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Permit L08-072 - KOVACH ARCHITECTS - DRA PROFESSIONAL BUILDING DESIGN REVIEW
DRA PROFESSIONAL BUILDING DESIGN REVIEW 13530 - 53 AVE S I.08 -072 T SS FILE L C it ES IL FILE &Ore • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION August 10, 2010 TO: Austin Kovach, Applicant Washington State Department of Ecology Dr. Padmaraj Angolkar, Owner Agencies with Jurisdiction King County Assessor, Accounting Division All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: I. PROJECT INFORMATION L10 -050 Austin Kovach, Kovach Architects odificatiotlt esgr>FRoxie"a� Nine minor changes to the BAR approved design. 13530 53rd Ave South PL10- 044 - Project file, L08- 072 - Pubilc Hearing for Design Review, E08- 023 -SEPA Environmental Review Comprehensive Plan Regional Commercial Mixed -Use (RCM) Designation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS) on May 1, 2009. Decision on Substantive Permit: The City Community Development Director has determined that the application for a minor modification to design review does comply with applicable City and state code requirements and has approved that application, subject to any conditions which are set forth in the Decision. Prior to issuance of the building permit revisions, the following conditions shall be met: 1. Revise the Finishing Schedule to reflect the cedar stain color. a. 1.0 Stained horizontal cedar siding (natural finish) 2. Provide an installation detail for the cedar siding that shows installation of horizontal lap siding with a channel to produce a flat face. 3. Remove the decorative knee braces and exterior stair. 4. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing Schedule a. 9.0 Blue -Green tinted glazing 5. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing Schedule SM Page 1 of 3 H: \Complete projects\L08 -072 DRA Professional Building\NODMinMod.doc 08/10/2010 ./ /tf (.1 .7 71 - 7 .. .7 h ./ . 11 7 /7/7 _ T 7 •7 TT/ 7 • • • a. 9.0 Blue -Green tinted glazing 6. Relocate the transformer as far from the back of sidewalk as possible. Revise all affected sheets, including the landscape plan. 7. Prior to approval of the building permit revision, the applicant shall submit a revised landscape plan to include the following: a. 16 -24 shrubs/low- growing trees with a 7 -12 foot height shall be added to the areas that surround the former service yard. Plant types and spacing shall be selected to provide sufficient visual screening to the new loading/service area. b. Landscape screening around the relocated transformer. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 1 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS is permitted. One administrative appeal to the City Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the Hearing Examiner appeal process may file an appeal in King County Superior Court from the Hearing Examiner's decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director 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 (August 24, 2010). The requirements for such appeals are set forth in Tukwila Municipal Code ch. 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 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 $515 (retainer). V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as a closed record hearing before the Hearing Examiner based on the information presented to the Community Development Director, who made the original decision. No new evidence or testimony will be permitted during the appeal hearing. Parties will be allowed to present oral argument based on the information presented to the Community Development Director before their decision was issued. The Hearing Examiner's decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW ch. 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such Stacy MacGregor Page 2 of 3 08/10/2010 H: \Complete projects1L08 -072 DRA Professional Building\NODMinMod.doc • • time limit, the Decision on this permit will be final. The City's decision to issue a DNS is final for this permit and any other pending permit applications for the development of the subject property. 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 Stacy MacGregor, who may be contacted at 206 - 431 -7166 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. De 4 ent of Community Development City of Tukwila Stacy MacGregor Page 3 of 3 08/10/2010 H: \Complete projects\L08 -072 DRA Professional Building\NODMinMod.doc • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report Minor Modification to Design Review August 17, 2010 File Number: L10 -050 Applicant: Austin Kovach, Kovach Architects Type of Permit Applied for: Minor Modification to Design Review Project Description: DRA Professional Building- -nine minor changes to the BAR- approved design. Location: 13530 53rd Ave South Associated Files: PL10- 044 - Project file, L08- 072 - Pubilc Hearing for Design Review, E08- 023 -SEPA Environmental Review Comprehensive Plan Regional Commercial Mixed -Use (RCM) Designation/Zoning District: SEPA Determination: DNS issued May, 2009 Dear Mr. Kovach: Background In May of 2009, the applicant proposed to construct a new 3 -story plus basement, 14,792 square -foot medical - dental office building. Site improvements include landscaping, sidewalks, paving and grading, and dedication of additional right -of -way to the City for 53rd Avenue South. The proposal underwent SEPA analysis and received design review approval from the Board of Architectural Review. A modern, cantilevered office building with extensive glazing and strong horizontal lines was approved. The architecture and high quality materials suggest an architectural showpiece on a rocky outcropping overlooking Interurban Avenue. Site work has commenced and a building permit for the core and shell has been issued. This request represents revisions to the issued building permit. Request An economic recession and a very conservative lending climate have forced the applicant to reduce the costs to develop the project while keeping the essential design intact. The applicant has requested modifications to the following items from the BAR approved plan set: 1. Change from IPE to Cedar siding 2. Omit decorative Knee braces (4 total) 3. Omit exterior stair system 4. Omit window banks (also in response to TI requirements) 5. Change glazing tinting from three colors to a single color 6. Omit lower mechanical yard screen wall and trellis SM Page 1 of 6 08/10/2010 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206- 4 1 24A-C • • 7. Move mechanical equipment onto roof top 8. Omit shallow rooflets and fascia bands 9. Locate a new transformer at the back of sidewalk adjacent to 53rd Ave South. Review Criteria For the proposed modifications to the BAR approved design, the following criteria have been highlighted due to their relationship to the proposed changes. Comments regarding the current submittal have been made as they relate to the relevant criteria. 1. Change from IPE to Cedar siding Building Design (a) Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings; (b) Buildings should be to appropriate scale and in harmony with permanent neighboring developments; (c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; (d) Colors should be harmonious, with bright or brilliant colors used only for accent. The applicant is proposing to use cedar siding in lieu of IPE hardwood siding as a cost saving measure. Cedar will weather to a gray color if left untreated; the applicant stated that the cedar will have a clear stain on it. IPE is a very hard tropical hardwood that is costly to purchase and install. IPE has an extremely long life, is rot and insect resistant, and requires very little maintenance. The cedar siding, like the IPE originally proposed, will be horizontal siding. IPE is installed as lap siding with a flat face and a channel between each board. Cedar siding can be installed in the same manner to produce a flat face and maintain the modern appearance proposed in the original design. Cedar is insect and rot resistant but has a much shorter life expectancy than cedar (in horizontal applications, it is generally estimated to last 10 versus 40 years for IPE). Discussion The cedar siding shall be installed to achieve the same look as the IPE originally proposed with a flat face and a channel between each board. An installation detail was not provided and shall be included to ensure the modem look originally proposed is maintained. The applicant stated that the cedar siding will have a clear stain but the color of stain was not specified on the plans. The staining should prevent discoloration but will need to be reapplied at regular intervals to maintain the color of the wood. Cedar is commonly used for residential applications, and, as such, may be more harmonious with the surrounding residential uses than the IPE. The use of cedar in lieu of IPE will have negligible visual impacts. It will require more maintenance over time but represents a significant cost savings up front. Condition Sheets A4.01 and A4.02 (and any other relevant sheets) • Revise the Finishing Schedule to reflect the cedar stain color. o 1.0 Stained horizontal cedar siding (natural finish) • Provide an installation detail for the cedar siding that shows installation of horizontal lap siding with a channel to produce a flat face. SM Page 2 of 6 08/10/2010 H: \Complete projects\L08 -072 DRA Professional Building \110- 050 -minor mod \BARmodificationstaffreport.doc • • 2. Omit decorative Knee braces (4 total) and 3. Omit exterior stair system 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; (c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Four custom knee braces were included in the original design. They tied the flat roof projection to the building. An exterior stair connected a side entrance to the second floor. The application proposes to remove these decorative elements. Discussion The knee braces provided a minor detail to the top of the building. The building has articulating faces and three cantilevered floors that provide significant visual interest and activity to the design. The absence of the four knee braces is minor and should not impact the design of the building. The exterior stair is both a design feature connecting the side entrance to the sidewalk as well as a means of egress. The building code requires the stair to continue to the third floor. While a code -driven change, a three story exterior stair is not aesthetically pleasing as its mass pulls the focus away from the building. The applicant proposes to relocate the stair to the building interior. An at -grade entrance remains in this location. Lighting is added to the entrance of the same style as the rest of the building. A bench that was originally proposed outside this entrance is retained. Relocating the stair to the building interior is preferred over creating a three -story exterior stair. The building and site design is not negatively impacted by the stair's absence. Condition Sheets A4.01 and A4.02 (and any other relevant sheets) • Remove the decorative knee braces and exterior stair. 4. Omit window banks 5. Change glazing tinting from three colors to a single color 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; (c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Curtain wall windows, chosen for their long life and the modern, urban feel they created were approved in the plans submitted for design review. Framed windows replace the curtain walls and glazing was removed from the area that houses the new internal access stair as well as windows from the first and second floors. A total of 17 windows are proposed for removal of the 95 shown on the previous iteration. These areas are replaced with either cedar or matt black metal siding. Three colors of glazing were originally proposed, with a progressively lighter and brighter color used on each floor extending upward. The darkest color at the base was chosen to anchor the building and the use of different colors on each floor intended to emphasize the horizontal lines of the building. The application does not state the color of glazing proposed but the applicant stated that blue -green glass will be used. Discussion SM Page 3 of 6 08/10/2010 H: \Complete projects\L08 -072 DRA Professional Building \110 - 050 -minor mod \BARmodificationstaffreport.doc • • The useofframed windows rather than a curtain wall changes the look of the building. The building has a less modern and urban feel but the use of framed windows is more harmonious with the surrounding residential uses. The elimination of 17 windows is significant but the resultant increase in siding also contributes to a more residential -feel to the building which is more harmonious with the surrounding neighborhood. The use of different glazing colors is an effect that may have had little impact in real life. The glazing colors proposed were subtly different. In the field under the influence of light and shade, the colors may not have been distinguishable. The application does not show the glazing color proposed but the applicant stated that blue - green glazing is proposed for all windows. On the first floor, the siding that replaces windows is matt black; this dark color, like the darker glazing originally proposed, will preserve the effect of anchoring the building. Condition Sheets A4.01 and A4.02 (and any other relevant sheets) • Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing Schedule o 9.0 Blue -Green tinted glazing 6. Omit lower mechanical yard screen wall and trellis Relationship of Structure to Site (b) Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Relationship of structure and site to Adjoining Area (f) Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. Landscape and Site Treatment (f) Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. The approved service area was an attached courtyard surrounded by a buttressed wall and capped with a custom metal arbor framework. The wall was CMU clad in either aluminum siding or coated with a pebble finish. The courtyard wall extended 7 -12 feet above finished grade. The areas of exposed foundation directly under the building were previously approved to be painted concrete. This revision removes the courtyard and metal arbor from the new service area. The service area extends off the daylight basement and is excavated below grade. A stacked stone wall lines the interior of this area and will be mostly hidden. The mechanical systems that were housed in the courtyard have been relocated to the roof. A new trash enclosure is clad with aluminum siding that is also used on the building. Discussion The service area was originally an extension of the building. By removing the walls and trellis, the sense of the service area being an extension of the building is eliminated. The area that was the courtyard has become an open area. With the removal of the courtyard, the service area is now visually exposed. To lessen the visual impact, landscaping shall be increased in the area between the north end of the building and the public right of way. Shrubs and/or low growing trees shall be added to areas that surround the former service area walls to visually screen and soften the view into the service area. Condition Sheet L -1 of 1 Landscape Plan • The addition of 16 -24 shrubs/low - growing trees with a 7 -12 foot mature height shall be added to the areas that surround the former service yard. The final design shall be approved as part of the building plan revision. Approval will be based on selecting plants and a planting quantity that will provide sufficient visual screening to the new loading/service area. SM Page 4 of 6 08/10/2010 H: \Complete projects1L08 -072 DRA Professional Building \110- 050 -minor mod \BARmodificationstaffreport.doc 7. Move mechanical equipment onto roof top Building Design (e) Mechanical equipment or other utility hardware of roof ground or buildings should be screened from view. The mechanical equipment was originally located in the basement -level courtyard behind a solid wall. The applicant is proposing to relocate the mechanicals to the rooftop adjacent to the elevator overrun. A mechanical screen extends 3 feet above the roofline and is clad in the aluminum siding used elsewhere on the building. At the original BAR hearing, planning commissioners asked about the rooftop and what, if anything, would be visible on the roof for surrounding residential structures. For this request, the applicant provided a three - dimensional rendering of the rooftop including the rooftop mechanicals. Due to relative building height and location of the mechanicals, the nearest home that will be able to see the mechanical screen is over 300 feet away. Discussion Relocating the mechanicals to the rooftop represents a departure from the original clean, horizontal lines and flat - roofed design of the original building. However, the mechanical screen is only 3 feet above the roofline and located in the center of the roof. The aesthetic impact of screened rooftop mechanicals is negligible. 8. Omit shallow rooflets (this includes the fascia bands) Building Design (a) Architectural style is not restricted; evaluation of a project should be based on quality of its design ad relationship to its surroundings. (c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. The original design had a shallow wood - finished roof that was wrapped in a matt black finish projecting from the top of the first floor. This band of color and articulation created a strong horizontal line that also acted as a belt course and divided the building. This horizontal band is removed and the horizontal wood siding used on the rest of the building is used in its place. Discussion Removing the rooflet and fascia band eliminates an aspect of building texture, interest and deemphasizes the horizontal lines of the building. The addition of matt black metal siding above the second story windows (see 4 & 5 above) adds a horizontal element but does not replicate the belt course effect. By removing this projecting, horizontal component, less detailed, flatter building sides are created. This actually increases the modern feel of the building and counters the more traditional feel that was created by changing the glazing from curtain walls to window banks. 9. Locate a new transformer at the back of sidewalk adjacent to 53rd Ave South. 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. Relationship of structure and site to Adjoining Area (f) Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. Building Design (e) Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. SM Page 5 of 6 08/10/2010 H: \Complete projects\L08 -072 DRA Professional Building\110- 050 -minor mod \BARmodificationstaffreport.doc • • The site plan shows an electrical transformer adjacent to the sidewalk alongside 53`d Avenue South. The transformer is located in the required perimeter landscape area and on a slope. A revised landscape plan was not included so any impacts to landscaping are not known. Discussion The new transformer's location is not screened, does not provide an attractive transition to the site from the street, may interfere with landscaping, and is not screened. The transformer shall be setback as far as possible the back of sidewalk and, ideally, be located outside the required perimeter landscaping. Landscape screening shall be provided around the transformer to minimize its appearance. Conditions • Relocate the transformer as far from the back of sidewalk as possible. Provide landscape screening about the perimeter. Revise all affected sheets. • Revise the landscape plan to include plant screening around the electrical transformer.. Approval will be based on providing sufficient landscaping to minimize the appearance of the transformer. Conclusion The conditions listed above and summarized below need to be incorporated into the DRA Professional Building proposal in order for the project to be in keeping with the original BAR decision. Staff's Recommendations Prior to issuance of the building permit revisions, the following conditions shall be met: 1. Revise the Finishing Schedule to reflect the cedar stain color. a. 1.0 Stained horizontal cedar siding (natural finish) 2. Provide an installation detail for the cedar siding that shows installation of horizontal lap siding with a channel to produce a flat face. 3. Remove the decorative knee braces and exterior stair. 4. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing Schedule a. 9.0 Blue -Green tinted glazing 5. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing Schedule a. 9.0 Blue -Green tinted glazing 6. Relocate the transformer as far from the back of sidewalk as possible. Revise all affected sheets, including the landscape plan. 7. Prior to approval of the building permit revision, the applicant shall submit a revised landscape plan to include the following: a. 16 -24 shrubs /low - growing trees with a 7 -12 foot height shall be added to the areas that surround the former service yard. Plant types and spacing shall be selected to provide sufficient visual screening to the new loading/service area. b. Landscape screening around the relocated transformer. Stacy i regor, Ass' t Planner 8Ilo /2.o'O Date: SM Page 6 of 6 08/10/2010 H:\Complete projects1L08 -072 DRA Professional Building1110 -050 -minor mod \BARmodificationstaffreport.doc • City of Tukwila Jim Haggerton, Mayor Department of Community Development BOARD OF ARCHITECTURAL REVIEW NOTICE OF DECISION DATED June 4, 2009 To: Andrew Kovach, Kovach Architects Dr. Padmaraj Angolkar, Property Owner Washington State Department of Ecology King County Assessor, Accounting Division Jack Pace, Director This letter serves as a notice of decision and is issued pursuant to the Notice of Decision, Permit Application Types and Procedures Chapter, Tukwila Municipal Code (TMC) 18.104.170 on the following project approval. I. Project Information File Number: L08- 072 —DRA Professional Building Public Hearing Design Review Type of Permit Request: Type 4 approval for design review of a new 3 -story plus basement, 14,792 square -foot medical- dental office building and site improvements. Location: 13530 53rd Ave South E08- 023 —SEPA Environmental Review Austin Kovach, Kovach Architects Dr. Padmaraj Angolkar Associated Files: Applicant: Owner: Notification: Comprehensive Plan & Zoning Designation: SEPA Compliance: 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 January 27, 2009. On May 7, 2009 a Notice of Public Hearing was mailed to surrounding properties, tenants, interested parties, affected agencies, and posted on the site; it was published in The Seattle Times on May 14th. Regional Commercial Mixed -Use (RCM) A SEPA Determination of Non - Significance was issued on May 1, 2009. SM H:\L08 -072 DRA Professional Building \NOD.doc Page 1 of 3 06/03/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • II. Decision Based upon the plans and information submitted in connection with this application; the finding and conclusions contained in the staff report dated May 21, 2009; the public hearing on May 28, 2009; and subject to the conditions recited below; the Tukwila Board of Architectural Review (BAR) has determined that the application for the DRA Professional Building at 13530 53rd Ave South, Tukwila meets the BAR criteria and has approved that application based on the findings and conclusions contained in the staff report. Design Review Conditions: 1. As part of the building permit for the proposed project, the applicant shall provide an irrigation plan, an updated luminary plan if any changes have been made, and submit the design of the service yard gate for administrative approval. 2. Approval of signage for the site and building shall meet the codes in effect at the time a complete application is submitted. Any signs proposed for this project shall be of a modern design, use similar design elements including colors and materials already used on site, and shall minimize their visual presence towards the adjacent residential areas; freestanding signs shall be monument -style in a decorative base. 3. Utility towers or panels, such as used for cell coverage, are prohibited. III. Your Appeal Rights The decision on this Permit Application is a Type 4 decision pursuant to the Tukwila Municipal Code (18.104.010 TMC.) One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of the EIS is permitted. A party, who is not satisfied with a City Council decision on an appeal, may file an appeal of the Council's decision in King County Superior Court. 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 21 days of the issuance of this Decision, which is by June 25, 2009. The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (18.116.) All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 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. SM Page 2 of 3 06/03/2009 H:\L08 -072 DRA Professional Building \NOD.doc • • 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. V. Appeal Hearings Process Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing. 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 of the 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. The City's decision to issue an EIS for this approval and any other pending permit applications for the development of the subject property is final. VI. Inspection of Information on the Application Project materials including the application, the staff report, the EIS, and other studies related to the approval are available for inspection at the: Tukwila Department of Community Development, 6300 Southcenter Blvd., and Suite 100, Tukwila, Washington 98188 Monday through Friday - 8:30 a.m. and 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at 206 - 431 -3670 for additional 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. Stacy Mace or Assistant Planner Department of Community Development City of Tukwila SM H:\L08 -072 DRA Professional Building \NOD.doc Page 3 of 3 06/03/2009 • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, GEORGE MAUNA, VICE - CHAIR, BILL ARTHUR, COMMISSIONERS, CHUCK PARRISH, ALLAN EKBERG, MARGARET BRATCHER, LYNN PETERSON AND BROOKE ALFORD PLANNING COMMISSION SOUTHCENTER PLAN PUBLIC HEARING AGENDA MAY 28 2009 - 7:00 -- 9:OOPM TUKWILA CITY HALL COUNCIL CHAMBERS CALL TO ORDER ATTENDANCE BOARD OF ARCHITECTURAL REVIEW CASE NUMBER: L08 -069 APPLICANT: Austin Kovach of Kovach Architects REQUEST: Public Hearing Design Review for a 3 -story plus basement, 15,000 square -foot office building with associated landscaping and frontage improvements. LOCATION: 13530 53'1 Ave South PLANNING COMMISSION PUBLIC HEARING A CONTINUATION OF THE APRIL 23, 2009 HEARING: CASE NUMBER: L09 -008 APPLICANT: City of Tukwila REQUEST: Code revisions related to the Tukwila Urban Center (TUC) District (TMC 18.28), contained within the public review draft of Tukwila's Urban Center Plan for the Southcenter Area. New standards and guidelines contained within the Plan will regulate new construction and redevelopment within the urban center, addressing use, site development, public frontage improvements, and architectural design. LOCATION: Tukwila Urban Center District (TUC). This area is bounded on the north by I- 405, on the east by the Tukwila city limits and the Green River, on the south by South 180th Street, and on the west by I -5. DIRECTOR'S REPORT ADJOURN H:\PLANCOM\AGENDAS \05- 28- 09.doc • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report to the Board of Architectural Review Prepared for the May 28, 2009 Meeting File Number: L08- 072 —DRA Professional Building Public Hearing Design Review Associated Permits: E08- 023 —SEPA Environmental Review Location: 13530 53`d Ave South Applicant: Austin Kovach, Kovach Architects Recommendation: Approval with conditions Staff Stacy MacGregor, Assistant Planner Summary of Proposed Action The applicant proposes a new 3 -story plus basement, 14,792 square -foot medical - dental office building. Site improvements indude landscaping, sidewalks, paving and grading, and dedication of additional right -of -way to the City for 53'd Avenue South. Background Data Zoning District: Regional Commercial Mixed -Use (RCM) Comprehensive Plan Designation: Regional Commercial Mixed -Use (RCM) SEPA Determination: Determination of Non - Significance Notification: 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 January 27, 2009. On May 7, 2009 a Notice of Public Hearing was mailed to surrounding properties, tenants, interested parties, affected agencies, and posted on the site; it was published in The Seattle Times on May 14th. SM Page 1 of 13 H: \L08 -072 DRA Professional Building \SRdoc 05/21/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206 - 431 -3665 • • Attachments: A. Perspective (2 pages) B. Site Plan C. Elevations (3 pages) D. Landscape Plan E. Applicant's response to Design Review Criteria F. Detail of lighting, benches, fencing (3 pages) G. Citizen comment letter SM Page 2 of 13 05/21/2009 I -I: \I 08 -072 DRA Professional Building \SR.doc • • FINDINGS Vicinity /Site Information Project Description: The applicant is proposing to develop a 3 -story with partial daylight basement, 14,792 gross square feet office building. Site improvements include 39 parking spaces, sidewalks along 52 "d and 53`d Avenue South, landscaping, and extensive grading of the site (3105 cubic yards of cut and fill). The project is located on a vacant lot at 13530 53`d Ave South, Tukwila, Washington. The office building will be used for the property owner's established orthodontics practice with unused space available for lease. Principal access will be off of 53`d Avenue South. The current right -of -way is narrow and the project includes dedicating approximately 14 feet of right -of -way to the City increasing the City - owned width of 53`d Avenue to approximately 28 feet; the dedication of right -of -way will match the established right -of -way width to the south on 53`d Avenue. A service entrance for trash, loading, and maintenance is provided off of 52 "d Avenue South. Both streets will have new 5 foot sidewalks across the property length. The site is in a Special Height Exception Area. This designation allows construction of a building up to 4 stories tall without a height limit. Without this designation, buildings in this zone are limited to 3 stories or 35 feet. The proposed project is 3 stories plus a daylight basement. Due to grade changes, the building height ranges between 38 and 51 feet tall; the International Building Code's definition of height used by the City of Tukwila which averages the grade plane around the building defines the building height at 44.5 feet tall. Existing Development: The DRA Professional Building is proposed on a vacant, hilly site above Interurban Avenue. Surrounding Land Uses: The property is zoned Regional- Commercial Mixed -Use (RCM). The odd - shaped parcel is flanked on the north by the King County Metro Park and Ride lots serving Interurban Avenue. The lot immediately adjacent to the site is leased to Metro while the lot across 52 "d Avenue is owned by the County. The two Metro parcels, the adjoining service station, and the applicant's property are an isolated pocket of property zoned Regional Commercial Mixed -Use (RCM); all four parcels have the Special Height Exception Area designation. The properties along the southern sides of the project are zoned LDR. The parcel to the southeast has two duplexes on it and the parcels across 52nd Avenue South are developed with a 3 -plex and a 5 -plex. Unimproved City -owned right -of -way, approximately 10 feet wide, separates the southeast side of the parcel from the adjacent property. The parcel to the southwest across 53`d Avenue South is vacant. The nearest two single family homes are off the parcel's south and east corners. The homes and multiplexes surrounding the project were built between 1903 and 1947. Environmentally Sensitive Areas: The majority of the site is mapped with Class 3 areas. Class 3 areas have high landslide potential with slopes 15 -40% and which are underlain by relatively impermeable soils or by bedrock. In 1990, the Department of Community Development produced a report titled "Abandoned Underground Coal Mine Hazard Assessment" which mapped this property as the site of a potential abandoned coal mine. The possible mining activity and the presence of steep slopes over most of the site necessitated a geotechnical report and the City SM Page 3 of 13 05/21/2009 H: \L08 -072 DRA Professional Building \SR.doc • • required peer review of the report as part of the SEPA determination. The geotechnical reports found no evidence of past mining at this site. The geotechnical report recommends certain building and site construction requirements that the project will need to meet; this requirement is noted on the plans. A SEPA Determination of Non - Significance was issued May 1, 2009. Topography: According to the application, the site has a 14 -16% grade across the site and a 34 foot gain in elevation from north to south. The project requires significant grading of the site removing as much as ten feet of soil from the site and lowering the building's first floor to below the current street level on 53rd Avenue; ground elevations at this time, prior to development, are as much as 6 feet above the street. The parcel to the northeast is approximately 30 feet below this site and separated by a very steep slope. The site looks over Interurban Avenue South and because of the topography and the building's design surrounding views of the Duwamish River and Foster Creek Golf Course will be maximized. Vegetation: The site is vegetated with 14 significant trees. The grading proposed to develop the site is not conducive to preserving any of the existing vegetation. The existing tree species are mostly Alder with one each of Oak and Cascaria and two Fir trees. A total of 49 new trees are proposed. These will be a mix of evergreen and deciduous species. Other landscaping on the site will be modified as part of the project, see Attachment D. Public Comment The City received one comment letter during the Notice of Application period. The concerns raised in the letter include potential geological instability, traffic impacts and on -street parking on the narrow streets. The comment letter is included as Attachment G. The property owners' concerns regarding potential geological instability and traffic impacts were addressed as a part of the SEPA determination. Additionally, traffic impact fees will be collected prior to issuing the building permit. On -street parking concerns are addressed in this staff report. Design Review Criteria The project is subject to a Pubic Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.26.070. 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. 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; Ten feet of Type I landscaping is interior to the new 5 foot sidewalks along both frontages. Type I landscaping is intended to enhance the streetscape, prove a light visual separation between uses and zoning districts, screen parking areas, and allow views to building entryways and signage (TMC 18.52.030). Trees will be placed 20 feet on center and include Tulip Trees, Shore Pine, and Columnar Hornbeam. Shrubs are placed in groups and Kinnikinnick will fill in the area as an evergreen groundcover. Right -of -way on 53rd Avenue will be improved to include curb, gutter, and a five foot sidewalk; approximately 14 feet of new right -of -way will be dedicated to the City. A SM Page 4 of 13 05/21/2009 H: \L08 -072 DRA Professional Building \SR.doc • • pedestrian path will connect 53rd Ave S to the building entrance. One ingress and egress point will be created along each street frontage. The entrance to the parking area is along 53rd Avenue and the entrance to the service area, including trash collection, is on 52 "d Avenue. The main entrance is located on the south side of the building and is recessed into the first floor creating an entryway sheltered by the building story above. A second entrance, via an external staircase to the second floor, is at the southwest corner of the building adjacent to 53rd Avenue South. b) Parking and service areas should be located, designed and screened to moderate the visual impact oflarge paved areas; Parking is located along the southern side of the property with the parking lot oriented perpendicular to the street. The 39 stalls are adjacent to the LDR- zoned, southeastern property boundary. The parking area is depressed from street level and the adjacent LDR -zoned property and screened by the building to the north. The parking area will also be screened to the south with a six-foot tall, wood, residential -style fence (see Attachment F) and a mix of evergreen Shore Pine and deciduous Pin Oak in a 10' wide landscape border. Additionally, 10' of unimproved right -of -way separates the parking area from the nearest property to the south. The service yard is located on the north side of the building and is accessed from 52 "d Avenue South. This yard is screened from view by an 8 foot tall pebble -stone finished concrete wall with galvanized siding on the north wall; it is accessed via the building or through a metal sliding security gate, and is topped with a custom black aluminum trellis. The third floor also projects above a majority of the service yard. Building mechanicals and trash are contained within the yard area. Currently, unimproved on -street parking is provided along 52 "d Avenue. This parking is limited to 4 hour parking only; citizens in the neighborhood requested this limit to keep park- and -ride users from parking in their neighborhood. Half -width street improvements and a sidewalk will eliminate the on -street parking on 52 "d Avenue and it will not be added to 53rd Avenue. c) The height and scale of each building should be considered in relation to the site. The site is on a prominent sandstone outcropping that sits above the adjacent street grades. The proposal includes significant grading which will lower the perceived building height and reduce the perceived mass of the structure relative to building at grade. The building design utilizes the slope on the site to include a daylight basement on the lower side of the slope. Modulation of the building's levels mirror the slope. Flat roofs help minimize the overall height of the building. 2. Relationship of Structure and Site to Adjoining Area. a) Harmony in texture, lines and masses is encouraged; The building is designed with a horizontal focus. The three layers use subdy different glazing colors, horizontal wood siding, and a flat roof to emphasize a lower, linear profile. The glazing on the first floor is the darkest with the intent of visually "anchoring" the building and minimizing its perceived mass. The use of wood is proposed as more residential in character that other possible commercial building materials. b) Appropriate landscape transition to adjoining properties should be provided; Type III perimeter landscaping is required along the southeast property line. The solid wood fence is an option approved by the DCD Director in lieu of a solid planting screen. The choice of a 6 foot tall, solid fence provides an immediate screen whereas landscaping only screens effectively upon maturity. The fence is residential in nature and located at the top of the slope. Approximately ten SM Page 5 of 13 05/21/2009 I I: \I-08 -072 DRA Professional Building \SR.doc • • feet of City- owned, unimproved right of way further separates the fence from the adjacent LDR- zoned property. Trees will be planted 20 feet on center along the southeast property line. A rockery supports the slope to the south along the parking lot. A rockery was chosen to visually harmonize with the adjacent residential property when viewed from the street. A poured concrete wall on the east side protects the top of the slope from the parking area; and is on the interior side of the landscaped perimeter. c) Public buildings and structures should be consistent with the established neighborhood character; The project is not a public building. d) Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; Sidewalks on the right -of -way connect to an on -site pedestrian path with access to the front of the building and the exterior stairs. ADA- accessible parking and the pedestrian areas are in concrete to visually define the entrance. The service yard is accessed of a different street from the main entrance. There are no pedestrian connections to the service yard which is accessible from the building's interior. Code requires office buildings to provide 3 parking stalls for every 1000 square feet of usable floor area. The building contains 10,377 square feet of net office area and needs to provide 31 parking stalls. The project proposes 39 parking stalls, 8 more stalls than required by code. e) Compatibility of on -site vehicular circulation with street circulation should be encouraged. Two points of ingress and egress are created. Right -of -way on 53rd Avenue will be dedicated to the City to match the right -of -way width south of the project. The service area in the rear of the building will be accessed off of 52nd Avenue. Both locations of ingress /egress are two -way and based on arterial access will likely function predominately as left -in and right -out. Traffic concurrency fees were paid prior to issuing the SEPA Determination of Non - Significance. Issuance of the building permit will require the applicant to pay a traffic impact fee. 3. Landscaping and Site Treatment. a) Where existing topographic patterns contribute to beauty and utility ofa development, they should be recognized, preserved and enhanced; The topography is a significant feature of this site. The site overlooks the river valley and the building has been designed to take advantage of the territorial views. The north and east sides of the building, those facing the view and away from the residential zones, are designed with the greatest amount of transparency. b) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; Retaining walls, rockery and concrete fences surround the parking area to define the space and also to separate people from the steep slopes. The pedestrian path that connects the sidewalk on 53rd Avenue to the building entrance is graded to be ADA - accessible. The ADA - accessible parking stalls are brushed concrete rather than asphalt to visually identify the area. There is no curb to navigate over or around that separates these stalls from the entrance. Lighted bollards define the ends of SM Page 6 of 13 05/21/2009 Ii: \IA8 -072 DRA Professional Building \SR.doc • • these parking stalls. Retaining walls and fences define the east side and protect the bank and users from the park and ride located 30 feet below the site. c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; The landscape design includes many trees with a horizontal canopy growth pattern. The applicant focused on creating a sense of open space below the tree canopy with a minimal use of shrubs, grouping shrubs together, and a reliance on ground cover. The selected tree and shrub species between the building and the territorial view (Sequoia, Staghorn Sumac and Shore Pine) maximize the view; they have an open branching pattern and a high canopy allowing views above and below the tree canopy. d) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; Plant areas are separated from pedestrians and traffic with raised curbs and concrete walls. e) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; Parking lot landscape islands are included and meet code. Every ten parking stalls are separated by a landscape island. Paving is kept to a minimum on the site and all unpaved areas are landscaped. I) Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; The service yard is screened with 8 foot tall buttressed walls on the east and west finished with an "Ameristone" coating that has an appearance of fine pebbles and galvanized aluminum siding on the north wall. A custom aluminum gate will be on the north wall. The service area is covered with a custom black aluminum trellis. On the southeast sides adjacent to the LDR zone, the landscaping was increased from Type II to Type III and the landscaped buffer expanded from 5 to 10 feet in depth. The purpose of Type III landscaping is to provide an extensive visual separation adjacent to residential uses. A mix of evergreen and deciduous trees are used to provide a year -round screen; Shore Pine line the northeast property line and a mix of Shore Pine and Pin Oak separate the southeast property line from the adjacent LDR property. Pin Oak is a deciduous tree that retains it leaves year -round while young. A 6 foot tall wood fence also lines the property line between the project and the LDR zone. g) In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used; Do to the grade changes on the site, fencing and walls are used to create landscape areas and protect landscaping and slopes from pedestrian and vehicular circulation. Paving is only used for parking and pedestrian access. h) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be ofa 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 proposed lighting is modern in design and very stylized. See Attachment F. Various lighting fixtures are used for different uses and to define areas. Fixtures include overhead pole- mounted SM Page 7 of 13 05/21/2009 1-1: \L08 -072 IRA Professional Building \SR.doc • • lights in the parking lot, wall- mounted lights affixed to the concrete walls, and flush ceiling- mounted lights in the pedestrian areas. Lighting is shielded and will not be permitted to spill over onto neighboring properties. 4. Building Design. a) Architectural style is not restricted, evaluation ofa project should be based on quality ofits design and relationship to its surroundings; The project is a modern office building. The immediate surrounding land uses are 70 -100 year old single and multifamily residential homes and public parking lots. The surrounding architecture does not function in an office building manner and as such does not lend itself to emulate. The site, while vacant, acts as a buffer between the residential and commercial land uses. Transitioning between these land uses while also honoring the development entitlements on the property has been done with the use of wood and glass, a flat roof and grading to minimize the building height on the site, and creating one story as a basement rather than developing four stories above ground as code allows. The building is designed with four active sides but the least amount of transparency and the greatest amount of wood cladding occur on the south side facing the nearest residential neighbor. An increased landscape border, both in depth and plant quantity, shields the project from the adjoining LDR property. The entrance into the building is designed to create a significant entry experience. The wall that frames the entrance is curved; the second floor, which extends over the entrance, protects pedestrians. The entry is lit from above and includes a bench. The accessible stalls and the first three stalls at the entrance of the site are paved in concrete. The concrete is also used for the pedestrian path with the intent of creating a welcome and extended entrance plaza. The pedestrian path in front of the building is protected from these stalls with lighted bollards. b) Buildings should be to appropriate scale and in harmony with permanent neighboring developments; The building is 44.5 feet above the final grade plane. The slope of the site varies the grade on which the building is placed by 13 feet. The building is visually only 3- stories and 34 feet tall on the southeast side; this side faces the LDR zone and contains the public entrance. Additionally, as much as 10 feet of cut is removed from this site, lowering the grade and placing the building 24 feet above the existing grade. On the northwest side, the building has a daylight basement and rises 47 feet above the final grade. The building has a flat roof, colored white on the top floor for energy efficiency and with a dark coating on the roofs of the lower stories. The surrounding neighborhood development contains one to two story single family homes and small multiplexes. The project serves as a transitional site between the commercial activity along Interurban Avenue and the residential neighborhood on the hill above the site. The south sides have the greatest amount of wood siding. The building modulates on all four sides and uses different glazing colors on each floor, these features help to break up the perceived mass of the structure. c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; SM Page 8 of 13 05/21/2009 11: \L08 -072 DRA Professional Building \SRdoc • • The building is clad in IPE, a hardwood known for its durability, curtain walls, glazing and metal. The eaves on the flat roof extend out 3.5 -5 feet to protect the building. Custom knee braces and the trellis spanning the service yard along with the support columns, eaves, and beams are designed to appear of a similar weight, scale and color. Metal surfaces have either a black or aluminum finish. d) Colors should be harmonious, with bright or brilliant colors used only for accent; Three subtle shades of glass are used. Different colors were chosen for each floor to emphasize the horizontal lines of the building and to anchor the ground floor with a darker shade of glazing. Wood and metal are used extensively. Bright or brilliant colors are not included in this project. e) Mechanical equipment or other utility hardware on roof; ground or buildings should be screened from view; All of the mechanical equipment is located on the ground to minimize roof clutter and to blend in with the surrounding residential rooftops. Mechanical equipment is screened from view within the attached service yard. I) Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; Fixtures are either finished in black or natural aluminum and of a modern architectural design. Lighting is designed for safety with an emphasis on parking lot lighting and wall illumination. The building will be lit from within. 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 proposal is an original design created for this unique site. The building is an asymmetrical box. Details include custom brackets and trellis; material cladding including 3 glazing shades, wood and metal cladding; concrete and cement paving; and varying story heights. The sloped site allows for a daylight basement and a visual change in building height from 3 to 4 stories. 5. Miscellaneous Structures and Street Furniture. a) Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. An external staircase is located along the southwest front providing external access to the second story. It is painted steel and designed to reflect the materials and colors used on other building details. The mechanical and trash collection service yard is integrated into the design of the building. It is contained by full height walls and capped with a black aluminum, custom, decorative trellis. The proposed gate to the service yard is a custom metal design. The gate is still in the conceptual stage and hasn't been reviewed. Roof projections are supported by custom, black metal brackets. The project also includes two benches; one each at the two entrance points on the south side. A 4 -stall bike rack is also located along the southern front. All signs on the site will be reviewed under the Sign Code in effect at the time that a complete sign application is submitted to the City. Approval of site signage is subject to both Title 19 of the Tukwila Municipal Code and the criteria of Design Review 5a, above. Approval of signs on the site will require that the signs proposed will integrate with the modern style of the office SM Page 9 of 13 05/21/2009 1-I: \L08 -072 DRA Professional Building \SRdoc • • building. Signs visible to residential neighbors, like the design of the building, should be respectful to the adjacent residents and accomplish the needed building identification or advertising with minimal size and understated colors. A freestanding pole sign will not be approved but a monument the meets the above considerations and the sign code in effect at the time of submittal will be approved. b) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. A luminary plan was submitted, dated 4/2/2009, and demonstrates that lighting levels meet code and light does not spill over onto adjacent properties. 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.) 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". 1. This significant commercial development requires design review (1.7.1). 2. This development requires sidewalks (1.7.2). 3. The development provides adequate parking and lighting (1.7.3). 4. Require fencing and landscape buffers between commercial and residential uses (1. Z4). This project is subject to Design Review. Sidewalks are provided along both frontages. Parking and lighting meets code. The buffer between commercial and residential uses will be fencing, Type II landscaping and a 10 foot buffer. b. The Natural Environment — Goal 4.3: "Reduce potential impacts and liabilities associated with development in areas ofpotential geological instability." 1. Require a professional review that reflects the potential degree ofimpact when development in proposed in a hazardous area. (4.3.1) 2. Avoid potential hazards and minimize public and private costs through site design and access alternatives. Before approving development in areas of potential geologic instability, require that conventional measures to maintain slope stability be implemented, with the costs borne by the property owners. (4.3.2) This project obtained professional review. The City required the peer review of the geotechnical report prior to issuing a SEPA DNS. A building permit approval will reflect the guidelines set forth in the geotechnical reports. SM Page 10 of 13 05/21/2009 1-G \108 -072 DRA Professional Building \SRdoc • • 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.) 1. Relationship of Structure to Site. Site improvements include sidewalks on both frontages and right -of -way dedication to the City. A pedestrian path lines one side of the parking area and connects to the public street. Landscaping, grade changes, and site planning minimize the impact of the parking area. The service area is integrated into the architecture of the building and fully screened. The current parking limitation of 4 hours prevents park- and -ride users from parking on the street. Parking for the project is provided on the site and meets code. The height and scale of the building is greater than the adjacent single family and multiplex homes surrounding the site. Multiple design features were used to minimize the appearance and impacts of the office building on adjacent residential homes. Design features include extensive grading, utilization of the slope to tuck the building mass into the hillside, using wood siding, reducing the amount of glazing facing residential zones, using darker colored glazing on the ground floor, designing a flat roof, and emphasizing the horizontal form of the building. 2. Relationship of Structure and Site to Adjoining Area. The building's design with projecting levels mirrors the slope of the site. The levels of the site are reflected by the building through the use of horizontal wood siding and glazing color changes on each of the building's three levels. The daylight basement creates a building that appears as 4 stories facing the northern commercial areas, and only 3 stories facing the southern residential area. Landscaping requirements are increased in density and depth for areas adjacent to residential zones. All the landscaping on the site meets code and is designed to accomplish the purpose of each landscape buffer type. Pedestrian and vehicles have different routes of travel and their respective areas are delineated with different paving surfaces. Service areas are located opposite the public areas of the building. Public traffic will be routed on and off 53rd Avenue and won't interact with the service entrance on 52nd Avenue. 3. Landscaping and Site Treatment. The building is designed to mirror the topography of the slope and to maximize the views to the northeast towards the river. The reliance on trees with a horizontal canopy pattern and mass plantings of ground cover open the site lines to the building and are intended to create a sense of open space. Walls, curbs and fences protect the slopes and plantings from pedestrians and vehicle traffic. The service yard is screened with both walls and a decorative trellis. 4. Building Design. This modern office building is well- designed with quality features and custom details. All sides of the building are active and the design is respectful to minimizing impacts to the surrounding SM Page 11 of 13 05/21/2009 FI: \L08 -072 DRA Professional Building \SR.doc • • property owners. Any building proposed on this site, with its rocky outcropping at the crest of a hill, would be highly visible and fairly dramatic. The zoning allows a 4 -story office building, a fairly substantial building. The extensive grading on the site, specifically on the southern side which abuts LDR- zoning, lowers the existing grade substantially, depresses the parking relative to street level, and reduces the final height of the building. The building rises to an elevation significantly lower than what could have been constructed without the extensive grading. The use of a flat roof emphasizes the horizontal design of the building and also minimizes the building's height in contrast to a sloped roof. Rooftop mechanicals are eliminated through designing a screened service yard off the daylight basement. And the minimal use of color, only in the subtle glazing shades, harmonizes with the natural environment. Like the building, the lighting proposed is a modern style. 5. Miscellaneous Structures and Street Furniture. Extensive design features are included in this project. They include custom brackets, the service yard trellis and gate, and the exterior stairs. Benches, a modern-style bike rack, and modern -style light fixtures coordinate with the building design. All of these design elements are finished in black or silver. A cut sheet for the custom aluminum gate at the entrance to the service yard has not been provided at this time; the design of the gate will require administrative approval. The City is in the process of updating its Sign Code and anticipates adoption prior to the applicant applying for a sign permit. Signs on this building will require administrative approval to meet the intent of the design review permit in addition to meeting code. Any signs proposed for this project should be of a modern design, use similar design elements including colors and materials already used on site, should minimize their visual presence towards the adjacent residential areas, and pole signs will not be approved. If site development results in any changes to the luminary plan that was submitted as a part of the application and dated 4/02/09 an updated luminary plan would be required for building permit approval. 6. Comprehensive Plan Policies. The project meets all applicable City codes and Design Review Criteria. The application must follow the guidelines presented in the geotechnical report are a condition of approval. RECOMMENDATIONS Staff recommends approval of the Design Review application as submitted subject to the findings and conclusion and subject to the following conditions: Conditions of Approval: 1. As part of the building permit for the proposed project, the applicant shall provide an irrigation plan, an updated luminary plan if any changes have been made, and submit the design of the service yard gate for administrative approval. 2. Approval of signage for the site and building shall meet the codes in effect at the time a complete application is submitted. Any signs proposed for this project shall be of a modern design, use similar design elements including colors and materials already used on site, and SM Page 12 of 13 05/21/2009 1- 1: \1A8 -072 DRA Professional Building \SRdoc coo or e' A ) So dv. c, c.e A ,Ae.�- v 5 -2 P�4 b shall minimize their visual presence towards the adjacent residential areas; freestanding signs shall be monument -style in a decorative base. Informational Items: 3. vow -194 The project is to comply with Geotechnical Engineering Report, by ABPB Consulting, dated December 3, 2008 and March 2, 2009, Geotechnical Peer Review by Nelson Geotechnical Associates, Inc. (NGA) dated April 30, 2009 and subsequent geotechnical reports. Where recommendations between the reports are inconsistent, the most aggressive environmental protection recommendation shall be implemented. ESC measures as recommended in the 1998 KCSWM must be utilized along with specific and general recommendations as detailed in the NGA report. 4. Prior to final inspection of the site and building permit sign -off by DCD and before issuing a Certificate of Occupancy, the applicant shall provide a signed landscape declaration. 5. The landscaping shall be maintained in accordance with the approved landscape plan for the life of the project. 6. In the SEPA application, the applicant proposed measures to reduce traffic impacts. The SEPA decision was based in part on these proposed measures which include: development of employee shared commuting plans and provision of local available transit service information for employees and patrons. The property owner shall work with the City's Commute Trip Reduction Coordinator to ensure these mitigation measures are met. 3 . C��, t� c-e�� k uzi- orm .,� s‘3 5 \ e5L, \\,‘,\ a, vY4)0.--cAr-) P■w b -` '-`` �- OA— .Z■Q/Le –6\-\\-(2)-5 4 , cs+� ors 0.94 -- ^� SM Page 13 of 13 H: \108 -072 DRA Professional Building \SRdoc N� S ,6 51/40\c' 2, Ps?)) v)10n voc, DRA Professional Building IMO 53rd Avenue amain Design Review Criteria tozm..11. nerth ,r• .3„,• '11,t • SIN 1••••=1 ben Int.ean Annie leaking* 3 Design Review Criteria Circulation, Access and Parking Design Review Criteria 31 • 3 . , •,•••• • • _ • .• • _._•• ., • Design Review Criteria Scads and Sunoureang Development Design Review Criteria Design Review Criteria Semite., Landscaping Design Review Criteria Landscaping and Site Treatment •Landstaps Dealgn "Suiten Design Review Criteria Miscellaneous Structures and Street Fumiture •g4e,i-- r • Fano, 1 Design Review Criteria Miscellaneous Structures and Street Fumiture t O DESIGN REVIEW CRITERIA • RebtionWp asb 4ire to site. • Relationship of SUchra and sae to Wining Area. • Landscaping end Site Treatment. • Building Design. • Miscellaneous Structures and Sired Furniture. COMPREHENSIVE PLAN GUIDELINES • Camwdal Areas - Goal 1.7 • The Natural En1011171ent - Goal 43 13 • • Comprehensive Plan Policies Commercial Areas • Ooal 1.7: 'Commercial districts that are vlsuelry .0.0.1,. r M.rnnddI��a�dd value to the cononudry, •r• visitor withpedestrian uality wet p, are .curare uerW qsaf•�e wiU+AWV t. lighting and convenient pees., are umaq•.1. adequate smoo floating traffic patient, arse w.11malydalned on • aeud uses.. . tr is landscaping, and are wholesome and In harmony This significant cammerc1 development requires design review (1.7.1). This development moires sidewalks (1.72). TM development provides adequate perking and lighting (1.7.3). Require fencing and landscape buffer. between commercial end e denaal Yeas (1.7A). Recommendation: Approval with Conditions Conditions of Approval (From Staff Report) 1 A. pal of the butting permit for W apposed a*ect. tM.pWcard .hag wowde as M patios plan. N updated luminary plan if any change. hew been nude, and submit the design of dm service yard gm for administrative waoval. 2. Approval of Nonage fa the ate and building shell meet the code. in effect at the Wee a complete application u.Wrvted. Any sign. proposed for MY waled Nag be of • modern design. use sbrWar design elements tohdl ng color. •rd materials already used on Lite. and keg nanintra their wool pnesnca towards the adjacent residential arose: (rtesWtlbp legs Null be monumermatyle N • decorative bar.. Comprehensive Plan Policies The Natural Environment -Goal 4.3: 'Reduce potential Impacts and liabilities .sociatsd Milt development In areas of potenti. geological Instability.' Require • profesabrul review era reflects the Weida/ degree of knpecd when dnebpnem M waged in • hazardous area. (4.3 1) Avold potential Maude and minimize public and private coats through site design end muses alternatives. Before approving development In areas of Wendel geologic instability, regal Mat conventional measures to mslntain slope stability be implemented. with the coats borne by the properly camera. (.32) 2 ■■• k°I koldna towards Interurban 3 • 2-8 3( • 4 _VV! UOIBY AVENUE FVERFTI'. WA V33,\ ? NO2"- V EH 3 .Z0^+ NOR --AS` tEW < V' "^ \ _.:✓V K U 501.,- -\\E5' ♦.W 5 .7,1..5-. -0.YG NOR'•cA5_ u.m tea. sxw cam•rwMKIISoc* a a..w esz I1I1pTA1dIY. V E & .20" 5i. 'N r,' CC' YOT-:PS' AMOK 0 Attachment A ''" :,CO1J3i A1' NU/ hvERErf,wA 9fi_07 North Perspective Western Perspective BlJ I LC I,N.4 • c• m 4eart. 1 ec• w irlllev`iiiliofl ;:. ¥ catitscrrEic_...a.t_ cor---utt.L.1.4..h..ics NIC,TES: ..':. : .- _-- --- / F2 4•00C SF GROSS 3329S NE"' . . - - ......;'.. ....,. / • r. 4 \SAN .11_ . SEP- e,E e=0.,-,.7.5,7, ES: 7,7E,S...77.ES 45 772=77...."SN7E7: , ,•7E '998 ,..::::S., - I_ 5- ..---,:"E.:: - ..-. e. -- .,.....,s 7.■,..-... 5,7EC. CC 4,7: S.Nf.....- ...:C•77:7E-N.7..,-.ONS ..ii, 7727,.E7..7 N -.-.E 7,, C.CS 1........ SA14 • ••.. OG7,2,3 ,....2. ,...- - ‘•,,,. Z ...... _ = - •7:7.-... -',.7.;.r.e..F 7:-: . A... Boncln Ecto-t-ing P.1, 2592 SF GROSS 2295 SF N.E'r F,FLOFCEIalCjr,L....L.. =sEr..ersir .-1: 3e00 SF 9ROSS 3135 SF NE' • . ,--;:,:,-1 eer......r.-mt • SIV.0....2 .,...N.DA-C7,7 SA, .7.25.7 6.7,,A.F.SS S'.... SS, TOTAL:14,792 EF GROSS '2,072 SF NE'r ....„,....; .•'.. ,/ . o d• 4 • ---, ... - - , ...,.: enc. conc. vss.......... s•...1,... TC....., . 57-.9",....: 45oo sF GROGS 3,91.3 SF NET 1 / - ANO .047.£.00,2 OFFICE AREA: 12,200 SF GROSSO 3 LEVEL 10,377 SF NEIV 3 LEVEL oARKING: 3-25/10O0 I 39 STA-LS (5 COMFAC") 40_9 - 5150E PARKING: , VAN 5TA.4. 1 3-ANDARD S7AL- 917E AREA 30, 921 SF (.71 ACRES) LANDSCAPE BUFFER KEY: 7,7■VE LANDSCARNIS 7...177E ^,a2 PAVEMENT LEGEND: 0900' S5 C.GhC90T2 *-: / / ' /11L-71 . . • 9_0 ....,. u 4..9 It, ..A•rocutt f ,/,I7 1 ,......„ ........./.....,,...../..::,..A, rs.ic:,-re: /.• r , • ' i ',"•• " •. . : I • .,,,,,-, :-..,-a... , ......., s...,....L ,m..,.....s..-...,.. • `.., ,.' / 7 • ; ; ' ,' . ' K .._.......,_-- ..--,..—.... -.......; ./., .. r ' ..j- ,Ir---;] • -- / 1 IP.79' , ..-A.4,25 00 000050.093 / • ,t.., / 1 / 17 / . '• '/ P. ).-...• .r (0 ,/. , • 1. - - / ./...,./:.:." 1. / / :T. • 1 - 1 .'., / /', /k 5,. 3• L. -.. 13`./7 . • i .,,,. ,, ,-.:.T..Io ,'T. '.. '. F' .i.: :. ..—•' .o,.,.c, ..,-,.,. . o .,. .,„.. .. ..,. ;F:c...'c...7a4 I . • . .... .• • • , , -. -:Z. 777, ,. . 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' .• • • _ • - 70.V.4.4X,L 21-2,,CNS S 135111 ST Not lipeni .9 21;5 CAMBYAVENUE 00. 00 FNERETZWA 41.T.1! • . • 'YU shrei IiIJi Attachment B .', COLBYA■VNUE cvntrrr. WA .■ • . tfo.',4E-.214" .18/9/08 • Wel* ' North E Attachment C DK. Building 1/8 ".1' -O" ri Uhiriiiiini . • APPA WE JJL )•••••'.. VAN -.1:131IHMI •• L- andscape Notes 01040.1110..00. 00 ON. 0..*BS w040.13,1.0 , > o. w 01.160.,0 n 4 0 v0nvs Y 00,0•00000. O iv00.0001 CoMv0CTOoa /1nw17,,, Paps 0 000,000 000 CO so.. r0.�n -ib .w▪ ens. MA, 0..a.0101000 .000 0,0 00 0.10,1-.2.0 CO'.rr,.sze0 0.100130.0 . .C.+ M soTS .b .+.W+.O 0...f'ea.. 0..+'.11.40 .W.b 000,0 M TL-1-00 -O n 000' • P n+.10.1110 b 0...10110 A TO e. n 0 0006 00 0000 00/6.1. KsOS.0 .0 vw0 h �vs.10 N. 0. s e. PTO -ware. 0.1.0 001 00.00 0n rw .xy,b 000* 0012.10 0.011 Tosue- 0 00^s.C-0 0000 r .i w-w. a 00 .u.•o 000.00.0.0. MOO* 0000.0.0.0100000 ° ...o.041,10.010.0,101 000201400 0,....000 "o 000. o °.o sr 9E0100. 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SCALE: 1 =1 -O" ANTE Ilmf n ilioii D ATTACHMENT D • • 5/13/09 Building Official Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Tukwila, WA 98188 Subject: DRA Professional Center Dear Reviewer, We are pleased to provide the following Project Description and code compliance discussions in accordance with the submittal requirements for Project Design Review. Proposal Background: The project is comprised of an approximately .7 acre single parcel of land located on the southeast corner of 52nd Ave S and 53rd Ave S and just west of Interurban Ave. S. The site slopes down slightly toward the northwest at a fairly uniform 14% -16% grade covering a 34 ft. gain in elevation from north to south, The site, a large dense sandstone outcropping, is slightly irregular in shape and totals 30,921 sf. in area and is currently vacant. There are existing residential structures adjacent to the south and across the street towards the west with established single family residential neighborhoods beyond. To the east lies an existing parking lot followed by Interurban Ave. S. A local Park & Ride is situated directly across 52nd Ave. S. towards the north. Design Concept: The Program The project program is to develop a minimum 10,000 sf. three story professional office building that will take advantage of the surrounding territorial views to the greatest extent possible. The building owner will occupy one level for his established orthodontic practice with the balance of the building in open leasable office space. Concept Goals 1. To engage urban interaction by creating dynamic, interesting architecture for such a highly visible location while remaining respectful to the surrounding existing neighborhood. 2. Provide an upscale sense of arrival for tenants and patrons. 3. Develop a core entry plaza that interacts with all components of the project and adjoining public way. 4. Create a brightly focused entry experience through the use of contrasting forms and tones, lighting, and pavement patterns. (glass, clear aluminum cladding and contrasting finishes) 5. Establish a sense of permanence through choice of building materials and details. (curtain wall cladding, metal siding, natural wood siding) 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 1 ATTACHMENT E • • 6. Interject a subtle edgy, contemporary quality through contrasting materials and finishes.(natural wood siding juxtaposed with contemporary metal and glass cladding systems, and expressed structural elements) 7. Keep forms clean, concise with an urban like appearance without losing sight of the residential nature of the immediate surrounding neighborhoods. 8. Establish an Architectural character of a timeless nature through the use of time proven building materials and forms. 9. Utilize environmentally sound construction materials and technique to ensure the health and safety of occupants, minimize adverse effects of the construction process, and yield long lasting, low maintenance building finishes that will look fresh in the years to come. Project Overview The building as designed can be described as a simple box with each level shifted slightly in relationship to the others, providing overhang protection and modulation opportunities. The structure is set high on the site in order to provide parking and building access on the same level as well as convenient access to the Public Way. This also allows the foundation to stair step down the site thus avoiding as much excavation of the dense sandstone substrata as possible. Roofs are flat and extended for facade protection and to encourage a more horizontal appearance for the building. The perimeter of the roof will provided with a short 6" high curb and slight backslope to roof drains located along the exterior wall line and above vertical downspouts that will convey all roof water to the project below grade storm water system. The use of subtle tinted glazing variations between floor levels further helps stress the horizontal appearance of the structure and also successfully breaks the building into separate components which in turn helps reduce the overall scale of the structure. Vertical planes of stained wood siding intersect with the buildings horizontal wood siding bands to help visually connect the various floor levels while also helping to ease the transition to neighboring residential homes through the use of natural wood siding. Expressed structural elements highlight the shifting of each floor level by weaving in and out of the building envelope, sometimes becoming visible at the exterior facade and other times hidden from view as the building skin shifts around the static structural column grid. The second level exit stair has been moved to the exterior of the building to visually and physically link internal building function to the site and exterior environment. Associated aluminum armatures bolted to the exposed steel columns help support areas off deep roof overhang where needed. The parking area is served by a single drive that provides access for emergency vehicle and fire fighting apparatus to all areas of the upper level building based on a drive in and back out approach (being that all if the building can be accessed within a150 ft. drive in reach). In addition, emergency vehicle and fire fighting apparatus may approach the lower side of the building via the service drive. The introduction of concrete pavement (rather than asphalt) of selected parking stalls helps to break up the parking lot and brings added formality to the building entry court and parking entrance. Concrete retaining walls that help support the easterly side of the parking area extend above the parking surface to act as protective guard rails to the rather steep slopes present along the southeast property lines. In contrast rockery (rather than concrete) retaining walls hold back low cuts towards the south adjacent to residential properties to help transition our site to these areas as 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 2 • • viewed along the roadway and sidewalk access leading up 53rd Ave. S. A stained wood cedar fence is proposed between our property and the residential property to also help soften the transition and provide additional screening between the properties. Site lighting is concentrated in the parking areas and walkways leading to the buildings main entry. Shielded lighting is proposed to direct light onto the site and away from adjacent properties. Building mechanical systems, loading and service access, and trash area are provided on the lower side of the site within a full height gated screened enclosure and are completely separated from the buildings general parking and pedestrian access. It is our intention to keep rooftop mechanical equipment to an absolute minimum. This screened yard area will have an open air painted aluminum trellis above to help screen the mechanical and trash components from view from upper portions of the site and adjacent properties. The approach side to the yard features an aluminum sided sloped "buttress wall" that somewhat mimics the natural slope of the site and in combination with the tall screened concrete block walls provide a strong building base or pediment that helps balance the building and visually support the structure which in contrast, cascades out over the site via a series of successive floor projections towards the north. Land Use Code and Policy Compliance Discussion. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. The particular configuration of the parcel does not offer much flexibility in site layout however, we have been able to situate the parking towards the south and bring the building forward to face both adjacent streets. With the main building entry situated on the high side of the property, access to 52nd Ave is impractical for general building access although we are proposing service access from that lower elevation via a tree lined drive leading to a decorative security gate at the screened courtyard that will house and screen the buildings mechanical systems and loading area. The buildings main entry court tapers to a wide sidewalk that leads directly to 53rd Ave. Being high and tucked back on the property, the building leaves ample room for large open landscape areas adjacent to both street frontages. h. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Care has been taken to minimize the visual impact of both parking and service areas through location, screening, and landscaping. Parking is depressed from the street frontage and adjacent properties towards the south and screened by the building towards the north. (also, See description above) 2115 COLBY AVENUE EVERETT. WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 3 • • c. The height and scale of each building should be considered in relation to its site. Each level of the three story building has been offset slightly to provide modulation and scale. Each is capped with a flat plate roof to help keep the overall height to a minimum and to help ground the building. The use of color is instrumental in working with the modulations to further reduce the building into smaller more easily understood surfaces and forms. Shadows created by modulation also assist in reducing the perceived scale of the overall building. 2. Relationship of Structure and Site to Adioining Area a. Harmony in texture, line and masses is encouraged. The site is unique to the area, it is generally a solitary solid sandstone rock outcropping with adjacent steep cuts towards the east and moderate slopes towards the north and west. The building is cut into the hillside, strongly anchored at the top by the central mass of the structure, then stepping down the hillside through the use of solid foundation expression, a lower service court enclosure with overhead trellis, and expressed structural elements. The building scale is complimentary to surrounding existing smaller scale structures and neighborhood character. Each level has a unique glazing tint to help emphasize the horizontal rather than the vertical. Changes in siding material also draws attention to horizontal lines and the use of wood siding helps transition to the adjacent residential uses. b. Appropriate landscape transition to adjoining properties should be provided. The site, being a corner lot, abuts only two adjoining properties. One, the parking lot towards the east is 30 ft below our site and separated by a very steep vegetated slope. Mass plantings of Staghorn Sumac are proposed along the high bank separation between the properties. Sumac thrives naturally on rugged steep sloped conditions and will provide a beautiful lacy high canopy with spectacular fall color and interesting winter branching patterns. The adjoining property towards the south is separated by a moderate change in grade between 5' and 7' in height. A dense line of Pin Oak trees are proposed the upper bench above the parking area. Pin Oak trees have a strong layered horizontal branching habit that will repeat the enunciated horizontal lines of the building as they provide filtered screening between the two properties. A dense ground cover of Baltic ivy will help control weed growth and compliment the color and texture of adjoining lawn areas as a continuous border. c. Public buildings and structures should be consistent with the established neighborhood character. Though not a Public facility, the building modulation, subtle color variations, low roof profiles and use of natural wood cladding all help to create a harmonious vocabulary that is sensitive to the existing residential character of the neighborhood. This is a complimentary relationship and suitable as a transition from the low density residential zone to the high level of activity associated with Interurban Ave. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety. efficiency and convenience should be encouraged. Parking has been organized as simple straight line single drive isle two way drive in and out. A wide sidewalk links the public street directly to the main building entry. An ADA accessible path will be described further during the permit document phase of the project. 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 4 • • A screened service loading area has been provided on the lower portion of the site that will have access to a loading platform and connection to the building elevator. It is completely separated from general public circulation. e. Compatibility of onsite vehicular circulation with street circulation should be encouraged. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Cut and fill will be kept to a minimum and the building foundation will be terraced to match the existing slopes. This is a very prominent site and offers a high sense of dramatics that will be enhanced by the chosen plant types. Mass plantings of ground covers will be highly visible on the slope gradient effectively softening the base of the building and providing a greater sense of open space as viewed from major vantage points below. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The simple organization of all paved areas of parking and pedestrian circulation are easily understood and provide quick safe access from parking or public ways to the building. Concrete rail walls with lighting as proposed will offer a sense of safekeeping and protection from the steeper slopes towards the east. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The parking areas will be well protected from the southern sun by the impressive canopies of the Scarlet and Pin Oak trees. They also help provide directional clues. The highly structured Pin Oaks establish a strong edge definition for the entire length of the parking areas. The Scarlet Oaks draw attention to the buildings main entry by their impressive stature and significance. The perceived height of the building will be significantly reduced by a pair of giant sequoia trees that will flank the screened service area and stepped north bays. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be Laken. Recommendation noted, most plantings are currently safely separated from vehicles by curbs or retaining walls. Pedestrian pathways are well defined and of ample width substantial enough to discourage travel over ground covers or other planting types. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Recommendation noted, the particular layout of building elements has provided for some very substantial areas for plantings and ground covers. 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 5 • • f. Screening of service yards and other places. which tend to be unsightly should be accomplished by the use of walls. fencing, planting or combinations of these. Screening should be effective in winter and summer. We are proposing to provide service access at the lower portion of the parcel via a tree lined drive leading to a decorative security gate at the screened courtyard that will house and screen the buildings mechanical systems and loading area with full height architecturally finished cmu walls. Trash containers will either be added to the lower service level or screened on the upper parking level with the same architecturally finished cmu wall treatment. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Recommendation noted. Hardy, vigorous ground covers have been selected for their ability to thrive under the harshest of conditions. Hard surfaces have been relegated to all areas of pedestrian and vehicular travel or access. 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. All lighting fixtures selected have been specifically chosen for color, texture and finishes that compliment the building architecture while remaining understated with a primary goal to provide lighting in key areas for safety, way finding, architectural enhancement, and building identification. All fixtures have either a natural aluminum or black finish. Fixtures are recessed where ever possible. All lighting is directed downward through the use of directional louvers or narrow focal ranges, parking lot lighting is reflected source lighting with sharp cutoff range that restricts the amount of light leakage. All fixtures will be "dark sky" compliant. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. Comment noted, The building design has been thoughtfully developed addressing a myriad of critical components such as program requirements, budget considerations, site constraints, environmental considerations, contextual needs, infrastructure restrictions, responsibility to the existing neighborhood and community, as well as others. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Building modulation, subtle color variations, low roof profiles and use of natural wood cladding all help to create a harmonious vocabulary that is sensitive to the existing residential character of the neighborhood. This is a complimentary relationship and suitable as a transition from the low density residential zone to the high level of activity associated with Interurban Ave. 2115 COLBY AVENUE EVERETT. WA 98201 Andrew@ KovachArchitccts.com 425.259.0609 Office 425.745.0897 fax Page 6 • • Each level of the three story building has been offset slightly to provide modulation and scale. Each is capped with a flat plate roof to help keep the overall height to a minimum and to help ground the building. The use of color is instrumental in working with the modulations to further reduce the building into smaller more easily understood surfaces and forms. Shadows created by modulation also assist in reducing the perceived scale of the overall building. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Each building component is well proportioned with the overall building composition and intentionally scaled relative to the surrounding structures. The roughly 12,500 sf building is distributed over 3 floors. The effective footprint is an efficient 71'6" x 54'. This is a fairly modest structure size which lends itself to dividing easily into smaller scale components and all building elements have been design of a complimentary scale. Trellis work, knee braces, offsets and overhangs, expressed structural columns and beams are all designed to a common scale and weight, All building systems have been selected for ease of assembly and long term maintenance and life. Wood siding will be milled IPE (known for durability) or natural cedar over a rainscreen system to maintain airflow, backed by a SAM weather proofing system for redundant protection. The commercial glass curtain wall system is a proven effective method of cladding with a long life expectancy. The horizontal metal cladding will be easily maintained and fresh looking for the life of the building. All mechanical components have been located within the service area below the building rather than the rooftop, providing a clean and easily maintainable roofing surface. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Color has been used sparingly, the use of green and blue green tinted glazing is intentional as an opposite complimentary color to the warm rich natural wood tones of the IPE siding and fascia. This relationship brings a natural color balance to the building while breaking the structure into smaller components through the layering. The deeper darker gray is used only on the first floor level to add weight to the base of the building and the darker yet foundation. The blue -green tinted glazing for the second floor level is the brightest and most airy purposefully to lighten the building midsection and to help set off the colors of the trees and other landscape plantings. The evergreen tinted glazing of the third floor level is intended to help create a strong building capital in compensation to the simplified roofing details. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. All mechanical components including the trash area have been located within the screened service area below the building rather than the rooftop. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. All lighting fixtures selected have been specifically chosen for color, texture and finishes that compliment the building architecture. Specified fixtures have either a natural aluminum or black finish. Fixtures are understated and recessed where ever possible. Lighting, signage, site accessories and building features such as knee braces have matching or complimentary finishes and textures. 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitccLs.com 425.259.0609 Office 425.745.0897 fax Page 7 • • g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Recommendation noted, the proposed design offers many levels of interest, modulation, and detail. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. Lighting, signage, site accessories and building features such as knee braces and expressed structural elements have matching or complimentary finishes and textures. Each component has been specifically selected to work together from a standpoint of color, texture and scale, to build an overall building vocabulary that extends from the building interiors and exteriors through to site development and landscaping, and to the public way. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Recommendation noted, site lighting has been designed to provide safe access to and use of exterior seating. Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations. policies. objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. It is the intention of the proposed development concept to meet or exceed all state, federal and local jurisdictional rules, regulations, and objectives by providing all the necessary fees, review materials, documents, exhibits, drawings, and specifications as necessary to convey compliance to gain development approval rights. The conceptual plan has closely followed all available codes and regulations including the City of Tukwila Zoning Code and Comprehensive plan, to the extent that it has been developed as demonstrated by the information provided in the submitted documents and exhibits. End of Section 2115 COLBY AVENUE EVERETT. WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 8 • • This concludes our Project Narrative. Please feel free to call if you have any questions, require clarifications, or would like any additional support information. Respectfully yours, f1311014 Andrew S. Kovach Architect, AIA, NCARB Principal Architect 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 9 Z' 4 A9 r ` IMAM ARCHITECTS 1=rofessioncal lierrt-er SITE ,a.CCESSORY CUT SHEETS f�L4N SYMBOL ,ACCESSORY TYPE STYLE FINISH SATIN STAINLESS STEEL (BEAT) BLACK. SANG (CONCRETE) MANUFACTURER URBAN ACCESSORIES MOGEL SBFOU -CCQR FOUNGATIONTm w/1/2 RNO. CONC. ENOS SIM BACKLESS SITE BENCH STYLE FINISH MANUFACTURER MOOEL STYLE FINISH MANUFACTURER B BACKLESS SITE BENCH SATIN STAINLESS STEEL (BEAT) BLACK SANG (CONCRETE) URBAN ACCESSORIES SBFOU -CHR FOUNOATIONT'"' w/1/4 RNO. CONG. ENGS SIM OPEN RING BIKE RACK FOR 4 BICYCLES ir URBAN ACCESSORIES ATTACHMENT F dMAN% 110-ofcssiornal EXTERIOR LIGHTING CUT SHEE'T'S K OAGH ARCIIITECTS P - N 3YMSOL FIXTURE TYPE BTYLE =1■IH "IANUFANCTURER MODEL Abk POLE MOUNTED FIXTURE 12' TALL LIGHT BTANCARC W/ CUT -OFF SHIBL -M °MARK SKY' COMPLIANT 100W EM -17 METAL HALICB EIL.-/ER B B G A 8208MH RECEBSED C a.N FIXTURE BLAC K •1.a.IVUFA=6.CTURER GOTHAM .10 MBL AF 1 421" R1" STYLE BOLLARM FIXTL 45° HIGH =11∎11 �H BT.a.INLE°.�� ,STEEL --IA.NUFACTURER SEG.a. '10C�EL 8213P PERFOR.a.TEC) SHIELD 3TYLB R B C C E S S E M WALL L. U M IN A R E 0 IN IS H -IA N U FACTURER -1 OMEL BLACK POW M 6 R C O A T B M B B G 231 3P =1:z.aa B I�L�C7I N G TLKWI1...AN, W.A. 4X4 PRESSURE TREATED END AND CORNER POST • ■ 2X4 TOE - NAILED TO POSTS 80.5' TYPICAL SPACING 7 -0" O.G. TYPICAL FENCE ELEN/A.TION I::"ET,a.IL NOTE: 2X4 FRAMING TO FADE AWAY FROM ADJACENT PROPERTY N VACH ARCHITECTS DRA SIDE 1x4 CEDAR WOOD PLANKS STAINED TO MATCH BUILDING CUSTOM PAINTED (BLACK) METAL GAP 4X4 PRESSURE TREATED LINE POST GRADE CONCRETE FOOTING 1x6 PLANKS 17 O.G. TO MATCH HEIGHT OF ,,1' -0",i, 11" 1x4 PLANKS ON .� OPPOSITE SIDE ADJACENT PROPERTY SIDE FENCE PL.,.a.N GiET,a.I L WOOL, FENCE CPETANILL SGG7Ia: 1/2" = • • February 9, 2009 Department of Community Development 6300 Southcenter Boulevard Suite 100 Tukwila, Wa 98188 -2599 Attn: Stacy MacGregor Re: Public Hearing Design Review & SEPA for DRA Professional Building Location: 13530 53`d Ave S, parcel #0003000038 Stacy, Please include us as a party of record in this proposed development since we own property at 13546 52" Ave S. We are concerned about the magnitude of this project on a location that has documented geological instability of the local terrain. Also, we are concerned about the impact of traffic and possibility of patients parking on the street in a residential neighborhood with 100 year old homes and streets that accommodated horse and buggy not SUV's. Sincerely, PO Box 777 Ravensdale, Wa 98051 -0777 ?HAL Noon D Attachment G • • WHEN RECORDED, RETURN TO: City Clerk City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Grantor: PRATEJ, LLC, a Washington State limited liability company Grantee: The City of Tukwila, a Washington municipal corporation Legal Description (Abbreviated): A Portion of the SW1 /4 of the NW1 /4 and a portion of the NW1 /4 of the SW1 /4, Sec. 14, T. 23 N., R. 4 E., WM. Full Legal Description is found on Exhibit `A' of this document. Assessor's Tax Parcel ID Numbers: 000300 -0038 SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT This covenant and hold harmless agreement is entered into between PRATEJ, LLC, a Washington State limited liability company ( "Grantor), and the City of Tukwila, a Washington municipal corporation ( "Grantee "). RECITALS WHEREAS, Grantor owns and has applied for necessary permits to develop certain real property (the "Property") legally described in Exhibit `A', which is attached and incorporated by reference. WHEREAS, a portion of the Property contains sensitive areas and the Property is adjacent to sensitive areas of potential geologic instability (potential slide areas). WHEREAS, as a condition of the issuance of land use permits, and/or construction permits for the Property, the Grantee required the Grantor to execute and record this "Sensitive Area Covenant and Hold Harmless Agreement" to hold the City of Tukwila harmless from all loss incurred as a result of any landslide or seismic activity, or soil disturbance. Page 1 of 5 11 • WHEREAS, Grantor assumed this obligation in order to obtain said Public Works approval under SEPA permit no. E08 -023, and/or construction permits for the Property. WHEREAS, Grantor has performed geological reports and evaluations, prepared by ABPB Consulting, dated December 3, 2008 and March 2, 2009. WHEREAS, the parties agree that this agreement constitutes an arms length, bargained - for agreement, which includes a waiver of liability that runs with the land for risks created by the proposed use of property because of the shape, composition, location or other characteristic unique to the Property sought to be developed. NOW, THEREFORE, the parties agree as follows: AGREEMENT 1. In consideration of Grantee issuing development permits, which constitutes good and valuable consideration, the receipt of which and the sufficiency of which the Grantor hereby acknowledges, the Grantor shall defend, indemnify, and hold the Grantee, its officers, officials, employees, agents, and assigns harmless from any and all claims, injuries, damages, losses, or suits, whether brought by grantor or third parties, including all legal costs and reasonable attorney fees, arising out of or in connection with any injuries or damages to persons or property caused in whole or in part by any landslide or seismic activity or soil disturbance on the Property, legally described in Exhibit `A', which is attached and incorporated by reference. 2. Grantor on its own behalf and on behalf of its heirs, successors and assigns hereby waives any right to assert any claim against the Grantee, its officers, officials, employees, agents, and assigns for any loss, or damage to people or property either on or off the site resulting from any landslide or seismic activity or soil disturbance on said Property by reason of or arising out of the issuance of the permit(s) by the City for development on said Property except only for such losses that may directly result from the sole negligence of the City. 3. Grantor will inform its successors and assigns of said Property that the Property is in an area of potential geologic instability (potential slide area), of the risks associated with development thereon, of any conditions or prohibitions on development imposed by the City of Tukwila, and of any features in this design which will require maintenance or modification to address anticipated soils changes. 4. Grantee's inspection or acceptance of any of the Grantor's construction or other work either during construction or when completed shall not be grounds to avoid any of these covenants of indemnification. Page 2 of 5 5. This covenant and hold harmless agreement shall be a covenant running with the land and the rights and obligations contained herein shall run with and burden the Property, including each parcel comprising the Property and shall inure to the benefit of and be binding upon the Grantor and Grantee, their successors and assigns. IN WITNESS WHEREOF, said individuals have caused this instrument to be executed this day of , 2009. Grantor / Property Owner STATE OF WASHINGTON ) )ss. COUNTY OF KING ) I certify I have know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he signed this instrument on oath stated that he was authorized to execute the instrument and acknowledge as the of , a limited liability company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated Notary Public in and for the State of Washington residing at My appointment expires Page 3 of 5 • • DATED this day of , 2009. GRANTEE: CITY OF TUKWILA Mayor Attest/Authenticated: Approved As To Form by City Clerk City Attorney STATE OF WASHINGTON ) ) ss. County of King ) On this day of , 2009, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jim Haggerton, known to me to be the Mayor, of CITY OF TUKWILA, the municipal corporation that executed the foregoing instrument, and acknowledged it to be the free and voluntary act of said municipal corporation, for the uses and purposes mentioned in this instrument, and on oath stated that he was authorized to execute said instrument. WITNESS my hand and official seal hereto affixed the day and year above written. print name NOTARY PUBLIC in and for the State of Washington, residing at Page 4 of 5 0 • EXHIBIT `A' LEGAL DESCRIPTION OF PROPERTY THAT PORTION OF THE STEPHEN FOSTER DONATION LAND CLAIM NO. 38 IN THE WEST 1/2 OF SECTION 14 IN TOWNSHIP 23 NORTH OF RANGE 4 EAST W.M. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT AN IRON PIPE LOCATED AT THE INTERSECTION OF THE SOUTHEASTERLY MARGIN OF FOSTER STREET ( 52ND AVE SOUTH ) RIGHT - OF —WAY WITH THE SOUTHWESTERLY MARGIN OF THE DUWAMISH- RENTON JUNCTION ROAD ( INTERURBAN AVENUE SOUTH ) RIGHT —OF —WAY; THENCE SOUTH 4911'08" WEST, ALONG SAID SOUTHEASTERLY MARGIN, 83 FEET TO AN IRON PIPE HEREINAFTER REFERRED TO AS POINT "A "• THENCE CONTINUING SOUTH 4911 "08" WEST, ALONG SAID MARGIN, 25.36 FEET; THENCE SOUTH 31'03'30" WEST, CONTINUING ALONG SAID MARGIN , 147.89 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 23'49'16" EAST 189.97 FEET; THENCE NORTH 4016'00" EAST TO A POINT WHICH BEARS SOUTH 49'24'00" EAST FROM SAID POINT "A "; THENCE NORTH 49'24'00" WEST TO A POINT ON THE SOUTHEAST LINE OF A TRACT CONVEYED UNDER RECORDING NO. 4081419 WHICH IS 110.00 FEET FROM SAID POINT "A "; THENCE SOUTH 4016'00" WEST, ALONG SAID LINE 70.00 FEET; THENCE NORTH 49'24'00" WEST, ALONG THE SOUTHWEST LINE OF SAID TRACT, TO SAID SOUTHEASTERLY MARGIN; THENCE SOUTH 311)3'30" WEST, ALONG SAID MARGIN, TO THE POINT OF BEGINNING. The East 10 feet of Lot 13 and all of Lot 12, Block 2 of Hillman's Lake Front Addition to the City of Seattle Division No. 3, according to the Plat thereof recorded in Volume 10 of Plats, Page 78, in King County, Washington. Page 5 of 5 (06/03/2009) Stacy MacGregor - Re: R Question From: "SARA SPRINGER" <sara @kenyondisend.com> To: <smacgregor @ci.tukwila.wa.us> Date: 06/03/2009 2:45 PM Subject: Re: BAR Question • Gotcha (I didn't know if the BAR members reviewed the decision before issuance or not). In that case, if they did vote on that specific language, then leave it as is. Thanks! Sara »> "Stacy MacGregor" <smacgregor @ci.tukwila.wa.us> 06/03/09 2:39 PM »> At the BAR, they propose language for the condition and vote on the language. I don't think I can amend the language of the condition they voted on. Can I? There was some discussion from the commissioner who proposed the condition regarding roof visibility and if any surrounding property can see the roof but the cell tower issue was not specifically tied to this. Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila.WA.US 206 -433 -7166 internal ext 1166 »> "SARA SPRINGER" <sara @kenyondisend.com> 06/03/2009 2:15 PM »> Thanks for sending this through Stacy! Indeed we are good to go with issuing the decision. The only edit I would suggest would be to add additional language on the end of condition #3 to mirror the code a bit more (possibly add to the end "are prohibited from being visible on the roof of the building" or something to that effect, again, mirroring the wording in the code a bit closer (doesn't have to be exact, but just echo it so if they do appeal it will be easier to Zink the condition to the BAR's ability in the code to issue such a decision). Many thanks! Sara »> "Stacy MacGregor" <smacgregor @ci.tukwila.wa.us> 06/03/09 1:55 PM »> Sara, Attached is the notice of decision I am ready to issue. Confirm for me that we are good to issue this decision. (Your implied that it was okay by jumping into how we would handle the appeal - -I want to confirm I am interpreting you correctly and it is okay to go ahead and issue the decision -- and let the applicant appeal it if he chooses.) Thanks so much, Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila.WA.US 206 -433 -7166 Page 1 (06/03/2009) Stacy MacGregor - Re: a Question internal ext 1166 »> Sara Springer 06/01/2009 4:59 PM »> Hi Stacy, • I looked into the BAR issue raised on Friday, and took a closer look at the code. Per 18.60.050(B)(4)(e) it appears that the BAR does have the authority to place a condition on the design approval regarding cell towers on the top of the building. The code is silent on how to handle amending the BAR approval. It does mention that the BAR does follow the same process as the Planning Commission, however I don't have the Planning Commission rules and policies here - -would it be possible for you to see if the PC's policies and rules have any guidelines on the amendment of a decision? If not, we'll approach the petitioning party to see if they would be amenable to such a change, and if not, then we'll look a bit closer as to how to properly amend the approval. Many thanks! Sara Page 2 • Stacy MacGregor - Design Review Board Hearing From: To: Date: Subject: Attachments: Hello Stacy, Andrew Kovach 05/29/2009 12:26 PM Design Review Board Hearing • Page 1 of 1 Thanks for your assistance last night, you did a terrific job with the project presentation! The Owner was quite pleased. We plan to move forward with the permit application and are targeting the end of next week or early the following week. Please let me know if there is anything further you may need from us in regards to the DRB prior to permit submittal. On another note, I was thinking about the cell tower condition that was voted in last evening. We were a little taken aback by the request. Although the owner hasn't even the slightest interest in a cell tower it feels somewhat inappropriate for the commission to require such a restriction by way of the Design Review Process. It sounded like this is a use that is allowed outright in this particular zone so I'm wondering if this request is appropriate from a legal standpoint. I would expect that a review of a potential cell tower would be a completely separate issue based on the particular merits of such a proposal. If the condition is merely a clarification that a cell tower is not part of our project proposal that's fine, but a categorical restriction seems outside the authority and unrelated to our proposal as related to the Architectural Design Review process. Again, we have no interest in pursuing a tower of any sort, but such an encumbrance may negatively effect the property value if the project or property had to be be abandoned or sold due to death, illness, or any other unexpected and unpredictable reason. It may be prudent to have the City Attorney review the suggested condition in light of it being such an unusual request (as well as for the Owners and City's protection). Thank you for all your hard work this past year, Andy Andrew S. Kovach AIA , \vcti:tc file: / /C: \Temp\XPgrpwise \4A 1 FD482tuk- mail6300 -po 1001783331138A61 \GW } 00001.... 05/29/2009 0 • City of Tukwila Jim Haggerton, Mayoi Department of Community Development Jack Pace, Directoi Via email to Austin @KovachArchitects.com (no mailed copy to follow) TECHNICAL COMMENTS #3 March 28, 2009 Mr. Austin Kovach Kovach Architects 2115 Colby Ave Everett, WA 98201 RE: DRA Professional Building L08 -072, E08 -023 Dear Mr. Kovach: The City has completed its second review of the above permit applications. The review is based on the revised plan sets submitted 4/24/2009. The project was reviewed by the Planning. The Public Works, Fire and Building Departments did not review the latest plan set as their comments did not require additional review. Please address their corrections on the submitted plan set: MISCELLANEOUS PLANNING COMMENTS 1. I will confirm for you the date, specific sheets, and the quantity of the plans, cut - sheets, materials board and documentation that will be submitted to BAR. a. Can you work on a revised "Applicant's Response to Design Review Criteria" that incorporates the discussions and technical comments. My experience says that the planning commission gains a lot of useful information about the project from this narrative and it helps to illuminate your project and shorten the questioning at the public hearing. Email it to me when it is done. b. Submit by email the revised plan sheets. I don't think I will need to see any large plan sets until you bring me the copies needed for BAR. I can get by with confirming changes to pdf sheets. 2. Provide cut sheets for the following: fence, trellis (if possible), retaining walls, CMU surface & aluminum cladding (or on materials board), lighting, benches, bike rack, security gate. Consolidate them down to as few sheets as possible. Minimal Initials Page 1 of 3 H: \L08 -072 DRA Professional Building \Tech Comments 3.doc 04/28/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206 - 431 -3665 specifications are acceptable on the sheets. Design only, engineering specs are not necessary. 3. Sheet A0.1: No changes. 4. Sheet Al : a. Revise the "Geotechnical Compliance Note" to read: Project is to comply with Geotechnical Engineering Report, by ABPB Consulting, dated December 3, 2008 and March 2, 2009, the revised Geotechnical Peer Review by Nelson Geotechnical Associates, Inc. (NGA) dated April 28, 2009 and subsequent geotechnical reports. Where recommendations between the reports are inconsistent, the most aggressive environmental protection recommendation shall be implemented. ESC measures as recommended in the 1998 KCSWM must be utilized along with specific and general recommendations as detailed in the NGA report. b. Correct the parking stall numbering; the number "20" dropped out and the south stalls need to start at 20 rather than 21. c. Shade the Type 3 landscaping on the plan and add the shading to all landscape types in the legend. d. Retaining walls over 4'cannot be in the setback area. The walls in front of parking stalls 15 -17 are in the setback area. It appears the wall could be out of the setback, the stalls could be compact, the drive aisle could be 25' and codes could all be met. (TMC 18.50.150) e. The parking lot is at a lower elevation than the property to the south. The rockery retaining wall would then be on the low side of property, visible to the office building and separated from the LDR zone by the fence. Why change from a retaining wall to a rockery if the "casual appearance" is not visible to the adjacent residential properties? What happens to the east after the rockery wall ends? f. Make any needed changes to the trellis /trash collection so overhead dumping is possible. 5. Sheets A2.X: a. Make any needed changes to the trellis /trash collection so overhead dumping is possible. b. Correct parking counts to reflect 39 stalls. 6. Sheets 4.X: a. Make any needed changes to the trellis /trash collection so overhead dumping is possible. b. Will the buttress wall that extends over the security gate on sheet A4.1 remain? How can trucks clear the doorway? 7. Sheet L.1: SM Page 2 of 3 H: \L08 -072 DRA Professional Building\Tech Comments 3.doc 04/28/2009 • • a. Landscape Calculations: Adjust parking lot landscaping to 39 stalls and 585 sf. required. b. Interior Parking Lot Landscaping needs to include at least one tree (section `B" does not have a tree) and a combination of shrubs, living groundcover and mulch. Shrubs are absent from all of these areas. c. The shrubs on the south wall are almost invisible on the plans. Change or darken the symbology so that the shrubs can be seen. d. There is not one shrub for every 5 lineal feet in the perimeter landscaping adjacent to parking stalls 13 -19. e. Add a shrub to the southeast corner (one Staghorn Sumac). 8. Sheet L2: a. Landscape Calculations: Adjust parking lot landscaping to 39 stalls and 585 sf. required. b. Parking lot landscaping area `B" will change with relocation of the retaining wall at stalls 15 -17. c. The rockery extends farther on the landscape sheets than on the site plan. Make these consistent. 9. Sheet L3: No revisions. 10. Sheet Cl: Not revised, do not submit as part of BAR. Next Steps Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. Once you have addressed the comments and revised the plans, send me pdf's of plans for review. In order to make the May 21st BAR Hearing, I need to see revised plans by May 4th. If you complete plan sheets sooner, please email them to me even if the entire set isn't ready. I am hoping to issue a SEPA DNS by April 30th. Once the comments are addressed and BAR is scheduled, you will be notified of what to submit and the quantity required for the BAR meeting; the BAR final submittal will need to be in my office 2 -3 weeks before the hearing. I will let you know the exact day once the agenda is set. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, Stacy M. Gregg r Assistant Planner cc. File (L08 -072, E08 -023) SM Page 3 of 3 H: \L08 -072 DRA Professional Building \Tech Comments 3.doc 04/28/2009 Y • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Via email to Austin @KovachArchitects.com (no mailed copy to follow) TECHNICAL COMMENTS March 13, 2009 Mr. Austin Kovach Kovach Architects 2115 Colby Ave Everett, WA 98201 RE: DRA Professional Building L08 -072, E08 -023 Dear Mr. Kovach: The City has completed its second review of the above permit applications. The review is based on the plans, dated 3- 31 =09, submitted April 6, 2009 and the response letter submitted via email on April 8, 2009. The project was reviewed by the Planning and Public Works Departments. The Fire and Building Departments did not review the latest plan set as their comments did not require additional review. Please address their corrections on the submitted plan set: Public Works Department: Reviewed by Dave McPherson, 206- 431 -2448 SEPA ENVIRONMENTAL REVIEW — E08 -023 1. We are still waiting on the peer review. Peer review of the Geotechnical Report is required to issue a SEPA determination. A Design Review decision cannot be issued until the SEPA determination has been made. SM Page 1 of 5 04/17/2009 H: \L0S -072 DRA Professional Building \Tech Comments 2.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 -431 -3665 • • Planning Department: Reviewed by Stacy MacGregor, 206 - 433 -7166 MISCELLANEOUS PLANNING COMMENTS 1. I will need to see all complete plans, cut - sheets, materials board, and documentation that will be submitted to BAR prior to committing to taking your project forward. 2. If it is possible, label Interurban, 52nd, and 53rd Streets on sheet A0.1. DESIGN REVIEW – L08 -073 1. Sidewalk details and the civil sheet were not included in this iteration. Please provide these sheets for review. The building encroaches into the required setback area on the northeast side (labeled as 2'9 ") and on the southwest side (labeled as 1'9 "). It appears that the mechanical area may also encroach into the setbacks on the northwest corner. Eaves and gutters may intrude no more than 18" into the required setback area. 2. Please provide the detailed perspective drawings for review as soon as possible. 3. What color will the roof coating be? Would you confirm that the roof is completely flat with no parapet wall or edge. a. Include on cut - sheets the CMU wall, wall color /coating and trellis. 4. The location of the trash enclosure needs to be resolved prior to design review and plans need to be modified to show its final location. It needs to be screened and cannot be located in required yard setbacks. 5. Design details need to be provided for the trash enclosure, fencing and service area screening, all retaining walls — structural and decorative, decorative security gate, overhead trellis, and the color /materials/look of roofing surface. a. All of the above elements need to be shown on the site plan. b. If the trellis projects beyond the mechanical yard, show projection on plan. It cannot encroach into setbacks. The size and shape of the yard is inconsistent between sheets A.X and L.X. c. Include on the materials board the yard details including the trash enclosure finish materials, the retaining wall materials, and the fencing and screening materials. d. You provided a cut sheet for a fence. Show the fence on the site plan. Is the fence at grade; where is the retaining wall relative to the fence? The fence cut sheet mentions the "Northwind Park Condos "; I don't have record of this development in Tukwila. This fence looks very traditional in contrast to the modern- styled building. Can a fence that be designed to reflect the design of the building? 6. How much of the overhead trellis is projecting from the building? Is it functionally a deck - surface? Is the trellis able to support weight? What prevents people from falling off of it? Please explain further the mechanical screening yard. I showed the elevations at a staff meeting and the northwest elevation confused everyone. It appears that the wood door is flush to the building but if that is the case, where is the screened mechanical yard? 7. Wheel stops can be no more than 2' from end of head -in parking. Your plan places them at 2.5 feet. Head -in stalls need to be 19' deep. On the south side of your parking lot, the stalls are 18.75' deep. This still needs to be corrected on the plans. SM Page 2 of 5 04/17/2009 H: \L08 -072 DRA Professional Building \Tech Comments 2.doc • • a. The drive -aisle for compact stalls needs to be 25'. b. Wheel stops are required to protect landscaping from overhanging vehicles. Show wheel stops on the plan. There is no curbing shown in front of stalls 13- 17. c. No parking is allowed in the setback area. d. The landscape island next to the trash enclosure needs to not protrude into the setback area. 8. Include on cut - sheets the 4 -bike model (the cut -sheet provided appears to be a 10 bike model). 9. Your response letter says that the paving surface is all asphalt but the site plan implies two different material types (compact and handicapped stalls versus driveway area). Add paving materials to legend and explain in your response the paving surface changes in the parking lot— rational and material type. a. Show the curb for the sidewalk on the site plan. 10. A.1 has a different sized service yard than the landscape plan. Al has a landscape buffer key with symbology that isn't used. Required landscape buffers shall not include sidewalks but can be at the back of the sidewalk. Show the required landscape buffers on the landscape plan also. 11. Label all architectural and retaining walls on the civil set. Label the height of the walls also. Landscaping: The page title is written on top of a notation. 1. The emailed plan set is different than the large drawings submitted. The large drawings do not include the tree replacement table. Revise the planting plan to use the higher replacement number based on size (this is our practice and won't affect your final number). 2. The site is .7 acres rather than .44 acres as shown on the tree replacement plan. The required number of trees to replace is 48 rather than 33. The site requires 10 additional trees to meet code. 3. There is still a significant reliance on groundcover and a noticeable absence of shrubs. Fill in the "middle" area between the groundcover and the tree line to balance the landscaping. Only the plantings that occur within the landscape perimeter count towards the perimeter landscape total. a. North -West (1st front): Shrubs need to be added at a ratio of one per every seven linear feet. Bring the trees closer to the back of the sidewalk; they are on or outside of the landscape buffer. b. South -West (2nd front): This area is adjacent to a residential zone and requires 75% of trees and shrubs to be evergreen. (TMC 18.52.030 D4). I love that the landscape architect grouped shrubs together and avoided lines of plantings; because of this there is a tremendous amount of area with just groundcover beneath a tree canopy. Add more shrubs into the ground cover area. c. South -East (two sides adjacent to LDR —the code implies that the entire property could be subject to the landscaping doubling, it is only going to serve the development to apply the landscape doubling to this area that is truly in the line of site and functionally adjacent to the LDR zone): 75% of the trees and shrubs need to be evergreen (TMC 18.52.030 D4). The landscape area is SM Page 3 of 5 04/17/2009 H:\L08 -072 DRA Professional Building\Tech Comments 2.doc • • doubled because it is adjacent to a residential zone; the amount of plant material shall double also (recognizing that it is impractical to increase the quantity of trees and groundcover, please add shrubs to this area.). The northern side of this area (facing Interurban) needs to be 10' wide in addition to the above comments. d. North -east: Trees need to be added to the northern section (facing Interurban) and shrubs need to be added to the southern section (perpendicular to Interurban) per TMC 18.52.030 B. The landscape islands in the parking lot do not appear to match the legend. Some are labeled as Creeping Rubus and others are labeled as flower beds but the symbol in the area is not on the legend. 4. Correct the mechanical area to match the site plan and relocate the trash enclosure and landscape accordingly. 5. There is still a significant reliance on groundcover and a noticeable absence of shrubs. Fill in the "middle" area between the groundcover and the tree line to balance the landscaping. 6. Provide the area of landscaping provided, in square feet, of the various landscaped areas on sheet L2; the large plan set does not include the landscape area but the emailed plan set does. a. Parking lot landscaping needs to occur with parking areas within 100' of the stalls. b. Landscape area "F" isn't labeled ( "D" is labeled twice). c. Only areas C through F count toward parking lot landscaping. Add 190 sf of parking lot landscaping. 7. For the file, would you respond to why you are not retaining the mature trees on the site. Our tree ordinance prefers mature trees to be maintained and the perceived impacts of siting next to a residential zone are softened when mature trees are retained. 8. I prefer the roofline on the first iteration. It looks substantial and creates a very pleasing cap to the building. Can you revert to the materials and thickness of the first roofline or modify the current design to add significance to the existing roofline design? 9. Would you be willing to contact the energy provider (you are on the edge of Seattle City Light and PSE —I am not sure who is your provider) and ask for an energy audit. They have grants available to add green/LEED features and evaluate the energy use of the design. The City of Tukwila has passed a resolution to consider sustainability in the built environment and want to add sustainable design into all of our projects if possible. Next Steps Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. Some of the comments can be answered in a narrative while others will be answered through revised drawings. If would like to sit -down for meeting with you to go over the comments; please contact me directly to schedule something. Once you have addressed the comments and revised the plans, resubmit two sets of plans to the Department of Community Development for review. Resubmittals require approximately two weeks to be reviewed. The next BAR meeting is tentatively scheduled for May 21St. In order to get a project on the agenda, I need to issue a SEPA DNS by April 30th. This will require peer review complete without SM Page 4 of 5 04/17/2009 H: \L08 -072 DRA Professional Building \Tech Comments 2.doc • • issues by April 23rd. Since there is still a fairly long list of comments to address, I would like to see a resubmittal by April 24th, one week from today. BAR will not be scheduled until the outstanding comments are addressed and reflected on the plan set. Once the comments are addressed and BAR is scheduled, you will be notified of what to submit and the quantity required for the BAR meeting; the BAR final submittal will need to be in my office 2 -3 weeks before the hearing. I will let you know the exact day once the agenda is set. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, Assistant Planner cc. File (L08 -072, E08 -023) SM Page 5 of 5 04/17/2009 H: \ L08 -072 DRA Professional Building\Tech Comments 2.doc May 1, 2009 • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Ray and Jennie Noonan PO Box 777 Ravensdale, WA 98051 RE: DRA Professional Building 13530 53rd Avenue South, Tukwila Dear Mr. and Mrs. Noonan, This letter is in response to your letter, dated February 9, 2009, regarding the proposed DRA Professional Building. Thank you for taking the time to comment on the project. You letter has become part of the public record and will be presented at the Public Hearing for Design Review. The building is moving forward and expects to go before the Board of Architectural Review on May 28th. You will receive notice of this hearing when the date draws nearer. A SEPA determination of non - significance was issued today on the project. SEPA looks at the environmental impact of a project. The City required a geotechnical report, an addendum to the report to address the potential coal mine hazard, and a peer review of the geotechnical report. The geotechnical reports looked at the soils and slope stability on the site and determined what practices are necessary to build on the site. The project will be required to meet all the requirements of the geotechnical reports as a condition of building. The project is providing more parkin than the code requires and the developer is dedicating right of way to the City to widen 53r Avenue and provide sidewalks along 53rd and 52nd Avenues fronting the property. If you have any questions about this project, please call me at 206 - 433 -7166. Sincerely, Stacy MacGrA.r Assistant Planner SM Page 1 of l H: \L08 -072 DRA Professional Building \response to citizen comments.doc 05/01/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • CiL of Tukwila • Department of Community Development Via email to Austin @KovachArchitects.com (no mailed copy to follow) TECHNICAL COMMENTS March 13, 2009 Mr. Austin Kovach Kovach Architects 2115 Colby Ave Everett, WA 98201 RE: DRA Professional Building L08 -072, E08 -023 Dear Mr. Kovach: Jim Haggerton, Mayor Jack Pace, Director The City has completed its review of the above permit applications. The application was submitted on December 12, 2008 with additional requested material submitted on December 31 and January 12 and March 3rd; it was routed to City departments for review and deemed complete on January 13, 2009 for the purpose of meeting state - mandated time requirements The project was reviewed by the City departments. What follows are their comments. Please address their corrections on the submitted plan set: Building Department Reviewed by Dave Larson , 206 -431 -3678 1. Building Department has no comments at this time. Fire Department: Reviewed by Don Tomaso, 206 -575 -4407 1. The detention tank will need to meet outrigger loading requirements. Public Works Department: Reviewed by Dave McPherson, 206 - 431 -2448 The following bulletins are available online at http: / /www.ci.tukwila .wa.us /pubwks /cablist.html SM Page 1 of 7 03/13/2009 H: \ L08 -072 DRA Professional Buildine \Tech Comments 1.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Pavement Mitigation and Transportation Impact Fees Bulletin -A3 Resolution 1627: Public Works Fee Schedule MISCELLANEOUS PUBLIC WORKS COMMENTS 1 Owner /Applicant shall pay for the cost of a Geotechnical Peer Review. (See proposal from Shannon & Wilson, Inc. — attached.) 2. Half street improvements are required along 53rd Ave. South, including asphalt paving, curb /gutter, 5 foot wide sidewalk, and street lighting as needed. Right -of -way dedication is required. New sidewalk may be within the new right -of -way dedication (or) within a Public Sidewalk Easement. 3. Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement (attached plus Exhibit A). Agreement will be recorded at King County, after Mayor signs the document. 4. Owner /Applicant has completed a Traffic Concurrency Certificate Application. Application has been forwarded to Cyndy Knighton, Senior Transportation Engineer for completion of certificate. The estimated Traffic Concurrency Test Fee is $3,600.00, based on approximately 12,500 sf of proposed office space. The traffic concurrency needs to be paid prior to the issuance of a SEPA decision. 5. Street infrastructure within Public Right -of -Way, is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms as applicable, for the Owner(s) signature. 6. The applicant shall apply for a Public Works (PW) type `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. 7. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. 8. Provide note on site plan — "Project to comply with Geotechnical Engineering Report, by ABPB Consulting, dated December 3, 2008; March 2, 2009 and subsequent geotechnical reports." 9. Rockeries and/or retaining walls over 4 feet high and/or surcharged, will require a separate Building Permit. 10. All utilities including power are required to be underground, per City of Tukwila ordinance. 11. Transportation Impact Fee and Fire and Parks Impact Fees apply to the future Building Permit(s). 12. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City Web Site. DESIGN REVIEW — L08 -072 1. Design Review meets Public Works requirements. SEPA ENVIRONMENTAL REVIEW — E08 -023 1. SEPA requires geotechnical peer review. As submitted, SEPA meets Public Works requirements. SM Page 2 of 7 03/13/2009 H: \L08 -072 DRA Professional Building \Tech Comments 1.doc • • Planning Department: Reviewed by Stacy MacGregor, 206 - 433 -7166 MISCELLANEOUS PLANNING COMMENTS 1. The City is in the process of updating the sign code. The sign proposed won't be considered as part of this design review application. When a complete sign application is submitted to the City for permitting, the application will be reviewed at that time for compliance with both the sign code as well as compliance with design review criteria. Remove sign proposal from sheet A 1. 2. In the interest of saving paper and simplifying your application, for your BAR submittal (which will require 15 copies) can you consolidate the cut - sheets for the benches, trash, and lighting down to one or two pages? The pages should include a photograph of the intended feature and the plan symbol. This could also be done as a materials board. 3. Provide a colors and materials board prior to BAR. 4. For your information only, building standards for 4 story buildings are different than 3 story buildings. The proposed basement meets the IBC definition of "story above grade ". Modifying the basement to meet the definition of a basement story may save costs. 5. The City is very interested in obtaining some large tree trunks and branches for some restoration projects in the city. We are also interested in wood chips if they are produced from clearing the site. If you would be willing to donate and deliver logs and/or wood chips generated from the site, please let the City know so we can coordinate with you. DESIGN REVIEW — L08 -073 1. A five foot sidewalk on 53rd Ave S. is required. This sidewalk can occur on an easement if needed to meet the required 10' setbacks. 10' of landscaping is still required on 53rd Ave South. Show all building levels and stairwell setbacks on the plan so setbacks from all levels can be verified. 2. The building massing, 3 principal materials and detailing create variety, interest, articulation, and modulation. They also create a building that is challenging to understand from a drawing. a. Create a perspective of the building from the north and the south to demonstrate the view from the surrounding neighborhood. b. Can you make a simple block model of the building so it can be seen in 3D? c. Have you used or seen this glazing combination on another building that I can see and get a better understanding of how it will look in the environment? d. There is a lot of focus on the horizontal planes of the building and that focus works well for the building and the site. How the three principal horizontal planes are tied together is less apparent to me. Can a feature be added or modified to tie the stories together vertically? e. Can the brackets be made into a bigger element and a sized to be a more significant design feature? Can the bracket feature get replicated in the trellis feature in some way? 3. For my education, please explain the difference and choice between using matte black metal cladding between some windows, clear mill frame and trim between some walls? SM Page 3 of 7 03/13/2009 H: \L08 -072 DRA Professional Building \Tech Comments 1.doc • • 4. What does the roof look like? Your narration states that rooftop mechanicals are kept to a minimum —how minimum? What will be on the roof? Rooftop mechanicals need to be screened which won't be keeping with the design of the building. Try to move everything to the ground. a. Ground level mechanicals need to be screened per TMC 18.52.040E. Show on plans ground level mechanicals and screening. 5. The discussion portion of your design review application indicates that the trash enclosure may go at the end of the drive aisle and may go at the service entrance off 52nd Avenue. The siting needs to be evaluated as part of design review. 1 would prefer it off of the service entrance. Contact Allied Waste for siting verification and if they will even authorize the trash container at the end of the drive -aisle and their ability to maneuver a truck onto 53rd Ave with its narrow right -on -way. Our contact at Allied Waste is Caren Crowley, Customer Service Manager, 206.652.8850 Office, 253.377.5771 Cell, 253.872.3916 Fax. 6. Design details need to be provided for the trash enclosure, fencing and service area screening, all retaining walls — structural and decorative, decorative security gate, overhead trellis, and the color /materials/look of roofing surface. a. Trash screening needs to meet the requirements of TM C 18.52.090. b. All of the above elements need to be shown on the site plan. 7. Can the overhead trellis be repeated elsewhere and will it be planted? Describe what it is covering (service area or simply projecting from the basement level). How much is it projecting from the building? 8. Wheel stops can be no more than 2' from end of head -in parking. Your plan places them at 2.5 feet. Head -in stalls need to be 19' deep. On the south side of your parking lot, the stalls are 18.75' deep. a. The parking stalls have dashed and solid lines running across their length. It is not clear what these lines are delineating. If they are not clarifying the plan, please remove them. b. Wheel stops are required to protect landscaping from overhanging vehicles. Show wheel stops on the plan. c. Shorten the depth of the three landscape islands so they do not protrude into the required 24' drive aisle. 9. 2 bicycle parking spaces are required. Show on the plan and include fixture on cut - sheet. 10. The lights along the south side of the building along the pedestrian path are labeled "Type A Fixture" but have the "Type B Fixture" symbol. 11. There are 3 different shaded paved areas on the civil and landscaping plans but no legend explaining the reason for the different shades. Explain, clarify if necessary and add surface materials to the legend. a. Pedestrian walks shall be curbed or raised. Show curbs on plan and how pedestrian areas are delineated from parking areas. 12. Show all landscape areas on the site plan. Use a revised civil plan layer for the landscape plan. The various gradations of paving and groundcover are not clear to read. 13. Explain the ADA accessible path. Your narrative says it will be described further in the permitting process. This is a detail that needs to be addressed in the Design Review process. SM Page 4 of 7 03/13/2009 H: \L08 -072 DRA Professional Building \Tech Comments 1.doc • • a. Verify that the pedestrian path between the building and parking area is ADA compliant. Confirm that the lighting proposed doesn't impact compliance. 14. Show the final building height using the method for calculating height in the Washington State Building Code. Show the final building height and ground elevation on the plans. 15. Any retaining walls need to meet TMC 18.50.150 if they are located in the setback area. Show all walls on the civil set. 16. Remove the property lines on sheets A4.X. Because they are generated from different corners and the property lines do not run parallel to the building, they give the impression that the building doesn't meet setbacks and the property lines are inconsistent from one sheet to another. 17. Show the other stories' footprints on each of the A2 sheets. 18. Show the entire building footprint (including rooflines and the service /mechanical area if any portion of it projects from the building or has screening 6' or taller) on the civil sheet so that setbacks can be verified. Show the new property line following dedication of r -o -w to the City. 19. There are light fixtures on the luminaire plan that are not on the site plan. Coordinate the two plans. Show the luminaire plan with the lighting carried out to the property line. The light level needs to drop -off at the property line to prevent spill -over to the adjacent single family property. Is their adequate lighting on the north side of the building to meets its functional needs? Are their any pole- mounted or building - mounted fixtures on the north side of the building? Landscaping: 1. Include a tree replacement table on the landscape plan showing the trees removed, required number of replacement tress and that the required replacement trees are included. Priority is given to retaining as many existing healthy trees as possible. Flexibility in parking lot layout and site design will be allowed in order to retain existing mature trees. While it doesn't appear possible to save the oak, the cascaria and some of the adjacent alders may be saved if placed in a landscape island. Mature tree retention will also help soften the impacts of the project to the surrounding residential neighborhood and is desired 2. Based on the topo survey which identifies the trees to be removed, the site needs provide 86 replacement trees. Code limits tree replacement to 70 trees per acre which means you need to plant 48 trees on your site with an even mix of evergreen and deciduous trees. 3. See the attached site plan copy showing setbacks and landscaping for each front and side. Show the required landscape perimeter on the plans. Provide the required landscape perimeter plantings. Type I and III landscaping is required within the setback areas. The landscape plan does not meet the standards for the landscape types and does not contain that perimeter landscaping within the perimeter. Shrubs are significantly lacking in the plan. Whenever possible shrubs shall be planted in a staggered double row to create an adequate landscape transition and depth or clustered together in groups. Double rows of shrubs should not be the same species. See TMC 18.52.030. SM Page 5 of 7 03/13/2009 H: \L08 -072 DRA Professional Building \Tech Comments 1.doc • • 4. Combine the landscape plan so that groundcover and trees /shrubs are included on one sheet. Discussion of your plan before the Design Review board will be streamlined if all the landscaping is shown on one plan sheet. 5. Baltic Ivy is not approved. Replace this plant with another groundcover. "Lawn Area" is called out on the key but not shown on the plan. 6. Use an updated civil plan layer to show more clearly areas of paving versus areas of landscaping. 7. Building perimeter plantings need to include shrubs. This will also create a pleasing view for patients inside the building looking out. 8. Consider adding planting beds or raised planters to the entrance to create a plaza and soften the expanse of paving. 9. Explain the hanging planters. Provide a cut sheet for their design. What are they hanging from and where are they located? Can they be replicated elsewhere on the site? 10. Provide an irrigation plan. Modify note on sheet L2 that references City of Bellevue's planning department. 11. Provide the area of landscaping provided, in square feet, of the various landscaped areas. a. 15 sf of interior landscaping area is required per parking stall. b. The minimum size for interior parking lot islands is 100 sf and at least 6' in any direction. c. Raised curbs or curb stops are required to protect landscaping from vehicles. d. Landscaping in the vehicle overhang area that is a part of the required parking stall length will not contribute to your required landscaped area. 12. Add or modify the "Landscape Notes" to include the following: a. Planting area shall be tilled to a depth of at least 18 inches. b. Till in three inches of compost across all landscaped areas. Mulch is to be kept away from woody stems and crowns of perennial plants. c. Planting pits must be only the depth of the existing root ball or else the bottom of the planting pits must be compacted prior to planting to insure there is no settling. (Modify the planting details to reflect this.) d. Root balls of potted and B &B plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting. SEPA ENVIRONMENTAL REVIEW — E08 -023 1. Peer review of the Geotechnical Report is required to issue a SEPA determination. A Design Review decision cannot be issued until the SEPA determination has been made. 2. On the ESA, Question number Part B 1 -4 was not answered. Citizen Comments One letter was received from a concerned citizen (attached). Three phone calls were received, all from residents in the adjacent single- family residential neighborhood. Concerns include the potential geological instability at the site and the impacts of an office building adjacent to an established single family neighborhood. Retaining and of the existing mature trees along the southern half of the property will help to buffer and soften the impacts of new development SM Page 6 of 7 03/13/2009 H: \L08 -072 DRA Professional Building \Tech Comments 1.doc • • Next Steps Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. Some of the comments can be answered in a narrative while others will be answered through revised drawings. If would like to sit -down for meeting with you to go over the comments; please contact me directly to schedule something. Once you have addressed the comments and revised the plans, resubmit four sets of plans to the Department of Community Development for review. Resubmittals require approximately two weeks to be reviewed. The next BAR meetings are tentatively scheduled for April 16 and May 21St. In order to get a project on the agenda, at least two weeks before the BAR meeting I need to have all concerned City departments review revised plans and to know that all the items in this or subsequent technical comment letters have been satisfactorily addressed and plans have been modified to reflect any changes. I also need to issue a SEPA determination which requires the peer review and payment of the traffic concurrency fee. SEPA has a 2 week appeal period that has to be exhausted prior to going to BAR as land use decisions cannot be made until after a SEPA appeal period. To make the April meeting, revised plans would need to be resubmitted by March 19m, no significant changes would be required to the plans, the peer review needs to be completed, the SEPA determination needs to be made and the SEPA appeal period exhausted. The same would need to be accomplished by April 23rd to make the May BAR meeting. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, Stacy M Assistant egor anner Attachments: cc. Civil Plan with setbacks and landscaping type delineated along property lines Geotech Peer Review Proposal from Shannon and Wilson, Inc. Sensitive Areas Ordinance Hold Harmless Agreement Sensitive Areas Ordinance Hold Harmless Agreement, Exhibit A Comment letter from a concerned citizen File (L08 -072, E08 -023) SM Page 7 of 7 03/13/2009 H: \L08 -072 DRA Professional Building \Tech Comments 1.doc Review Comments Response Document 5 /4/09 5/4/09 i City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 ROVA(14 Tukwila, WA 98188 AR(.HErEurs File No: L08 -072, E08 -23 PROJECT NAME: DRA Professional Building PROJECT DESCRIPTION: Proposal to construct a 12,200 square foot, three story plus basement storage, professional office building; grading for site preparation with 2019 cy of cut and 1086 cy of fill. Responses to Planning Department: Stacy MacGregor 1. Comment noted. "Applicant's Response to Design Review Criteria" will be updated, and will be submitted via email. 2. Comment noted, consolidated cut sheets will be provided. 3. Comment noted. 4. a. Note has been updated. b. Stall numbers have been updated. c. Type 3 landscaping is noted. d. The concrete walls are used as fence in that location and only reaches a maximum of approximately 2' retaining. e. The change from concrete retaining to rockery along the south for a more casual appearance is due visibility from the road and to help with the transition from the commercial to residential neighborhood. The rockery zeros out to the east as the grade tapers off. f. The trellis over the mechanical has been altered to allow for clear access for the garbage. 5. a. Trellis has been updated. b. Stall numbers have been updated. 6. a. Trellis has been updated. b. There is no buttress wall over the security gate that is just wall in the background. The area over the gate is open. 7. a. Calculation has been updated. b. Shrubs have been added to arking lot landscaping. c. Shrubs have been updated for better visibility on plan. d. Additional shrubs have been added. e. Shrub has been added. 8. a. Calculation has been updated. b. Change to wall not necessary per discussion. c. Wall has been changed on Area calculation sheet for consistency. End of Section 2115 C(.OLBY :AVENUE EVERETT, A 98201 Austin@KovachArchitects.corn -125.250.0609 Office 425.745.0897 fax Review Comments Response Dent 4/23/09 4/23/09 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 4 V RECEIV �.ar VAC, 'APR 24 2 Ecrs File No: L08 -072, E08 -23 �.u►wmuwi i Y DEVELOPMENT PROJECT NAME: DRA Professional Building PROJECT DESCRIPTION: Proposal to construct a 12,200 square foot, three story plus basement storage, professional office building; grading for site preparation with 2019 cy of cut and 1086 cy of fill. Responses to Planning Department: Stacy MacGregor 1. Comment noted. As soon as we receive indication that we have reached a acceptable comfort level with the overall design and materials proposed, we will put the boards together in short rder. 2. Comment noted, 52nd and 53rd will be labeled on context sheet A0.1. Design Review 1. See sheet Al. Sidewalk will be located within an easement area under terms and agreement with the City bf Tukwila. The Civl engineers conceptual drainage plan is now included in the complete packet. The overhangs have been reduced so that they do not encroach more than the allowed 18 ". The Mechanical yard has been reduced and should not cause any more confusion with encroachment into the setback area. 2. A full computer model should be complete and available for viewing as a quicktime move by the time you have these comments. Both online via the projects FTP site and on disc. 3. The main roofing color will be White TPO for reasons of energy efficiency. The lower roofs will be a dark color (or black if available) since they are limited in size but are much more visible. The roof will be visually flat from all vantage points. There will be slope as necessary to allow proper drainage from the center out to low points in alignment with the building walls below. There will be a slight back slope from all the roof edges to the low points which will contain roof drains (and overflow scuppers) located directly above downspouts (flush to the side of the building) that will conduct all roof drainage to the below grade storm water system. There will be a facia board and a curb coping detail around the edge of the roof for visual impact and to finish the continuous 6" high roof curb. a. Cut - sheets for the CMU and wall coating will be provided. The trellis is custom and as such does not have a cut -sheet available but details will be provided for your review as they are developed. 4. The location of the trash has been discussed with and approved by Allied Waste. It is now located within the screened mechanical yard. 5. Comments noted. a. All elements are shown on the site plan with the exception of the roof, as it would obscure site details. A Roof Plan has been generated and will be submitted with the updated drawing set. b. The extent of the trellis is shown on the site plan. The mechanical yard has been updated and the plans have been adjusted for better clarity in this area. c. Comment noted, Materials will be included on the boards. 2115 COLBY AVENUE EVERETT, WA 98201 Austin @KovachArchiteets.com 425.259.0609 Office. 425.745.0897 fax Review Comments Response Dent 4/23/09 • d. The fence is on the site plan and located on the South East property line. There is a note that identifies it nest to the sheet title. Internal references to Northwind have been removed. The Fence maintains a more residential feel since it abuts a residence to the c` South but slight modifications have been made to better tie in with the building. 6. The trellis is being used as an open air screen for the mechanical area. The trellis is not intended for occupancy and access to has not been provided. The trellis extends out over the entire mechanical yard which is an area of 36' x 21.5'. The door that was on the North West Elevation is the gate to the mechanical area and has been changed to a metal sliding security gate (to better accommodate trash pick up). 7. Comment noted. Plans show no more than 2' of overhang and the stalls on the South have been confirmed to be 19 ft. ( There were some dimensional holdovers from the original submittal). a. The drive aisle has been increased to 25 ft for Compact stalls with the exception of the last two at the end of the drive aisle as there are no stalls opposite them. b. The areas of overhang are not counted as required landscaping. The curb acts as the wheel stop. c. The Landscape area at the end of the drive aisle has been increased to Type III and the parking has been altered to accommodate. d. Trash location has changed as well as the landscaping island configuration. 8. We have added 4 bicycle stalls to the site plan. The provided cut sheet shows a 10 stall unit for example purposes. The manufacturer will make accommodations as necessary. 9. The paving legend has been added. We are using concrete for the walk ways and for the first 3 compact stalls as well as the ADA stalls to create a more formal sense of entry and flow into the building . 10. The drawings have been clarified. Landscape buffers are now also indicated on the L sheets but only generally as a shaded area for clarity. The site plan still needs to be referenced for buffer types. 11. Architectural and retaining walls are labeled and include top -of -wall and bottom -of -wall elevations. It should be noted that the elevations indicate top of architectural wall (in some cases non retaining) and bottom of wall on the downslope or lowest side. The easterly retaining wall has been modified as a result of parking area changes. The southerly retaining wall has been changed to a rockery for a more casual appearance adjacent to the residential zoned property. Landscaping 1. A tree replacement table has been added to the Landscape plans. The Area calculation Sheet (L2) will be included with printed set. 2. Calculation to show we meet replanting requirements have been updated. 3. Current Plans have been revised to meet code requirements. a. Shrubs have been moved to within the landscape buffer as requested. b. Shrubs have been moved to within the landscape buffer, this helped with the requirement for 75% evergreen trees and shrubs. c. The Landscape buffers adjacent to LDR have been changed to meet Type III requirements. d. Comments noted, changes on plans. 4. Comment noted, changes made. 2115 COLBY AVENUE EVERETT. WA 98201 Austin@KovachArchitects.com 425.259.0609 Office 425.745.0897 fax • Review Comments Response Dent 4/23/09 • 5. We have adjusted the locations of the shrubs to within the required Landscape buffers as required by code. This should help fill the "middle" area within the buffer locations. 6. Comment noted. Changes made and plan will be included with printed set. 7. Extensive site work required to accommodate site topography along with limited flexibility of facility and parking placement has not allowed adequate means to retaining any existing significant trees. Additional trees have been added as required in compensation for this loss. 8. The roof line has not changed. There is a potential optical illusion due to the initial submittal having the roof facia in black. We will be adding some visual weight to the roof line with the addition of a 6" roof curb detail. 9. We are always interested in was to increase the "green" aspect of our projects. Our ability to pursue these options will be determined by the owners schedule and budget. End of Section 21 15 COLBY AVENUE EVERETT. WA 98201 Austin @KovachArchitects.com 425.259.0609 Office 425.745.0897 fax e0G1-11,41C....AL. Ce:21.-11=L-4.4.4,1G N4G2-T-S: PROJECT TO 0.0■a.1 4,11 GEOTEGINICA. REPOS,. BY .8073 CONSLL'ING. DATED VS:201232 320 2024 1-14201 2. 2009 AND SLeSE0Lec GEOE01412A-RE200T9 =pa... PqzcDFIstssic:v./.....1.- c SAN — - SAN — - 8r-4-re50 eARFFICE AREA 12.200 SF 0 3 LEVEL IQNG: 3.25/1000 0 40 STALLS (a COMPACT) ACCESSIBLE PARKING: 1 VAN STALL 1 STANDARD STALL SITS AREA : 30, 921 SF (.71 FACRES) LANDSCAPE BUFFER KEY: TYPE 1 LANDSCAPING TYPE I LANDSCAPING •SEISSESSIDE •MIDENEISIESE / rrPa • LN,IJSCADIVG cm VREINS ST2EET J ----- SAN — - 7 151/ sAN TYPE O. FIXTURE SIREET JO, ANS POWER PCLE aericin %SENO, TYVE 5 55.0J-0. FOLA.Ana, S.A17, .1.5., STANLESS STE. SEAT .4,2 00. CONC. EPOS IS 5...0C IFLAJO ....1 (POPP. • SIRPACES) BENS, TYPE A SEP.-COS 1.0,0A1121., SAIA PhIS., STAINLESS STE. SEAT W.. 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EVERF.T1',WA ',6261 Iwo .617.99...11371,11(7.7 o-nss Planting Bed CM17,46.1L.. 231/ = WS ...urn. hens: krb e G,r-ournci Cover- "Trce: Planting E S4kipi9 t=>E1',4=k1L- SCALA.: 9/4, 1-0. 9CAL-E: NOTE= • ® ® 0 DRA Building 1...4c3Amk-rioNevazIr m—rmN(ANN-rtc=N1 )U.K' EVERKIT.UA Shool liewri lion • DRA Building SCALE: 9/8'_9' -O" • :I I t (X)IDY.WF_NUF. INERI'IT, PS\ O1.1 • • .................... T D RA Building 9 3 ; .... ...... .................. . ................ 0 ............ E3L-r=N(AXIMCal■A 1/e,"1.-Cr 2,!1 cousrAvv_Nuti EvEREITAAA y1.241 Mk 10/9/08 holm, larTalt NAO. OECINIRIEV■19.01rla 4 3 SE111EISTELLMII Dem ritlion JI • � 4 y � 111-2, T2 242 SC a.LE: 1/4'=1-0' 21,7 C111BY AVENUE I.1'ERICIT.WA 9011 • Review Comments Response Document 4/8/09 2/23/09 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 NONACTI ARCH rFEc FS File No: L08 -072, E08 -23 PROJECT NAME: DRA Professional Building PROJECT DESCRIPTION: Proposal to construct a 12,200 square foot, three story plus basement storage, professional office building; grading for site preparation with 2019 cy of cut and 1086 cy of fill. Responses to Fire Department: Don Tomaso 1. Under the standard course of design practice the Civil engineer will make sure that the detention tank meets outrigger loading requirements . Responses to Public Works: Dave McPherson Miscellaneous Comments 1. The Owner has approved the proposal for per Geotechnical review by Nelson Geotechnical and they are scheduled to have the review completed by 4/8/09. 2. Comment noted. See Sheet Al. Dedication will be processed and required 5' sidewalk will be within a public sidewalk easement on private property. 3. Comment Noted. Sensitive Areas Ordinance Hold Harmless Agreement has been passed to Owner for execution and will be completed in a timely manner. 4. Comment noted, Owner will provide check prior to issuance of SEPA decision. 5. Comment noted, will obtain owner's signature as forms are provided. 6. Comment noted, necessary applications will be made for work within Right -of -Way. 7. Comment noted, All plans by Civil engineer will be per City specifications 8. See sheet A1. 9. Comment noted, there will be separate engineering and applications for all rockeries or retaining walls over 4' in height. 10. Comment noted, all utilities will be designed per City requirements. 11. Comment noted. 12. Comment noted. Design Review 1. Comment noted. SEPA 1. Peer review has been initiated and should be completed shortly. '2115 Ctil.BBY AVENUE EA ERE`I"r. W1 98201 Austii1 Ko'ach.lrcbitects.co:n <125_250.0601) Office <I25.7,15.08 7 fax • Review Comments Response Document 4/8/09 Responses to Planning Department: Stacy MacGregor 1. Comment noted, sign proposal details and notations have been removed from sheet Al 2. Comment noted, efforts will be made to minimize the number of pages for cut - sheets. 3. Comment noted, colors and materials board will be provided prior to BAR. 4. Comment noted. 5. Comment noted, we will discuss with owner and will contact the city as opportunities arise. Design Review 1. See sheet Al for setbacks. Sidewalk will be located within an easement area under terms and agreement with the City of Tukwila. 2. Comment noted. a. Detailed perspective drawings are in progress and will be available early next week. Context drawings have been completed and include a basic modeling of the structure. b. A context model is complete that places the building and site improvements relative to the surrounding area. c. This is a unique design and there are no comparable buildings for reference that we know ,� of. Based upon our past building design experience, we are confident that the effect of using the different shades of glass tone will result in an overall reduction in building scale, as well as provide a softening effect to better transition between the residential and commercial zones and help blend into the landscape. d. In response to your comment, we have added wood siding elements to better tie the stories together vertically, as well as to better ease the transition between the residential and commercial zones by using natural wood materials that are more residential in character. e. With the addition of vertical elements and additional wood siding we feel that the building may become too busy if additional focus is placed on those elements and would rather use those features sparingly. 3. We are have purposefully selected the clear anodized finish for certain elements to add some contrast and brightness to the deeper tones used elsewhere on the building. As a general rule darker tones tend to make objects appear smaller and the overall use of the deeper colors and finishes will help the building to recede in scale to an important degree. The sparing use of the brighter finishes will tend to add crispness and clean well defined lines to the overall composition. 4. The mechanical equipment will be kept off the roof and located remotely on the ground level within the screened mechanical / service area. The only anticipated penetrations through the roof will be plumbing vents and roof cavity ventilators. These will be quite inconspicuous from ground level. a. See sheets A4.1, 4.2 and 4.4. 5. We have made contact with Allied Waste and are awaiting a site visit with one of the employes. We are pursuing moving the trash enclosure to the lower screened mechanical yard. But have not yet received approval. 6. Trash enclosure details are now provided and shown on plan, the detail will be modified if Allied Waste allows the trash to be located in the mechanical / service yard . /7. The trellis is being used as an open air screen for the mechanical area. Plants would restrict airflow and for the mechanical, and as such are not part of the design. The trellis extends out over the entire mechanical yard which is an area of 36x30. 2115 COLBY .AV'ENESE E: ER.E.]E1' \,'A 982(1 Justin OK)vachArct]it.e.CLS.COifl ,�125.259.0G0) Office. 125.7- 15.084 +7lax • • Review Comments Response Document 4/8/09 8. Comment noted plans adjusted to show no more than 2' of overhang and the stalls on the South have been adjusted to 19 ft. a. The Dashed lines were there originally to show the required building setback lines and have been removed for clarity. b. The areas of overhang are not counted as required landscaping. the curb acts as the wheel stop. c. The landscape islands have been shortened to allow for a clear 24' drive aisle but narrowed slightly in the area of compact parking only to help soften the parking area to a greater degree. 9. We have added 4 bicycle stalls to the site plan. 10.The label has been changed to "type B fixture" to match the symbol. 11.The parking area is now all asphalt, it previously had concrete in front of the trash enclosure. This is no longer needed as the trash will now be moving to the mechanical yard (with Allied Waste approval). 12. All landscape areas are now on the Site plan. 13. ADA compliance is shown on plan 14. The building height is now shown on the plans 15. Retaining walls will all meet code requirements. 16.Property lines have been removed from elevations. 17.We have clarified the indiction of all floor outlines on each floor plan sheet. 18.Comment noted, this detail information will be included in the civil plans as soon as the building design concept is approved. New property lines will also reflect the proposed R -O -W dedication to City. 19.The luninaire plans now shows lighting to the property lines (specifically towards the South). There will be adequate lighting on the north side of the building for the mechanical and service area. The majority of the light will be contained in that area as well as adequate lighting for the drive access. A final lighting plan will be submitted to the City for review once we receive approval for the trash relocation and the mechanical equipment system has been engineered allowing the design of the mechanical yard to be completed. Landscaping 1. A tree replacement table has been added to the Landscape plan. 2. Calculation to show we meet replanting requirements have been added to the Landscape plan. 3. Current Plans have been revised to meet code requirements. The setback along easterly property boundary will be revised on plan as required. The final configuration and plan revisions are dependent on the outcome of our request to relocate the trash enclosure. When this issue is resolved an updated plan will be provided. 4. Comment noted. 5. Comment noted and changes made. 2115 C(1LESY AVENUE E1'I RE'Fi', WA 98201 AustinCt ?KevachArchitecfs.com 425.250.0609 Office •125.745.0£i97 fax • • Review Comments Response Document 4/8/09 6. Comment noted. 7. Comment noted, changes made. 8. The owner will be working with tenants to establish movable containerized planters as the building leases out according to the tenants needs and desires. 9. We are anticipating anging planters in the entry area and attached to the guardrail walls in the parking area. These will be worked out between the owner and tenants based on needs. 10.We request that irrigation be handled as a deferred submittal until a time when the site layout and planting concept has been approved. The note in reference to the city of Bellevue has been corrected to say the City of Tukwila. 11.Tabulation for the Landscaping areas has been completed. See sheet L3 Landscape Area Tabulation Sheet. 12.Landscape details have been updated to include the requested notes. SEPA 1. Comment noted. Peer review was approved to begin and should be completed shortly. 2. The answer for ESA Question B 1 -4 is: Yes End of Section 1115 C(tL,I1 AVENUE EVERETT, \VA 98201 Tustin@ Kov <c ilArchitects.cora ,125.25 9,0009 Office 425:N5,0897 16.01197 fax 12/14/08 Building Official Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Tukwila, WA 98188 ii KOVACH ARCHITECTS Subject: DRA Professional Center Dear Reviewer, We are pleased to provide the following Project Description and code compliance discussions in accordance with the submittal requirements for Project Design Review. Proposal Background: The project is comprised of a single parcel of property located on the southeast corner of 52nd Ave S and 53rd Ave S and just west of Interurban Ave S. The site slopes down slightly toward the northwest at a fairly uniform 14% -16% grade covering a 34 ft. gain in elevation from north to south, The site, a large dense sandstone outcropping, is slightly irregular in shape and totals 30,921 sf. in area and is currently vacant. There are existing residential structures adjacent to the south and across the street towards the west with established single family residential neighborhoods beyond. To the east lies an existing parking lot followed by Interurban Ave S. A local Park & Ride is situated directly across 53rd Ave S. towards the north. Design Concept: The Program The project program is to develop a minimum 10,000 sf. three story professional office building that will take advantage of the surrounding territorial views to the greatest extent possible. The building Owner will occupy one level for his established orthodontic practice with the balance of the building in open leasable office space. Concept Goals 1. To engage urban interaction by creating dynamic, interesting architecture for such a highly visible location while remaining respectful to the surrounding existing neighborhood. 2. Provide an upscale sense of arrival for tenants and patrons. 3. Develop a core entry plaza that interacts with all components of the project and adjoining public way. 4. Create a brightly focused entry experience through the use of contrasting forms and tones, lighting, and pavement patterns. (glass, clear aluminum cladding and contrasting finishes) 5. Establish a sense of permanence through choice of building materials and details. (curtain cladding, metal siding, natural wood siding) wall 0440*1 Page 10 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.089 6. Interject a subtle edgy, contemporary quality through contrasting materials and finishes.(natural wood siding juxtaposed with contemporary metal and glass cladding systems, and expressed structural elements) 7. Keep forms clean, concise with an urban like appearance without losing sight of the residential nature of the immediate surrounding neighborhoods. 8. Establish an Architectural character of a timeless nature through the use of time proven building materials and forms. 9. Utilize environmentally sound construction materials and technique to ensure the health and safety of occupants, minimize adverse effects of the construction process, and yield long lasting, low maintenance building finishes that will look fresh in the years to come. Proiect Overview The building as designed can be described as a simple box with each level shifted slightly in relationship to the others, providing overhang protection and modulation opportunities. The structure is set high on the site in order to provide parking and building access on the same level as well as convenient access to the Public Way. This also allows the foundation to stair step down the site thus avoiding as much excavation of the dense sandstone substrata as possible. Roofs are flat and extended for maximum facade protection and to encourage a more horizontal appearance for the building. The use of subtle tinted glazing variations between floor levels further helps stress the horizontal appearance of the structure and also successfuly breaks the building into separate componants which in turn helps reduce the overall scale of the structure. Expressed structural elements highlight the shifting of each floor level by weaving in and out of the building envelope, sometimes becoming visible at the exterior facade and other times hidden from view as the building skin shifts around the static structural column grid. The second level exit stair has been moved to the exterior of the building to visually and physically linking internal building function to the site and exterior environment. The parking area is served by a single drive that provides access for emergency vehicle and fire fighting appuratice to all areas of the upper level building based on a drive in and back out approach (being that all if the building can be accessed within a150 ft. drive in reach). In addition, emergency vehicle and fire fighting appuratice may approach the lower side of the building via the service drive. Building mechanical systems, loading and service access are provided on the lower side of the site within a full height gated screened enclosure and are completely separated from the buildings general parking and pedestrian access. It is our intention to keep rooftop mechanical equipment to an absolute minimum. 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 2 Land Use Code and Policy Compliance Discussion. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. The particular configuration of the parcel does not offer much flexibility in site layout however, we have been able to situate the parking towards the south and bring the building forward to face both adjacent streets. With the main building entry situated on the high side of the property, access to 52nd Ave is impractical for general building access although we are proposing service access from that lower elevation via a tree lined drive leading to a decorative security gate at the screened courtyard that will house and screen the buildings mechanical systems and loading area. The buildings main entry court tapers to a wide sidewalk that leads directly to 53rd Ave. Being high and tucked back on the property, the building leaves ample room for large open landscape areas adjacent to both street frontages. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Care has been taken to minimize the visual impact of both parking and service areas through location, screening, and landscaping. Parking is depressed from the street frontage and adjacent properties towards the south and screened by the building towards the north. (also, See description above) c. The height and scale of each building should be considered in relation to its site. Each level of the three story building has been offset slightly to provide modulation and scale. Each is capped with a flat plate roof to help keep the overall height to a minimum and to help ground the building. The use of color is instrumental in working with the modulations to further reduce the building into smaller more easily understood surfaces and forms. Shadows created by modulation also assist in reducing the perceived scale of the overall building. 2, Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. The site is unique to the area, it is generally a solitary solid sandstone rock outcropping with adjacent steep cuts towards the east and moderate slopes towards the north and west. The building is cut into the hillside, strongly anchored at the top by the central mass of the structure, then stepping down the hillside through the use of solid foundation expression, a lower service court enclosure with overhead trellis, and expressed structural elements. The building scale is complimentary to surrounding existing smaller scale structures and neighborhood character. Each level has a unique glazing tint to help emphasize the horizontal rather than the vertical. Changes in siding material also draws attention to horizontal lines and the use of wood siding helps transition to the adjacent residential uses. 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 3 b. Appropriate landscape transition to adjoining properties should be provided. The site. being a corner lot. abuts only two adjoining properties. One, the parking lot towards the east is 30 ft below our site and separated by a very steep vegetated slope. Mass plantings of Staghorn Sumac are proposed along the high bank separation between the properties. Sumac thrives naturally on rugged steep sloped conditions and will provide a beautiful lacy high canopy with spectacular fall color and interesting winter branching patterns. The adjoining property towards the south is separated by a moderate change in grade between 5' and 7' in height. A dense line of Pin Oak trees are proposed the upper bench above the parking area. Pin Oak trees have a strong layered horizontal branching habit that will repeat the enunciated horizontal lines of the building as they provide filtered screening between the two properties. A dense ground cover of Baltic ivy will help control weed growth and compliment the color and texture of adjoining lawn areas as a continuous border. c. Public buildings and structures should be consistent with the established neighborhood character. Though not a Public facility, the building modulation, subtle color variations, low roof profiles and use of natural wood cladding all help to create a harmonious vocabulary that is sensitive to the existing residential character of the neighborhood. This is a complimentary relationship and suitable as a transition from the low density residential zone to the high level of activity associated with Interurban Ave. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Parking has been organized as simple straight line single drive isle two way drive in and out. A wide sidewalk links the public street directly to the main building entry. An ADA accessible path will be described further during the permit document phase of the project. A screened service loading area has been provided on the lower portion of the site that will have access to a loading platform and connection to the building elevator. It is completely separated from general public circulation. e. Compatibility of onsite vehicular circulation with street circulation should be encouraged. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Cut and fill will be kept to a minimum and the building foundation will be terraced to match the existing slopes. This is a very prominent site and offers a high sense of dramatics that will be enhanced by the chosen plant types. Mass plantings of ground covers will be highly visible on the slope gradient effectively softening the base of the building and providing a greater sense of open space as viewed from major vantage points below. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. 2115 COLBY AVENUE EVERETT. WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 4 The simple organization of all paved areas of parking and pedestrian circulation are easily understood and provide quick safe access from parking or public ways to the building. Concrete rail walls with lighting as proposed will offer a sense of safekeeping and protection from the steeper slopes towards the east. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The parking areas will be well protected from the southern sun by the impressive canopies of the Scarlet and Pin Oak trees. They also help provide directional clues. The highly structured Pin Oaks establish a strong edge definition for the entire length of the parking areas. The Scarlet Oaks draw attention to the buildings main entry by their impressive stature and significance. The perceived height of the building will be significantly reduced by a pair of giant sequoia trees that will flank the screened service area and stepped north bays. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Recommendation noted, most plantings are currently safely separated from vehicles by curbs or retaining walls. Pedestrian pathways are well defined and of ample width substantial enough to discourage travel over ground covers or other planting types. e. Where building sites limit planting. the placement of trees or shrubs in paved areas is encouraged. Recommendation noted, the particular layout of building elements has provided for some very substantial areas for plantings and ground covers. f. Screening of service yards and other places, which tend to be unsightly should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. We are proposing to provide service access at the lower portion of the parcel via a tree lined drive leading to a decorative security gate at the screened courtyard that will house and screen the buildings mechanical systems and loading area with full height architecturally finished /em'u walls. Trash containers will either be added to the lower service level or screened on the upper parking level with the same architecturally finished cmu wall treatment. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Recommendation noted. Hardy, vigorous ground covers have been selected for their ability to thrive under the harshest of conditions. Hard surfaces have been relegated to all areas of pedestrian and vehicular travel or access. 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. 2115 COLBY AVENUE EVERETT. WA 98201 Andrew@ KovachArchitects.com 425.259 0609 Office 425.745.0897 fax Page 5 All lighting fixtures selected have been specifically chosen for color, texture and finishes that compliment the building architecture while remaining understated with a primary goal to provide lighting in key areas for safety, way finding, architectural enhancement, and building identification. All fixtures have either a natural aluminum or black finish. Fixtures are recessed where ever possible. All lighting is directed downward through the use of directional louvers or narrow focal ranges. parking lot lighting is reflected source lighting with sharp cutoff range that restricts the amount of light leakage. All fixtures will be "dark sky" compliant. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. Comment noted, The building design has been thoughtfully developed addressing a myriad of critical components such as program requirements, budget considerations, site constraints, environmental considerations, contextural needs, infrastructure restrictions, responsibility to the existing neighborhood and community, as well as others. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Building modulation, subtle color variations, low roof profiles and use of natural wood cladding all help to create a harmonious vocabulary that is sensitive to the existing residential character of the neighborhood. This is a complimentary relationship and suitable as a transition from the low density residential zone to the high level of activity associated with Interurban Ave. Each level of the three story building has been offset slightly to provide modulation and scale. Each is capped with a flat plate roof to help keep the overall height to a minimum and to help ground the building. The use of color is instrumental in working with the modulations to further reduce the building into smaller more easily understood surfaces and forms. Shadows created by modulation also assist in reducing the perceived scale of the overall building. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Each building component is well proportioned with the overall building composition and intentionally scaled relative to the surrounding structures. The roughly 12,500 sf building is distributed over 3 floors. The effective footprint is an efficient 71'6" x 54'. This is a fairly modest structure size which lends itself to dividing easily into smaller scale components and all building elements have been design of a complimentary scale. Trellis work, knee braces, offsets and overhangs, expressed structural columns and beams are all designed to a common scale and weight, All building systems have been selected for ease of assembly and long term maintenance and life. Wood siding will be milled IPE (known for durability) over a rainscreen system to maintain airflow, backed by a SAM weather proofing system for redundant protection. The commercial glass curtain wall system is a proven effective method of cladding with a long life expectancy. The horizontal metal cladding will be easily maintained and fresh looking for the life of the building. All mechanical components have been located within the service area below the building rather than the rooftop, providing a clean and easily maintainable roofing surface. 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 6 d. Colors should be harmonious, with bright or brilliant colors used only for accent. Color has been used sparingly, the use of green and blue green tinted glazing is intentional as an opposite complimentary color to the warm rich natural wood tones of the (PE siding and fascia. This relationship brings a natural color balance to the building while breaking the structure into smaller components through the layering. The deeper darker gray is used only on the first floor level to add weight to the base of the building and the darker yet foundation. The blue -green tinted glazing for the second floor level is the brightest and most airy purposefully to lighten the building midsection and to help set off the colors of the trees and other landscape plantings. The evergreen tinted glazing of the third floor level is intended to help create a strong building capital in compensation to the simplified roofing details. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. All mechanical components have been located within the screened service area below the building rather than the rooftop. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. All lighting fixtures selected have been specifically chosen for color, texture and finishes that compliment the building architecture. Specified fixtures have either a natural aluminum or black finish. Fixtures are understated and recessed where ever possible. Lighting, signage, site accessories and building features such as knee braces have matching or complimentary finishes and textures. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail. form and fitting should be used to provide visual interest. Recommendation noted, the proposed design offers many levels of interest, modulation, and detail. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. Lighting, signage, site accessories and building features such as knee braces and expressed structural elements have matching or complimentary finishes and textures. Each component has been specifically selected to work together from a standpoint of color, texture and scale, to build an overall building vocabulary that extends from the building interiors and exteriors through to site development and landscaping, and to the public way. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Recommendation noted, site lighting has been designed to provide safe access to and use of exterior seating. 2115 COLBY AVENUE EVERETT. WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 7 Consistency with adopted plans and regulations (TMC 18.100.0301 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of 'Tukwila. It is the intention of the proposed development concept to meet or exceed all state, federal and local jurisdictional rules, regulations, and objectives by providing all the necessary fees, review materials, documents, exhibits, drawings, and specifications as necessary to convey compliance to gain development approval rights. The conceptual plan has closely followed all available codes and regulations including the City of Tukwila Zoning Code and Comprehensive plan, to the extent that it has been developed as demonstrated by the information provided in the submitted documents and exhibits. End of Section Please feel free to call if you have any questions, require clarifications, or would like any additional support information. Respectfully yours, Ark Andrew S. Kovach Architect, AIA, NCARB Principal Architect 2115 COLBY AVENUE EVERETT, WA 98201 Andrew@ KovachArchitects.com 425.259.0609 Office 425.745.0897 fax Page 8 (05/21/2009) Teri Svedahl -DRA Pro Build n • From: Stacy MacGregor To: Teri Svedahl Date: 05/21/2009 3:44 PM Subject: DRA Pro Building Page 1 A copy needs to go to the applicant and to a citizen who became a party of record. These can go out tomorrow. Applicant: Kovach Architects 2115 Colby Ave Everett, WA 98201 Citizen: Ray & Jennie Noonan PO Box 777 Ravensdale, WA 98051 -0777 4901" February 9, 2009 Department of Community Development 6300 Southcenter Boulevard Suite 100 Tukwila, Wa 98188 -2599 Attn: Stacy MacGregor • R CE1VED FEB 11 2009 COMMVN1TY DEVELOPftttE,dT Re: Public Hearing Design Review & SEPA for DRA Professional Building Location: 13530 53rd Ave S, parcel #0003000038 Stacy, Please include us as a party of record in this proposed development since we own property at 13546 52" Ave S. We are concerned about the magnitude of this project on a location that has documented geological instability of the local terrain. Also, we are concerned about the impact of traffic and possibility of patients parking on the street in a residential neighborhood with 100 year old homes and streets that accommodated horse and buggy not SUV's. Sincerely, oon PO Box 777 Ravensdale, Wa 98051 -0777 • & of J u1 wiea I. Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: X Notice of Public Hearing Project Name: Austin Kovach of Kovach Architects Determination of Non - Significance Mailing requested by: Notice of Public Meeting Mailer's signature: 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 7 day of May in the year 2009 P: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC Project Name: Austin Kovach of Kovach Architects Project Number: L08 -072, E08 -023 Mailing requested by: Stacy MacGregor j Mailer's signature: / // / VA- ,711d.(� P: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC CITY OF TUKWILA NOTICE OF PUBLIC HEARING You are receiving this notice because you are a property owner or tenant within 500 feet of the project or you have expressed interest in this project. PROJECT INFORMATION Austin Kovach of Kovach Architects has filed applications for development of a 14,792 square foot 3 -story plus basement professional office building plus associated site improvements on a .7 acre site at 13530 53`a Ave South. Evaluation includes meeting criteria for frontage improvements, landscaping, site design, and architectural design under the City of Tukwila's Commercial and Industrial Design Review Criteria. Permits applied for include: L08 -072 Public Hearing Design Review, E08 -023 SEPA Other known required permits include: Building and Infrastructure Permits, Sign Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L08 -072, E08 -023 OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, May 28, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Stacy MacGregor at the Department of Community Development at (206) 431 -3670. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: December 23, 2008 Notice of Completeness Issued: January 13, 2009 Notice of Application Issued: January 27, 2009 Notice of Hearing Posted by: May 14, 2009 H: \L08 -072 DRA Professional Building \ NOH.DOC OEOTEGHNIC•L. COMPLIANCE NOTE: PRO.ECT TO COHPLY WITH G€01240 WC., CEPORT, BY ASPS CON5LLING, DATED DECEMBER 3RO, 2006 4,0 MAPCN 2, 2009. 1HE REVISED GEDIELHNG*L PEER REVIEW BY NELSGN 6EOIECHNICAL ASSOCMIE5. NC. (AGA) DATED A=RL 20 3009 AND ELESEOI.ENT GECTECH ICA1 REPORTS WHERE RE00997J0A110NS BETWEEN TIE REPORTS ARE NCLN515 TENT, IRE MD52 A55559 ENVRON FNTAL PROIELTGW 9009904052441.1. BE 1YF.447ENIED. EEC rs 'A.59S A5 fECOIYENOED N TE 096 1;GG5IN1 MUST BE LTLIZE0 N.CNG WIT4I 5900140 AND GENERA. RECOM 4NDAIICNS AS PETALED N THE NGA REPORT. ■R4.. SPN — - PROFE9910NAL C) =LATER 01: 2592 SF GROSS 2295 9F NET FT: 3900 SF GROSS 3135 SF NET P2 4000 SF GROSS 3329 9F NET F3' 4600 9F GR099 3913 9F NEL TOTAL 14,792 9F GROSS 12672 9F NET OFFICE AREA 12,200 SF GRO99®9 LEVEL 10 .377 9F NET® 3 LEVEL 9.ARgNl6 3.25/1000 ®40 ST AU-9 (5 COMPACT) ACC9091BLE PAR CI N0: 1 VAN STALL 1 STANDARD STALL SAN - SPN. SRN, ET PERT Uw.r SPN —' SPN _ - SPN — - Bench �.>eat11'1g AISAEA NC 1H . �� CCi al,. FLLOAALCCIA ND 4IN TR . STAN1...l.Tm..AT AT rN.. PoRrI.......ACES) Tact LigFliirig Key 0 tS CSII.I3Y AVENUE IIVERETT, 11:1 'iC:v1 GrOnto .. 45=6651161-91531.441.1.TME151.1511.1.Si 111.1. CFR.srraFFIGG RV. TNT SKE AREA .: 30, 921 SP (.T ACRES) LANDSCAPE BUFFER KEY: TYP9I LANDSCAPING TYPEI LANDSCAP•G TYPE 9 L ND9CADNG PAVEMENT LEGEND: BROOM FNISHED CONCRETE ASPHALT PAVEMENT ra1uE 0 COMFACT rwoUESCENr SO WA, rg r, CAN P74140 oOTw, N la3lvr 0 .040.412 c ..EZP AS , WARLESS ER. RAM. Tan P 14rc..1.1 WALL 4/41.43E: 006A ESOP SSW OH SLACK ROWLSESCOAsEV RR. A.ecessory Key TA. wa Tri D m 'NOE 9.1.1X-11.421 Rr4O4A1a 061P10 2TCCr ELEV. 6200 TvelE 0r FOR./ ELEV. 59-50 NEW 910EW44.1—K/12.OW NOTE: W10. LV @.07 LATTER VrTrvNA EASEN`EFST AOCEErQr VATI TM arc of EA.,. w»rt•s•WAY r¢r raus REn,rSoAS NGAAAAA:T TO MATCH ESTNMETEO RAV WPM TO rvE SOWN // S 1:15 Ill NT ( Sot Open, SCALE: 1'= 10' -O' L, I 1,. i I Ail „i :!”. !. i!i1 I;i! !ii .11,1 j1 CITY OF TUKWILA NOTICE OF PUBLIC HEARING You are receiving this notice because you are a property owner or tenant within 500 feet of the project or you have expressed interest in this project. Austin Kovach of Kovach Architects has filed applications for development of a 14,792 square foot 3 -story plus basement professional office building plus associated site improvements on a .7 acre site at 13530 53rd Ave South. Evaluation includes meeting criteria for frontage improvements, landscaping, site design, and architectural design under the City of Tukwila s Commercial and Industrial Design Review Criteria. Permits applied for include: L08 -072 Public Hearing Design Review, E08 -023 SEPA Other known required permits include: Building and Infrastructure Permits, Sign Permit 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 -072, E08 -023 OPPORTU TY FOR UBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, May 28, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Stacy MacGregor at the Department of Community Development at (206) 431 -3670. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: December 23, 2008 Notice of Application Issued: January 27, 2009 H: \L08 -072 DRA Professional Building \NOH.DOC Notice of Completeness Issued: January 13, 2009 Notice of Hearing Posted by: May 14, 2009 , 11111 \ 011 • 7. 4 Itlf00113.2.70."13 0111611•441100rew0..51111:6“ 9vCialrga gICIar2=1.7.C.Dttli IrinCII140.410 Ifttlant mums/. wornvo wady wasonimuro or. sea mou 'moos hams.. au ocpassmsa coonorma num Anna= at.uarove :131J-01.4 MC:reLe>rlsar7V\SCRO M1711,1 okaifria im-xnat traw:o ad Oa. abldi ..easse. 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PL_ ,�,' 3E cLEULt i"A c vjla:(c> SVENDSEN,MARY JO 1021'2 SW 228TH ST VASHON WA 98070 Tukwila Community Member 13435 INTERURBAN AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13525 52ND AVE S Apt 2 TUKWILA WA 98168 -4705 TUKWILA COMMUNITY MEMBER 13526 53RD AVE S Apt 1 TUKWILA WA 98168 -4768 TUKWILA COMMUNITY MEMBER 13526 53RD AVE S Apt 4 TUKWILA WA 98168 -4768 TUKWILA COMMUNITY MEMBER 13533 52ND AVE S Apt 3 TUKWILA WA 98168 -4705 • • QURESHI,WAHID S 1221 S LAKE STICKNEY DR LYNNWOOD WA 98087 BRITT,ERIC W 13450 51ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13525 52ND AVE S Apt 3 TUKWILA WA 98168 -4705 TUKWILA COMMUNITY MEMBER 13526 53RD AVE S Apt 2 TUKWILA WA 98168 -4768 TUKWILA COMMUNITY MEMBER 13533 52ND AVE S Apt 1 TUKWILA WA 98168 -4705 TUKWILA COMMUNITY MEMBER 13533 52ND AVE S Apt 4 TUKWILA WA 98168 -4705 WHEATON,GERALD A JR & JANE 13361 56TH AVE S SEATTLE WA 98178 TUKWILA COMMUNITY MEMBER 13525 52ND AVE S Apt 1 TUKWILA WA 98168 -4705 PAINTER,EVA M 13526 53RD AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13526 53RD AVE S Apt 3 TUKWILA WA 98168 -4768 TUKWILA COMMUNITY MEMBER 13533 52ND AVE S Apt 2 TUKWILA WA 98168 -4705 TUKWILA COMMUNITY MEMBER 13533 52ND AVE S Apt 5 TUKWILA WA 98168 -4705 SAARI,NORRIS Tukwila Community Member TYLER,STEVE 13535 53RD AVE S 13537 52ND AVE S 13545 52ND AVE S SEATTLE WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 Tukwila Community Member 13546 52ND AVE S TUKWILA WA 98168 Tukwila Community Member 13607 52ND PL S TUKWILA WA 98168 WATTS,CHARLES E 13612 52ND AVE S SEATTLE WA 98168 RATTANAKONE,KHEAK ETAL 13550 52ND PL S TUKWILA WA 98168 HANLON,RICHARD C JR 13611 54TH AVE S TUKWILA WA 98168 MUBAREK,JAMAL A 13613 52ND AVE S TUKWILA WA 98168 RICCIO,KRYSTAL K & DONATO 13600 53RD AVE S TUKWILA WA 98168 Tukwila Community Member 13629 INTERURBAN AVE S TUKWILA WA 98168 Tukwila Community Member 13613 -1/2 52ND AVE S TUKWILA WA 98168 • • Tukwila Community Member CHAMBERLIN,JONATHAN DAVIDSON,TIMOTHY S 13615 52ND AVE S 13616 52ND AVE S 13620 52ND AVE S TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 Tukwila Community Member 13622 51ST AVE S TUKWILA WA 98168 Tukwila Community Member 13625 54TH AVE S TUKWILA WA 98168 Tukwila Community Member 13629 INTERURBAN AVE S TUKWILA WA 98168 NAIR,GOVINDAN & SARA S NGUYEN,TUAN THANH KEO,YEANG 13634 51ST AVE S 13646 51ST AVE S 13658 51ST AVE S TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 NGUYEN,NGON BINH 13672 51ST AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A102 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A105 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A108 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A200 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A203 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A206 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A100 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A103 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A106 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A109 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A201 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A204 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A207 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A101 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A104 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A107 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A110 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A202 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A205 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A208 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A209 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A300 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A303 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A306 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A309 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A400 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A403 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A406 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A409 TUKWILA WA 98168 -4737 R & P APARTMENTS LLC 13710 56TH AVE S TUKWILA WA 98168 • • TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A210 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A301 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A304 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56Th AVE S Apt A307 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56Th AVE S Apt A310 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A401 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A404 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A407 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A410 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 1 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A211 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A302 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A305 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A308 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A311 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A402 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A405 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A408 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A411 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 2 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 3 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 6 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D101 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D104 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D107 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D110 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D202 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D205 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D208 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D211 TUKWILA WA 98168 -4740 • • TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 4 TUKWILA WA 98168 -4767 QUY,ROBERT J & JILL K 13712 56TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D102 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D105 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D108 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D200 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D203 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D206 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D209 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D300 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 5 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D100 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D103 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D106 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D109 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D201 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D204 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D207 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D210 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D301 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D302 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D305 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D308 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D311 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D402 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D405 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D408 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D411 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 103 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 202 TUKWILA WA 98168 -4785 • • TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D303 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D306 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D309 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D400 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D403 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D406 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D409 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 101 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 104 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 203 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D304 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D307 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D310 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D401 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D404 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D407 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D410 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 102 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 201 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 204 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 301 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 304 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5105 Tukwila Community Member 13735 INTERURBAN AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B102 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B105 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B108 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B200 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B203 TUKWILA WA 98168 -4745 • • TUKWILA COMMUNITY MEMBER 13730 56Th AVE S Apt 302 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B100 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B103 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B106 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B109 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56Th AVE S Apt B201 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B204 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 303 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B101 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B104 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B107 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B110 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B202 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B205 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56Th AVE S Apt B206 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B209 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56Th AVE S Apt B300 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B303 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B306 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B309 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B400 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56Th AVE S Apt B403 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B406 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B409 TUKWILA WA 98168 -4749 • • TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B207 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B210 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B301 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B304 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B307 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B310 TUKWILA WA 98168-4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B401 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B404 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B407 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B410 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE 5 Apt B208 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B211 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B302 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B305 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B308 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B311 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B402 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B405 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B408 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B411 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 201 TUKWILA WA 98168-5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 102 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 201 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 204 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 303 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C101 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C104 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C107 TUKWILA WA 98168 -4750 • • TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 103 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 202 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 301 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 304 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C102 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C105 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C108 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 101 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 104 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 203 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 302 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C100 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C103 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C106 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C109 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C110 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C203 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C206 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C209 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C300 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C303 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C306 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C309 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C400 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C403 TUKWILA WA 98168 -4753 • • TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C200 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C204 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C207 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C210 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C301 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C304 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C307 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C310 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C401 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C404 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C201 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C205 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C208 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C211 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C302 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C305 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C308 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C311 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C402 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C405 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C406 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C409 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 101 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 103 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 202 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 301 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 304 TUKWILA WA 98168 -4794 • • TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C407 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C410 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 101 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 104 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 203 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 302 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C408 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C411 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13790 56Th AVE S Apt 102 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 201 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 204 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 303 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 102 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 201 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 204 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 303 TUKWILA WA 98168 -4779 • • TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 101 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 103 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 202 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 301 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 304 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 101 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 104 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 203 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 302 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 101 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13865 INTERURBAN AVE Apt TUKWILA WA 98168 -5108 MCGUIRE,ROBERT C 216 E BOSTON ST SEATTLE WA 98102 NORTHLAND FINANCIAL CO 3500 AMERICAN BLVD W BLOOMINGTON MN 55431 • • TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5112 TERRACE APTS 14240 INTERURBAN AVE S 212 TUKWILA WA 98168 DOMINICK,SCOTT F 2808 KENNEWICK PL NE RENTON WA 98056 SOUTH CENTRAL SCH DIST 406 4640 S 144TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5112 RATOV,SERGE A 14410 12TH AVE SW BURIEN WA 98166 THORP PROPERTIES INC 317 KENNEBECK AVE S 302 KENT WA 98030 TOON,WILLIAM B & WENDY L 4665 S 160TH ST SEATTLE WA 98188 ENCKE,JEFFREY FOSTER APARTMENTS LLC KING COUNTY 4913 SW CANADA DR 495 LAKE LOUISE DR SW 500 K C ADMIN BLDG SEATTLE WA 98136 LAKEWOOD WA 98498 SEATTLE WA 98104 VU,TRINH HOPPER,L W CHAO,ALLEN R 5102 S 136TH ST 5105 S 136TH ST 5110 S 136TH ST SEATTLE WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 Tukwila Community Member NGUYEN,MANH V & HANG KLUE,E 5120 S 136TH ST 5204 S 137TH ST 5230 S 137TH ST TUKWILA WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 Tukwila Community Member 5302 S 137TH ST TUKWILA WA 98168 LEA,MARK W 5306 5 137TH ST SEATTLE WA 98168 Tukwila Community Member 5313 S 136TH ST TUKWILA WA 98168 • • DAHLSTROM,JILL WANG,YIFEI DUNNING,CRAIG 5314 S 137TH ST 5316 S 137TH ST 5319 S 136TH ST SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 LAYNG,CONOR C & ROBYN H 5320 S 137TH ST TUKWILA WA 98168 DUNNING,CRAIG R & COLLEEN L 5330 S 136TH ST SEATTLE WA 98168 Tukwila Community Member 5335 S 136TH ST TUKWILA WA 98168 LELAND,DONALD KING,ROBERT 15237 R & P APARTMENTS LLC 7112 8TH AVE NE 7517 GREENWOOD AVE N 7804 S 135TH ST SEATTLE WA 98115 SEATTLE WA 98103 SEATTLE WA 98178 SANCHEZ,TERESA BARGER,KENNETH E TERRACE PROPERTIES 8541 S 116TH ST 9301 38TH AVE S 9757 NE JUANITA DR 300 SEATTLE WA 98178 SEATTLE WA 98118 KIRKLAND WA 98034 CRAIG,TERRI WA STATE DOT SEATTLE CITY LIGHT PO BOX 1 PO BOX 330310 PO BOX 34023 EGMONT BC SEATTLE WA 98133 SEATTLE WA 98124 NOONAN,RAYMOND J & JENNIE L PO BOX 777 RAVENSDALE WA 98051 AUSTIN KOVACH KOVACH ARCHITECTS 2115 COLBY AVE EVERETT, WA 98201 TUKWILA INTERURBAN INVEST PO BOX 88636 TUKWILA WA 98188 DR. PADMARAN ANGOLKER 17000 SE 65TH PLACE BELLEVUE, WA 98006 (04/03/2009) Teri Svedahl :E08 -072 Page 1 From: To: Date: Subject: Stacy MacGregor Teri Svedahl 04/03/2009 2:31 PM L08 -072 Yep, this is the right one for DRA Pro Building. Also add: usti Kovach a h Architects 211 olby Ave Everett, WA 98201 D . Padm•ran Angolker 170 s ' 5: 65th PI Bellev • A 98006 of Attorney G_ ransitYSEPA Thanks MEMORANDUM www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor, Assistant Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: April 17, 2009 SUBJECT: DRA Professional Center 13530 — 53rd Ave. South TL no. 000300 -0038 SEPA & Design Review Comments SEPA — E08 -023 SEPA meets Public Works requirements. Project shall comply with the Geotechnical Engineering Report, by ABPB Consulting, dated December 3, 2008 and the geotechnical peer review by Nelson Geotechnical Associates, Inc. (NGA), dated April 17, 2009; and subsequent geotechnical reports /evaluations. Design Review — L08 -072 Design Review meets Public Works requirements. Project shall comply with the Geotechnical Engineering Report, by ABPB Consulting, dated December 3, 2008 and the geotechnical peer review by Nelson Geotechnical Associates, Inc. (NGA), dated April 17, 2009; and subsequent geotechnical reports /evaluations. Page 1 of 1 City of Tukwila Department of Community Development FILE NUMBER L08 -072 E08 -023 Land Use Routing form for Revisions Public Works: D Avg TO: Building Fire Dept. R VED p,* u d 2009 PUBLIC WORKS Project: DRA Professional Building Address: 13530 53rd Ave S Date transmitted 04/08/2009 Response requested by: 04/15/2009 Planner: Stacy MacGregor Date response received: COMMENTS Trying to make Design Review in May. Quick turn- around is appreciated! Thanks Dave. 1)6 51 GA1 RA vi a tv ,STS' Pk* ti c WitA,S AZ.ct uvimApr , .56" rvif -Cs fluo4 e W0 f. $ l4 . uitt.mkor ohtni ei//b/o9 DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: 1 MEMORANDUM www.ci.tukwila. wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor, Assistant Planner 0 FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: March 4, 2009 SUBJECT: DRA Professional Center 13530 — 53rd Ave. South TL no. 000300 -0038 SEPA, Design Review, and Miscellaneous Comments SEPA — E08 -023 SEPA meets Public Works requirements. The environmental checklist should be revised to reflect the following comments: B. Environmental Elements 5. Animals c. Yes — This area is part of the Pacific Flyway. A primary corridor for migratory bird species. 1. Land and Shoreline Use h. The site contains and is adjacent to areas of Potential Geologic Instability - Class 2, Class 3, and Class 4 (See Geotechnical Engineering Report). Design Review — L08 -072 Design Review meets Public Works requirements. Miscellaneous Comments The Geotechnical Engineering Report, by ABPB Consulting, dated December 3, 2008, shall require a peer review. The cost for this required geotechnical peer review, shall be at Owner's expense. Page 1 of 2 1 Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement. Agreement will be recorded at King County, after Mayor signs the document. Owner /Applicant has completed a Traffic Concurrency Certificate Application. Application has been forwarded to Cyndy Knighton, Senior Transportation Engineer for completion of certificate. The estimated Traffic Concurrency Test Fee is $3,600.00, based on approximately 12,500 sf of proposed office space. Street infrastructure within Public Right -of -Way, is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms as applicable, for the Owner(s) signature. The applicant shall apply for a Public Works (PW) type `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. Provide note on site plan — "Project to comply with Geotechnical Engineering Report, by ABPB Consultanting, dated December 3, 2008; March 2, 2009 and subsequent geotechnical reports." Rockeries and/or retaining walls over 4 feet high and/or surcharged, will require a separate Building Permit. All utilities including power are required to be underground, per City of Tukwila ordinance. Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3 — enclosed. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City Web Site. Page 2 of 2 1 • MEMORANDUM www.ci.tukwi la.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor, Assistant Planner LD /Mgt FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: January 27, 2009 SUBJECT: DRA Professional Center 13530 — 53rd Ave. South TL no. 000300 -0038 SEPA, Design Review, and Miscellaneous Comments SEPA — E08 -023 Future comments to follow. Design Review — L08 -072 Future comments to follow. Pre - application Permit No. - PRE08 -013 1. Applicant shall provide an addendum to the Geotechnical Report by ABPB Consulting, dated December 3, 2008; addressing the City of Tukwila's — Abandoned Underground Coal Mine Hazard Assessment (dated May 1990) — copy enclosed. 2. The Geotechnical Engineering Report, by ABPB Consulting, dated December 3, 2008, shall require a peer review. The cost for this required geotechnical peer review, shall be at Owner's expense. The addendum, mentioned above, should be received prior to the peer review. • City of Tukwila Department of Community Development RECEIVED JAN 13 2009 TUKWfLA PUBLIC WORKS File Numbers L08 -072- PHDR E08- 023 -SEPA LAND USE PERMIT ROUTING FORM TO: ni Building ILil Planning Public Works 0 Fire Dept. Police Dept. n Parks /Rec Project: DRA Professional Building Address:13530 53rd Ave S Date transmitted: L -13- p°1 Response requested by: 1 --0-7-09 Staff coordinator: Stacy MacGregor Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials asneede (J'G,J f- VIEW ffieers PUe.c(c ki'RkS 66 A- try c4 b casvoi Errs Plan check date: Comments prepared by: Update date: • City of Tukwila Department of Community Development • RECEIVED JAN 13 2009 TUKWILA PUBLIC WORKS File Numbers L08 -072- PHDR 1E08-023-SEPA LAND USE PERMIT ROUTING FORM TO: n Building n Planning Apublic Works n Fire Dept. Police Dept. fn Parks /Rec Project: DRA Professional Building Address:13530 53rd Ave S l —0-7-09 Date transmitted: L —13_ O°I Response requested by: Staff coordinator: Stacy MacGregor Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials asneede (5661 4414..43 /12 PUB c ItIbRks RE Qui,zt%f'$, Plan check date: Comments prepared by: Update date: TO: • • City of Tukwila Department of Community Development File Numbers L08 -072- PHDR E08- 023 -SEPA LAND USE PERMIT ROUTING FORM Building 0 Planning Public Works U Fire Dept. Police Dept. 10 Parks /Rec Project: DRA Professional Building Address:13530 53rd Ave S Date transmitted: I — 13-09 Response requested by: 1— 7-09 Staff coordinator: Stacy MacGregor Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and /or support materials asneede Plan check date: /S =o7 Comments prepared by: pdate date: TO: • • City of Tukwila Department of Community Development File Numbers L08 -072- PHDR E08- 023 -SEPA LAND USE PERMIT ROUTING FORM ❑i Building J Planning Public Works Fire Dept. Police Dept. fl Parks /Rec Project: DRA Professional Building Address:13530 53'd Ave S Date transmitted: 1- 13- 09 Response requested by: I 27 -09 Staff coordinator: Stacy MacGregor Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials asneede Plan check �� e: k� Comme pr ared by: MS\ Update date: • at* of J ufwi& • Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION . ..• fiEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Project Name Notice of Action Planning Commission Agenda Packet Ce .4/ 14 iz e2n g Official Notice Short Subdivision Agenda 7c.? Notice of Application ,I.._ 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 / .7),- Other: Was mailed to each of the addresses listed/attached in the year 207 on this day of P: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC U Project Name -1",. 0 e4 0 i #4,a/ Ce .4/ 14 iz e2n g Project Number: --Q 7c.? Mailing requested by: ,I.._ . ` f Mailer's signature: / .7),- _ _/ ,/' li 1,Zid P: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC CITY OF TUKWILA NOTICE OF APPLICATION You are receiving this notice because you are a property owner or tenant within 500 feet of the project or you have expressed interest in this project. PROJECT INFORMATION Project Name: Public Hearing Design Review & SEPA for DRA Professional Building Location: 13530 53rd Ave S, parcel # 0003000038. The site is a vacant lot, zoned Regional Commercial Mixed -Use (RCM). The site is located on the corner of 52nd and 53rd Ave S just west of Interurban Ave S. Developed and vacant residential properties surround the site along with developed park and ride lots directly to the north -east and north. Project Description: Austin Kovach of Kovach,Architects has filed applications for development of a 15,185 square foot 3 —story plus basement professional office building plus associated site improvements on a .7 acre site. Evaluation includes meeting criteria for frontage improvements, landscaping, site design, and architectural design under the City of Tukwila's Commercial and Industrial Design Review Criteria. Permits applied for include: L08 -072 Public Hearing Design Review, E08 -023 SEPA Additional Permits Required: Building and Infrastructure Permits FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. OPPORTUNITY FOR PUBLIC COMMENT Your comments on the project are requested. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on 2/10/2009. If you have questions about this proposal contact Stacy MacGregor, Assistant Planner at 206 - 433 -7166. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. A decision related to Design Review is made by the Board of Architectural Review and may be appealed to the Tukwila City Council. The Department will provide you with information on appeals if you are interested. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: 12/23/08 Notice of Completeness Issued: 1/13/09 Notice of Application Issued: 1/27/09 G CH KLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE WASHINGTb ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) FEDERAL TRANSIT ADMINISTRATION ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV () U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE STATE AGENCIES KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC () K.C. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE ( ) POLICE ( ) FINANCE ( ) PLANNING () BUILDING ( ) PARKS & REC. () MAYOR ( ) CITY CLERK SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES ( ) DEPT OF FISHERIES & WILDLIFE () DEPT OF SOCIAL & HEALTH SERV. () DEPT OF ECOLOGY, SHORELAND DIV kDEPT OF ECOLOGY, SEPA DIVISION* OFFICE OF ATTORNEY GENERAL SEND CHKLIST W/ DETERMINATIONS SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT ( ) PORT OF SEATTLE () K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR C.C. TRANSIT DIVISION - SEPA OFFICIAL ( ) K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS () BRYN MAWR - LAKERIDGE SEWER/WATER DISTRICT () RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM ( ) FISHERIES PROGRAM ( ) WILDLIFE PROGRAM ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\PLANNING\PLANNING FORMS \MAILING CHKLIST.DOC G840--\- • � • \POS OpCk3 215 Co \b-t F�•1�2��� L °iBlo\ MEDIA ( ) DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT ( ) DUWAMISH RIVER CLEAN -UP COALITION *SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW . . 0(2- . 'PA p rAAP_AJ ■O&DUK4 C_. 170O0 s . Co5 PL L_c o uE tAsA 98c04, • • PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline - Grading Plan - Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:\PLANNING\PLANNING FORMS \MAILING CHKLIST.DOC SVENDSEN,MARY JO 10212 SW 228TH ST VASHON WA 98070 WHEATON,GERALD A JR & JANE 13361 56TH AVE S SEATTLE WA 98178 TUKWILA COMMUNITY MEMBER 13525 52ND AVE S Apt 1 TUKWILA WA 98168 -4705 PAINTER,EVA M 13526 53RD AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13526 53RD AVE S Apt 3 TUKWILA WA 98168 -4768 TUKWILA COMMUNITY MEMBER 13533 52ND AVE S Apt 2 TUKWILA WA 98168 -4705 TUKWILA COMMUNITY MEMBER 13533 52ND AVE S Apt 5 TUKWILA WA 98168 -4705 TYLER,STEVE 13545 52ND AVE S SEATTLE WA 98168 RICCIO,KRYSTAL K & DONATO 13600 53RD AVE S TUKWILA WA 98168 Tukwila Community Member 13611 INTERURBAN AVE S TUKWILA WA 98168 QURESHI,WAHID S 1221 S LAKE STICKNEY DR LYNNWOOD WA 98087 Tukwila Community Member 13435 INTERURBAN AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13525 52ND AVE S Apt 2 TUKWILA WA 98168 -4705 TUKWILA COMMUNITY MEMBER 13526 53RD AVE S Apt 1 TUKWILA WA 98168 -4768 TUKWILA COMMUNITY MEMBER 13526 53RD AVE 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MEMBER 13705 56TH AVE S Apt A108 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A200 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A203 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A206 TUKWILA WA 98168 -4735 CHAMBERLIN,JONATHAN 13616 52ND AVE S TUKWILA WA 98168 Tukwila Community Member 13625 54TH AVE S TUKWILA WA 98168 NGUYEN,TUAN THANH 13646 51ST AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A100 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A103 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A106 TUKWILA WA 98168 -4733 TUKWILA COMMUNITY MEMBER 13705 56TH AVE 5 Apt A109 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A201 TUKWILA WA 98168 -4734 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A204 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A207 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A208 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A211 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A302 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A305 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A308 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A311 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A402 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A405 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A408 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A411 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A209 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A300 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A303 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A306 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A309 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A400 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A403 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A406 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A409 TUKWILA WA 98168 -4737 R & P APARTMENTS LLC 13710 56TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A210 TUKWILA WA 98168 -4735 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A301 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A304 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A307 TUKWILA WA 98168 -4736 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A310 TUKWILA WA 98168 -4732 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A401 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A404 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A407 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13705 56TH AVE S Apt A410 TUKWILA WA 98168 -4737 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 1 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 2 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 5 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D100 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D103 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D106 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D109 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D201 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D204 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D207 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D210 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 3 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 6 TUKWILA WA 98168 -4767 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D101 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D104 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D107 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D110 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D202 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D205 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D208 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D211 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13710 56TH AVE S Apt 4 TUKWILA WA 98168 -4767 QUY,ROBERT J & JILL K 13712 56TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D102 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D105 TUKWILA WA 98168 -4739 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D108 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D200 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D203 TUKWILA WA 98168 -4738 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D206 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D209 TUKWILA WA 98168 -4740 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D300 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D301 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D304 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D307 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D310 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D401 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D404 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D407 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D410 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 102 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 201 TUKWILA WA 98168-4785 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D302 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D305 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D308 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D311 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D402 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D405 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D408 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D411 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 103 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 202 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D303 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D306 TUKWILA WA 98168 -4741 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D309 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D400 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D403 TUKWILA WA 98168 -4742 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D406 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13725 56TH AVE S Apt D409 TUKWILA WA 98168 -4743 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 101 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 104 TUKWILA WA 98168 -4785 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 203 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 204 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 303 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B101 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B104 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE 5 Apt B107 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 8110 TUKWILA WA 98168-4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B202 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 301 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13730 56TH AVE S Apt 304 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5105 Tukwila Community Member 13735 INTERURBAN AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B102 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B105 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B108 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B200 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B203 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13730 56TH AVE 5 Apt 302 TUKWILA WA 98168 -4786 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13735 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5105 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B100 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B103 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B106 TUKWILA WA 98168 -4744 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B109 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE 5 Apt B201 TUKWILA WA 98168 -4745 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B204 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B205 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B208 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B211 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6302 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B305 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B308 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B311 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B402 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6405 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B408 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B206 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B209 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B300 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6303 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B306 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B309 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B400 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B403 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B406 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B409 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6207 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B210 TUKWILA WA 98168 -4746 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6301 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B304 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6307 TUKWILA WA 98168 -4747 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6310 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B401 TUKWILA WA 98168 -4748 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt 6404 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B407 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE 5 Apt B410 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13745 56TH AVE S Apt B411 TUKWILA WA 98168 -4749 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 101 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 104 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 203 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 302 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C100 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C103 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C106 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 102 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 201 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 204 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 303 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C101 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C104 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C107 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5106 TUKWILA COMMUNITY MEMBER 13755 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 103 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 202 TUKWILA WA 98168 -4787 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 301 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13760 56TH AVE S Apt 304 TUKWILA WA 98168 -4788 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C102 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C105 TUKWILA WA 98168 -4750 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C108 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C109 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C201 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C205 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C208 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C211 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C302 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C305 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C308 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C311 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C402 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C110 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C203 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C206 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C209 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C300 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C303 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C306 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C309 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C400 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C403 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE 5 Apt C200 TUKWILA WA 98168 -4751 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C204 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C207 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C210 TUKWILA WA 98168 -4757 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C301 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C304 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C307 TUKWILA WA 98168 -4752 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C310 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C401 TUKWILA WA 98168 -4753 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C404 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C405 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C408 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C411 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 102 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 201 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 204 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 303 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C406 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C409 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 101 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 103 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 202 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 301 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 304 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C407 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13765 56TH AVE S Apt C410 TUKWILA WA 98168 -4754 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5107 TUKWILA COMMUNITY MEMBER 13775 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 101 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 104 TUKWILA WA 98168 -4789 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 203 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13790 56TH AVE S Apt 302 TUKWILA WA 98168 -4794 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5108 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 101 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 104 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 203 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 302 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 102 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 201 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 204 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 303 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13795 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5109 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 101 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5110 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13815 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 103 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 202 TUKWILA WA 98168 -4778 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 301 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13820 56TH AVE S Apt 304 TUKWILA WA 98168 -4779 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 101 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 202 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 301 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 304 TUKWILA WA 98168 -5112 RATOV,SERGE A 14410 12TH AVE SW BURIEN WA 98166 THORP PROPERTIES INC 317 KENNEBECK AVE S 302 KENT WA 98030 TOON,WILLIAM B & WENDY L 4665 S 160TH ST SEATTLE WA 98188 KING COUNTY 500 K C ADMIN BLDG SEATTLE WA 98104 CHAO,ALLEN R 5110 S 136TH ST SEATTLE WA 98168 KLUE,E 5230 S 137TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 102 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 203 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 302 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13865 INTERURBAN AVE Apt TUKWILA WA 98168 -5108 MCGUIRE,ROBERT C 216 E BOSTON ST SEATTLE WA 98102 NORTHLAND FINANCIAL CO 3500 AMERICAN BLVD W BLOOMINGTON MN 55431 ENCKE,JEFFREY 4913 SW CANADA DR SEATTLE WA 98136 VU,TRINH 5102 S 136TH ST SEATTLE WA 98168 Tukwila Community Member 5120 5 136TH ST TUKWILA WA 98168 Tukwila Community Member 5302 S 137TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 201 TUKWILA WA 98168 -5111 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 204 TUKWILA WA 98168 -5112 TUKWILA COMMUNITY MEMBER 13835 INTERURBAN AVE Apt 303 TUKWILA WA 98168 -5112 TERRACE APTS 14240 INTERURBAN AVE S 212 TUKWILA WA 98168 DOMINICK,SCOTT F 2808 KENNEWICK PL NE RENTON WA 98056 SOUTH CENTRAL SCH DIST 406 4640 S 144TH ST SEATTLE WA 98168 FOSTER APARTMENTS LLC 495 LAKE LOUISE DR SW LAKEWOOD WA 98498 HOPPER,L W 5105 S 136TH ST SEATTLE WA 98168 NGUYEN,MANH V & HANG 5204 S 137TH ST SEATTLE WA 98168 LEA,MARK W 5306 5 137TH ST SEATTLE WA 98168 Tukwila Community Member 5313 S 136TH ST TUKWILA WA 98168 DUNNING,CRAIG 5319 S 136TH ST TUKWILA WA 98168 Tukwila Community Member 5335 S 136TH ST TUKWILA WA 98168 R & P APARTMENTS LLC 7804 S 135TH ST SEATTLE WA 98178 TERRACE PROPERTIES 9757 NE JUANITA DR 300 KIRKLAND WA 98034 SEATTLE CITY LIGHT PO BOX 34023 SEATTLE WA 98124 DAHLSTROM,JILL 5314 S 137TH ST SEATTLE WA 98168 LAYNG,CONOR C & ROBYN H 5320 S 137TH ST TUKWILA WA 98168 LELAN D, DONALD 7112 8TH AVE NE SEATTLE WA 98115 SANCHEZ,TERESA 8541 S 116TH ST SEATTLE WA 98178 CRAIG,TERRI PO BOX 1 EGMONT BC NOONAN,RAYMOND 3 & JENNIE L PO BOX 777 RAVENSDALE WA 98051 WANG,YIFEI 5316 S 137TH ST TUKWILA WA 98168 DUNNING,CRAIG R & COLLEEN L 5330 S 136TH ST SEATTLE WA 98168 KING,ROBERT 15237 7517 GREENWOOD AVE N SEATTLE WA 98103 BARGER,KENNETH E 9301 38TH AVE S SEATTLE WA 98118 WA STATE DOT PO BOX 330310 SEATTLE WA 98133 TUKWILA INTERURBAN INVEST PO BOX 88636 TUKWILA WA 98188 • Cizy of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Sent via email to Austin @KovachArchitects.com (no hard copy to follow) NOTICE OF COMPLETE APPLICATION January 13, 2009 Mr. Austin Kovach Kovach Architects 2115 Colby Ave Everett, WA 98201 RE: DRA Professional Building L08 -072, E08 -023 Dear Mr. Kovach, Your application for a Public Hearing Design Review and SEPA Environmental Review is considered complete on January 13, 2009 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. As the next step, the City will coordinate the required public notice for your project. Please contact Julie at FastSigns (206- 757 -2110) to prepare your sign. Information was provided with your application. The posting and notice of land use application will occur by January 27, 2008 and continue until the date of your public hearing. Upon posting, the public comment period will start and will continue for fourteen days. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. SM H: \L08 -072 DRA Professional Building \NOC.DOC Page 1 oft 01/13/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 =3665 • • Your project is under review with various City departments. When the review is complete, 1 will be contacting you to discuss your project. If you wish to speak to me sooner, feel free to call me at (206) 431 -7166 or via email at smacgregor @ci.tukwila.wa.us. Sincerely, �� jiV, / to y Ma Gregor Assi ., Planner SM Page 2 of 2 01/13/2009 H: \L08 -072 DRA Professional Building\NOC.DOC 1 • • Page 1 of 1 DRA Professional Building 13530 53rd Ave S N � N CityGIS t 741 ft 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. \ r zcrc,.KiL.R\ \-8-c8 http: // maps. digitalmapcentral .com /production/CityGl S /v07_01 _059 /index.html 01/08/2009 • • Page 1 of 1 ■ T CityGIS Cat N y 133 ft 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_059 /index.html 12/23/2008 • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Sent via email to Austin @KovachArchitects.com (no hard copy to follow) NOTICE OF INCOMPLETE APPLICATION January 2, 2009 Mr. Austin Kovach Kovach Architects 2115 Colby Ave Everett, WA 98201 RE: DRA Professional Building L08 -072, E08 -023 Dear Mr. Kovach, Your Public Hearin Design Review and SEPA applications for the DRA Professional Building located at 13530 53r Ave South have been found to be incomplete. A complete application requires the following submitted to the permit center: From the SEPA application checklist; 5 copies of the City of Tukwila Endangered Species Screening Checklist 5 copies of the SEPA Environmental Checklist 1 set of all plans (11x17 or 8'/2 x 11) A co plete application requires 5 additional copies of the geotechnical report. At this time, I do not require these additional copies beyond those that were submitted with the Design Review application. I will contact you if additional copies are required at a later date. From the Public Hearing Design Review Application Checklist: d. Item 10: 3 copies each of concurrency test notices for -4, surface water, and f / SM Page 1 oft 01/02/2009 H: \NOIC.DOC 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 4 • • • Item 11: 3 copies of water availability from Water District 125. Sewer service is provided by the City of Tukwila; therefore a certificate of sewer availability is not required. Item 12: 4 additional copies of the written discussion of the project's consistency with the decision criteria. Item 14: 4 additional copies of the survey. Item 22: 4 copies of a luminaire plan showing site light levels, existing street lighting can be included in the plan. Additional cut sheets of the fixtures are not necessary. Item 20: A color and materials board. This will be used during the public hearing. It does not need to be provided at this time but will be required prior to your hearing date. Additignally, Provide 2 copies of a current title report. Upon receipt of these items, the City will re- review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.104.070(E). I understand that Minnie Dhaliwal, Planning Supervisor, mentioned to you that the site is located on an underground coal mine hazard area. This will be addressed as a part of the geotechnical peer review process and prior to issuing of a SEPA determination. If you have any questions, I am the planner assigned to your project. You may call me at 206 - 433 -7166 or via email at smacgregor@a ci.tukwila.wa.us . Sincerely, Stacy Mar6Gregor Assistant Planner SM Page 2 of 2 01/02/2009 H: \NOIC.DOC City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 - 431 -3670 Fax: 206 -431 -3665 Web site: http: / /www.ci.tukwila.wa.us RECEIPT Parcel No.: 0003000038 Permit Number: L08 -072 Address: 13530 53 AV S TUKW Status: PENDING Suite No: Applied Date: 12/12/2008 Applicant: KOVACH ARCHITECTS Issue Date: Receipt No.: R08 -03932 Initials: JEM User ID: 1165 Payment Amount: $1,700.00 Payment Date: 12/12/2008 04:37 PM Balance: $110.00 Payee: PRATEJ LLC TRANSACTION LIST: Type Method Descriptio Amount Payment Check 1502 1,700.00 ACCOUNT ITEM LIST: Description Account Code Current Pmts ZONING /SUBDIVISION 000/345.810 1,700.00 Total: $1,700.00 0504 12/15 9707 TOTAL 1700.00 (inn: RAmint -(1R PrintPd7 17 -12 -2008 • Chicago Title Insurance Company COMMITMENT FOR TITLE INSURANCE BY Chicago Title Insurance Company • Chicago Title Insurance Company, a Missouri corporation ( "Company "), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Pro- posed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Require- ments; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate 6 months after the Effective Date or when the policy or policies committed for shall issue, whichever fast occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. IN WITNESS WHEREOF, Chicago Title Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Chicago Title Insurance Company By: (if m.1 Al AA,1� ATTEST: President Secretary FORM 72-83-06 (7/07) ALTA Commitment - 2006 1 • • CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE. #3400, SEATTLE, WA 981M A.L.T.A. COMMITMENT SCHEDULE A Order No.: 1260116 Title Unit: U -04 Customer Number: 080135- BV- ANGOLKAR Phone: (206)628 -5600 Buyer(s): RAJ ANGOLKAR Fax: (206)628 -4725 Officer: DOUG, LINDA, KEITH, BOB, LORI, HUNG Commitment Effective Date: FEBRUARY 25, 2008 at 8:00 A.M. 1. Policy or Policies to be issued: ALTA Owner's Policy STANDARD POLICY (6/17/2006) GENERAL SCHEDULE PREMIUM APPLICABLE BETWEEN 5280,001.00 - 5300,000.00 Amount: $290,000.00 Premium: $1,090.00 Tax: $ 97.01 Proposed Insured: RAJ ANGOLKAR, PRESUMPTIVELY SUBJECT TO THE COMMUNITY INTEREST OF A SPOUSE, IF MARRIED Policy or Policies to be issued: ALTA Loan Policy Proposed Insured: Policy or Policies to be issued: ALTA Loan Policy Proposed Insured: Amount: $0.00 Premium: Talc Amount: $0.00 Premium: Tax: 2 . The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3 . Title to the estate or interest in the land is at the effective date hereof vested in: JOHN CAMERON STRANDER, AS HIS SEPARATE ESTATE 4 . The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT COA I MA6n5 /KLC/ 11.1.05 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE A (Continued) Order No.: 1260116 Your No.: 080135 - B V- ANGOLKAR LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) THAT PORTION OF THE STEPHEN FOSTER DONATION LAND CLAIM NO. 38 IN THE WEST 1/2 OF SECTION 14 IN TOWNSHIP 23 NORTH OF RANGE 4 EAST W.M. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT AN IROR PIPE LOCATED AT THE INTERSECTION OF THE SOUTHEASTERLY MARGIN OF FOSTER STREET (52ND AVENUE SOUTH) RIGHT -OF -WAY WITH THE SOUTHWESTERLY MARGIN OF THE DUWAMISH - RENTON JUNCTION ROAD (INTERURBAN AVENUE SOUTH) RIGHT -OF -WAY; THENCE SOUTH 49 °11'08" WEST, ALONG SAID SOUTHEASTERLY MARGIN, 83 FEET TO AN IRON PIPE HEREAFTER REFERRED TO AS POINT "A "; THENCE CONTINUING SOUTH 49 °11'08" WEST, ALONG SAID MARGIN, 25.36 FET; THENCE SOUTH 31 °03'30" WEST, CONTINUING ALONG SAID MARGIN, 147.89 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 23 °49'16" EAST 189.97 FEET; THENCE NORTH 40 °36'00" EAST TO A POINT WHICH BEARS SOUTH 49 °24'00" EAST FROM SAID POINT "A "; THENCE NORTH 49 °24'00" WEST TO A POINT ON THE SOUTHEAST LINE OF A TRACT CONVEYED UNDER RECORDING NO. 4081419 WHICH IS 110.00 FEET FROM SAID POINT 'IA" THENCE SOUTH 40 °36'00" WEST, ALONG SAID LINE, 70.00 FEET; THENCE NORTH 49 °24'00" WEST, ALONG THE SOUTHWEST LINE OF SAID TRACT, TO SAID SOUTHEASTERLY MARGIN; THENCE SOUTH 31 °03'30" WEST, ALONG SAID MARGIN, TO THE TRUE POINT OF BEGINNING. CLTACMA6 /RDA /0999 • • CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B Order No.: 1260116 Your No.: 080135 - BV- ANGOLKAR Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. H. Water rights, claims or title to water. I. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW W.TACOMB bk 05/17/D7 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 001260116 Your No.: 080135 - BV - ANGOLKAR SPECIAL EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: WATE PIPE AS NOW CROSSING SAID PREMISES MARCH 29, 1917 1124301 2. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF TUKWILA. PRESENT RATE IS 1.78 %. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. 3. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: 2008 TAX ACCOUNT NUMBER: 000300- 0038 -03 LEVY CODE: 2401 ASSESSED VALUE -LAND: $ 196,600 ASSESSED VALUE - IMPROVEMENTS: $ .00 GENERAL & SPECIAL TAXES: BILLED: $ 2,326.75 PAID: $ .00 UNPAID: $ 1,326.75 4. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. CLTACMDI /RDA /0999 • • CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1260116 Your No.: 080135 - B V- ANGOLKAR SPECIAL EXCEPTIONS 5. IF THE PROPOSED INSURED IS A MARRIED PERSON ACQUIRING TITLE AS HIS /HER SEPARATE ESTATE, WE WILL REQUIRE A DEED BE EXECUTED BY THE SPOUSE OF THE PROPOSED INSURED TO ESTABLISH SEPARATE PROPERTY. A DEED FROM THE SPOUSE WILL NOT ELIMINATE THE REQUIREMENT THAT BOTH SPOUSES EXECUTE ANY NEW MONETARY ENCUMBRANCES TO COMPLY WITH THE AUTOMATIC HOMESTEAD PROVISIONS OF RCW 6.13.060 IF BOTH SPOUSES INTEND TO RESIDE ON THE PROPERTY. F 6. MATTERS WHICH MAY BE DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THE NAME OF THE SPOUSE OF RAJ ANGOLKAR, IF MARRIED. NOTE 1: THE FOLLOWING DEED(S) AFFECTING SAID LAND WAS (WERE) RECORDED WITHIN 24 MONTHS OF THE DATE OF THIS COMMITMENT: (NONE) NOTE 2: AS OF THE DATE HEREOF THERE ARE NO MATTERS WHICH WOULD APPEAR AS EXCEPTIONS IN THE POLICY TO ISSUE AGAINST: RAJ ANGOLKAR NOTE 3: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.METROKC.GOV /RECELEC /RECORDS AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 38, FOSTER SEPHEN DC #38 (000300) END OF SCHEDULE B CLTACMB2 /RDA /0749 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Ordcr No.: 1260116 Your No.: 080135 -BV- ANGOLKAR SPECIAL EXCEPTIONS THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: JOHN R. WAGNER ESCROW 11231 ROOSEVELT WAY N.E. SEATTLE, WASHINGTON 98125 BRENDA - 080135BV CB RICHARD ELLIS 701 PIKE ST. #2100 SEATTLE, WASHINGTON 98101 GEOFF PENDERGAST CENTURY 21 NORTH HOMES REALTY 11330 ROOSEVELT WAY SEATTLE, WASHINGTON 98125 NIT NIRANJAN 3/2 1/1 1/1 CLTACA162 /RDA /0999 CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PHONE: (206)628 -5600 FAX: (206)628 -4725 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. 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Ana ?: 't�►�1.' ,' lb�iI, iI7 ark► •r:� • 1 City of Tukwila Endangered Species Act Screening Checklist Date: I • Le' 061 Applicant Name: NkSVIl, Ii-dk) tar /VoViit. tvetAt-W. Street Address: —iA6- Cu-4W AEG City, State, Zip: r,t�r�CC w t i9tb1 Telephone: 142-S• z 5'1. No 01 Directions This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of Chinook salmon, Coho salmon, or Cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 1, read each question carefully, circle "Yes" or "No," and proceed to the next question as directed by the checklist. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1 -0 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (TMC 18.06.370). Please circle appropriate response. NO - Continue to Question 2 -0 YE - Continue to Question 1 -1 (Page 3) , 2 -0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (18.06.145). Please circle appropriate response. NO - Continue to Question 3 -0 Continue to Question 2 -1 (Page 4) 3 -0 Will the project require work, during any time of the project, below the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18 -15). Please circle appropriate response. NO Continue to Question 4 -0 YES - Continue to Question 3 -1 (Page 5) 4 -0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173 -303 (TMC 18.06.385). This includes fuel or other chemicals stored on -site during construction. Please circle a 1 1 ropriate response. a) Continue to Question 5 -0 YES - Continue to Question 5 -0 5 -0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 or would require a geotechnical report if not exempt should answer Yes. Please circle appropriate response. Continue to Question 6 -0 YES - Continue to Question 6 -0 Part A (continued) City of Tu1cu SA Screening Checklist 6 -0 Will the project involve landscaping or re- occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one -time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (TMC 18.06.490). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please circle appropriate response. Checklist Complete YES — Checklist Complete Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1 -1 Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work below the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please circle appropriate response. NO, Continue to Question 1 -2 YES - Continue to Question 1 -2 1 -2 Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport offsite or beyond the work area, answer Yes to this question. Please circle appropriate response. Continue to Question 1 -3 YES - Continue to Question 1 -3 1 -3 Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development. Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development (TMC 18.06.445). Please circle appropriate response. NO - Continue to Question 2 -0 (Page 2) 1 Continue to Question 1 -4 City of Tukw•SA Screening Checklist Part B (continued) 1-4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please circle appropriate response. NO - Continue to Question 2 -0 (Page 2) YES - Continue to Question 2 -0 (Page 2) Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 2 -1 Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. o) Continue to Question 3 -0 (Page 2) YES - Continue to Question 2 -2 2 -2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self - supporting woody plant, characterized by one main trunk, with a potential diameter - breast- height of 2 inches or more and potential minimum height of 10 feet. Please circle appropriate response. NO - Continue to Question 2 -3 YES - Continue to Question 2 -3 2 -3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please circle appropriate response. NO - Continue to Question 2-4 YES - Continue to Question 2-4 2-4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO - Continue to Question 3 -0 (Page 1) YES - Continue to Question 2 -5 2 -5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO - Continue to Question 3 -0 (Page 2) YES - Continue to Question 3 -0 (Page 2) 41 City of TukwiSSA Screening Checklist Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish /Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3 -1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please circle appropriate response. NO - Continue to Question 3 -2 YES - Continue to Question 3 -2 3 -2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the •reen/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man -made or artificial structure that precludes fish access should answer Yes to this question. Please circle appropriate response. NO - Continue to Question 3 -3 YES - Continue to Question 3 -3 3 -3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please circle appropriate response. NO - Continue to Question 3-4 YES - Continue to Question 3-4 3-4 Will the project involve a temporary or permanent change in the cross - sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross - sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the Left bank. Please circle appropriate response. NO - Continue to Question 3 -5 YES - Continue to Question 3 -5 3 -5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please circle appropriate response. • City of Tukwz SA Screening Checklist NO - Continue to Question 3 -6 YES - Continue to Question 3 -6 3 -6 Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow /groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please circle appropriate response. NO - Continue to Question 3 -7 YES - Continue to Question 3 -7 3 -7 Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please circle appropriate response. NO - Continue to Question 3 -8 YES - Continue to Question 3 -8 3 -8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please circle appropriate response. NO - Continue to Question 4 -0 (Page 2) YES - Continue to Question 4 -0 (Page 2) 1 • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY ENVIRONMENTAL CHECKLIST BACKGROUND 1. Name of proposed project, if applicable: DRA Professional Center 2. Name of applicant: Kovach Architects 3. Address and phone number of applicant and contract person: Austin Kovach Kovach Architects 2115 Colby Ave. Everett WA 98201 425.259.0609 Austin @KovachArchitects.om 4. Date checklist prepared: November 25, 2008 5. Agency requesting checklist: City of Tukwila. 6. Proposed timing or schedule (Including phasing, if applicable): Start construction spring 2009. Completion within 8 months. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical Report and downstream drainage report. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any governmental approvals or permits that will be needed for your proposal, if known. Design review; Grading and Drainage Permit; Building Permits, Mechanical and Plumbing permits. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this 1 EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY form to include additional specific information on project description.) The site is 30,921 SF. It slopes to the Northwest, with a steeper slope to Northeast. It is situated to the southwest of Interurban Ave. S at the southeast corner of 52°d and 53rd Ave. S. The project will be a 3 story, 12,593 sf. professional office building with an Orthodontists office and other professional tenants TBD. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. At the Southeast corner of 52°d Ave S and 53r1 Ave S. Please refer to site plan with Vicinity Map. A. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): flat, rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? There is a 45% slope on a very small portion of the parcel (3% of the lot area), near the east property line, in general the site has an average slope of 16% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the 12/3/08 Geotechnical Report by ABPC Consulting Engineers, the site is mostly fractured limestone over consolidated limestone bedrock overlain by a thin layer of silty fine sandy soil and duff at the surface. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill. • • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY 2,019 CY cut 1,086 CY fill. Source of fill will be crushed onsite material and possibly suitable material from off site borrow pits. f. Could erosion occur as a result of clearing construction, or use? If so, generally describe. g. Erosion could occur. Typical TESC measures will be employed to minimize erosion. Please review civil engineering plans for additional details. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Total impervious area: 62% 19,166.4 SF. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: see f, above. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Dust may occur for short periods during construction. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Water will be sprayed on the site to combat dust if necessary. 3. Water a. Surface 1) Is there any surface water body on or in the immediate vicinity of the site (including year -round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? 3 • • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose and approximate quantities if known. No 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose and approximate quantities if known. The project will have a water quality/infiltration /detention system. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals; agricultural: etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Storm water will accumulate on roofs and in paved areas. These waters will be infiltrated into existing soils where possible, and detained and released as required by the City of Tukwila elsewhere. 4 • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY 4. Plants 2) Could waste materials enter ground or surface waters? If so, generally describe. Yes. Runoff from pavement, which will contain contaminants from automobiles, will be filtered. Runoff from roofs, which are presumed to be relatively clean, will be discharge directly into the infiltration system. Fertilizers and pesticides will be applied directly to the landscape beds. d. Proposed measures to reduce or control surface, ground and runoff water impacts, if any: The above described potential sources of pollution of the ground water will receive water quality treatment prior to entering the ground water. Automobile pollutants, which fall on the pavement, will pass through these systems, which will be periodically maintained. Roof runoff, as stated above, is presumed to be clean. Runoff will be discharged into the infiltration system or offsite into existing drainage channels after water quality treatment. Fertilizers or pesticides will fall onto the ground, and will filter through the ground, to prevent them from reaching the ground water. a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eelgrass, mil foil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? The entire site will be cleared with the exception of specific portions of the steeper sloped areas. c. List threatened or endangered species known to be on or near the site. None. 5 • • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY 5. Animals d. Proposed landscaping, use of native plants, or other measure to preserve or enhance vegetation on the site, if any: The site will be completely landscaped; please review landscape plan. a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other: Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site: None. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Gas for heating and Electricity for lighting other office needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Building will be constructed to meet the current building regulations, which include energy conserving features. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY could occur as a result of this proposal? If so, describe. While specific users of the office spaces are not known there is no anticipation that any uses will represent environmental health hazards. 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: Any industrial use which generates or uses hazardous chemicals would be required to do so with the approval of the King County Health District and DOE, if and as required by law. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, aircraft, other)? None. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short Term: construction noises from 7:00 AM to 6:00 PM Long Term: traffic sounds associated with the normal use of the office building. 3) Proposed measures to reduce or control noise impacts, if any: None. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is vacant. Single- family residences lie southeast, west and northwest of the project. Transit parking lies north and northeast of the site. b. Has the site been used for agriculture? If so, describe. Not to our knowledge. Due to the rocky nature of the soils this is highly unlikely. 7 • • TO BE COMPLETED BY APPLICANT 9. Housing 10. Aesthetics c. Describe any structures on the site. None. d. Will any structures be demolished? If so, what? N /A. e. What is the current zoning classification of the site? Regional commercial Mixed Use (RCM). f. What is the current comprehensive plan designation of the site? g. If applicable, what is the current shoreline master program designation of the site? N /A. h. Has any part of the site been classified as an "environmentally sensitive: area? If so, specify. Not to my knowledge. i. Approximately how many people would reside or work in the completed project? Approximately 30 people will work within the proposed building. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any? N /A. 1. Proposed measure to ensure the proposal is compatible with existing and projected land uses and plans, if any: The propose use complies with the current zoning, and the Tukwila Comprehensive Plan. a. Approximately how many units would be provided, if any? Indicate whether high, middle or low- income housing. None. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle or low- income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None. R EVALUATION FOR AGENCY USE ONLY • • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The building will be built into the slope and is 44' on the south side and 57' on the north at the mechanical entrance. Building exterior will be glass with metal and wood siding. b. What views in the immediate vicinity would be altered or obstructed? Due to the height and density of existing scrub trees to be removed, views will not be altered by the placement of the proposed structure. c. Proposed measures to reduce or control aesthetic impacts, if any: The Building design will go through a City Design review process, which includes public review and comment. Materials will be contemporary and attractive; colors selections likewise. Glazing will be tinted shades of green to help blend into the surroundings. Landscape screening will be provided in required areas. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Street and parking lot lighting; lights from the buildings, and automobiles. This light would occur for short periods in the early morning and early evenings in the winter months primarily. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: Landscaping will soften glare impacts. Lighting standards will be designed to minimize objectionable glare, which could affect residences off site. Finishes will be matte surfaces. (except glass). Glass will be tinted low -e. 9 • • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Foster Golf Links and Joseph Foster Memorial Park. b. Would the proposed project displace any existing recreational uses? If so, describe. No. b. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state or local preservation registers known to be on or next to the site? If so, generally describe. None. b. Generally describe any landmarks or evidence of historic, archaeological, scientific or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: If artifacts are encountered, the proper authorities will be contacted for review purposes. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: The site fronts on 52nd Ave. S and 53'd Ave. S and is near Interurban Ave. S. b. c. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. 1/2 block away. d. How many parking spaces would the completed project have? How many would the project eliminate? 40; none. e. Will the proposal require any new roads or streets, or improvements to existing roads or 1(1 • • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. Frontage improvements will be provided along all project frontages as necessary to comply with municipal requirements. f. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. g. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 640 10:00 to 12:00 am. h. Proposed measures to reduce or control transportation impacts, if any: Development of employee shared commuting plans, provisions of local available transit services information for employees and patrons. Payment of any necessary traffic mitigation fees. 15. Public Services 16. Utilities a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes. Building will require fire protection and police protection typical for buildings of this nature. b. Proposed measures to reduce or control direct impacts on public services, if any. Payment of any mitigation fees and increased tax base. a. Circle utilities currently available at this site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water : City of Tukwila; Electricity: PSE; Sewer: City of Tukwila; Natural Gas: PSE 11 • • EVALUATION FOR TO BE COMPLETED BY APPLICANT AGENCY USE ONLY SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: Date Submitted: OVA IEI ARCHI'i'EC TS • • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly swom 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 the City, �cJ or of v l thh%g to n er's real property, located at / O; i/V ;47 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss 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 thc application(s) without refund of fees. EXECUTED at J It w 0. I'`3 10 ✓ . µ 4-e r- 17'1'c , 20 0 (city), (state), on o Print Name Dt • 4b,LAF ►e-AI ANL,OJJCJ -T EJ ACC Address VOCO SE 6_574 13 ELLEUvE tAiik —fO Phone Number 42-c-6 - -R s 30 2 6 - p , $ ^9 2 2 (t) Signature On this day personally appeared before me pr P0.d'vaJ A►tltLkat. to me known to be the individual who executed the foregoing instrument and acknowledged that(r /she signed the same astir voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS l °DAY OF 00 v '" 1° e" , 20 6 JOE OFECIAR NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES JUNE 29, 2011 NOTAR}i'UBLIC in an or the State of Washington residing at 74-41) 't I w My Commission expires on RECE /50 1DEC12nag GoN,. 1 CITY OF TUKWILA. Public Works Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 http: //www.d.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 •21 King Co. Assessor's Tax No.: C,O 3 c t c 3�C7� Suite Number: LON Site Address: i' 3 'O 3 �V C7 Tenant Name: fe. J !'"Vim& QL w A y 1 1 1 0 , 0 1 A W A ' i 1 City State Zip Size of Existing Use: For how long? AVA Property Owners Name: Mailing Address: CO 7 Type of Existing Use: V/sS Is existing building vacant? /V CONTACT PERSON - Who do we contact when your concurrency certificate is ready to be issued Name: i"[1 f �171ge. /i ' ' / � Day Telephone: <i _ "v'/ • '7 • �(o� Mailing Address: 1 1 �! >�/i� Y / 1t 4- /sot,/ E-Mail Address: Ant %� ' I CM • ax umber: 954g 4 % Sco . e of Work (please provide detailed information): tAlliffnalfr-HireMar L■kl P e f Ub • Type of work: New ❑ Addition ❑ Change of use Type of Proposed Use: a't%/( ❑ Remodel ❑ Tenant Improvement Size of Proposed Use: l li j 967 3 $/ 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 issuance 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 certificate of concurrency is not transferable to other land, but may be transferred to new owners of the tr 1'a . t certificatee of concurrency shall apply only to the specific land use, density, and intensity described in the application for a devl llo I ntp ��or building penult. 1 HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE WANDER PENALTY OF PERJURY BY THE LAWS OF TH STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY lifftRalitEntERMIT. PROPERTY 0 �� R 0 r AUTHOR AUTHORETI AG Signature: / /`//,/ �tiY✓ `�L ' Print Name: g-fA A .114110L 2. Date: Day Telephone: �✓ ' Off_ Mailing Address: City State Zip IDate Application Accepted: Date Application Expires: Staff Initials: PACyedylConcurreney & Impact FeaVTralr,c Concunancy Application 3.28 -07.doc 4L Page 1 of 2 • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us • PUBLIC HEARING DESIGN REVIEW APPLICATION AT[ON -o 3 NAME OF PROJECT/DEVELOPMENT: PeN -g kAl LT) it-lGI LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. I3530 153141' P4s. 5. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 600 3 0000 36 03 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: buA'114 40beeir - k00A4 AcQU ∎%t;5 Address: -"M (_6Lip-? (16 , E) x1 Phone: 42' ?lA • OCo 04 FAX: E -mail: ► a • CLc,V•►T _ C Signature: Date: 12• ‘1,- dh :DEL 12 "Pt co,. irjVVELUrta-PAi FOR STAFF USE ONLY Permits Plus Type P -DR Planner: "5\ ac L6 File Number: LOB —072 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: wcoe - -0 \7j -o 3 NAME OF PROJECT/DEVELOPMENT: PeN -g kAl LT) it-lGI LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. I3530 153141' P4s. 5. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 600 3 0000 36 03 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: buA'114 40beeir - k00A4 AcQU ∎%t;5 Address: -"M (_6Lip-? (16 , E) x1 Phone: 42' ?lA • OCo 04 FAX: E -mail: ► a • CLc,V•►T _ C Signature: Date: 12• ‘1,- dh :DEL 12 "Pt co,. irjVVELUrta-PAi 1 2/09/08 Planning Official Department of Community Development City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 RE "7) s �rL DEC 12 2008 c� DEVELU.rMtA4T Iry KOVACH ARCHTI'EC,'7S Subject: DRA Professional Office Building Exhibit: Site Vicinity Map PAAP VEST ,11ssl N .y+ kn _ St.? 5 K. , . ft:EssS. N-N 9y� S 1,33rd $t_ F200 rr ,s ,,.,,.. 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Shrel Ibi ii Ilinli E;r e • Stacy MacGregor - DRA: material board Page 1 of 1 From: Austin Kovach To: Stacy MacGregor Date: 06/04/2009 12:54 PM Subject: DRA: material board Stacy, Here is a photo of the material board as requested. Let me know if you need anything else. �'�r10jGlOOr ORA' P�aess;onnl�Ceiueir� a°�t%f oiv1 81`dt�,'^9 kP.+Irai■Fl Austin Kovach Kovach Architects 206.617.2899 file://C ATempAPgrpwise\ 4A27C3FDtuk-mail6300-po 1001783331139861 \GW} 00001.H... 06/04/2009 • pzAgbis LJ I La.= I h%1 TLKWI W,,AN 4X4 PRESSURE TREATED END AND CORNER POST 1x4 PLANKS TO MATCH NEW FENCE AROUND NORTHWIND PARK CONDOMINIUMS. lx6 PLANKS OPPOSITE. 4 CAP TO MATCH NEW FENCE AROUND NORTHWIND PARK CONDOMINIUMS 4X4 PRESSURE TREATED LINE POST 2X4 TOE - NAILED TO POSTS 80.5" TYPICAL SPACING 7-a O.C. TYPICAL FENCE ELE■/Arr'ION I�ET,oaIL_ NOTE: 2X4 FRAMING TO FACE AWAY FROM ADJACENT PROPERTY Ka CH ARCH I um 's DRA SIDE GRADE CONCRETE FOOTING lxro PLANKS 12" O.O. TO MATCH HEIGHT OF / i/ 34 ' 1x4 PLANKS ON OPPOSITE SIDE ADJACENT PROPERTY SIDE FENCE 1:=1.-ANN C)Eff-A.IL. WOOC) FENCE C,ETAIL cale: 1/2" = "Model D" Bike Rack about:blank • • 12/19/08 5:29 AM Page 1 of 1 AAN UIL_t=,INI� T U KW I L -rte, W,g 8XSX1 E CONC. BLOCK WALL W/ STONE GAR MUTUAL MATERIALS GROUND PAGE IN CHIARGOAL COLOR. INSTALL BON= BEAM W/2 #5 BARS AT TOP PR lg rart.oiEgc2. PLATE ETIA*Ce!k.Sis,iRFS3S GROUTE= IN CORE WALL EN =S AN GORFERS STANLEY #917 CLICK -LOCK SAFETY PADLOCK HASP (OR EQUAL) CONCRETE APRON WHERE NOTED ON SITE PLAN PROVIDE SLEEVES FOR EA. CANE BOLT IN ASPHALT ONE CO) ENCLOSURE SLAB 4" CONCRETE SLAB W/ BROOM FINISH SLOPE TO GATE OPENING SELF - CLOSING DOORS KOVACH \RCH1`1'E(:rs f 12' -O" /r 12' -O" rze c.on caaz E- 6 REINFORCED CONCRETE PAD 7-1::2,41--1 BNCL_OSU1=2.M TAIN4IL- Scale; 1/4" = 1' -0" Abfkl SW 1/4, NW 1/4 SECTION 14, TOWNSHIP 23, RANGE 4 EAST, W.M. 5008 • RDA 39.5 18' 1E IN 30.95 e OUT 34.35 W C1075 .05 9 ON to YH RIM 31.8/ 111' IE W 21011 18'W OJT 2291 F.U14T <. RETAINING WALL PER STRUCTURAL ENGINEER STA 10 +38.3, 47.6' LT CL 20' MD( DRIVEWAY APRON PER SID DETAIL RS -08A TCiJS4 oY K:g 00:7 0, 0.'55 EXISTING R.O.W. 17.5' R.O.W. CENTERLINE R.O.W. EXISTING PAVEMENT INTO Pi VARIES 4' MAX NIGH ROCKERY 17.5' R.O.W. SAWCUT EXISTING PAVEMENT FOR CLEAN EDGE, SEAL JOINT WITH RS400 OR EOUAL EXISTING R.O.W. 11' NEW ASPHAL T 5' SIDEWALK S 135TH ST (NOT OPEN) 2.5' PROPOSED 8.0.W. DEDICA TI0N 2Z MAXI CONCRETE CURB & GUTTER CONCRETE SIDEWALK S-34 \ 2 52ND AVENUE S. FRONTAGE IMPROVEMENTS SECTION CI,O SCALE NONE R \KOVACN\NK91LA DRA 08- 200 \CE \DWG \COS \U.0 PAYING 09- 200090 05/13/2009 PROPERTY LINE 15' OP/ R.0.W PR DEDICATIOSEDON 14' PAVEMENT EXISTING PAVEMENT / t4' NEW WIDTH VARIES / ASPHALT SAWCI.1T EXISTING VEMENT FOR CLEAN EDGE, SEAL ••NTT I TH RS400 OR PROPOSED R.O.W. EXISTING ROAD) TE CURB 1' TER „MAX I 2 1' v 20' 10 20 40 VERTICAL DATUM ASSUMED 70.0' AT SOUTH PROPERTY CORNER NOTES 1. 9TE LAYOUT 80 KOVACH ARCHITECTS 2. TOPOGRAPHIC SURVEY B RICH GIVENS & ASSOCIATES FRO TA 1 PR • � T TI LEGEND ©O OO WATER, TEL, SEWER OR DRAIN MANHOLE • CA TCH8ASIN 05C0 SANITARY SEWER CLEAN OUT tp FIRE HYDRANT OM WM • Q CAS OR WATER METER OCV OW CAS OR WATER VALVE T SIGNS O UTILITY VAULT UV OPP POWER POLE • ELECTRICAL VAULT SURVEY MONUMENT OGV CAS VALVE G, CORNER LOCA TION QTV OTR TV AND TELEPHONE RISER GUY WIRE PLANTER 1N TH TREE OVERHEAD POWER WATER GAS STORM DRAIN SANITARY SEWER —o FENCE LINE Iel 4 C4.0 2' MINIMUM COMPACTED DEPTH HOT LOX ASPHAL 4' MINIMUM COMPACTED DEPTH 6.5.8.6.. COMPACT TO 95X MODIFIED PROCTOR DENSITY SU8CRADE. COMPACT TO 95X MODIFIED PROCTOR DENSITY STANDARD PAVING SECTION SCALE NONE 2' MINIMUM COMPACTED DEPTH HOT MIX ASPHALT 3' MINIMUM COMPACTED DEPTH ASPHALT TREATED BASE SUBCRADE, COMPACT TO 95x MODIFIED PROCTOR DENSITY LOCATIONS SHOWN FOR EXISTING UTILITIES ARE APPROXIMATE. 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Luminaire Schedule Calculation Summary MOOD= 0000❑❑❑ ❑922 ❑❑DoUDD 07 a0 D Symbol Qty Label Lumens LLF Description M.H. Label CalcType Units Avg Max Min Avg /Min Max /Min Q 4 A 14000 0.700 Bega - 8208MH 16' -0" entrance Illuminance Fc 18.44 24.2 8.7 2.12 2.78 Q 17 B 3200 0.800 Gotham - AF 1 42TRT 8AR 15' -0" parking Top 1 Illuminance Fc 1.52 6.5 0.2 7.60 32.50 0 5 C 1800 0.800 Bega - 8213P 4' -0" beyond prop line _ 1 Illuminance Fc 0.10 0.7 0.0 N.A. N.A. I) 11 D 1800 0.700 Bega - 2313P 3' -0" 171 1 RoadLtg 16000 0.720 CHL 1505 R2 DLG (II - MED- SEMICUTOFF20' -0" 0 C r O C oC o 70'0" .. .. .. 1, ., 41 44 47 41 v.. ,.. ,.. ,.. ,.. , . ..• ... ... , . l t . v.' ,.. ,. ... ,... ..0 ,., ,v ,. .. , ,. . .. ,. ,. ... ..1. .. .. . . %. %. %4 . . . . . . . . . . . . . 252'11.3" Luminaire Schedule Symbol Qty Label Lumens LLF Description M.H. Q 4 A 14000 0.700 Bega - 8208MH 16' -0" C 17 B 3200 0.800 Gotham - AF 1 42TRT 8AR 15' -0" 0 5 C 1800 0.800 Bega - 8213P 4' -O" I. 11 D 1800 0.700 Bega - 2313P 3' -0" 1 RoadLtg 16000 0.720 CHL 150S R2 DLG (II- MED- SEMICUTOFF2)0' -0" Calculation Summary Label CalcType Units Avg Max Min Avg /Min Max /Min entrance Illuminance (Fc 18.44 24.2 8.7 2.12 2.78 parking_Top 1 Illuminance Fc 1.52 6.5 0.2 7.60 32.50 Project Name : c 1 H Project No KOV01 _ � o = c o s 13 +cc �3 AN N C� ❑❑❑❑i D o❑❑ ❑D ODD ❑❑❑O! o❑=', ❑OD\ DDOE ❑oo� — E owl 0 o — M U V c a o 0000 N 00 00 e 0 _n c • y" • - •••••• ' ' • ••• ••••• 'It CIO .•fl½#fl%t..% 1. 4 • • • • .• • • • 'ow S... So ..+1 •••■•• • NI.. 'ft • .14 • •••• • • I • .. • ., a •.; . . ' . - • • • • '1. 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D.I.G I -ME0-S F,11171 TO 'P..*0 r -0 ,' . • ! ° C41dt21 A tir CA 94011144tIlt 4: . t .' L Label ; Cal c'r lip ie ! Units. i Avg . Ma x Min i Avg/ ?el i n . Max,■ M.1 rt . .., • . ent ranee 1 1 1 a/unit no.e : Fe i 18,44 : 24 ..,:: , 8,7 ) 2.12 12.78 •i ea. r igti rtsii Top 1 i TT I. LI !MA rt..5 nce F,:-.... ; 1 ,Tc.;',.? : 6. '5 1 0. 2. 7 . -50 • 32 50 Lundnal e Image ;Image ..le i m` g e F L 1 e • 123p3 Image 'J,.i.e R209_p_3 Luminai e Image o RoadLtg 1 REVISIONS RIM 58.75 IE 50.05 6.06419 99.9' 0 la =av6= 001.E &:,5'S EXISTING R.O.W. SW 1/4, NW 1/4 SECTION 14, TOWNSHIP 23, RANGE 4 EAST, W.M. 6808 RIM 34.25 IB" lE W 34.35 ' 18" R 'our 32.33 2ND AVE WY STORM DRAIN & ' 42'! 5008 • RIM 21.81 18"16 IN 2811 18" IE •OUT 27.91 cz- '5754.41.91 IB" 16 OUT 3826, 30' SEWER 51118 50 - - -�`` PROPOSED BUILDING FEE. - 680 RETAINING WALL PER STRUCTURAL ENGINEER 2 CARTRIDGE CA TCHBASIN STORMFIL TER BY CON TECH STORMWA TER SOLUTIONS 30' SC:1 /iL1•11111111111 - --47 NM, •- 'r w "a- • M.e. N - 66 • 17.5' R.O.W. CENTERLINE R.O. W. 4' MAX NIGH ROCKERY • EXISTING PAVEMENT WIDTH VARIES S 135TH ST (Not Open) CONCEPTUAL GRADING. DRAINAGE & UTILITY PLAN SCALE: 1" = 20' 17.5' R.O. W. EXISTING R. 0. W. t1' 1 NEW 1 ASPHALT SAWCUT & PATCH 28 5' SIDEWALK 2R CONCRETE CURB & GUTTER 2.5' PROPOSED R.O. W. DEDICATION CONCRETE SIDEWALK ®52ND AVENUE S. FRONTAGE IMPROVEMENTS SECTION SCALE NONE 2 \40v401\11.1KM'LA DRA O0- 200 \CE\DNO \CI -LA 876T 05- 200.0•0 11/21/2008 PROPERTY LINE 15' PROPOSED R.0. W DEDICATION 14' PAVEMENT EXISTING PAVEMENT VNDTH VARIES SAWCUT & PATCH S 3AV NV8Ll(1831N1 5 40'=6'05" N PROPOSED R, O. W. t4' NEW ASPHAL 7� EXISTING ROAD. CONCRETE CURB & GUTTER 1'= 20' 0 10 20 40 VERTICAL DATUM ASSUMED 70.0' AT SOUTH PROPERTY OR LEGEND -� ©O O O WA TER, TEL, SEWER OR DRAIN MANHOLE O � CA TCHBASIN O OSLO SANITARY SEWER CLEAN OUT "Cr FIRE HYDRANT GM WM Ol Q 0 GAS OR WATER METER i OGY O WY GAS OR WATER VALVE 4 SIGNS AX i1 ®53RD AVENUE S. FRONTAGE IMPROVEMENTS SECTION SCALE: NONE O UTILITY VAULT UV OPP POWER POLE ELECTRICAL VAULT 1 ▪ ▪ SURVEY MONUMENT OGV VALVE ® CORNER 045 LOCATION CAV OTR NAND TELEPHONE RISER GUY WIRE PLANTER WITH TREE OVERHEAD POWER WATER —G— GAS —5�- STORM DRAIN —SAN— SANITARY SEWER 1e1 —E— W— NOTES I. SITE LAYOUT BY KOVACH ARCHITECTS 2. TOPOGRAPHIC SURVEY BY RICH GIVENS & ASSOCIA TES GRADING QUANTITIES CU r: 2019 C.Y. FILL: 1086 C.Y. NOTE: GRADING WANT? TIES BASED ON COMPUTER GENERATED SURFACE MODELS USING AUTODESK CIVIL 3Dn SOFTWARE. RECEIVED DEC! 12 2008 COMMUNITY DEVELOPMENT a+.a.m s mnvrD>®n+wr. • disown" K LAJ ZOO U0� OZ QW= z• O Z ti cx 1•• -J Ogg act 2 c'41 to W o z U VIEW F FROM NORTH LOOKING SOUTH • V1E‘V 2: FROM SOUTHEAST LOOKING NOzn-i FROM AO-tACF-NT PROF:S.2"Y VIEW 4: FROM NORTHEAST WOKING SOUTHWEST VIEW 6: FROM SOUTHWEST LOO KING NORTHEAST • 21 I COLBY AVENUE EVERFIT. WA 9f42(11 ViEw 3: FROM SOUP.C.-ST LOOKING NORTHF.AST 414,0A.7 VEM 5: FROM SOUTHWrcST LOOKING NORTHEAST ME :101910S lismadefkmlik MUM INNS VIEW 7. FROM NQTh LOOKING 5001- CONTEXT DRAWINGS 1-7 Skeet III 111011 SAN - - sp — - SAN - sP1/414 - 2,593 SF CP 3 LEVEL • CO @ 40 STALLS (9 COMPACT) KING: IVAN STALL 1STANDARD STALL igrge Key iTEEL SEAT SIGN MARK fe,-■.9'gn A BU HEAVY GLASS LETTERS ON SATIN STAINLESS MOUNTING STEEL PLATE W/ INDIVIDUALLY MOUNTED GLOSS BLACK ADDRESS NUMBERS 5 2 1 7 1T•G' BUILDING ADDRESS ••-. CATION VG L01 1,15 ANDID lLlJ- RXT-IRE A 14 17ALL. 3RIvers" REFLECTOR UGH' STANDARD, "DARK SKY ' COMPLIANT GLOSS BLACK FINISH (FORMS SLRFACES) RXTURE IS: :COMPACT R.L1ORESCENT 50 WATT RECESSED CAN FIXT.JRE FDRL/RE C: UGHT BOLLARD: FORMS • SURFACF-S SOO SERIES W/ PERFORATED SHIELD 45 HEIGHT, STAINLESS STEEL FINISH RXTURE 12: RECCE59ED WALL LUMINARE: SEGA 2313P 9N V4 DIA. BLACK POWDERCOATED FINISH ccesaor ' .1 . TRASH RECE7rACLEINTE;25 -r 4 P1L LA r■cit\c,i.„(__, IDENTIFIATCR — SIGN TRAs\-1 RecEn-nc.AL ■ TyRE 'A' BENCH TYPE 'C' FIXTURE ‘0‘ \ LN_ QES FONT MICROSOFT INDIVIDUALLY MOUNTED GLOSS BLACK NUMBERS MOUNTED ON SOUTHWEST STAIR SATIN STAINLESS STEEL LANDING S■DE, r'c'Tc) •-r\IPE,M LANSM_PPir -11Z4)C2(..S- q171- to\ 12„c). 2d 3 t'A 3D' L .- • , ------- _ . -VD Li) \D` LP■._%-fv;'■ iC \ \O\ "lf\ ,31430 S135 DEC 1 2 2008 1"=10' -COMMUNITY DEVELOPMj Sheet • TYPE 'C' FIXTURE SAN PZZOFS.a_ IONAL CENTER OFFICE AREA: 12,593 SF* 3 LEVEL PARKING: 3.5 .00 @ 40 STALLS (9 COMPACT) ACCESSIBLE ' 'KING: 1 VAN STALL 1 STANDARD STALL S TS AREA : 30, 921 SF Signagc <YE AM: A; 09es BENCH TYPE A SBFOUCOR FOUNDATONT^ SATIN FINISH STAINLESS STEEL SEAT w/1/4 END. CONC. ENDS IN BLACK SAND FINISH (FORMS + SURFACES) BENCH TYPE 8 SBFOU -CHR FOUNDATONT" SATN FINISH STAINLESS STEEL SEAT w,1/2 END. CONC. ENDS N BLACK SAND RNISH (FORMS + SURFACES) EL. -EN./ . 44.00 Ligl�tin 'lP,o!Fesssvf_ t. _ FIXTURE A 14 TA,.L 3RNersTM REFLECTOR LIGHT STANDARD, 'DARK SKY' COMPLIANT GLOSS BLACK FINISH (FORMS • SURFACES) FONT: MICROSOFT SANS SARIF BUILDING MONUMENT SIGN BACKLIT HEAVY GLASS LETTERS MOUNTED ON STACKED SATN STAINLESS STEEL CLAD CYLINDERS SUPPORTED BY A CAST CONCRETE CUBE W/ AMERICOTE RNISH FIXTURE B: COMPACT FLUORESCENT 50 WATT RECESSED CAN FIXTURE FIXTURE C: UGH-7 BOLLARD: FORMS + SURFACES 500 SERIES W/ PERFORATED SHIELD 45' HEIGHT, STAINLESS 5'EEL FINISH FIXTURE D: REGGE55ED WALL LUMINARE: BEGA 2313P EN V4• ILA. BLACK POWDERCOATED FINISH :Profc FONT: MICROSOFT SANE SARIF BUILDING ENTRY SIGN HEAVY GLASS LETTERS ON SATN STAINLESS MOLNTNG STEEL PLATE W/ INDIVIDUALLY MOUNTED GLOSS BLACK ADDRESS NUMBERS TRASH RECE7fACLE FORMS + SURFACES SLUNI -2•RBD 24 GALLON, SIDE OPENING w/ INTEGRATED RECYCLE SPLIT LINER SATIN STAINLESS STEEL FINISH, UI G IDENTFl ,TOR _.,..... AND WAVE EMBOSSURE5 � TRASH RECEPTI LANDSCAPE BUFF R- KEY. \\ TYPE1LANDSCAPING \ t.` = ` TY 1NG 1� t� VA" BENCH FIXTURE fPE'D' FIXTURE 11[1Pmym1 11111111111 N'G IDEN Ff•p "T1. 5PN, Ri',(F4ONUME v.aAfpRIAIR uS5 RIA.,.M1aNOCaseAt WA= .- .t!t[CM/ alflA mt FONT: MICROSOFT 9 SARIF BUILDING ADDRESS INDIVIDUALLY MOUNTED GLOSS BLACK NUMBERS MOUNTED ON SOUTHWEST STAIR SATN STAINLESS STEEL LANDING = D (SEE PLAN) ■ EL_EV. 62.00 EL-EN/. 50.00 I TYPE 'A' FIXTURE • S 135T11 ST (Not Open) r✓- CALE: 1 "_'10' -OI' SE ICY C7 K DEC 12 2008 Sh1�i 1 Ilescripl inn -e m 9 In CD 643'-0* CD 0 CD- 0 RECEIVED DDEcEvia.0C011208 S eel I iUII 4 • • -70, 661-0,• 18' -O' 151 -0. • • "Ir�t� ILJ� IL•I�'1r p ®II�II BASEMENT LLEVEIL FLOOR LE\/EL 1 PLOOR LEVEL FLOOR L.E'/EL S 3737 SF 4320 SF 4536 SF TOTAL ORRICE AREA 12593 SF GROSS BLILCDING AREA 2592 SF 15,185 99 MARKING? NET ORRICE AREA 11,336 SF PARKIN® RECLIREC 3 STALLS PER 1000 SF" 34 STALLS PARKI NO oRON/IL7E1:2, 3.5 STALLS PER 1000 EP a 40 STALLS COMPACT PARKING STALLS ALLOWED 3096 9 40 TOTAL a 12 STALLS PRON/ICEG 2296 940 TOTAL = 9 STALLS ACCESSIBLE OARKING RECZLJIREL7 PRO•/ICEC 2 ACCESSIBLE STALLS (1 VAN RAMEKINS STALL) 1/25 PARKING STALLS e 2 (1 VAN MIN.) RECEIVED DEC' 12 2008 COMMUNII" Ira DEVELOPMi-s L1 � M C,a.LE: 1/8 " "_1' -O" Sheol 4)1 ion • • 434W-0' CE I CD CD CD • • PP. OL-EISA -74,0G7 IMMUIN /1111111ffil 11111111111111 111111111111 .61AAM6_32____PimAgS1 1/8""=1'..-0" RECEIVED DEC 1 2 2008 COMMUN1 1 Y DEVELOPMENT I.611KVA L Pl llSl C4►L: 1/8 " "_'I' -O" RECEIVED DEC 12 2008 COMMUNITY DEVELOPA9ENT GEHL-1,10 1C20.02%, 1-12,./13L- LEVEL- 2 EIL-13N/ 1-13N/EIL. OGI.CDC7 ; ‘116- Property Line RA uildin Property Line C EIVED DEC 1 2 2008 LonsimU MTV DEVELOPMF-NT 1/8"=1-0" • • • Property Lim RA uildin C,A=b■L—E: 1/8".7.1-0" Property L RECEIVED DEC 12 2008 COMMUNITY DEVELOPMENT ------ Property Line DRA Building Property Line 111142_4141111&4416111114:21S1 1/8"=1V-G," RgCENSO DEC 1 g 2000 tartiggf • • cev—irss,cia loo.cDo• OD1 • • -------- ----------- ------- 1 ELE 43o.oc,' 1EL. 011-0,../. 4-7470 Property Line RA Buildin ft; Property Line DEC 1 2 2008 COMMUNITY OEM-ORIENT 1/4"er-C," Sheet Description I='Icarrt- yrr.11:,o1 14 CARPINLIS ESETLILUS COLUMNAR HORNBEAM QUERCUS COCONEA SCALE - OAK SEQUOLA SEMPERVIRENS COASTAL, REDWOOD BEODSHIN6 STASHORN 5J-1.Ac . AETJLA PAPERJFERA PAPE R BIRCH URIODENDRON TULIPIFERA TULIP TREE QUERCUS PALUSTRIS FIN OAK . PINUS CONTORTA VAR CONTORTA SHORE PINE CARPNUS BETULUS 1.5 Cd. COLUMNAR HORNBEAM Qy. ANUS CONTORTA VAR. CONTORTA mED 7-A Ht. SHORE PINE C.Hy AS SHOWN / / / / / 1. / 1. 1 • / • •- • / PETULA PAPERFERA 7 CALIPER PAPER BIRCH Dry. AS SH SEQUOIA SEMPERV1RENS '-10' HT COASTAL REDWOOD Qy. AS SHOWN _IRODENDRON TULIPIFERA TULIP TREE Qy. AS SH • RHUS TTT,KNA $ SAL CONT, HORN SUMAC ay. AS SHOWN / 1. / / • • Botanical Name Common Nome aze/Spacing e Quartity TREES BETULA PAPERFERA PAPER BIRCH 1.5' CAUPER 1 B e B Per Plan CARPINUS BETULIJS EUROPEAN HORNBEAM 1.5' CALIPER B 5 B Per Plan LIRI0DEN0N TJLIPIFERA JLIP TREE 3' CALIPER B 5 B Per Plan PINUS CONTORTA VAR. COW" SHORE PINE 7-8' Ht. 15 GAL. CONT. Per Plan OUERCUS COCCINEA PIN OAK 3' CALIPER 555 Per Plan OUERCUS PALUSTRIS SCARLET OAK 5 " CALIPER 555 Per Plan SEQUOIA SEMPERVRENS COASTAL REDWOOD 940 H. '5 GAL. CONT. Per Plan SHRJESS RIHUS TYPHNA STAGHORN SUMAC 4-5' HT. 5 GAL. CONT. Per Plan I —I-- GROUND COVERS HEDERA HELIX 'BALTICA' !BA...TIC MY 12 IN. OC. 4' POTS HVY. Per or KINNIKINNIGK KINNIKJNICK 12 N. 00. 4 - POTS HVY. Per Plan CEANOTHUS GLOROSUS PONT REYES CREEPER 18 IN. 00. GAL. CONT. Per PI= SEASONAL FLOWER BEDS :OWNER SELECTION Designated Areos Per ',Ian LAWN AREAS "LoGRO SOD LAWN Designated Areas Per PIan / / / 1. MED 7.0 Ht. ANUS CONTORTA VAR CONTORTA . AS SHOWN SHORE PINE „ •11111M1i1111INIMIIIE■1111.11M■10111■ QUERCLIS PALUSTRI CALIpER PIN OAK Qty. A SHOWN RHOS TTPHINA 5 GAL ;ONT. STASHORN SUMAC Qty. AS SHOWN tt: CElVED DEC 1 2 2008 0 r atasatiTUNITY_ 1"=10'-c:::)" IL. LAU i Sheet, Ihiscriplion Landscape No �lan1-ing Schedule TREES N TURF AREAS 9HALL HAVE A 4 T. DLA CIRCLE CUT OUT OP GRASS AND COVERED W/ 2• DEPTH OF TOP DRESSING MULCH A COMPLETE AND FU 4.Y AUTOMATIC LANDSCAPE IRRIGATION SY9TEM TO BE ENGINEERED BY IRRIGATION CONTRACTOR FOR REVIEW AND APPROVAL BY ARCHITECT AND CITY OF BELLEVUE PLANNING DEPARTMENT PRIOR TO INSTALLATION. IRRIGATION 19 TO BE PROVIDED FOR ALA NATIVE SOIL PLANTING AREAS, RAISED PLANTERS, AND CONTAINERIZED PLANTERS SUCH AS POTS AND HANGING PLANTERS. Botanical Name JConunon Nome 5Ize/5pocl12 Type Quantity TREES BETULA PAPERIFERA PAPER BIRCH 1.5' CALIPER 5 ft B Per Plan C.A PNUS BETULUS iEU QPFIW HORNBEAM 1.5' CALIPER Per Pon �URIODENDRON TULIPFE A TULIP -TEE 3' CALIPER B ff B Per Pan ?NUS CONTORTA VAR_ . CONT SHORE PINE 7- Ht. 5 GAL. GOVT. Per Pan QUERGUS COCGINEA PN OAK 3' CALIPER 5 g 8 Per Pan QUERCUS PALUSTRIS SCARLET OAK 3' CALIPER B 1 B Per Par SEQJOL . SEMPERVIRENS IGOASTAL REDWOOD Il9' -1O' rM. 15 GAL. GOVT. Per Par SHRUBS RHOS TYPHINA ISTAGHOQN SUMAC 4-5 HT. 5 GAL. CONT. Per Par GROUND COVERS HEDERA -1ELUC'BA_T'CA' BALTIC M' .12 I.N. OC. 4' '075 HVY. Per Par KINNIKINNIGK KINN KINNICK 12'N. QC. 4' POTS HVY. Per Par CEANOTHUS GLORIOSUS POINT REFS CREEPER 18 IN. OC. GAL. GOVT. Per Par SEASONAL FLOWER BEDS OWNER SELECTION JDeslgnated Areas Per Par LAWN AREAS toGRO' 5O LAWN 'iCeslgnated Areas Per Play Landscape .areas Key • • . a 2= •• 2.6 • . . 20 • . QT • 2.,51 .. 29 .. SO., • w• „•,„ . rrv.:''.""...+ w' r` "" ""�:.r...�S�:�^ ':'1` • o ��� rv�wMSSw •i. .w�.^^�'�`�... ,....,v- .,., -..n,. �w...+,�- � „.Ctir'r��^^. 1 ;i..1IIL:: ft .. ..^"".�v •: , v: ...,.. Sheol. Iles' 111)1 AFTER PLANTING A00 2 FINE STERILIZED BARK MULCH FREE OF CEDAR, -__ SEEDS OR OTHER NOXIOUS IMPURITIES MOUND 501L TO PROVIDE DRAINAGE -MAX OF 255 SLOPE At, ADD 7 OF STERILIZED DECOMPOSED ORGANIC MULCH - ROTOTILL INTO TOPSOIL/ SUBSOIL MIXTURE -- -ADD 6' 3-WAY TOPSOIL INTO SUBSOIL TO A DEPTH OF 5' DIG HOLE 11/2 X WIDTH OF ROOTBALL E NO DEEPER THAN ROOTBALL — BACKFILL OF EXCAVATED SOIL - CONCRETE CURB - -SUBSOIL EXCAVATED AND BROKEN UP 18' FROM SURFACE ��flntilV-c„ �a WL� ✓� -� \ i t6‘°- a __2 BARK - HOLD BACK FROM TRUNK OF TREE AMENDED SOIL NOTE USE 10 GRAMS OF 20.10.5E MICRONUTRENTS PER EACH a' 5 ONE GALLON POT PLANTS UU SE E 0 GRAMS FOR EACH 5 GALLON USE 40 GRAMS FOR EACH 15 GALLON) 0IG HOLE 1 V2 X WIDTH OF ROOTBALL — E NO DEEPER THAN ROOTBALL BACKRLL OF EXCAVATED SOIL —7 BARK - HOLD BACK FROM TRUNK OF TREE BCALE: 3/4" = USE 40- 50 GRAMS 20-10.5 5 MICRONUTRIENT STICKS PER TREE (11/7 CAL = 40: 2' CAL = 60) __. _.FIGURE 8 TIE TREE STAKE_ PREVALING WINDS TREE NOTE: PLACE TREE STAKES PARALLEL TO PREVAILING WINDS (ALLOW FOR SOME MOVEMENT TO SIMULATE ROOTBALL 3ROWTN SCALE: , NOTED EtveD BE 1 a HOB Dalyar 60UN0 PK NAL 0.0 /'E & 0.45's 0000 0500 GM WM 0 0 OGV owV WAME1Q TEL SEASV QP aeteV MANHOLE CA 7DVEIASW SANITARY SEWER OLEAN OUT RR( HYDRANT CAS QP »A TER .1ME7ER CAS Q4 991727P ✓AL 1£ SOUS O 1/771./7Y PAUL OPP PONER H2E Q D' TRICAL VAULT wiFw SLRtiY MOYUMLNT OGV CAS VAL M' caevER LOCATION CRV EDR N AND TELEPHONE RLSOP 7 cur mar RANTER M77T/ TREE ti' UnuTY LEGEND —E — OVERHEAD POWER _w— WATER —0— GAS _9D— STORM DRAIN —SAN— SANITARY SEWER 25.39. CB R'm•31.81' — IE 18'C1.1P In- 28.11' IE 18- CNP Out– 21.91 S 4911'08 W 85.00' .M1 POINT A CB Rim =41.91' IE 18'CMP Out =38.26' CB Rim - 39.25' IE 18-CLOP In =34.45' IE WC/AP 01.:- 34.35' qe S 135Th -Si (Nut Open) 30' 30' 0 30,00' S 40-3600' W S 3AV NVBZIfk131N1 3 ,0074b.64 S GRAPHIC SCALE a a e (Di FIT) t bob - 20 ft Basis of bearing Is N492400'W on Interurban Avenue S per survey recorded In volume 105 of surveys, page 296 records of King County, Wa. Vertical datum is assumed to be 70.00 feet on a PK nall found at the South property comer. LEGAL DESCRIPTION THAT PORTION OF THE STEPHEN FOSTER DONATION LAND CLAIM N0. 38 IN THE WEST 1/2 OF SECTION 14 IN TOWNSHIP 23 NORTH OF RANGE 4 EAST W.M. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT AN IRON PIPE LOCATED AT THE INTERSECTION OF THE SOUTHEASTERLY MARGIN OF FOSTER STREET ( 52ND AVE SOUTH ) RIGHT - OF -WAY WITH THE SOUTHWESTERLY MARGIN OF THE DUWAMISH- RENTON ,UNCTION ROAD ( INTERURBAN AVENUE SOUTH ) RIGHT -OF -WAY; THENCE SOUTH 4911'08" WEST, ALONG SAID SOUTHEASTERLY MARGIN, 83 FEET 10 AN IRON PIPE HEREINAFTER REFERRED TO AS POINT THENCE CONTINUING SOUTH 4911-8' WEST, ALONG SAID MARGIN, 25.38 FEET; THENCE SOUTH 31'03'30' WEST, CONTINUING ALONG SAID MARGIN , 147.89 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 23'49'16' EAST 189.97 FEET; THENCE NORTH 40'36'00' EAST TO A POINT WHICH BEARS SOUTH 4974'00' EAST FROM SAID POINT 'A'; THENCE NORTH 49'24'00' WEST TO A POINT ON THE SOUTHEAST LINE OF A TRACT CONVEYED UNDER RECORDING N0. 4081419 WHICH IS 110.00 FEET FROM SAID POINT 'A'; THENCE SOUTH 40'36'00' WEST, ALONG SAID UNE 70.00 FEET; THENCE NORTH 49'2400' WEST, ALONG THE SOUTHWEST UNE OF SAID TRACT, TO SAID SOUTHEASTERLY MARGIN; THENCE SOUTH 3103'30' 'NEST, ALONG SAID MARGIN, TO THE POINT OF BEGINNING. The East 10 feet of Lot 13 and all of Lot 12. Block 2 of Hillman's Lake Front Addition to the City of Seottle Division No. 3, according to the Plat thereof recorded In Volume 10 of Plate, Page 78, in King County, Washington. Survey Equipment and ProcedurP4N1 This survey was performed according to WAC 1 standards using Reid traverse meth and a Topcon 8005A Total station, and 2$/}petd dpp�,A ;\ 41)800i x%030 RECORDER'S CERTIFICATE Filed For record thls day of —19 — of _M In book_ of_ at page —at the request of Mgr. Supt. of Records SURVEYOR'S CER TIFICATE This nap correctly represents a survey node by ne or under ny direction In conformance elth the requirements of the Survey Recording Act of the request of N 19._ Certificate No Boundary Topo Survey FOR Kovach Architects ORA Profess /cro/ Center Seattle Wo, 98/05 Rich Q/-.ns And Associates J8J7 29th Ave W Seat/ // Wo., 98/99 (2062 -524 -2788 DVN 8Y RCG DATE C!O(D. BY RCG SCALE 09/08/08 - 20' JOB NO. 2008- 33 -KOV SHEET 1 OF I SW 1/4. NW I/4 14 -23-4 IIL