA 98188 -3410 General Tool & Supply Co. 355 TRECK DR TUKWILA WA 98188 -7603 Stephens Building & Remodel 805 INDUSTRY DR TUKWILA WA 98188 -3411 Impact Paper & Ink 807 INDUSTRY DR Bdg19 TUKWILA WA 98188 -3411 Ventilation Technologies Inc 816 INDUSTRY DR TUKWILA WA 98188 -3410 Integrated Software Sol.,Inc 832 INDUSTRY DR TUKWILA WA 98188 -3411 DoAll Industrial Supply Corp 834 INDUSTRY DR Bdg20 TUKWILA WA 98188 -3410 Demon Jiu Jitsu 840 INDUSTRY DR TUKWILA WA 98188 -3410 Green Cab Taxi/Disabl Svc As 844 INDUSTRY DR TUKWILA WA 98188 -3410 Kelly Goodwin Co. 350 TRECK DR TUKWILA WA 98188 -7604 Fujifilm Graphic Sys USA Inc 355 TRECK DR TUKWILA WA 98188 -7603 Seattle Tool Corp. 606 INDUSTRY DR TUKWILA WA 98188 -3406 SBV, Inc. 609 INDUSTRY DR TUKWILA WA 98188 -3407 Reit Management & Research 617 INDUSTRY DR TUKWILA WA 98188 -3407 Gibson Enterpr. dba Stylistx 626 INDUSTRY DR #B TUKWILA WA 98188 -3406 Entrance Controls, Inc. 664 INDUSTRY DR TUKWILA WA 98188 -3406 A & D Ceramics 705 INDUSTRY DR TUKWILA WA 98188 -3409 Remquest 716 INDUSTRY DR #14 TUKWILA WA 98188 -3408 Ace Heating, Inc. 725 INDUSTRY DR TUKWILA WA 98188 -3409 New Era Financial, Inc. 756 INDUSTRY DR TUKWILA WA 98188 -3408 Sidetrak, Inc. 774 INDUSTRY DR TUKWILA WA 98188 -3407 Bread Board 607 INDUSTRY DR TUKWILA WA 98188 -3407 G & H Goldfish 611 INDUSTRY DR TUKWILA WA 98188 -3407 International Services, Inc. 618 INDUSTRY DR Bdg.8 TUKWILA WA 98188 -3406 RFI Enterprises, Inc. 636 INDUSTRY DR TUKWILA WA 98188 -3406 Gemini Entertainments, Inc. 682 INDUSTRY DR TUKWILA WA 98188 -3406 Seattle Specialties, Inc. 708 INDUSTRY DR Bdg 14 TUKWILA WA 98188 -3408 Wash.Informat.Ntwk.Tech.Inc. 717 INDUSTRY DR TUKWILA WA 98188 -3409 Operations Support Group Inc 742 INDUSTRY DR TUKWILA WA 98188 -3408 Emnace, LLC 756 INDUSTRY DR TUKWILA WA • 98188 -3408 M2 Enterprise Sewing Contr. 800 INDUSTRY DR Bdg18 TUKWILA WA 98188 -3410 Helen Estoque Hopper,MSW /CSW 608 INDUSTRY DR TUKWILA WA 98188 -3406 Direct Couriers, LLC 614 INDUSTRY DR Bdg 8 TUKWILA WA 98188 -3406 Calhoun & DeJong, Inc. 622 INDUSTRY DR Bdg 8 TUKWILA WA 98188 -3406 Applied Telecom Systems, Inc 660 INDUSTRY DR TUKWILA WA 98188 -3406 Entrance Controls, Inc. 702 INDUSTRY DR TUKWILA WA 98188 -3412 GM2 Systems 713 INDUSTRY DR TUKWILA WA 98188 -3409 Precision Engraving 722 INDUSTRY DR TUKWILA WA 98188 -3408 Seattle Data Systems, Inc. 746 INDUSTRY DR TUKWILA WA 98188 -3408 T- Design 770 INDUSTRY DR Bdg 16 TUKWILA WA 98188 -3408 Victory Graphics 800 INDUSTRY DR TUKWILA WA 98188 -3410 Access Computer Network, Inc 545 INDUSTRY DR TUKWILA WA 98188 -3405 Christian Science Practice 553 INDUSTRY DR TUKWILA WA 98188 -3405 Conscious Completion 559 INDUSTRY DR #3 TUKWILA WA 98188 -3405 QualxServ, LLC 561 INDUSTRY DR Bdg.3 TUKWILA WA 98188 -3405 Verizon Wireless 566 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 Pacific Pulmonary Services 580 INDUSTRY DR Bdg 6 TUKWILA WA 98188 -3404 Getronics USA, Inc. 585 INDUSTRY DR Bdg 5 TUKWILA WA 98188 -3405 Register Tapes Unlimited 591 INDUSTRY DR Bdg 5 TUKWILA WA 98188 -3405 Environment Control/Tukwila 596 INDUSTRY DR TUKWILA WA 98188 -3404 State Mechanical Co., Inc. 600 INDUSTRY DR #8 TUKWILA WA 98188 -3406 Dashco dba Minuteman Press 547 INDUSTRY DR Bdg 3 TUKWILA WA 98188 -3405 JMJ Corporation 554 INDUSTRY DR TUKWILA WA 98188 -3404 Linda Switzenberg 559 INDUSTRY DR TUKWILA WA 98188 -3405 Homeowners Exchange, LLC 564 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 EZ Rent, Inc. 576 INDUSTRY DR #6 TUKWILA WA 98188 -3404 Communication Mgmt. Services 582 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 MaidPro 589 INDUSTRY DR TUKWILA WA 98188 -3405 Alpha International 593 INDUSTRY DR TUKWILA WA 98188 -3407 SDS Co. 598 INDUSTRY DR #8 TUKWILA WA 98188 -3404 A -Team Security & Patrol 601 INDUSTRY DR TUKWILA WA 98188 -3407 Enterprise Information Sol. 549 INDUSTRY DR TUKWILA WA 98188 -3405 Interstate Protec Secur Svcs 555 INDUSTRY DR Bdg.3 TUKWILA WA 98188 -3405 Corporate Recoveries, Inc. 560 INDUSTRY DR Bdg 4 TUKWILA WA 98188 -3404 Argus Realty, LLC 564 INDUSTRY DR Bdg.6 TUKWILA WA 98188 -3404 Apperson Print Management Sv 577 INDUSTRY DR #5 TUKWILA WA 98188 -3405 Primerica Financial Services 584 INDUSTRY DR TUKWILA WA 98188 -3404 Gordon G.T. & Associates 590 INDUSTRY DR TUKWILA WA 98188 -3404 Kenco, Inc. 595 INDUSTRY DR TUKWILA WA 98188 -3405 J &M Disposal, Inc. 599 INDUSTRY DR #5 TUKWILA WA 98188 -3405 Systematix Controls, Inc. 606 INDUSTRY DR Bdg 8 TUKWILA WA 98188 -3407 Wash. Cities Insurance Auth. 320 ANDOVER PARK E #104 TUKWILA WA 98188 -7623 Global Aircraft Delivery Inc 320 ANDOVER PARK E #230 TUKWILA WA 98188 -7633 Anita S Siu Insur Agency Inc 331 ANDOVER PARK E #100 TUKWILA WA 98188 -7609 Greater Puget Sound Realty 331 ANDOVER PARK E #335 TUKWILA WA 98188 -7642 Burger King 335 ANDOVER PARK E TUKWILA WA 98188 -3318 Wells Fargo Investments, LLC 343 ANDOVER PARK E TUKWILA WA 98188 -7601 Yamada Teriyaki 345 ANDOVER PARK E TUKWILA WA 98188 -7601 Frederick Properties, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 -7695 D & R Sales & Service 455 ANDOVER PARK E TUKWILA WA 98188 -7605 Domestic Abuse Women's Netwk 505 INDUSTRY DR Bdg 1 TUKWILA WA 98188 -3405 NW Minority Business Council 320 ANDOVER PARK E #205 TUKWILA WA 98188 -7635 Coverall of Washington 320 ANDOVER PARK E #250 TUKWILA WA 98188 -7646 Matthew Lambert Insur Agency 331 ANDOVER PARK E #100 TUKWILA WA 98188 -7609 YearRound Tax & Accounting 331 ANDOVER PARK E #340 TUKWILA WA 98188 -7642 Boeing Travel Management Co. 340 ANDOVER PARK E TUKWILA WA 98188 -7602 Michael Deli Mart 345 ANDOVER PARK E TUKWILA WA 98188 -7601 Fatigue Technology 401. ANDOVER PARK E TUKWILA WA 98188 -7605 J Barber Corporation 410 ANDOVER PARK E TUKWILA WA 98188 -7606 Barmore Personnel 400 INDUSTRY DR #100 TUKWILA WA 98188 -3426 MHS Holdings (My Home Sol.) 537 INDUSTRY DR TUKWILA WA 98188 -3405 Brother Band, Inc. 320 ANDOVER PARK E #210 TUKWILA WA 98188 -7261 Law Office of John J. Chu 320 ANDOVER PARK E #270 TUKWILA WA 98188 -7634 Commercial Agency 331 ANDOVER PARK E #260 TUKWILA WA 98188 -7601 GN Mortgage 331 ANDOVER PARK E #360 TUKWILA WA 98188 -7643 Wells Fargo Bank 343 ANDOVER PARK E TUKWILA WA 98188 -7601 Skarbos Furniture Whse 345 ANDOVER PARK E TUKWILA WA 98188 -7601 FTI Manufacturing, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 -7605 Team Aero Services, Inc. 455 ANDOVER PARK E TUKWILA WA 98188 -7605 West Coast Bank 400 INDUSTRY DR #110 TUKWILA WA 98188 -3426 Precision Steel Rule Die Co. 544 INDUSTRY DR #4 TUKWILA WA 98188 -3404 COVER SHEET TUKWILA, WA A PORTION OF THE SW 1/4 OF THE NW 1/4 OF SECTION 25 AND THE SE 1/4 OF THE NE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. DELTA- 473r38' R -278.3r L- 229.77 INDUSTRY rd. �arA- es'se95• R- 50.00' OELTMUaW'sn' oopcja� EX. BUILDING INDEX OF SHEETS C1 of 7 COVER SHEET C2 of 7 Del4OLMON PAN C3 o17 MAC EROSION SEDIMENTATION CONTROL PLAN C4 of 7 PRELMINARY ORADNQ AND STORM DRANAGIE PLAN C5 of 7 PRELIMINARY WATER AND SANITARY SEWER PLAN C5 of 7 CONSTRUCTION NOTES AND DETALS C7 of 7 CONSTRUCTION NOTES AND DETAILS TA- 2005'22' R•410.28' L- 143.85' 7A- 070198•. R- 410.26' L-50.27 STR NDER BLVD RR 172nd ST. MINKLER'9L1 LEGAL. DESCRIPTIC PARCEL A -1 ALL THAT PORTION LOT RECORDED IN mum COUNTY. LYINO NORTH B ESININO AT THE SOU THENCE NORTH THENCE NORTHEASTERLY OF 216.77 FEET. IH80L OF 20.25 FEET TO THE LW ND SOUTH 8r12'3: WHICH 5 THE TERMINUS SITUATE IN THE COY OF DATE OF SURVEY RED SURVE5 OAK SEPTEMBER, 2007 ALL UONUYENIS SHOWN HORIZONTAL DATUM THE BASIS OF BEARING A L61E BETWEEN WSDOT 1384 WERE 1110.0 FOR H 138 WAR HELD FOR PO5 VERTICAL DATUM - DE.%ERIIGL DATUM F01 WAS HELD FOR EIEVATIGI P0151 WILT BR) WSW 15m ION T(IOI DE O ON AN A0(Iml O ® 33 N o 5011 8004 0050( ® a ra ww o• ® sna mac 053 W1FOFn sou pm o MID MIER 056 ® 3W OM OM • G0 out iri eau wart oro BM ® 551 503 0(005 5.01 1C W IEML 006 MG ME NE 3245 CAMEO THE VPE1A�NrypS F A S A:WEIT OWE"Y G O TOS LOCATE I m�u tur D 0T S!4!% T2s ou me. NTRACTOR WAASIm+PTON SHALL W RERACOIG All SURVEY 606(55 ACTIVITY PUR5INNT TO WAD 33 REOSTEILED Samoa MAY BE o6FNNLAND ED RESOURCES, ORGY (5555TON PUBLIC tANO 1 1111 WASHES, P.O. 805 • 0LYIAPLA UPON CONP 35010 4 a 1 CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Steve Bosetti has filed applications for development of a storage facility to be located at 515 Industry Drive, Tukwila, WA. The site area is approximately 149,165 s.f. The project will demolish three existing buildings on site, and construct a four - story, 189, 616 s.f. self - storage facility, and a one -story RV storage facility of 14, 802 s.f. Permits applied for include: SEPA/Environmental Review (File #E08 -002) Design Review (File #L08 -006) Other known required permits include: Demolition permit, building permit Studies required with the applications include:None known at this point FILES AVAILABLE FOR'PUBLIC REVIEW. The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. OPPORTUNITY FOR PUBLIC COMMENT s CITY OF TUKWILA ��p PUBLIC Department of Community Developme)17f��, HEARING 6300 Southcenter Boulevard, Tukwila, WA 981 t 12 200 Telephone: (206) 431 -3670 FAX (206) 431 -366 .tylUN►ri DESIGN E-mail: tukplan @ci.tukwila.wa.us oE�Opt+e�►'t REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus Type P -DR Planner: Re hecca. Fbx File Number: L09-006 Application Complete (Date: ) Project File Number: rite 01-050 Application Incomplete (Date: ) Other File Numbers: ii 0 $ - 0 p Z NAME OF PROJECT/DEVELOPMENT: LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. S / S /NPUs 1 Pg /vs LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 7A — ND, O22-34-0007O DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: 5 Ear / 15O.S ETD . Address: 1 2- (BOO S . E , 3 8 a 13o EEzi vu-& Phone: (f75) (44- -4000 FAX: (425 t0¢3 4" //5 E -mail: ''7 V 1.4-4L — 12/602-g Signature: —/ 4 AtIMI_;_ Date: F015. 6 24:9p �r ter► P: \Planning Forms\ Applications\ BA RApp- 6- 06.doc December 4, 2006 r 161 0 Ruhl -Parr & Associates P.S. Architccts & Planners A Vcloci/r/ Comhan■ ReCEIVED g.g 12 2000 EL Ptax. Design Review Criteria Project Consistency Narrative CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS For: Diamond Head Storage 515 Industry Drive Tukwila, WA Parcel NO. 0223400070 Pre - Application Permit Number: PRE 07 -050 February 6, 2008 1. Relationship of Structure to Site: A. The project has been designed to feature ample landscaped areas. The intensity of the planting has been focused at the main street intersection and most prominent building corner. These landscape areas have been increased from the Planning Code minimum of 15' -0" to as much as 60' -0 ". The landscape materials have been placed to provide a gradual scalar transition from the flat street to the building mass. Meandering pedestrian pathways lead to outdoor amenity areas for the enjoyment of building users, as well as local pedestrians. The meandering pathways connect to the public sidewalks, as well as to the building entries. B. None of the proposed parking areas are located perpendicular to the street frontage. All of the building parking areas are located behind the building walls and screened by the landscaping. C. The Zoning Code allows a building height in this Zone Designation of 115' -0 ". The proposed building height is 51' -0" at the top -most roof element. The scale of the building is mitigated by the generous landscape areas and the additional building set -backs from the streets. 2. Relationship of Structure and Site to Adjoining Area: A., B., and C. The massing and "line" of the proposed buildings is in keeping with the existing character of the structures in the neighborhood. The landscaping will be more intense than any other existing property's planting. The landscape design does provide for a transition to the adjacent properties. D. The vehicular and pedestrian circulation patterns are simple and straightforward. E. The on -site vehicular circulation is compatible with street access because the project utilizes existing drive entries with only minor modifications. E -mail: architects @ruhl - parr.com - PH(425) 644 -4000 - FAX(425) 643 4115 12600 S.E. 38th Street, Suite 130 Bellevue WA 98006 • 3. Landscape Treatment A., B. Because the site is essentially flat, grades of paved walkways and parking area L, are very mild and stable. C. The landscaping is concentrated at the prominent site corner and main axis of the building, and "softens" the massing of the building. The design allows for the diverting of roof rainwater to the main planted areas in the winter months. D. All landscaping materials are protected from pedestrian damage by the incorporation of paved pedestrian pathways. Motor vehicle traffic is prevented from causing damage to the planted areas by means of concrete curbs, sidewalks, and protective bollards. E. Paved parking areas have been "softened" and made more interesting by the use of trees and shrubs in planters. F. The Service and Utility areas of the facility have been placed at the interior of the project, and have been screened by the building itself, the landscaping and low walls. G. The planting should prosper throughout the project. Pathways and paved areas have been provided where pedestrian and vehicular traffic is determined to traverse the project. H. Exterior lighting luminaries that are appropriate in scale, number, and intensity have been designed into the project. All site lighting will be shielded from adjacent properties. 4. Building Design A. Please refer to the Architectural perspectives, plans, and elevations as submitted for review. B. The scale, form, and materials of the proposed buildings are in keeping with the existing character of the structures in the neighborhood. C. The various building components (walls, roofs, fenestration, canopies, and architectural details) have been designed together to provide proper proportion, function, and visual interest. Coupled with these basic design elements are the requirements of security, durability, and quality. D. The basic building colors are somewhat subdued. They have been chosen so they will not detract from the rich color palate of the landscaping materials. The metal roofing and glass spandrel elements are featured with a copper accent color that will be in harmony with the landscape pallet. E. Mechanical equipment, whether on the roof or on the ground, will be screened from view. F. The size, rectilinear shape, and color of the exterior lighting fixtures will be harmonious with the basic geometry of the buildings. G. Variety has been designed into the building through the use of varying roof geometries, alternating window elements, patterning elements in the building walls, extended entry canopies, and vertical landscape "green wall" elements. All of the various building exterior elevations are different from one to the next, yet each employs a common vocabulary of forms. 5. Miscellaneous Structures and Street Furniture A. The project features two outdoor amenity areas for the use of customers and neighborhood pedestrians. Outdoor tables and chairs will be selected that will be durable, secure, and compatible in form and color with the design of the buildings. • • B. Exterior lighting for the outdoor amenity areas will be selected that is appropriate in SSC scale and intensity. All such lighting will be shielded from adjacent properties.SAV® 6. Consistency with Adopted Plans and Regulations.,,► A. The project will conform to all City of Tukwila Regulations, Codes, and Ordinances. DOS- The proposed use is an "outright permitted use" in this zone. The building size and height is well within the zoning regulations. The landscape setbacks are much more ample (in some cases 45' greater) than the minimum requirements for this zone and use. The Applicant has greatly appreciated the input, attention and comments from the City of Tukwila Planning Staff towards the project as we have mutually arrived at a successful project for all parties. Sincerely, Ruhl -Parr & Associates, P.S. Stephen W. Bosetti Senior Associate • • WALL SIGN #1 (103 SF) WALL SIGN #2 (103 SF) INDUSTRY DRIVE fra C•44 c•2 CO W o0 LL. STOR1 AT AST SF ISR AIE SF FOT STORAGE AI I FLOOR R FLOORS AREA Of I ICE RETAIL SUS SF COVERED PARKING r S L OADING STALLS TA-- - - v T AROE PARKING ST ALL S - -+ TRASH ENCLOSURE EDGE OF PAVEMENT STORY RV STORAGE T3YT• SF eSITE PLAN • Q Ab,01 >7urn WllIOW Mh7 dear �lass -- Q /We/FOIST SfDI'Gt 410h 1- will' 5100 -& 1 1 / 1• - f - 1 1 G %- 9la ss id mthl b k ire l Levi l s a/71- eoo sir gam. c w� W 1. /-Th aa�5 gr&e4 5Z2? ,.1 o • • • ti r Ira /an fiG� 9e pan Artream/7-7 71141i1 • M4 /r» �r�ece - Vrewa ,-441 .5obr t rves� D ' lf ea,d, Storage, 7u2c4vact/ WA Praimeu.nowy -. S ' i. Plavv -SW F Q • WALL SIGN (2 ea.) Illuminated channel letter sign, cabinet mounted. Paint cabinet to match building facade. 103 SF Total (ea.) • Diamond Head SELF STORAGE 13' -8" 7 -6" Camlovid. Heath eath Storage: Pr ` SiAptazje, la vii rtAkw CZa• wA 01- 31 -'08 11:05 FROM- ptworks /dcd 2064313665 1110 T -937 P002/003 F -159 Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE WATER For all development except one single - family residence, 2 -9 lot short plats, four -plex or smaller multi- family residence, non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, exisiting failities, and proposed faclities. PROJECT ADDRESS: y S t )1../k0 I) ST rey PARCEL #: Contact's Name: gl vC— (5O S `= -rc Contact Phone #: L S - G `f41 — "4 Contact e-mail: Contact Address: PASSED This test notice is valid for one -year from signature date. Capacity of the concurrency facilities with addition of capacity of the proopsed development is equal to or better than capacity required do maintin the established level of service standard. DOES NOT PASS 1. Fire flow would be approximately gpm for hour(s). 2. Water service will require the following improvemet(s) to pass the concurrency test: a) Installation of and/or b) Construction of a distribution system on the site; and/or C) Other. feet of -inch water main to Tech the site; 3. The water system ' : vement will require an amendment to the Comprehensive Water System Plan. By: Print Name: Approved 01.01.2006 �. �c vv5ly Sr. UtilityEugineer Date RECEIVED FEB 12 2000 OOMMUNITY CIEVEtd3PIVI T 01- 31 -'08 11:05 FROM-pu cworks /dcd 2064313665 O T -937 P003/003 F -159 Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.4310179 CONCURRENCY TEST NOTICE SEWER For all development except a single - family residence, 2 -9 lot short plats, four -plex or smaller multi- family residence, or a non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 516 1"112(15.711 PARCEL #: Contact's Name: 5 ' r-el-'c o S Contact Phone #: ' 2 S" C Contact Address: ‘? Contact e-mail: PASSED This test notice is valid for one -year from signature date. Capacity of the concurrency facilities with addition of capacity of the proposed development is equal to or better than capacity required to maintain the established level of service standard. DOES NOT PASS 1. Sewer service will require the following improvement(s) to pass the concurrency test: a) Installation of feet of -inch water main to reach the site; and/or b) Construction of a distribution system on the site; and/or C) Other: 2. The water system improvement will require an amendment to the Comprehensive Water System Plan. By: Print Name: Approved 01.01.2006 Sr. Utility Engineer , s Date RECEIVED FEB 12 200 CO :VI :11,UN17Y D EVE LO.I4T Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SURFACE WATER For all development except one single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, or non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 5/S Iv/2??STA°' . 174. PARCEL #: OZ2.30 —GO7O Contact's Name: /3f23Y J)y4 Contact Phone #: 6 ) Z57 (024_ Contact e-mail: ti2[ ,, ( "l. Ca-j Contact Address: Stie(/4 �/ Calk:Y/177We &,'6z€ _,rip )O PASSED This test notice is valid for 90 -days from signature date. Capacity of the concunency facilities combined "with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: DOES NOT PASS By: Print Name: Ryan" Larson Approved 01102006 ,h/08 Date ,Sr. Surface WaterEngineer !RECEIVED FEB 12 2008 COMMUNITY DEVELOPMENT CITY OF TUKWILA Public Works Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 httrr //www.ct.tukwlla. wa.us Permit No. Project No. (For office use only) TRAFFIC CONCURRENCY CERTIFICATE APPLICATION Applications and plans must be complete in order to be accepted for plan review. Applications will not be accepted through the mail or by fax. "Please Print** SITE LOCATION King Co. Assessor's Tax No.: 022.340o:14o Site Address: Si r Irn b y PrtJ r w WA 4=18122 Suite Number: Tenant Name: 791 a yv-o)"1 E ei c S-tor 43 Property Owners Name: RE tT Fhat„a9,,,,,an.fr r. Ro.Saat'cL r LA--C- Mailing Address: dal? Sd1dus br►va. Tu1eA.L.1i1e, WA. g2,1E City State zip Type of Existing Use: C.er‘, 04, 'c.a.. Size of Existing Use: Is existing building vacant? 1-lo For how long? CONTACT PERSON - Who do we contact when your eoncurrency certlticate Is ready to be issued Name: S1-at/ o. 'Sos+ zf a - Parr N. ASSoe, Day Telephone: LI 25--444 -4000 Mailing Address: 124,00 SF 38lb S #, r Sv�Fe, l30 $41o3/u4. , u) 9 TOOto City State Zip E -Mail Address: S(&Q.6( rLA-a — parr. Fax Number: U2s -f•4 -411.S Scope of Work (please provide detailed information): DateN \:5k., cutis'Grrcj i -S4 Jx.,;.lYt r ,s (3 u) eo+wStzru r ov.¢ -Soft' saJE- st c„c„a 4d�� (� �.,PI — aw-ox ZOO, oUO SF rar*.l_ Type of work: New Type of Proposed Use: ❑ Addition Change of use ❑ Remodel Size of Proposed Use: ❑ Tenant Improvement PERMIT APPLICATION NOTES - Expiration - The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuancc of the notice. Once the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50. Transferability - A cenificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or building permit. 1 HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO 13E TRUE UNDER PENALTY OF PERJURY BY THE LAWS OF THE STATE OF WASHINGTON, AND 1 AM AUTHORIZED TO APPLY FOR THIS PERMIT. PROPERTY O � OR12Ell AGENT: Signature: Print Nam : • D Swa,.� p,,,v� S Rte. Day Telephone: ZO(O D$ - Z -. S Z Mailing Address: 33 >J . t El. ea Strom{- 1 Qka �t Pa✓ k t,tiA 4 f l SS City r State Zip Date: 2/1/08 Date Application Accepted: Date Application Expires: Staff Initials: P\Cyndy \Concunency & Impact Fta\T.a&c Concuncncy Application 3.28.07.dcc i PRECEPIED otei 12 201)B 431E MMUINIXY IDEVHL©RI EWIT • CITY OF TUKWILA Deportment of Community Development 6300 Southeenter Boulevard. Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E-mail: tukplatti7a.ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY 0 STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, entneers, contractors or other representatives the right to corer upon Owner's real property, located at 5 (S liNAtistvti Diwm. TI.,ks„); {,q wA for the purpose of application review, for thi limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any Toss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non-responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. 'ECUTED at I W1 I it ss (city). Mt:. (state), on re/t!/ J , 20 Pe Print Name )o,u7rr4- 6F d aG ,4? col'1 -1.tttashiJ plat ! l4TtWIL4 d1$o 06) 6%'5 - /,1- 55 Address Phone Number Signaw On this day personally appeared before me %2F- TM e1 j1-I k-E 10 me known to be the individual who executed the foregoing instrument and acknowledged that /h< she signed the same as bis/hg voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF 6 000 1 ii nwo ts% S10".1f4 Vrp' /, v'r ' tt0TARy dz z. i E. i _.-- c Grp ?v AV81 0' i O '�i /t�F tWASh \ \��` P: \Planning Forms \AppBc.Mom\BAIApPbOr.da.12/04/a ,20 0g NOTARY PUBLIC` in and for the State of Washington �� W i residing at %llkwi /A 1.va. • My Commission expires on o7_,2 9 - 2 c o r9• RECEIVED FEB 12 200 % %r Rebecca Fox - Tukwila -- Sustainable S.ge From: Rebecca Fox To: Steve Bosetti Date: 01/24/2008 9:15 am Subject: Tukwila -- Sustainable Storage Steve, OPage 1 Thank you for the additional information as requested for Tukwila Sustainable Storage. Planning staff had an opportunity to review the project, and thought you were generally off to a good start. Staff, however, expressed concern over the building's very large, relatively blank surfaces. There should be no more than 100' building length without a break. The south facade is especially problematic. To address this, staff recommends that you break the very large facades with additional modulation, transparency, and horizontal or vertical elements, i.e. additional windows similar to the ones on the walls, additional glass "doors" similar to the ones at the vestibule, additional "grids" of aluminum window system with clear glass and metal spandrel panels as the one adjacent to the main entrance, additional "awnings, " and /or "green" walls. More transparency, such as the grids, "doors" or windows would be especially beneficial. In addition, consider tiered setback for upper floors to provide horizontal and vertical modulation Staff also liked your ideas for LEED certification, and encourages you to continue to emphasize the "green" aspects of building construction, operation and landscaping. The landscape and outdoor amenity areas are promising. Staff suggested considering a "green roof" and /or solar panels. We'd like to see your ideas on this. We appreciate the time that you are taking up front to get a good project. It will ultimately save time as the project moves forward. Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox @ci.tukwila.wa.us • The Board's approval will expire unless construction begins within three years of Board action. Modifications to the approved design at the time of building permit may require additional review of the project. COMPLETE APPLICATION CHECKLIST tqscoNo 200 The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 -431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). r Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form and drawings (5 copies). 3. One set of all plans reduced to 8 1/2" by 11" or 11" by 17 ". ✓ 4. Application Fee $1,635. 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). I/ 6. SEPA Environmental Checklist if required (see SEPA Application Packet). 0 PUBLIC NOTICE MATERIALS: V 7. Payment of a $365 notice board fee to FastSigns Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 8. Payment of a $100 mailing label fee to the City of Tukwila or Provide two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple- family buildings- - e.g. apartments, condos, trailer parks - -must be included (see Public Notice Mailing Label Handout). tit /A 9. If providing own labels King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. PROJECT DESCRIPTION AND ANALYSIS: 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). t fA 11. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. 12. A written discussion of project consistency with decision criteria, see application. This is your opportunity to highlight the design features of your project. AO* 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines (online at December 4, 2006 0 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Plarn2RECEIVED www.ci .tukwila.wa.us /dcd /dcdplan.htm) for additional information. 12 Ma' SURVEY: liii !Tti; I iNl 14 (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right -of -way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. ✓ (c) Existing and proposed building footprints. ',/ (d) Fire access lanes and turn - arounds per Fire Department standards. (e) Dash in required setback distances from all parcel lot lines. SITE PLAN: 15 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". ✓ (b) Existing and proposed building footprints. (c) Vicinity Map with site location, does not have to be to scale. ►/� (d) Fire access lanes and turn - arounds per Fire Department standards. ✓ (e) Parking Tots with dimensioned stalls and drive aisles. ✓ (f) Loading and service areas. N/A (g) Fences, rockeries and retaining walls with called out colors, height and materials. ✓ (h) Street furniture such as benches and bike racks. --Std LL (1) Pedestrian connections between the building entrance(s) and the sidewalk/public street. N/A (j) In MDR and HDR zones provide a development coverage calculation (maximum 50 %). LANDSCAPE PLAN: Vspacing 16 (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect. One set of all'plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, and location of all plantings. Maximum size 24" x 36 ". (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). SENSITIVE AREAS PLAN: NIA 17 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15 %, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36 ". ty/I°c (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. (WA- (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. WA (d) Existing and proposed building footprints. CIVIL PLANS: 18 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36 ". P \ Planning Forms \Applications\ BARApp- b06.doc December 4, 2006 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See www.ci.tukwila.wa.us /pubwks /bulletins /floodcontrol. for further information i7 (c) Existing (dashed) and proposed (solid) topography at 2' intervals. (d) Total expected cut and fill. / (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. / (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to www.ci. tukwila. wa. us /pubwks /pwpermit.htmfttechinfo. ✓/ (g) Locate the nearest existing hydrant and all proposed hydrants. ✓ (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross - section for any right -of -way improvements. / ✓ (j) Show planned access to buildings, driveways, fire access lanes and turn- arounds. OTHER: l/ 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and /or any proposed screening. 20. Color and materials board accurately representing the proposed project. / 21. A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). / 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot - candles), and measures to shield adjacent properties from glare. ✓ 23. All existing and proposed signage with sign designs and locations. RECEIVED FEB 12 2000' • 1 C EVEWN;:tt_NT P: \Planning Forms \ Applications \BARApp- 6- 06.doc December 4, 2006 • Page 1 of 1 Rebecca Fox - Re: Tukwila - -Sign@ 515 Industry Drive, From: "Store 280601" To: "Rebecca Fox" Date: 03/27/2008 12:25 PM Subject: Re: Tukwila - -Sign@ 515 Industry Drive, It got installed Tuesday. Thanks Stop By Our New Location and See Our New Addition! The Colorspan 72uvr Full Color Digital Flatbed Printer! FASTSIGNS, Southcenter/ Kent 7825 S. 180th Street Kent, Wa 98032 (1 block West of Ikea) (P)206- 575 -2110 (Fax)206- 575 -1806 file://C: \tempAPGrpWise\47EB923Dtuk-mail6300-po 10013463351158F61 \GW } 00001.... 03/27/2008 Architects - Planners Job no: 07 -115 1 lgiu/ n '(el 5 {vGtYd�i ! g1'tz:1t M 5 S Lori ,rare y an ref an€J st 7&/oo Oiamon/7-jea/Stopa e fru w a ?th4 Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2000 COMMUN4P( DEVELOPMENT VIEW '1' Ruhl-Parr & Associates, P.S. Architects - Planners AVeOrJT&Company 12600 S.E. 38th Street Suite 130 Architects®Ruhl- Porr.com Bellevue., WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fox arialltst alfaill 2 wrItmlwziwg, Ess,52: 'nut ...gcsmn—rdtaierze- P:1128911nPlitagati •M • 04feitt-Aqtiik:11040626-0eft*plicr • -)01 TSWI • g)amond Job no: 07-115 7—feaarStOM Date: 02/06/2008 Tu wda VIEW '2' RECEIVED FEB 1 2 2008 COMMUNITY DEVELOP Ruhl-Parr & Associates, P.S. Architects - Planners A Woad Company 12600 S.E. 38th Street Suite 130 ArchitectsCRuhl—Porr.com Bellevue, WA 98006-1399 (425) 644-4000 (425) 643-4115 Fox EAST WEST SOUTH (BACK) NORTH TTjiamona'7-(ea/Storay. ruwi[a WA Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2008 IISEVELOPMEAT RV STORAGE Ruhl -Parr & Associates, P.S. Architects - Planners AveboRdCompany 12600 5.E. 38th Street Suite 130 Architects®Ruhl- Parr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax IEM SUE Effl RECEIVED FEB 12 2008 IISEVELOPMEAT RV STORAGE Ruhl -Parr & Associates, P.S. Architects - Planners AveboRdCompany 12600 5.E. 38th Street Suite 130 Architects®Ruhl- Parr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax T SOUTH WEST fJiamond7-(ea/Storay1Tukwi(a WA Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2008 COMMUNITY DEVELOPMENT SOUTH, WEST Ruhl -Parr & Associates, P.S. Architects - Planners AVeloCRel Company . 12600 S.E. 38th Street Suite 130 Architects®Ruhl— Parr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643-4115 Fox SOUTH I 1 oar 1 j . imbv,„cti-i,L2-iiiilm Sustainas6(e Stornje. 'Tukwila WA WEST OPTION - 1 Ruhl -Parr & Associates, P.S. Architects - Planners AVelociTeiCompany 12600 S.E. 38th Street Suite 130 Architects®Ruhl— Parr.cam Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax =IIl 7Ifll1 {IL k, NORTH .47, • . Zat§N. 421 142 ,nn 47% ti ygQ,pIIMEII¢a�p4�51 5� y.! 'r.: OA 4 EAST ♦ Damon /7 (edStoray. ruwh ?U2( Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2008 COMMUNITY DEVELOPMENT NORTH, EAST Ruhl -Parr & Associates, P.S. Architects - Planners AvebciTelCompany 12600 S.E. 38th Street Suite 130 Architects®Ruhl— Parr.cam Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax J' T Sgt. if 1%.4SeriSagt1M4OgrZTW at, ebbias _PA r0.4. -WP3 ir41Y8k W4MA• .441,,a1 .a ii. Intr NORTH SustainaiWe Storaije. Tukwila WA Job no: 07-115 EAST OPTION -1 HAW ism Arisorom :/' z�` . :I Ruhl -Parr & Associates, P.S. Architects - Planners AVeloefTelComPairy 12600 S.E. 38th Street Suite 130 Architects®Ruhl— Parr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax r irMIEMEXAMini SOUTH WEST TTJiamona'7-(ea/Storaje1 TufLwi(a VA Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 zooa 6�,QQMMUN( ®�Y �PPMETY NT SOUTH, WEST Buhl -Parr & Associates, P.S. Architects - Planners AVeloefTelCompany 12600 S.E. 38th Street Suite 130 Architects®Ruhl— Pcrr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax P NORTH EAST gamon ea Starlet rufwi(a VA Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2008 COMMUNITY DEVELOPMENT N RTH I EAST Ruhl -Parr & Associates, P.S. Architects - Planners A VelociTel Company 12600 S.E. 38th Street Suite 130 Architects@Ruhl— Parr.com Bellevue. WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fax EAST WEST IF • • Y ?-1-. ^• • =i -- SOUTH (BACK) . s 7s :.; . NORTH fJiamon/7-(ewfStoraqe, TukLwh ?IM Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2008 coMMum DEVELOPMENT RV STORAGE Ruhl -Parr & Associates, P.S. Architects - Planners A Veloael ComPanY 12600 S.E. 38th Street Suite 130 Architects®Ruhl— Parr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fox J 1031D iii . s 7s :.; . NORTH fJiamon/7-(ewfStoraqe, TukLwh ?IM Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2008 coMMum DEVELOPMENT RV STORAGE Ruhl -Parr & Associates, P.S. Architects - Planners A Veloael ComPanY 12600 S.E. 38th Street Suite 130 Architects®Ruhl— Parr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fox J r padded GOncrefe reor1 tai A b t,/ i9 t o l'G Dh 7 WM.cn/ gyft`.-t 1i// 1 G le-4.1r- of la 5 5 J Anew ppetnYire / /4/la of //7k o - .A Mafml pvim'5 jref7 a-ee/'? Qiamod7-fea/Stora e Tu wila ?� Job no: 07 -115 Date: 02/06/2008 RECEIVED FEB 12 2008 ' COMMUNITY DEVELOPMENT VIEW 1, Ruhl -Parr & Associates, P.S. Architects - Planners AVabrlrelCoo�pany 12600 S.E. 38th Street Suite 130 Architects®Ruhi— Parr.com Bellevue, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fox mid (7,,„1.5 , IIMuhu11 Gw �S /f , SGreen ( o in /ea G0etric ,Diamonal7-irealStora Job no: 07 -115 Date: 02/06/2008 rru wi�a 3(%l RECEIVED FEB 12 200B cOMMU NOW DEVELOPMENT LOPMENT VIEW 1211 Ruhl -Parr & Associates, P.S. Architects - Planners AVeloelrelCompany 12600 S.E. 38th Street Suite 130 Architectsetuhl— Porr.com Bellevue,, WA 98006 -1399 (425) 644 -4000 (425) 643 -4115 Fox