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HomeMy WebLinkAboutPermit L08-056 - FADDEN BOB - DESIGN REVIEW4501 BUILDING DESIGN REVIEW 4501 S 134 PL L08 -056 • Cizy of Tukwila Department of Community Development NOTICE OF DECISION TO: Bob Fadden, Applicant Wayne Jones, Owner King County Assessor, Accounting Division Washington State Department of Ecology Washington State Department of Fish and Wildlife Jim Haggerton, Mayor Jack Pace, Director November 14, 2008 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L08 -056 (Major Modification to an approved Design Review Application) Applicant: Bob Fadden on behalf of Wayne Jones Type of Permit Applied for: Major Modification to an approved Design Review Application Project Description: Major modification to an approved design review application. The applicant is proposing to add a third story to a two story building that the BAR approved in June of 2007. Minor changes are also needed to the approved site plan. Location: 4501 S. 134th Place Associated Files: L06 -086 (Design Review) E06 -023 (SEPA) L07 -044 (Special Permission from the Director) Comprehensive Plan Designation/Zoning District: Commercial/Light Industrial II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions. The Director issued an addendum to the original MDNS to address the proposed changes associated with this application. Type 4 Permit (except shoreline CUP) Initials Page 1 of 3 P:\Planning\Planning FormsNotice of Decision \NOD Type 4 permit.doc 02/23/2007 12:50:00 PM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a major modification to an approved design review application does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, that is by December 5, 2008. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. 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 $210 V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time (imitations set forth in RCW 36.70C. An appeal challenging a DNS, an Type 4 Permit (except shoreline CUP) Initials Page 2 of 3 P:1Planning\Planning Forms\Notice of Decision\NOD Type 4 permit.doc 02/23/2007 12:50:00 PM MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Brandon Miles who may be contacted at 206 -431 -3684 for further information. Property owners ; ' ected by this decision may request a change in valuation for their property tax purposes. Contact the " . n sse . 's Office for further information regarding property tax valuation changes. 1ran3 don J. Miles, Senior Planner Department of Community Development City of Tukwila Type 4 Permit (except shoreline CUP) Initials Page 3 of 3 P:\Planning\Planning Forms\Notice of Decision\NOD Type 4 permit.doc 02/23/2007 12:50:00 PM Notification: File Number: • Ciz of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Associated Permits: Applicant Request: Location: Comprehensive Plan Designation: Zoning District: Staff Report To the Board of Architectural Review Prepared November 6, 2008 On January 5, 2007, Notice of Application was distributed to tenants and property owners within 500 feet of the subject property. The Notice of Application was also posted on site. On June 14, 2007, Notice of Public Hearing was disturbed to all property owners and tenants within 500 feet and the notice was published in the Seattle Times. A combined Notice of Application and Public Hearing were distributed on October 30, 2008 to property owners and tenants within 500 feet of the site. Notification was also posted on site and published in the Seattle Times on October 30, 2008. L08 -056 (Major Modification to an approved Design Review Application) L06 -086 (Design Review) E06 -023 (SEPA) L07 -044 (Special Permission from the Director) Bob Fadden on behalf of Wayne Jones Major modification to an approved design review application. The applicant is proposing to add a third story to a two story building that the BAR approved in June of 2007. Minor changes are also needed to the approved site plan. 4501 S. 134th Place Commercial /Light Industrial (C /LI) Commercial /Light Industrial (C /LI) SEPA Determination: Mitigated Determination of Non - Significance issued June 14, 2007. An addendum to the MDNS was adopted on November 7, 2008. Staff: Brandon J. Miles, Senior Planner Recommendation: Approval with conditions 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 Attachments: BACKGROUND • • A. Staff Report from June 2007 Meeting of the BAR B. Aerial Photo of Site C. Revised Plans (Site Plan, Landscaping Plan, Floor Plans, and Elevations) D. Color Elevations On July 3, 2007, the City issued a Notice of Decision approving the construction of a two story light industrial /office building at 4501 S. 134th Place South. The Notice of Decision reflected the decision made by the BAR at their June 2007 meeting. The approved building was proposed to have a total square footage of 17,000 square feet. Parking for the proposed building was to be located in front of the building; a large parking area for construction equipment was proposed to be installed in the rear of the building. On September 26, 2008, the City received a request from the applicant to modify the approved design review plans. The applicant proposed to add a third story on the building. The third story will add approximately 6,000 square feet of new building space. The new space will be devoted to office use. Given the substantial modification to the approved plans, Planning staff determined that the proposed modification would require approval from the Board of Architectural Review (BAR) as a "major modification ". The staff report for original design review application is included in the BAR packet as attachment "A ". COMPARISON OF THE PROPOSED MODIFICATIONS TO THE ORIGINAL APPROVED DESIGN 1. Site Plan The new site plan is largely unchanged from the plan that was approved by the BAR in June of 2007. The building will remain in its original proposed location. The only change in the site plan is in the rear of the building. The site plan from June of 2007, indicated that the rear of the building would be used for heavy construction equipment storage. The new third floor will generate the need for approximately 18 parking stalls. The applicant has proposed to locate the 18 parking stalls on the north property line, behind the required perimeter landscaping that was approved with the June 2007 site plan. In order to comply with the City's landscaping requirements for parking areas, the applicant has added three new landscaping islands. The landscaping islands will border both ends of the 18 parking stalls and one landscaping island will be placed in the middle of the parking stalls in order to break up the parking. B. Miles Page 2 11/07/2008 H:\Developments \4501 Building\Major Modification \Staff Report.doc • • 2. Building Design a) Building layout: The original application called for the first and second floors to be divided into two tenant spaces. This will be unchanged, however the third floor will be a third tenant space that is separated from the two tenant spaces on the first and second floors. b) Materials and Colors: The materials for the first and second floors are unchanged from what was approved by the BAR in June of 2007. The original application called for the use of concrete and CMU brick. The CMU was to be used only in the front of the building to provide an accent. The applicant has chosen to use materials for the third floor that give the appearance of a penthouse. The third floor will use metal siding and will have a rigid finish that differs from the smooth finish of the first and second floors. The colors of the building are largely unchanged from what was approved in June of 2007. The building will utilize earth tone colors. However, given that the scale of the building has changed, a brown base has been used around all sides of the building; this base will assist in reducing the apparent size of the building. The proposed third story addition will have a tan color, consistent with the earth tone colors used for the first and second floors. It is unclear from the plans provided what the color of the roof will be. As noted in Attachment "A" the property is located below Macadam Road South. Single family homes are located along Macadam Road S. In the past, residents along Macadam Road South have expressed concerns regarding glare coming from the rooftops of commercial buildings that sit below Macadam Road South. Given the building will have a third story added it may be appropriate to control the color and finish of the rooftop. c) Modulation: The building modulation that was proposed with the June of 2007 application is unchanged. The proposed third story has been stepped back from the parapet walls on the second floor. This will provide depth to individuals viewing the building. Additionally, the third floor penthouse will utilize a color that differs slightly from the colors of the first and second floors; this will assist in reducing the overall size of the building. Using the same colors could give the appearance of a large, massive wall. 3. Landscaping The applicant is not proposing to remove any landscaping that was approved by the BAR in June of 2007. As noted, the applicant will be adding 18 parking stalls in the rear of the building. In B. Miles Page 3 11/07/2008 H:\Developments \4501 Building\Major Modification \Staff Report.doc • • order to comply with the City's landscaping requirements the applicant will add three landscaping islands as part of the 18 parking stalls. 4. Miscellaneous Structures The application from June of 2007 called for mechanical equipment to be placed below the second floor parapet walls. The mechanical equipment location will be unchanged with this major modification. CONCLUSIONS 1. The proposed third story penthouse is designed to be consistent with the approved BAR decision from June of 2007. The materials and color choices are in keeping with the approved plans. 2. The revised site plan only proposes minor changes to the approved site plan from June of 2007. These changes include adding parking stalls in the rear of the building and adding additional landscaping. 3. The application has provided no details on the color and finishes for the rooftop. The property is located below Macadam Road and sits below several residences. In the past the City has received complaints from these residents regarding glare from the commercial building that sit below Macadam Road South. RECOMMENDATION Staff recommends approval of the requested Major Modification with the following condition: 1. The roof shall utilize non -glare finishes and colors. Note: There were a number of conditions placed on the application that was approved by the BAR in June of 2007. All of those conditions remain in effect and this approval shall not modify or change them in anyway. B. Miles Page 4 11/07/2008 H:\Developments \4501 Building\Major Modification \Staff Report.doc Notification: • • City of Tukvvila Steven M. Mullet, Mayor Department of Community evelopment Steve Lancaster, Director Staff Report To the Board of Architectural Review Prepared June 20, 2007 On January 5, 2007, Notice of Application was distributed to tenants and property owners within 500 feet of the subject property. The Notice of Application was also posted on site. On June 14, 2007, Notice of Public Hearing was disturbed to all property owners and tenants within 500 feet and the notice was published in the Seattle Times. File Number: L06 -086 (Public Hearing Design Review) Associated Permits: E06 -023 (SEPA) L07 -044 (Special Permission from the Director). Applicant Bob Fadden on behalf of Wayne Jones Request: Construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Location: 4501 S. 134th Place Comprehensive Plan Designation: Commercial /Light Industrial (C/LI) Zoning District: Commercial/Light Industrial (C /LI) SEPA Determination: Determination of Non - Significance issued June 14, 2007 Staff: Brandon J. Miles, Assistant Planner Recommendation: Approval with conditions Attachments: A. Building Elevations B. Site Map C. Landscaping Plan D. Applicant's response to design review criteria E. Index of Photos F. Photos of Site Attachment A 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 - 431 -3670 • Fax: 206 -431 -3665 • • Vicinity /Site Information Project Description The applicant is proposing to construct a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Existing Development The site is currently undeveloped land. It appears that in the past this site had been used as a location for fill. The applicant's geotechnical report (Cornerstone Geotechnical Engineering Report, received by the City on December 11, 2006) indicated a significant amount of fill and other materials at a depth of approximately 10 -12 feet. The site also contains deposits of kiln ash which is a heavy metal and is considered a toxic substance by the Washington State Department of Ecology. It appears that the kiln ash migrated onto the site from an adjacent parcel. The east portion of the property contains a very steep slope (excess of 40 percent). This slope is highly vegetated with mature trees and landscaping. Along the eastern edge of the property is a portion of Southgate Stream. The Stream is in the right of way for S. 134th Place. The site has a very odd shape. The front portion of the property is narrow, approximately 97 feet wide. The property widens towards the middle and rear of the property. Surrounding Land Uses: Surrounding land uses are commercial and industrial in nature. Single family residential uses are located to the west along Macadam Road S. Topography: The site has a mix of topography. As noted, the west portion of the property contains a steep slope in excess of 40 percent. No construction activity is proposed on this slope. After the toe of the slope the property generally has a slope of 5 percent. Near S. 134th Place, the slope of the property is generally from 15 -17 percent with a down slope towards S. 134th Place South. Vegetation: As noted, the site is undeveloped. Mature landscaping is located on the steep slope on the western portion of the property. Outside of this area, the vegetation consists mainly of shrubs and blackberries. Several medium sized trees are located along S. 134th Place S. These trees are within the buffer area for the stream. Background The applicant also has a pending application to reduce the buffer of the type II stream which is adjacent to the property. The City's Environmental Regulations require a 100 -foot buffer from a type II stream. The applicant has proposed to use the buffer area for parking and to place a stormwater detention vault. B. Miles Page 2 06/21/2007 2 H:\Developments \4501 Building \Staff Report.doc • • Additionally, the water from the storm vault will discharge into the stream. Any request to reduce a stream buffer or to discharge stormwater into a buffer or stream requires Special Permission from the Community Development Director. The City and the applicant have agreed in principle to reduce the buffer by 40 feet. This would leave a buffer area of approximately 60 feet. The exact details of the buffer enhancement are still being worked out by staff and the applicant. Grading activity may not occur within the existing 100 -foot buffer zone until the Director has approved the Special Permission request. Findings- Decision Criteria- Design Review The project is subject to the design review criteria laid out in Tukwila Municipal Code (TMC) 18.60.050 (B). In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staff's comments. The applicant's response to the design criteria is included as Attachment D. 1. Relationship of Structure to Site A. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The applicant is proposing to construct a Light Industrial building within the C /LI district of the City. Vehicular and pedestrian access to the City will be via a private access road. The access road is on an adjacent parcel and the applicant has obtained an easement to utilize the tract. A five foot paved pedestrian access will extend from S. 134th Place S to the entrance of the building. The first 60 feet of the site will be utilized as an enhancement for the stream buffer located in the front of the property. This enhancement will include removal of invasive vegetation, tree plantings, retention of existing trees, and the installation of shrubs and native grasses. Parking for the proposed building will be located in the front of the building. Perimeter and parking landscaping will be provided in the front portion of the site. Pedestrian connections are not proposed to the surrounding properties. An eight foot tall fence will be constructed to separate the applicant's property from the two neighboring properties. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. The front portion of the property will be utilized for parking. The parking will be screened from S. 134th Place by the 60 foot wetland enhancement area. A large service area is proposed in the rear of the building. The proposed use for this area is to store contractor equipment (trucks, heavy machines, etc). The building has been positioned to screen the service area from S. 134th Place. The storage area does border Macadam Road South. Macadam Road South is at a significantly higher elevation than the applicant's project. As noted, a large downward slope extends east of Macadam Road South towards the applicant's property. This slope area contains a significant number of mature trees which will be retained as part of this project. C. The height and scale of each building should be considered in relation to the site. B. Miles Page 3 06/21/2007 3 H:\Developments \4501 Building \Staff Report.doc • • The C/LI allows a maximum height of 45 feet. The proposed building will have a high point of approximately 32.5 feet. The building will have a street facade of approximately 140 feet. However the visibility of the facade is minimized by the vegetation in the 60 foot stream buffer. The surrounding buildings have a street facade ranging from 120 to 175 feet. The surrounding buildings range in height from 25 to 30 feet in height. The proposed building may appear taller than the building to the north, but that is because the finish floor elevation of the building to the north is ten feet lower that the applicant's property. 2. Relationship of Structure and Site to Adjoining Areas A. Harmony on texture, lines, and masses is encouraged The applicant's building will utilize varying elevations and color. The east elevation for the building includes varying elevations to provide vertical modulation. No vertical modulation is proposed along the west elevation or the south elevation. Minor vertical elevation is proposed along the north elevation. Windows are used on all elevations to provide horizontal modulation. A cornice is provided along the roofline of the entire building. The cornice provides more horizontal modulation for the building. The building is being developed to provide two separate suite areas. Each suite area would include its own main entrance on the east elevation. The entrances will be recessed back with the 2nd floor extending over the entry doors. This provides a small entry feature for the building. The main building material is colored concrete. CMU brick is used in the front of the building. Landscaping is provided directly adjacent to the east elevation of the building. Once mature, this landscaping will visually break up the mass of the front facade of the building. B. Appropriate landscape transition to adjoining properties should be provided Upon completion, the landscaping along the north and south property lines will comply with the City's landscaping requirements. No additional perimeter landscaping will be required on the west property line because this area contains mature landscaping. The TMC requires 12.5 feet of landscaping along the front property line. However, since the front portion of the property will contain a 60 foot enhanced stream buffer additional perimeter landscaping is not needed. C. Public buildings and structures should be consistent with the established neighborhood character. Not applicable as the applicant's building is not public. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. As noted, access to the site will be via a shared access drive. Access to the parking area is from two curb cuts, one located right off of the access drive and the other when the access drive makes a 90 degree turn. The access drive extends to the rear of the building to provide access to the rear storage B. Miles Page 4 06/21/2007 4 H:\Developments \4501 Building \Staff Report.doc • • area. Most of the parking is isolated from the main access drive. This separation reduces conflicts between users of the parking lot and through traffic on the access drive. Some conflict may exists of users of the parking stalls directly next to the access road. These users would have to back up onto the access drive in order to maneuver on the site. A fire - turn around is provided in the rear of the building. Parking and service areas have been separated from each other. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The project will utilize an existing access drive and no new access points are proposed along S. 134th Place. 3. Landscaping and Site Treatment A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. A significant number of trees will be retained on site after completion of this project. The trees located in the rear of the property along the steep slope will remain and provide an excellent screen for the single family homes along Macadam Road S. The applicant has proposed to retain several trees located along S. 134th Place South. These trees are within the buffer area for the stream and may have to be removed as part of the stream enhancement project. However, a significant number of trees will be planted within the mitigation area. There are several trees located off -site directly to the north of the applicant's property. These trees are not going to be removed, however, the grading activity on the site could damage the root system of these trees. Planning staff has provided a condition to address this concern. B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The site will utilize differing paving materials to differentiate between the pedestrian walkway and drive paths. Additionally, the pedestrian walkway will be slightly higher than the drive path. C. Landscaping treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Building perimeter landscaping is provided along the front of the building. When mature this landscaping will break up the facade of the front portion of the building. The access drive is lined with trees which provide a site entry feature. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigation steps should be taken. The applicant has proposed curbs around all landscaped areas to prevent damage to plantings from automobiles. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. B. Miles Page 5 06/21/2007 5 H:1Developments14501 Building\Staff Report.doc • • Landscaped areas have been provided within the parking areas. The landscaped areas comply with the City's requirements for landscaping within parking areas. Landscaped areas will also be provided near the main entrances to the building. F. Screening of service yards, and other places that tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combination. The service yard for the site will be located behind the building and thus not visible from S. 134th Place. The topography and trees on the site will screen the service yard from Macadam Road S. The dumpster will be located along the north property line and will be enclosed with tilt up concrete walls. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. This provision is not applicable to this project. The applicant has noted in the narrative, "Gravel will be used in areas where parking overhang will cause planting to be ineffective ". However, the landscaping plans make no such indications on where these areas are. The City requires that ground cover achieve 90 percent coverage within three years of planting. H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The applicant has proposed lighting on the building and with the parking area. A final design was not provided for the design of the light fixtures. Staff has provided a condition to ensure that the light fixtures are consistent with the building and site design. 4. Building Design A. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. The proposed building is approximately 17,000 square feet in size. The building is two stories and is being built to house two tenants. Large service doors are provided in the front and rear of the site. The materials for the building are concrete and CMU brick. However, the use of the CMU brick is very limited and will only be used as an accent in the front of the building. The building has a degree of vertical modulation on the east (front) and north (side) elevation. Windows are used to provide a small amount of horizontal modulation on all elevations. A cornice is proposed around the entire roof line. B. Buildings should be appropriate scale and in harmony with permanent neighboring developments. B. Miles Page 6 06/21/2007 6 H:\Developments \4501 Building \Staff Report.doc • • The surrounding buildings are light industrial in nature. The surrounding buildings have an average height of 29 feet and have street facades ranging in length between 120 and 175 feet. The applicant's proposed building will be approximately 32.5 feet tall and will have a street facade of 140 feet. 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 the anticipated life of the structure. The proposed building will mainly be constructed with colored concrete. A small amount of CMU will be used in the front partition of the building. Windows have been placed in aluminum sash. A cornice has been placed around the top of the parapet. Exterior doors will have a metallic color. D. Colors should be harmonious, with bright or brilliant colors used for accent. The building will utilize earth tone colors. The front portion of the building will feature three colors, dark brown is used to create symmetry and two different tan colors are used to provide horizontal modulation. The other sides of the building will only feature the two tan colors. The applicant has not included colors for the proposed dumpster enclosure. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The mechanical equipment will be placed within the parapet on the roof. The equipment will not be visible from S. 134th Place, since S. 134th Place South is at a down angle from the building. During winter months, when the trees on the steep slopes are dormant, the mechanical equipment may be visible from Macadam Road S. F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. The applicant has noted that lighting will be provided on the building, within the service area, and within the parking area. G. Monotony of design in single or multiple buildings should be avoided. Variety of detail, form and siting should be used to provide visual interest. The project proposes both vertical and horizontal modulation. There is only one building proposed, so monotony of design of multiple buildings is not a concern. 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. The rear portion of the site will be utilized as contractor storage yard. The applicant has proposed to construct a chain link fence around this portion of the property. The fence ranges in size from six feet B. Miles Page 7 06/21/2007 7 H:1Developments14501 Building\Staff Report.doc • along Macadam Road South to eight feet along the north and south property lines. A gate will be provided along the access road to restrict access to the rear portion of the property. The site map (sheet A 1) notes that the fence will be dark green on the north and south property line. However, no such note is provided for the portion of the fence along Macadam Road South. TMC 18.52.040 (F) requires that any fence be placed on the interior side of any required landscaping. The landscaping plan (sheet L1) shows that this requirement will be met on the north property line, but not on the south property line. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. No street furniture will be provided with this project. DESIGN REVIEW CONCLUSIONS Design Review Guidelines Relationship of Structure to Site: The proposed development has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site. The building is proportion to the property size. The new building will meet all required setbacks. Typically, the City encourages that parking be located in the rear of a site. However, given the odd shape of this property, the uses for the front portion of the property are very limited and thus using this area for parking is appropriate. Relationship of Structure and Site to Adjoining Areas: The proposed buildings form and scale is in keeping with the existing development in the area. The buildings height and form is consistent with other development in the area. Landscape and Site Treatment: The applicant will install landscaping that meets the City's landscaping requirements within the Commercial/Light Industrial Zone. The applicant will install a significant amount of perimeter landscaping and interior landscaping. All landscaped areas will have automatic irrigation and the applicant will be required to maintain the landscaping for the life of the project (TMC 8.28.180). The landscaping plan failed to provide the required number of trees to be planted on the north property line. Planning Staff has provided a condition to address this concern. Building Design: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with adjacent buildings and the hillside behind the building. The design is appropriate for the light industrial nature of the area. Miscellaneous Structure and Street Furniture: B. Miles Page 8 06/21/2007 8 H:\Developments \4501 Building \Staff Report.doc • • Given that the rear portion of the site will be utilized for storage it is appropriate to secure the area with fencing. However, the fence needs to comply with the requirement to place the fence on the interior side of the required landscaping. Parameters should also be placed to ensure that the fences do not hinder the ability to maintain the landscaped areas. This can be accomplished by placing gates along the fence line. The fence along Macadam Road should also be dark green. Design Review Recommendation Staff recommends approval of the 4501 Building application with the following conditions: General 1. Prior to issuance of the building permit, the applicant shall submit specifications for the light standards and building light fixtures to be approved by the Director of Community Development. The light standards and fixtures shall have a design and color which is harmonious with the building site. 2. The site map shall be updated to show the location of bicycle parking for the site. Per figure 18 -7 of Title 18 the site is required to have two bicycle parking stalls. The Director shall approve the location and design of the parking stalls. However, the Director shall not approve a design which will require the removal of any landscaping approved by the Board of Architectural Review. 3. The fence along the south property line shall be placed within the interior of the five foot landscape strip. 4. In order to maintain the north and south landscaped strip, a gate shall be added on the north fence and the south fence. 5. The chain -link fence along Macadam Road South shall be dark green. 6. Barbwire shall not be used on the chain -link fence along Macadam Road South. 7. The concrete walls for the dumpster enclosure shall be painted to match the color of the primary building. The proposed black chain -link fence with wood slats shall be replaced green chain -link fence (same fencing material as the perimeter fence) with wood slats. Site Design 1. The Director shall have the authority to relocate the pedestrian connection in order to minimize any impacts to the stream and/or associated buffer. Landscaping 1. Prior to issuance of the building permit, the landscaping plan shall be amended to add five trees within the north landscaped area. This is required in order to comply with TMC 18.52 "Landscaping, Recreation, Recycling/Solid Waste Space Requirements ". 2. At the time of construction, tree protection fences shall be placed around the trees on the neighboring north property. The fences shall be placed one foot for every inch in height. No grading activity shall occur within these protected areas. Signage 1. All future signage for the site must be submitted to the City for review as a minor modification to the approved design review application. B. Miles Page 9 06/21/2007 9 H:\Developments \4501 Building \Staff Report.doc • • Page 1 of 1 Project Site Attachment "B" 4' N CityGIS 150ft Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. http: / /maps.digitalmapcentral. com/production/CityGl S/v07_01 _056_be /index.html 11/06/2008 a ;uawy3el3V Na •1•: sI•:+. 1 SITE PLAN NORTH EAST ELEVATION SOUTH ELEVATION WEST ELEVATION NORTH ELEVATION S 134th STRET 4501 BUILDING S 134th STREET TUKWILA, WASHINGTON of J u:F'uuta Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION Tnlr 5-)/c/.1-)/ HEREBY 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 Notice of Action Project Number: Planning Commission Agenda Packet Official Notice ') Short Subdivision Agenda Mailer's signature: 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 - Ot er: , /i � � � V Was mailed to each of the addresses listed/attached on this day of O 1/ in the year 208' C :DOCUMENTS AND SETTINGSITERI-S\DESKTOP AFFiDA6s(Tor nrsTRrnrrrrn*r nnr Project Name: Ac ' ()6__(_, Project Number: Mailing requested by: C ') /27Z------)./4 Mailer's signature: "' C :DOCUMENTS AND SETTINGSITERI-S\DESKTOP AFFiDA6s(Tor nrsTRrnrrrrn*r nnr • Cizy of Tukwila • Department of Community Development NOTICE OF DECISION TO: Bob Fadden, Applicant /- Wayne Jones, Owner OW Ct.c.d King County Assessor, Accounting Division Washington State Department of Ecology N. Washington State Department of Fish and Wildlife Jim Haggerton, Mayor Jack Pace, Director November 14, 2008 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: I. PROJECT INFORMATION L08 -056 (Major Modification to an approved Design Review Application) Bob Fadden on behalf of Wayne Jones Major Modification to an approved Design Review Application Major modification to an approved design review application. The applicant is proposing to add a third story to a two story building that the BAR approved in June of 2007. Minor changes are also needed to the approved site plan. 4501 S. 134t Place L06 -086 (Design Review) E06 -023 (SEPA) L07 -044 (Special Permission from the Director) Commercial/Light Industrial II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions. The Director issued an addendum to the original MDNS to address the proposed changes associated with this application. Type 4 Permit (except shoreline CUP) Initials Page 1 of 3 P :\Planning \Planning Forms \Notice of Decision \NOD Type 4 permit.doc 02/23/2007 12:50:00 PM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a major modification to an approved design review application does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, that is by December 5, 2008. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. 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 $210 V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an Type 4 Permit (except shoreline CUP) Initials Page 2 of 3 02/23/2007 12:50:00 PM P:\Planning\Planning Forms\Notice of Decision\NOD Type 4 permit.doc MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Brandon Miles who may be contacted at 206 -431 -3684 for further information. Property owners Contact the ected by this decision may request a change in valuation for their property tax purposes. 1s Office for further information regarding property tax valuation changes. randon J. Miles, Senior Planner Department of Community Development City of Tukwila Type 4 Permit (except shoreline CUP) Initials Page 3 of 3 P: \Planning\Planning Forms\Notice of Decision\NOD Type 4 permit.doc 02/23/2007 12:50:00 PM As Notification: • city of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director File Number: Associated Permits: Applicant Request: Location: Comprehensive Plan Designation: Zoning District: SEPA Determination: Staff: Recommendation: Attachments: Staff Report To the Board of Architectural Review Prepared June 20, 2007 On January 5, 2007, Notice of Application was distributed to tenants and property owners within 500 feet of the subject property. The Notice of Application was also posted on site. On June 14, 2007, Notice of Public Hearing was disturbed to all property owners and tenants within 500 feet and the notice was published in the Seattle Times. L06 -086 (Public Hearing Design Review) E06 -023 (SEPA) L07 -044 (Special Permission from the Director). Bob Fadden on behalf of Wayne Jones Construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. 4501 S. 134`h Place Commercial /Light Industrial (C/LI) Commercial/Light Industrial (C /LI) Determination of Non - Significance issued June 14, 2007 Brandon J. Miles, Assistant Planner Approval with conditions A. B. C. D. E. F. Building Elevations Site Map Landscaping Plan Applicant's response to design review criteria Index of Photos Photos of Site Attachment A 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Vicinity /Site Information Project Description The applicant is proposing to construct a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Existing Development The site is currently undeveloped land. It appears that in the past this site had been used as a location for fill. The applicant's geotechnical report (Cornerstone Geotechnical Engineering Report, received by the City on December 11, 2006) indicated a significant amount of fill and other materials at a depth of approximately 10 -12 feet. The site also contains deposits of kiln ash which is a heavy metal and is considered a toxic substance by the Washington State Department of Ecology. It appears that the kiln ash migrated onto the site from an adjacent parcel. The east portion of the property contains a very steep slope (excess of 40 percent). This slope is highly vegetated with mature trees and landscaping. Along the eastern edge of the property is a portion of Southgate Stream. The Stream is in the right of way for S. 134`h Place. The site has a very odd shape. The front portion of the property is narrow, approximately 97 feet wide. The property widens towards the middle and rear of the property. Surrounding Land Uses: Surrounding land uses are commercial and industrial in nature. Single family residential uses are located to the west along Macadam Road S. Topography: The site has a mix of topography. As noted, the west portion of the property contains a steep slope in excess of 40 percent. No construction activity is proposed on this slope. After the toe of the slope the property generally has a slope of 5 percent. Near S. 134th Place, the slope of the property is generally from 15 -17 percent with a down slope towards S. 134th Place South. Vegetation: As noted, the site is undeveloped. Mature landscaping is located on the steep slope on the western portion of the property. Outside of this area, the vegetation consists mainly of shrubs and blackberries. Several medium sized trees are located along S. 134th Place S. These trees are within the buffer area for the stream. Background The applicant also has a pending application to reduce the buffer of the type II stream which is adjacent to the property. The City's Environmental Regulations require a 100 -foot buffer from a type II stream. The applicant has proposed to use the buffer area for parking and to place a stormwater detention vault. B. Miles Page 2 06/21/2007 2 H: \Developments \4501 Building \Staff Report.doc • • Additionally, the water from the storm vault will discharge into the stream. Any request to reduce a stream buffer or to discharge stormwater into a buffer or stream requires Special Permission from the Community Development Director. The City and the applicant have agreed in principle to reduce the buffer by 40 feet. This would leave a buffer area of approximately 60 feet. The exact details of the buffer enhancement are still being worked out by staff and the applicant. Grading activity may not occur within the existing 100 -foot buffer zone until the Director has approved the Special Permission request. Findings- Decision Criteria - Design Review The project is subject to the design review criteria laid out in Tukwila Municipal Code (TMC) 18.60.050 (B). In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staff's comments. The applicant's response to the design criteria is included as Attachment D. 1. Relationship of Structure to Site A. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The applicant is proposing to construct a Light Industrial building within the C/LI district of the City. Vehicular and pedestrian access to the City will be via a private access road. The access road is on an adjacent parcel and the applicant has obtained an easement to utilize the tract. A five foot paved pedestrian access will extend from S. 134th Place S to the entrance of the building. The first 60 feet of the site will be utilized as an enhancement for the stream buffer located in the front of the property. This enhancement will include removal of invasive vegetation, tree plantings, retention of existing trees, and the installation of shrubs and native grasses. Parking for the proposed building will be located in the front of the building. Perimeter and parking landscaping will be provided in the front portion of the site. Pedestrian connections are not proposed to the surrounding properties. An eight foot tall fence will be constructed to separate the applicant's property from the two neighboring properties. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. The front portion of the property will be utilized for parking. The parking will be screened from S. 134th Place by the 60 foot wetland enhancement area. A large service area is proposed in the rear of the building. The proposed use for this area is to store contractor equipment (trucks, heavy machines, etc). The building has been positioned to screen the service area from S. 134th Place. The storage area does border Macadam Road South. Macadam Road South is at a significantly higher elevation than the applicant's project. As noted, a large downward slope extends east of Macadam Road South towards the applicant's property. This slope area contains a significant number of mature trees which will be retained as part of this project. C. The height and scale of each building should be considered in relation to the site. B. Miles Page 3 06/21/2007 3 1-1:\Developments14501 Building\Staff Report.doc • • The C /LI allows a maximum height of 45 feet. The proposed building will have a high point of approximately 32.5 feet. The building will have a street facade of approximately 140 feet. However the visibility of the facade is minimized by the vegetation in the 60 foot stream buffer. The surrounding buildings have a street facade ranging from 120 to 175 feet. The surrounding buildings range in height from 25 to 30 feet in height. The proposed building may appear taller than the building to the north, but that is because the finish floor elevation of the building to the north is ten feet lower that the applicant's property. 2. Relationship of Structure and Site to Adjoining Areas A. Harmony on texture, lines, and masses is encouraged The applicant's building will utilize varying elevations and color. The east elevation for the building includes varying elevations to provide vertical modulation. No vertical modulation is proposed along the west elevation or the south elevation. Minor vertical elevation is proposed along the north elevation. Windows are used on all elevations to provide horizontal modulation. A cornice is provided along the roofline of the entire building. The cornice provides more horizontal modulation for the building. The building is being developed to provide two separate suite areas. Each suite area would include its own main entrance on the east elevation. The entrances will be recessed back with the 2nd floor extending over the entry doors. This provides a small entry feature for the building. The main building material is colored concrete. CMU brick is used in the front of the building. Landscaping is provided directly adjacent to the east elevation of the building. Once mature, this landscaping will visually break up the mass of the front facade of the building. B. Appropriate landscape transition to adjoining properties should be provided Upon completion, the landscaping along the north and south property lines will comply with the City's landscaping requirements. No additional perimeter landscaping will be required on the west property line because this area contains mature landscaping. The TMC requires 12.5 feet of landscaping along the front property line. However, since the front portion of the property will contain a 60 foot enhanced stream buffer additional perimeter landscaping is not needed. C. Public buildings and structures should be consistent with the established neighborhood character. Not applicable as the applicant's building is not public. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. As noted, access to the site will be via a shared access drive. Access to the parking area is from two curb cuts, one located right off of the access drive and the other when the access drive makes a 90 degree turn. The access drive extends to the rear of the building to provide access to the rear storage B. Miles Page 4 06/21/2007 4 H: \Developments \4501 Building \Staff Report.doc • • area. Most of the parking is isolated from the main access drive. This separation reduces conflicts between users of the parking lot and through traffic on the access drive. Some conflict may exists of users of the parking stalls directly next to the access road. These users would have to back up onto the access drive in order to maneuver on the site. A fire- turn around is provided in the rear of the building. Parking and service areas have been separated from each other. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The project will utilize an existing access drive and no new access points are proposed along S. 134th Place. 3. Landscaping and Site Treatment A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. A significant number of trees will be retained on site after completion of this project. The trees located in the rear of the property along the steep slope will remain and provide an excellent screen for the single family homes along Macadam Road S. The applicant has proposed to retain several trees located along S. 134th Place South. These trees are within the buffer area for the stream and may have to be removed as part of the stream enhancement project. However, a significant number of trees will be planted within the mitigation area. There are several trees located off -site directly to the north of the applicant's property. These trees are not going to be removed, however, the grading activity on the site could damage the root system of these trees. Planning staff has provided a condition to address this concern. B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The site will utilize differing paving materials to differentiate between the pedestrian walkway and drive paths. Additionally, the pedestrian walkway will be slightly higher than the drive path. C. Landscaping treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Building perimeter landscaping is provided along the front of the building. When mature this landscaping will break up the facade of the front portion of the building. The access drive is lined with trees which provide a site entry feature. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigation steps should be taken. The applicant has proposed curbs around all landscaped areas to prevent damage to plantings from automobiles. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. B. Miles Page 5 06/21/2007 5 H: \Developments \4501 Building \Staff Report.doc • • Landscaped areas have been provided within the parking areas. The landscaped areas comply with the City's requirements for landscaping within parking areas. Landscaped areas will also be provided near the main entrances to the building. F. Screening of service yards, and other places that tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combination. The service yard for the site will be located behind the building and thus not visible from S. 134th Place. The topography and trees on the site will screen the service yard from Macadam Road S. The dumpster will be located along the north property line and will be enclosed with tilt up concrete walls. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. This provision is not applicable to this project. The applicant has noted in the narrative, "Gravel will be used in areas where parking overhang will cause planting to be ineffective ". However, the landscaping plans make no such indications on where these areas are. The City requires that ground cover achieve 90 percent coverage within three years of planting. H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The applicant has proposed lighting on the building and with the parking area. A final design was not provided for the design of the light fixtures. Staff has provided a condition to ensure that the light fixtures are consistent with the building and site design. 4. Building Design A. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. The proposed building is approximately 17,000 square feet in size. The building is two stories and is being built to house two tenants. Large service doors are provided in the front and rear of the site. The materials for the building are concrete and CMU brick. However, the use of the CMU brick is very limited and will only be used as an accent in the front of the building. The building has a degree of vertical modulation on the east (front) and north (side) elevation. Windows are used to provide a small amount of horizontal modulation on all elevations. A cornice is proposed around the entire roof line. B. Buildings should be appropriate scale and in harmony with permanent neighboring developments. B. Miles Page 6 06/21/2007 6 H:\Developments \4501 Building \Staff Report.doc • • The surrounding buildings are light industrial in nature. The surrounding buildings have an average height of 29 feet and have street facades ranging in length between 120 and 175 feet. The applicant's proposed building will be approximately 32.5 feet tall and will have a street facade of 140 feet. 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 the anticipated life of the structure. The proposed building will mainly be constructed with colored concrete. A small amount of CMU will be used in the front partition of the building. Windows have been placed in aluminum sash. A cornice has been placed around the top of the parapet. Exterior doors will have a metallic color. D. Colors should be harmonious, with bright or brilliant colors used for accent. The building will utilize earth tone colors. The front portion of the building will feature three colors, dark brown is used to create symmetry and two different tan colors are used to provide horizontal modulation. The other sides of the building will only feature the two tan colors. The applicant has not included colors for the proposed dumpster enclosure. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The mechanical equipment will be placed within the parapet on the roof. The equipment will not be visible from S. 134th Place, since S. 134th Place South is at a down angle from the building. During winter months, when the trees on the steep slopes are dormant, the mechanical equipment may be visible from Macadam Road S. F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. The applicant has noted that lighting will be provided on the building, within the service area, and within the parking area. G. Monotony of design in single or multiple buildings should be avoided. Variety of detail, form and siting should be used to provide visual interest. The project proposes both vertical and horizontal modulation. There is only one building proposed, so monotony of design of multiple buildings is not a concern. 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. The rear portion of the site will be utilized as contractor storage yard. The applicant has proposed to construct a chain link fence around this portion of the property. The fence ranges in size from six feet B. Miles Page 7 06/21/2007 7 H:1Developments14501 Building\Staff Report.doc • • along Macadam Road South to eight feet along the north and south property lines. A gate will be provided along the access road to restrict access to the rear portion of the property. The site map (sheet A 1) notes that the fence will be dark green on the north and south property line. However, no such note is provided for the portion of the fence along Macadam Road South. TMC 18.52.040 (F) requires that any fence be placed on the interior side of any required landscaping. The landscaping plan (sheet L1) shows that this requirement will be met on the north property line, but not on the south property line. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. No street furniture will be provided with this project. DESIGN REVIEW CONCLUSIONS Design Review Guidelines Relationship of Structure to Site: The proposed development has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site. The building is proportion to the property size. The new building will meet all required setbacks. Typically, the City encourages that parking be located in the rear of a site. However, given the odd shape of this property, the uses for the front portion of the property are very limited and thus using this area for parking is appropriate. Relationship of Structure and Site to Adjoining Areas: The proposed buildings form and scale is in keeping with the existing development in the area. The buildings height and form is consistent with other development in the area. Landscape and Site Treatment: The applicant will install landscaping that meets the City's landscaping requirements within the Commercial/Light Industrial Zone. The applicant will install a significant amount of perimeter landscaping and interior landscaping. All landscaped areas will have automatic irrigation and the applicant will be required to maintain the landscaping for the life of the project (TMC 8.28.180). The landscaping plan failed to provide the required number of trees to be planted on the north property line. Planning Staff has provided a condition to address this concern. Building Design: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with adjacent buildings and the hillside behind the building. The design is appropriate for the light industrial nature of the area. Miscellaneous Structure and Street Furniture: B. Miles Page 8 06/21/2007 8 H:\Developments \4501 Building \Staff Report.doc • • Given that the rear portion of the site will be utilized for storage it is appropriate to secure the area with fencing. However, the fence needs to comply with the requirement to place the fence on the interior side of the required landscaping. Parameters should also be placed to ensure that the fences do not hinder the ability to maintain the landscaped areas. This can be accomplished by placing gates along the fence line. The fence along Macadam Road should also be dark green. Design Review Recommendation Staff recommends approval of the 4501 Building application with the following conditions: General 1. Prior to issuance of the building permit, the applicant shall submit specifications for the light standards and building light fixtures to be approved by the Director of Community Development. The light standards and fixtures shall have a design and color which is harmonious with the building site. 2. The site map shall be updated to show the location of bicycle parking for the site. Per figure 18 -7 of Title 18 the site is required to have two bicycle parking stalls. The Director shall approve the location and design of the parking stalls. However, the Director shall not approve a design which will require the removal of any landscaping approved by the Board of Architectural Review. 3. The fence along the south property line shall be placed within the interior of the five foot landscape strip. 4. In order to maintain the north and south landscaped strip, a gate shall be added on the north fence and the south fence. 5. The chain -link fence along Macadam Road South shall be dark green. 6. Barbwire shall not be used on the chain -link fence along Macadam Road South. 7. The concrete walls for the dumpster enclosure shall be painted to match the color of the primary building. The proposed black chain -link fence with wood slats shall be replaced green chain -link fence (same fencing material as the perimeter fence) with wood slats. Site Design 1. The Director shall have the authority to relocate the pedestrian connection in order to minimize any impacts to the stream and/or associated buffer. Landscaping 1. Prior to issuance of the building permit, the landscaping plan shall be amended to add five trees within the north landscaped area. This is required in order to comply with TMC 18.52 "Landscaping, Recreation, Recycling/Solid Waste Space Requirements ". 2. At the time of construction, tree protection fences shall be placed around the trees on the neighboring north property. The fences shall be placed one foot for every inch in height. No grading activity shall occur within these protected areas. Signage 1. All future signage for the site must be submitted to the City for review as a minor modification to the approved design review application. B. Miles Page 9 06/21/2007 9 H:\Developments \4501 Building\Staff Report.doc December 2, 2011 Mr. Wayne Jones PO Box 146 Renton, WA 98507 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director RE: 4501 Building Design Review Approval Notice of Expiration of Land Use Permits L06 -086, Design Review and L08 -056, Major Modification Dear Mr. Jones: On November 14, 2008 the City of Tukwila issued a Notice of Decision for a Major Modification (L08 -056) to an approved design review application (L06 -086) for the construction of commercial/light industrial building at 4501 S. 134t Place. Development permits to construct the building were subsequently submitted to the City for review and issuance. This letter is to inform you that pursuant to Tukwila Municipal Code (TMC) 18.60.070 (E) your design review approval and major modification approval have expired because the construction permitting for the project was not completed within three years. If you wish to proceed with this project in the future you will need to obtain design review approval and comply with all development regulations at the time of submission of a complete application to the City. The expiration of the design review and major modification approval does not relieve you of completing the approved watercourse mitigation place that was approved under a special permission application (L07 -071). If you should have any questions, please contact me by phone at (206) 431 -3684 or via email at Brandon.Miles ' Tukwil. -. ov. Sincerely, 1 Brandon J. Miles Senior Planner cc. Bob Fa File en 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 June 21, 2011 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director WAYNE JONES PO BOX 146 RENTON WA, 98057 RE: 4501 Building Design Review Expiration Special Permission Application Dear Mr. Jones: On November 14, 2008 the City issued a Notice of Decision for your Major Modification application at 4501 S. 134th Place. The Major Modification application was to approve a significant design change from the original Design Review application that was approved by the City on July 3, 2007. A review of the current permit history indicates that all of your building permits for the proposed project have expired. Tukwila Municipal Code (TMC) 18.60.070 (D) states that "Construction permitting for the design review approved plans must begin within three years from the Notice of Decision or the BAR decision becomes null and void". In order to prevent the design review application from expiring, you must submit a complete building permit application for the approved design review building by November 14, 2011. City staff has no latitude to extend this date. As you are aware, located on your property is a type 2 stream. As part of your project, the City approved a special permission application allowing you to reduce the required buffer from the type 2 stream from 100 feet to 50 feet. Within the reduced buffer you had indicated you would install parking and the storm detention system for the proposed development. The City permitted you to reduce the buffer area, provided you completed a buffer enhancement. As can be seen from 5. 134th Place you have installed the parking lot and the storm detention system for the development. However, no progress has been made to complete the buffer enhancement project. Your Public Works permit is scheduled to expire October 8, 2011. If you wish to keep this PW permit active, you will need to complete the buffer enhancement and have it signed off by the City prior to the expiration date. Failure to complete the enhancement project could trigger code enforcement proceedings to gain compliance with the requirements of the approved special permission application. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 If you have any questions, please call me at (206) 431 -3684 or send an email to Brandon.Miles@Tukwilawa.gov. Bra don J. Miles Senior Planner cc. Dave McPherson, Public Works Laurie Werle File /_,:-D 3 ,Dai • City of Tukwila Department of Community Development File Number L08 -056 LAND USE PERMIT ROUTING FORM TO: E Building n Planning n Public Works Fire Dept. n Police Dept. 0 Parks /Rec Project:4501 Building Major Modification to Approved Design Review Address: 4501 S. 134th Place Date transmitted: October 4, 2008 Response requested by: October 20, 2008 Staff coordinator: B. Miles 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 r view does not supplant each department's ability to administer its own regulations and permiw. 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 as needed.) The project was approved last year under land use filed L06 -086. The proposed buiding was to be two stories. The applicant not requests to build a three story building. The propoed project will need to go back to the BAR for review and approval. The project will require additional parking for the new square footage. Please review and provide any comments, the SEPA application that was approved for the oringal building will also need to be revised. ISU►ia',\13 iS how r�cki 4ti L ; h os+ "4, h' 1- oLve ,,* v.J3, 11/ rig 1 GC'efs re���rr+����, e��;� e Soch, sidc ore-bld • 4-1-. c.loser)-edse v ac( 13 k, 5- +. - -� 1d . eSS �e-�w e � � 3 1� bid Plan check date: Comments /� Update date: lo--.162-0-2. � prepared by: N wl TO: • • City of Tukwila Department of Community Development File Number L08 -056 LAND USE PERMIT ROUTING FORM Building Planning D Public Works ❑ Fire Dept. n Police Dept. 0 Parks /Rec Project:4501 Building Major Modification to Approved Design Review Address: 4501 S. 134th Place Date transmitted: October 4, 2008 Response requested by: October 20, 2008 Staff coordinator: B. Miles 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 Plannini Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning revie.v 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 as needed.) The project was approved last year under land use filed L06 -086. The proposed buiding was to be two stories. The applicant not requests to build a three story building. The propoed project will need to go back to the BAR for review and approval. The project will require additional parking for the new square footage. Please review and provide any comments, the SEPA application that was approved for the oringal building will also need to be revised. /I/ 0 G.'F� _ eiv Plan check date: /s' 7-' S" Comments prepared by: r Update date: City of Tukwila Department of Community Development • File Number L08 -056 LAND USE PERMIT ROUTING FORM TO: C Building ❑ Planning Public Works ❑ Fire Dept. ❑ Police Dept. ❑ Parks /Rec Project:4501 Building Major Modification to Approved Design Review Address: 4501 S. 134th Place Date transmitted: October 4, 2008 Response requested by: October 20, 2008 Staff coordinator: B. Miles 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 abilty to administer its own regulations and permits. However, project consistency at the P1;;Iining 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 as needed.) The project was approved last year under land use filed L06 -086. The proposed buiding was to be two stories. The applicant not requests to build a three story building. The propoed project will need to go back to the BAR for review and approval. The project will require additional parking for the new square footage. Please review and provide any comments, the SEPA application that was approved for the oringal building will also need to be revised. (bsLaN u 40.TS PU&lc tuottjx5 RIGA) atmebrrs, 064 ,q-rni-eitf. -z comtnisf-fr-r-) ��dfrt / %6 Plan check date: Comments prepared by: Update date: ' at* of gut/mil a s Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION r I, <C,( ) ()V, I J HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting del) Mitigated Determination of Non - Significance Project Number: Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice 4 i Board of Appeals Agenda Packet Mailer's signature: Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda R. ,I( 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\LV day of in the year 2000 C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOPJC FIDAVITOF DISTRIBUTION.DOC Project Name: del) Project Number: _-_ g ZiO Mailing requested by: 4 i /� Mailer's signature: /g it, /7B/7 C: \DOCUMENTS AND SETTINGS \TERI- S\DESKTOPJC FIDAVITOF DISTRIBUTION.DOC CITY OF TUKWILA. NOTICE OF APPLICATION and NOTICE OF PUBLIC HEARING October 30, 2008 PROJECT INFORMATION Bob Fadden on behalf of Wayne Jones has requested a major modification from a previously approved design review application. In July of 2007, the applicant received approval from the City's Board of Architectural Review (BAR) to construct a two story light industrial building. The applicant is now requesting to add a third story to the building. The proposed scope of the project requires that the BAR review the changes. The applicant has also proposed to provide an additional 20- parking stalls in the rear of the building. Projects applied for include: L08 -056, Major Modification to an approved design review application. Other known required permits include: None at this time Studies required with the applications include: None. The City issued a Determination of Non - Significance on June 27, 2007. The proposed modification will require an addendum to previous DNS. Staff sees no adverse environmental impacts associated with the proposed project. FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Depai tiiient of Community Development (DCD), located at 6300 Southcenter Blvd #100. OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Planning Commission, scheduled for 7:OOPM November 13, 2008 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Brandon J. Miles at the Department of Community Development at (206) 431 -3684 or send an email to bmiles @ci.tukwila.wa.us. Your written comments on the project are requested. They must be received by DCD at 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 no later than 5:00 P.M., on Thursday, November 13, 2008. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. For further information on this proposal, contact Brandon Miles at (206) 431 -3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: September 26, 2008 Notice of Completeness Issued: October 28, 2008 Notice of Application Issued: October 30, 2008 • oo iS i 4; .< Alac i! i I d■ r o1 o r l rA .•- P R >• ili111110110$101110111$11111/1111 E r :11 ;= 11Ea °iA w °g WN 11111 ��� 1 1111 gg3 1411111t111111 I! ° 5 E ;1 a6 13 aE lit 41111 EaA 141 101 4111 PIZ 1111, 1 $ : ri A9 bi h 1 ! � E1 1.1 S310N 1Vd3N3O a _"asQssreQ^ ill §A sAsAgirg,ap g31 gi INMell" 1 €: 111 ' 1. AA gP a w —Liu_ guru _b_ g SITE PLAN 4501 BUILDINGS 5. 134 PLACE TUKWILA, WA lob no. 1 j ,y ;drawn — LANCE MUELLER 1 A880CIATES 325 2503 R� a Inked :EI ,. T. 130 LAKESIDE • SEATTLE, NIA 90122 • 206 µ g ie, moi dale . na rab +on dory • • CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. DEPT OF FISHERIES & WILDLIFE 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 ( ) ()WEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) COMCAST ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) POLICE ( ) PLANNING ( ) PARKS & REC. ( ) CITY CLERK SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES ( ) FIRE () FINANCE () BUILDING ()MAYOR OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE MUCKLESHOOT INDIAN TRIBE �( )` CULTURAL RESOURCES PROGRAM** `N FISHERIES PROGRAM** ( ) WILDLIFE PROGRAM **Send SEPA Checklist and full set of plans w/ NOA MEDIA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRAT VE \FORMS \CHECKLIST.DOC ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office DEPT 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 ( ) K.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 SEWERNVATER 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. ( ) 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 PIRLIC NOTICE MAILINGS FOR PTS 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 fmal 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. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. 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, NW Regional Office 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:IADMINISTRATIV EFORM SICHECKLIST. DOC TUKWILA COMMUNITY MEMBER 13130 44TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13407 48TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13415 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13421 48TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13429 43RD AVE S SEATTLE WA 98168 LEE,CARL 0 13435 43RD AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13443 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13457 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13467 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13515 MACADAM RD S TUKWILA WA 98168 POIRIER,KONRAD JOANNE M 13405 43RD AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13411 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13417 48TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13425 43RD AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13433 48TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13435 48TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13445 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13463 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13507 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13517 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13405 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13415 48TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13419 48TH AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13425 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13435 42ND AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13435 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13455 48TH AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13467 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13512 43RD AVE S TUKWILA WA 98168 SCHUBERT,E GREG 13517 43RD AVE S SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 13521 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13532 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13542 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13561 MACADAM RD S TUKWILA WA 98168 DOMAN,JACQUELINE LAURA 27013 PACIFIC HWY S DES MOINES WA 98198 TUKWILA COMMUNITY MEMBER 4250 S 137TH PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 4262 S 137TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4417 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4426 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4495 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13522 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13534 MACADAM RD S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13546 MACADAM RD S TUKWILA WA 98168 FOSTORIA PARK ASSOC LLC 15100 SE 38TH ST 792 BELLEVUE WA 98006 PUGET SOUND TRAN AUTH 401 S JACKSON ST SEATTLE WA 98104 TUKWILA COMMUNITY MEMBER 4254 S 137TH PL TUKWILA WA 98168 HUSSEY,DAVID F III 4357 S 135TH ST SEATTEL WA 98168 TUKWILA COMMUNITY MEMBER 4420 S 136TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 4435 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4500 S 133RD ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13531 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13542 43RD AVE S TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13552 MACADAM RD S TUKWILA WA 98168 HALL,W C LIVING TRUST 17522 13TH AVE SW SEATTLE WA 98166 TUKWILA COMMUNITY MEMBER 4246 S 137TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4258 S 137TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4416 S 137TH ST SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 4423 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4487 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4503 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4508 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4513 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4550 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4611 S 134TH PL 100 TUKWILA WA 98168 TUKWILA CITY OF 6200 SOUTHCENTER BLVD TUKWILA WA 98188 SMITH COURT LLC PO BOX 146 RENTON WA 98057 KIRBY,BRITTA PO BOX 61 KENT WA 98035 PACIFIC NW IRONWOKERS PO BOX 87820 VANCOUVER WA 98687 TUKWILA COMMUNITY MEMBER 4511 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4522 S 133RD ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4585 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4650 S 134TH PL TUKWILA WA 98168 NORTH STREAM DEVELOPMENT 720 4TH AVE 102 KIRKLAND WA 98033 JOLLY FAMILY PROPERTIES II PO BOX 2295 SHELTON WA 98584 SHEEHAN,PAUL E PO BOX 68726 TUKWILA WA 98168 SEATTLE SMSA LIMITED PRTN PO BOX 91211 BELLEVUE WA 98009 TUKWILA COMMUNITY MEMBER 4512 S 136TH ST TUKWILA WA 98168 RICHARDSON,CANDICE 4526 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4601 S 134TH PL TUKWILA WA 98168 SUH,DAI S & YUNG A 610 S 288TH LN FEDERAL WAY WA 98003 KASEM,ABDUL K PO BOX 12053 SEATTLE WA 98102 ZEMAN,ANTONIN T PO BOX 58024 TUKWILA WA 98138 SHAMROCK ASSOCIATES PO BOX 69208 SEATTLE WA 98168 STARK,BEN G & DARRYL 3 PO BOX 98638 SEATTLE WA 98198 • • Sept. 26th, 2008 Brandon Miles Planner 6300 Southcenter, Blvd. Tukwila, Wa 98188 Subject: 4501 Building Major Modification Dear Mr. Miles This modification is to add an approximately 7,000 sf 3rd floor to our 4501 Building. No other changes to the site are proposed except for adding additional parking for the extra square footage. Background: The 4501 Building was approved as a mixed use warehouse -office building with 14,000 sf on the first floor and a second floor mezzanine level with about 3,000 sf. We plan on keeping half of the lower warehouse area for our own use and the mezzanine level for our offices and for a caretakers apartment.. The parking area in the front of the building has sufficient parking for the building as approved. With the exception of the required fire access we plan to use the rear parking area for equipment storage. The site development permits have been issued and all utilities and the detention vault have been installed. The north parking area and access road have been paved. The original site storm drainage analysis assumed that all parking areas were impervious surface so no further storm drainage conveyance or detention will be require by our proposed modification. We have upsized the sprinker service conection to the builiding to larger than will be required and the sever line serving the site is an 8" main with only our building and the small building to the east connected to it. Proposed modification After the City's fist review of our building plan we decided that for future economic reasons we should design the building to accommodate a 3rd story penthouse, and also to mezzanine the entire second floor. This required some very minor interior changes to walls and quite a bit of oversizing to the footings to accommodate future building additions. An elevator was also required and has been added. The architectural revisions have been approved pending the revised structural drawings, which are very close to being approved. • • We have analyzed the costs of adding the 3rd floor now verses later and it is a lot cheaper to add it now. Redoing the rooftop mechanical, sprinkler systems, etc. Would have been quite expensive. So we have decided to add the third floor now. Project Consistency The proposed modification will have little if any impact on the adjacent area. The proposed modification will be approximately 10 feet higher in elevation than the facade on our approved building. The buildings to the East, North, and West are all warehouse, office or manufacturing. To the South we have a heavily vegetated steep slope which buffers the site from Mcadam road the trees along Mcadam are 20 to 30 feet high . There are three residence on the South side of Mcadam which are elevated higher than the street. Our building will be barely visible from these residences and will block no views. The building roof has been designed with a low glare roofing material to cut back on the visual impacts. The only real impacts would be additional traffic and we propose to pay the City's traffic impact fees at time of approval. We also ask that the additional parking requirements be ties to the tenant improvement permits for the additional square footage. President Lakeridge Development STATE OF WASHINGTON • 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 ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers contractors or other representatives the right to enter upon Owner's real property, located at 41-5-0 ( SS / 3y `- Tine. wit-L. A WA 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 the application(s) without refund of fees. / EXECUTED at 1e n/1' 0 �✓ (city), W k (state), on — b Print Name \itt ,WI W 0,.,ar t� 2 011111114 ,```��,, coe4F �.�'' , 6 /-j3' ,, 7c (tic, e6,..10,- �✓ ,4 Addre ExPI`6 o —97S 0 Jy2,c, hone Numbe • ��,,��pp� Z� Signature �•• tv 4J��/ . • i is 9: On this day person jlpwrolvefore me W IN Vv �/ )1.Q rips �� to me known to be the individual who executed the foregoing instrument and acknowledged that he/she. signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. , 20 08 tfrh SUBSCRIBED AND SWORN TO BEFORE ME ON THIS a LP DAY OF Z04-• , 20 DO 0k . NOTARY PUBLIC in and for the State of Washington residing at ��_ IZ 77) %l My Commission expires on / O -9—/c) P: \Planning Forms \ Applications \BARMod- 6.06.doc,12/04/06 1 • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tulcplan@citukwila.wa.us • DESIGN REVIEW MAJOR MODIFICATION NAME OF PROJECT/DEVELOPMENT: 'ISO 1 QUlL0/N ,4 b E3 7,000sF 3a -41 Foot LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. L1 SO1 '50 1H I311 Pc�G& LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 26132 0 — 00'i5 DEVELOPMENT COORDINATOR: The individual who: RECEIVED SEP 2 6 2008 COMMUNITY • has decision making authority on behalf of the owner /applicant in meetings with City s1 ELOPfdlENT • 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: GO 6 Fhat £N £ 4nG to Ez-i- x g Ass4e. Address: Phone: E -mail: Signature: 130 LA- IL610t 5 4-TrLE kstff c/8 /2, Z P: \Planning Forms \ Applications \BARMod- 6-06.doc,12 /04/06 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: File Number: VJ b- 0% Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: 'ISO 1 QUlL0/N ,4 b E3 7,000sF 3a -41 Foot LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. L1 SO1 '50 1H I311 Pc�G& LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 26132 0 — 00'i5 DEVELOPMENT COORDINATOR: The individual who: RECEIVED SEP 2 6 2008 COMMUNITY • has decision making authority on behalf of the owner /applicant in meetings with City s1 ELOPfdlENT • 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: GO 6 Fhat £N £ 4nG to Ez-i- x g Ass4e. Address: Phone: E -mail: Signature: 130 LA- IL610t 5 4-TrLE kstff c/8 /2, Z P: \Planning Forms \ Applications \BARMod- 6-06.doc,12 /04/06 EXHIBIT "A" THE NORTHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA PLATS, PAGE(S) 95, RECORDS TO H IN CORDSOFKING COUNTY, WASHINGTON; VOLUME THE NORTHEASTERLY 282.12 FEET THEREOF; TOGETHER WITH THE NORTHWESTERLY 127.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127.25 FEET IN WIDTH. 1 • Page 1 of 1 Project Site Attachment "B" 4' N CityGIS I 150ft Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. http: // maps. digitalmapcentral .com /production/CityGI S /v07_01 _056_be /index.html 11/06/2008 a ;uewtpeljy L1 J s. +..7rj1'�7i SITE PLAN NORTH • EAST ELEVATION SOUTH ELEVATION WEST ELEVATION NORTH ELEVATION • S 134th STRET 4501 BUILDING S 134th STREET TUKWILA, WASHINGTON • • Parcel No.: Address: Suite No: Applicant: 2613200045 4501 S 134 PL TUKW FOSTORIA GARDENS BUILDING RECEIPT Permit Number: Status: Applied Date: Issue Date: C07 -012 PENDING 12/13/2007 Receipt No.: R07 -02758 Initials: User ID: LAW 1165 Payment Amount: Payment Date: Balance: $2,000.00 12/13/2007 03:34 PM $0.00 jee: SMITH COURT LLC TRANSACTION LIST: Type Method Description Amount Payment ACCOUNT ITEM LIST: Description Check 3163 Account Code 2,000.00 Current Pmts TRAFFIC CONCURRENCY 104.367.121.00 2,000.00 Total: $2,000.00 6049 12/14 9710 TOTAL 2000.00 doc: Receipt -06 Printed: 12 -13 -2007 BLDG BKO* LDG I a; m 1 10 5' SIB YARD AI'',PROX- LOCATION BUSTING FIRE HYDRANT .56•' r P It J A T I T s 10 10 a C 10 D D D n a F 1) m m m m O 1 2 � o E>4sTIN, - �.,1t4Q4. `�'� �..�,\ • I5 - -.. - .,.\. \. 19 PRE TRACK TIARA -A -ROAD LEGAL DESCRIPTIONS: THE NORFIIE5TERLY 52.15 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 5, FOSTORIA GARDEN TRACTS, ACCORDNG TO THE PLAT THEREOF RECORDED 54 VOUPE 9 OF PLATS, PAGE(S) 99, RECORDS OF KING COWTY, WASHINGT0Ni EXCEPT THE NORTHEASTERLY 28225 FEET IN WIDTH OF SAID LOT BL EXCEPT THE SOUTHEASTERLY 30 FEET IN WDT1 OF THE NORTHEASTERLY 28212 FEET CF SAID NORTHIEBTERLY 1 FEET IN WIDTH_ TAX ASSESSOR'S PARCEL NO. 261320 -0045 GENERAL NOTES A REQUIRED 14YDRANTB PER CITY ORDINANCE TO BE OPERATIONAL PRIOR TO COM- BUSTIBLE BUILDING MATERIALS DELIVERED TO SITE FIRE RAW AS REQUIRED. HYDRANT LOCATIONS SHALL BE APPROVED BY FIRE DEPARTMENT. B. BUILDING ADDRESS AT AN APPROVED LOCATION WITH M343131 12-114C14 HGH NUMBER IN CONTRASTING COLOR C. SPRINGER SYSTEMS SHALL COMPLY WITH NFPA AND BE APPROVED BY FIRE DEPARTMENT AND IBC. QUICK RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG. SIELL AND OFFICE R'PROVB'®4T9 D. PORTABLE FIRE EXTINGUISHERS PER NFPA AND IBC IN CONSTRUCTION SHACK PERIA1ET4T EXTINGUISHER BY OWNER • 3000 SF. max AREA WITH 15' 314X1111 TRAVEL DISTANCE E. TENANT INIFROVETIENTS TO WAVE APPROVAL OF 991L03451833 DEPARTMENT PRIOR TO CONSTRICTION OR OCCUPANCY AND PER SEPARATE PERMIT. F. NO OCCUPANCY PRIOR TO ISSUANCE AND CERTIFICATE CF OCCUPANCY. • SPECIAL TEST LABORATORY INSPECTION REQUIRED FOR ALL 511E U.ELDING, HIGH STRENGTH BOLTING AND ALL STRUCTURAL CONCRETE 11 SUSPENDED M15455 TO BE 0 59443 FOR EART H:UA1KE 1ONE AIL SUBMIT CALLS TO CITY AND ARCHITECT FOR 1 CONTRACTOR TO VERIFY ALL D DO NOT SCALE DRAU.4 3. J. PROVIDE APPROVED MONTOIED YBTEM TO A SUPERVISED APPROVED CENTRAL STATICAL K PROVIDE APPROVED 1408E STATIONS PER ORDNANCE N W5R8. L ALL CONCRETE WORK M EXCESS CF 2000 P51 SHALL BE INSPECTED BY TESTNG 31. POUR NO CONCRETE 113404 THE ANTICIPA€D SITE TEMPERATURE WILL BE BELOW 34 DEGREES DURING THE FIRST 48 HOURS CURING. N THE CONTRACTOR SHALL CALL STRIGTUWAL FOR FIELD OOPECTIO* PRIOR TO COVERING ROfF DECK O. ON THE EVENT OF FIELD ERROR OR OMISSIONS TINE CONTRACTOR SHALL NOTIFY 114E ARCHITECT AND MAKE NO REPAIRS 331HOl1� HIS REVIEW P. 901L ENGINEER TO VERIFY 9011. BEARING PRIOR TO P09334 OF FOOTINGS. Q SOIL ENGINEER TO INSPECT AND APPROVE BUILDING PAD AND FOOTINGS PRIOR TO PEARLY FLOOR R SOIL ENGINEER TO INSPECT AND APPROVE PAVING AREAS PRIOR TO PAVING. & CONTRACTOR SHALL COORDINATE THE WORK OF ALL TRADES TO AVOID INTERFERENCE BETIEEN DIVISIONS CF THE WORK T. CONTRACTOR TO PROVIDE 41.1 WORK. SERVICES, AND MATERIALS NECE964R3 TO CONSTRUCT A COMPLETE OPERATIC FACILITY. U. THE CONTRACTOR SHALL APPLY AND SECURE ALL OCCUPANCY, SEILER STORY, WATER ELECTRICAL MD OTHER PERMITS EXCEPT motto PERMIT. HE SHALL PAY ALL NECESSARY FEES AND POST BOD5 REQUIRED. V. 3ITIAE TOILETS TO COMPLY UATH WASHINGTON STATE BARRdER FREE CADS W ALL EXPOSED 3451ULA110 4 SHALL MEET FS. 25330113331841541140910(3098411 NOT TO EXCEED 450 WEN TESTED IN ACCORDANCE WITH 11130 STANDARD NO. 8-1 X. INSTALL ALL W 45.41104 ONLY AFTER MOISTURE canon' ON ALL 31913ER9 U LESS THAN 1511. PROVIDE TESTING LAB REPORTS VERIFYING TESTING TO THE CITY AND TO THE ARCHITECT'S OFFICE. (INTERIOR ONLY) Y. ALL WALKAG SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1.20 OR LESS EXCEPT ILO WHIG HANDRAILS ARE USED. (EXCEPT AS NOTED) PROJEOT DESCRIPTION CONSTRUCT A TILT-LP CITE BUILDING OF 14A700 S.F. FOOT PRPIT ON A 817E OF 101,50 8F. PROJECT TO INCLUDE FULL 51TE DEVELOFTIENT mums AND LANDSCAPING./ AND BUILDING 11113 A 4;666 8F MEZZANINE / SECOND FLOOR BUILDING 84EL1. ONLY WITH TENANT IMPROVEMENT AS SEPARATE PERMIT. DEFERRED SUBMITTAL LIST L MECHANICAL - BY N AS11 STATE LICENSED ENGINEER ROOF TOP EQUIPMENT TO BE SCREENED FRQ1 VIEW. COORDINATE WITH ARCHITECT BEFORE PERIIT SUBMITTAL 2. ELECTRICAL - BY WASH STATE LICENSED EIGI EER 3. FIRE SPRINKLER - BY 114544. STATE LICENSED ENGINEER 4. SMOKE DETECTORS AND MONITORING 5. ENGINEER STAMPED TRUSS DRA LINES 6. ROOF HATCH, YETAL LADDER AND CAGE 1. AREAS OF EVACUATION ASSISTANCE - PROVIDE QIIC2K RESPONSE SPRINKLER HEADS IN LIEU OF AREAS CF EVALUATION ASSISTANCE. TENANTS OR USER OF BUILDING TO PROVIDE LISITTE4 LIFE SAFETY PLAN ACCEPTABLE TO BUILDING CURER AV LOCAL BUILDING DEPARTMENT PRIOR TO OCCUPANCY AND ISSUANCE OF CERTIFICATE OF OCCUPANCY FIRCIT CITY. 8. EXTERIOR PRE -FAB STEPS. 9. ROCF MANLFACTURERS NAP£, PRODUCT NAME AN WISER AID IC130 APPROVAL AMBER 10. CONCRETE DESIGN MI K SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL 11915 SHALL BE 8.1BI10TTED TO THE ARCHITECT OR ENfs5EER O RECORD, 2.140 84441.1 RENEW TEM AID FORWARD THEM BACK TO THE GENERAL CONTRACTOR 11.140 WILL DELIVER 114131 TO 11E BALDING CFRCIAL WITH A NOTATION INDICATING 1144111E DEFERRED S03MITTAL DOQ8M184T5 WAVE wog REARED AND 'NAT 114EY HAVE BEEN FOND TO BEN GENERAL CQFORIANCE 94114 134E DESIR34 OF THE SALOON+. THE DEFERRED SO3MTTAL 14915 SHALL NOT BE 845TALLED INTL THEIR DESIGN! AND SUer9TTAL Doorman HAVE BEE4 APPROVED BY THE BULLDOG OFFICIAL SPECIAL INSPECTIONS IN ADDITION TO THE REGULAR INSPECTIONS, THE FOLLQII0* ITEMS WILL ALSO !REWIRE SPECIAL INSPECTION IN ACCORDANCE WITH SEC no OF TIE 1.14GORI BUILDING CODE BOILS CO41U411 E PRIOR TO FOND4TION B SFECTION STRUCTURAL CONCRETE WEER 2500 PSI READ IIELDIG HIGH - 9)3£145734 BOLTS Os S. 4•y1 PROJECT STATISTICS ZONING DISTRICT - C / L1 CONSTRUCTION TYPE 38 FIRE SPRINKLER - YES INTERNATIONAL BUILDING CODES - 2006 OCCUPANCY - 51 STORAGE AND 8 OFFICE OVERALL OCCUPANCY 8 FOR NON- SEPARATED USES. SITE AREA - 101,512 SF BUILDING AREA - 14,000 SF FIRST FLOOR) 4,666 SF SECOND FLOOR) 6,055 SF (THIRD FLOOR) 24,721 SF (TOTAL) • ALLOWABLE AREA - BASE 9,000 SF. X 300% SPRINKLER = 27,000 SF PARKING (SPECULATIVE) SECOND FLOOR = 4,666 SF 0 3/1000 = 14 WAREHOUSE DECK = 14,000 SF 0 1/1000 = 14 THIRD FLOOR = 6055 SF 0 3/1000 = 18 46 PARKING STALLS REQUIRED, 46 SHOWN VICINITY MAP' SITE PLAN LIGHT FIXTURE SCHEDULE 12 FOOT POLE UGHTS TO BE 'KIM SAR ARCHETYPE" COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN WALL PACK TO BE 'NP100 LUMUX' COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN 0 15' 30' 60' 90' 1 ..= 30' SEE SHEET C6 FOR FINISHED GRADING INDEX TO THE DRAWINGS A1.1 ARCHITECTURAL SITE PLAN C1 COVER SHEET C2 EXISTING CONDITIONS C3 HORIZONTAL SITE PLAN C4 T.E.S.C. PLAN C5 T.E.S.C. DETAILS AND NOTES C6 GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM DRAINAGE PLAN C9 STORM DRAIN PROFILES C10 DETAILS AND NOTES C11 DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PLAN C13' WATER AND SANITARY SEWER PROFILES G8$ WATER AND SANITARY SEWER DETAILS LANDSCAPE PLAN, DETAILS AND NOTES UV-IRRIGATION PLAN, DETAILS AND NOTES MITIGATION PLAN AND NOTES 2 -;••• MITIGATION PLAN, SCHEDULES AND DETAILS MITIGATION NOTES Al .2 SITE DETAIL A2.1 FLOOR PLAN A2.2 ROOF PLAN AND DETAILS A3.1 ELEVATIONS A4.1 WALL SECTIONS A4.2 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS S1.1 GENERAL STRUCTURAL NOTES S1.2 GENERAL STRUCTURAL NOTES (CONT.) S2.1 FOUNDATION AND MEZZANINE PLAN S2.2 ROOF FRAMING PLAN 52.3 INTERIOR PANEL ELEVATIONS S2.4 INTERIOR PANEL ELEVATIONS S3.1 TYPICAL CONCRETE DETAILS S.3.2 CONCRETE DETAILS S.3.3 CONCRETE DETAILS S6.1 W000 FRAMING DETAILS S6.2 W000 FRAMING DETAILS 0 0 0 0 IL ♦ Nw .0 J CL m w 1- Q W O 2 4 J (1 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 0 M sheet A1.1 5. I34th PL. 0 a 0 a a II II II II G e a O+ d-de Q aaa= El RD IN ❑OOaa. r MUM 133 I g��gQ4a 1111001j! rid MUD: ictiOU ♦xx♦x,xq�Gm a!�6 8888888 fj � G ) 4501 BUILDING BUILDING 5. 154 PLAGE TUKWILA, WA Job no. h eet drawn talKhIl'wz,. OilWil■gs mss. � :I-�'�`-a� rue ra LTgle 1 MAIN TREET DESIGN %Z1si=:1 ____ ■In: - ��ra/a1•,■ LANDSCAPE ARCHITECTURE 271 Madison d S. 206) 780 -0146 Bainbridge fa., 8'4 98110 206) 780 -0188 Fax checked ■IWII , ��� `I���_��G:G1��= .- >•[!F.'dla,l 4-- wo:to:r:1a —z.•- �� - date II/Ib /Ob no. - -- - revision date 140 -0" 16'-0" 0" 113'-0" STAIR "2 f9 UP POSSIBLE RTTURE STAIR TO THIRD FLOOR FUTURE OFFICE /\ ELEVATOR STAIR "1 [5.-0"L 20' -0" 5'-0" , 20'-0" L 5•-0" SECOND FLOOR PLAN A s } TOLIET v BAY HIGH maw M1 ELEV. MACH. �1 K ,iii. 1 • ELEVATOR ' I� j,�� STAIR 01 o 1 --1 -I1 E 21 - I 4 1 •SPRU+aER RISER -• =____ 1 3/ "/5_ ,5�,5 -0 / 2 6 5' ,• ' / 20' -0" / 5'd" / 20'_0" / 30'_0'• / 2l'•6" / 21•_6" 33•_0' / 5' -0" / 20'_0" / Q'_13.. T-4" 25.-0'. / 35'-0" / 6• -6" / 13' -0' / Q'-0" /4'-0" 9'-0" / 5'_6" / FIRST FLOOR PLAN. 0 m 0 0 0 0 •0 0 0 U m z'0 FLOOR PLANS • 206 325 2553 sheet A2.1 / 1 140I-0" / 35'x„ 3 36'_0" 3 35'.0" 3 1 d.. 30'_0" 13'_6.. / / 5 -6' 16,0" I0' -6" � �'-6" 0'�" B' -0 / ./ / 3 31'_°" x x'43" 2 25'-0" 3 31-0" / 3 \ \ , P � PJ PJ � P PJ P PJ , PJ � — — P Q I \ P °'\ I I TTP. HGH BAT WRIDOIU WAREHOUSE 01 W WAREHOUSE 0 01 \ ® PJ \ i ©� P \ \ P a \ \ I a ��. \ FIRST FLOOR PLAN. 0 m 0 0 0 0 •0 0 0 U m z'0 FLOOR PLANS • 206 325 2553 sheet A2.1 DEIDUOUS TREE PLANTING DETAIL No Scab LAWN / PLANTING BED DETAIL No Sa do SHRUB PLANTING DETAIL No Scab GROUND COVER SPACING DETAIL No Scab- Trlvguler Spacing PLANT UST STh®OL EOTANIOAL / C.0144014 Prunus cerasIPera ' Krauter Vesuvius ' / Krauter Vesuvius Plum 2' cal. BAS Carpinus Bet lus ' Fastiglato ' / Pyramidal European Hornbeam, I -3/4' caliper minimum Acer Palmation Sango Kaku' / Sango Koku Japanese Maple 6' -1' BAB Cupressoouperls IeylandlV leyland Cypress 1' minimum BAS Glstus x hybrldus / White Rock Rose, 5 gallon, 24" minimum O Gystis 'Sunset' / Sunset Rockrose 5 gallon, 16" minimum height O Mahonla aquIPollum / Oregon Grape 5 gallon, 16' minimum e Viburnum Davidli 2 gallon o Thula 0. ' Emerald Green ' / Emerald Green Arborvitae b' minBAB u Prunus L. ' Otto Luyken ' / Otto Luyken Laurel 21' min. • Nandlna Domostica Harbor Dwarf' / Harbor Dwarf Heavenly Bamboo 2 gallon Arctostaphylos wa -ursl / kinnlcklnnik 4' pots 24' O.G. Vlnca minor / periwinkle 4" pots 24" O.G. Sodded Lawn EXISTS,* TRH TO REMAIN, TYP. mei j /!! � `viii / /o�oiiii % %! ��esase>• W�^_� 60' EIF'fER - SEE EIUFFER MITIGATION ■1.n_. w ■ — w —. v 48 — J NOTES I. Subgrades, including berme, to wtthin IAOth foot provided by General contractor unless otherwise noted. 2. Subgrade stall be scarified or rototllbd If conditions require. 5. 4' depth 5-. ay topsoil or equal In all piantsg ores. 4. 2" depth fine grade boric mulch in all platting beds. 5. All plant material shall be healpihsy�, MI and conform to USA standard memory stock latest edlban. 6. Plant moterlal or size a kind not availdfle may be snbstUWted only with approval of tavec pe Aic.hItact or Owner. 1. All mass pladhgs shall have bYa,g,la" spacing. b. All tree ate dell be nspected to Insure proper drainage. 9. Posllve drainage shall be martd'ad. Mound planting areas minims b'. lo. Shrubs cod knee ri um 42' from orb for car overhang unlace .4160 II. contractor shall maintain site until find ad accoptamae by Amer. NORTH LANDSCAPE PLAN ■131.0* SCALE, 1" = 30' 0' 15' 30' 60' 5. I34th PL. NOI1'dA313 1111105 NOIJ VA313 HiNON .30 -6" a NOI1VA313 1S311 33'•®" 39' -6" 3O' -6.. 3' -6' h gO 11! I 11101010 l 14' -0" IL 8, -6" • 1 ui ELEVAT ONS I �I 4501 E3UILDIN S. 134 PLACE TUKWILA, 1A 06 -114 Job no. •••� sheet A3.1 LANCE MUELLER 6 ABBCCIATEB ARCHITECTS • A I A 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 drown AppinECT II -6•08 checked 9-03 -08 I s�1n„� -- -- I -m1 -08 16, 2007 dot e no. revision date 0 54.101 AS REOMIRED EXTEND ROOFING RAMMING WOOD BACKOG MAKE UP FROM . 7X STOOK 24 GAGE PIN£PRIMED METAL COPING - .PANT in DRIP --- fin NOTCH BLOC -. TO RECEIVE METAL AND SET N SEALANT in CONE. METAL CLIP EXTEND ROOFING UP OVER WALL AND DOWN EMERIOR COPING O COPING DETAIL RETRACTABLE SAFTET POST PRE -PRIED METAL ROOF WITCH (PANTED) BUILT -(P ROOFING EXTEND UP CURT 00 UNDER 141. COUNTER FLASHING 3(5" GLUE. EA SID ON METALS .S (FRONDE SOLID BL KC. • LADDER ANCHOR PONT% O 3 ROOF HATCH N. T. S. BUILT -N COINTER- FLASHING YET DECKING JOIST PER STRUCTURAL 0 i 0 NO -0•• 33' -0'• i 33•-0' (30' -6 ") 33•-0° (30' -6 ") i O 4 ROOF DRAIN AND OVERFLOW N.T.S. RIGID INSUL METAL DECKING (3T' -6 ") THIRD FLOOR / ROOF PLAN VENT TO OPEN W/ LOCAL SNOW LOAD DOUBLE DOME FIBERGLASS TRANSLUCENT SKYLIGHT (33' -6') PREMANUF. NSUL ROOF CURB 5 O SKYLIGHT DETAIL N. T. S. 0 . ` METAL DECKING !- JOIST PER STRUCTURAL 8 8 0 0 4 •0 V 0 0 m bD � T\ J CL 0 0 tD W F 0 0 w to Q N h N M sheet A2.2. CONCRETE PATIO TV-I" S ME - N DN 4' X S' SKYLIGHT SMOKE C>OT i DRAINAGE ig 4 RCM DRAIN OF OVERROW VENTS FOR 16 SF ROOF HATCH - CRICKET FOR DRAINAGE SEE DETAIL THIS SHEET ',. n ,,, at 26 -11 AREA DRAM OVERFLOW L SSE DETAIL Nis SHEET �OFFICE 0 , oN ap 2T -11". O 4 ROOF DRAIN AND OVERFLOW N.T.S. RIGID INSUL METAL DECKING (3T' -6 ") THIRD FLOOR / ROOF PLAN VENT TO OPEN W/ LOCAL SNOW LOAD DOUBLE DOME FIBERGLASS TRANSLUCENT SKYLIGHT (33' -6') PREMANUF. NSUL ROOF CURB 5 O SKYLIGHT DETAIL N. T. S. 0 . ` METAL DECKING !- JOIST PER STRUCTURAL 8 8 0 0 4 •0 V 0 0 m bD � T\ J CL 0 0 tD W F 0 0 w to Q N h N M sheet A2.2.