HomeMy WebLinkAboutPlanning 2017-03-02 ITEM 4 - INSPIRUS CREDIT UNION - STAFF REPORTCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
Staff Report
Board of Architectural Review for Inspirus Credit Union
Prepared for the March 2, 2017 Meeting
FILE NUMBER:
ASSOCIATED PERMITS:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE
PLAN AND ZONING
DESIGNATION:
SEPA DETERMINATION:
NOTIFICATION:
RECOMMENDATION:
STAFF:
L16 -0064 Public Hearing Design Review
L16 -0067 Special permission- Sensitive Areas Buffer Reduction
L16 -0068 Special Permission- Parking Reduction
E16 -0011 SEPA
Matthew Laase of Jackson /Main Architecture
Board of Architectural Review approval for development of a 14,395 ft2
addition to the existing 49,511 ft2 office building located at 5200
Southcenter Boulevard. The project includes demolishment of the
structure at 5290 Southcenter Blvd.
5200 and 5290 Southcenter Blvd, APNs 11572000013 and
11572000021
Office (0)/ Regional Commercial Mixed Use (RCM)
A Determination of Non - Significance (DNS) was issued December 21,
2016.
A Notice of Application was distributed by mail to tenants and owners of
property located within 500 feet of the project site, and agencies that
may have an interest in the project on November 17, 2016. The Notice
of Application was also posted on site. Two comment letters were
received in response to the Notice of Application.
The Notice of Public Hearing was also published in the Seattle Times on
February 16, 2017 and posted on site on February 14, 2017.
Approval with conditions
Lindsay Brown, Assistant Planner
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206 - 433 -1800 • Website: TukwilaWA.gov
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L16 -0064 Inspirus Design Review
ATTACHMENTS: A. Aerial Photo of Site
B. Large Plan Set with the following sheets:
Site Plan, Sheet A1.00;
Mitigation Planting Plan, Sheet L2.01;
Planting Plan, Sheet L3.03;
Planting Plan, Sheet L3.04;
Tree Retention Plan and Details, Sheet L1,01;
Site Preparation Plan, Sheet L1.02;
Signage Plan- Details, Sheet SP0.03
C. 11x17" Color Plan set with the following sheets:
A0. Cover
Al. Index Sheet
A2. Staff Alternative Approved Illustrated Site Plan (L16 -0068)
A3 Staff Alternative Approved Illustrated Floor Plan- Parking
Level Plan ( L16 -0068)
A4 Illustrated Floor Plan- Level 1 Plan
A5 Illustrated Floor Plan- Level 2 Plan
A6 Exterior Elevations- Contextual
A7 Exterior Elevations- Contextual
A9 Renderings- Garden Plaza Aerial
A10 Renderings- Southcenter and 53rd Intersection
Al 1 Renderings- Garden Plaza Perspective
Al2 Creekside Garden Plaza
A13 Terraced Outdoor Seating Area
D. Comment Letter from Greg and Vanessa Zaputil
E. Applicant Response to Design Review Criteria
F. Notice of Decision and staff report of Special Permission Director's
approval for stream buffer reduction
G. Notice of Decision and staff report of Special Permission Director's
approval for parking reduction
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FINDINGS
Vicinity /Site Information
Project Description
This project proposes construction of a 14,395 ft2 addition to the existing 49,511 ft2 office building
located at 5200 Southcenter Boulevard, and demolishment of a smaller structure at 5290 Southcenter
Blvd. The office building is three stories, with a garage on the ground /basement level and two stories
of office space above. The addition will match this layout, and is designed to visually integrate with the
existing building. The expanded building will continue to be used as office space for Inspirus Credit
Union and 1 -2 other tenants. In addition to this design review application, an extensive remodel of the
interior office spaces is planned and shown in Attachment C (sheets A4 and A5).
The office building has vehicular access from one driveway off of 52nd Ave S. There is also a gravel
driveway at 5290 Southcenter Blvd. serving only the structure that will be removed. Transportation -
related site improvements planned with the building addition include 9 additional parking spaces,
increased surface parking landscaping, a new auto exit from the garage onto Southcenter Boulevard
(utilizing the existing curbcut for 5290 Southcenter Blvd.), and a new pedestrian connection to the
building from Southcenter Boulevard. Other improvements associated with this application include
significant restoration of the watercourse buffer surrounding a small section of Class 3 Gilliam Creek
which daylights at the eastern edge of the property, development of a new passive recreation
opportunity to view and enjoy this enhanced buffer via a small walking path, and enhancement of an
existing outdoor area on the north side of the building with native landscaping and picnic tables. Type
2 Special Permissions have been approved with conditions to allow a reduction in the number of
parking spaces required and to reduce the sensitive area buffer width, waive the building setback from
the buffer, and allow enhancement of the reduced stream buffer with native vegetation. Other
approvals needed prior to construction onsite include a demolition permit for the structure at 5290
Southcenter Blvd, a lot line consolidation, reclassification of building construction type, and building
permits.
Existing Development
This area was annexed to Tukwila in 1967 (Tukwila Ordinance 493). According to King County
Assessor's data, the office building at 5200 Southcenter Blvd. was built in 1986 and was known
as Parkside Office Building. The building has since been remodeled several times as tenants
have changed. Wireless communication facilities were constructed on the roof in 2002 and 2004,
with base station equipment housed in the garage.
The structure at 5290 Southcenter Blvd. was constructed in 1948 and has housed an insurance
company and a tarot/palm reader business in the recent past. Currently the building is used as an
office for Allied Barton security and the site used as additional parking for office building
employees.
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Surrounding Land Uses
The property is split- zoned, with Regional Commercial /Mixed Use (RCM) zoning on the southern
approximately 80% of the site, and Office (0) zoning occupying the remaining 20 %. The surrounding
properties to the north are zoned 0, and properties to the west and south are zoned RCM. To the
east is the 1 -5 freeway and east of that, properties are zoned RCM and High Density Residential
(HDR).
A 2 -story office building is located north of the subject site. Across 52' Ave S. is a vacant lot, with
Sound Transit light rail tracks overhead. Commercial and office buildings are located south of the
project site across Southcenter Blvd. The 1 -5 southbound offramp for Southcenter Blvd. is adjacent to
the site on the east.
The site has good access to transportation: on- and off -ramps of 1 -5 are located just east, and the
RapidRide Line F has a stop in front of the building on Southcenter Boulevard. The RapidRide F line
operates with 10 -15 minute headways between 6am and 8:30pm, providing quick, reliable connection
believe the Tukwila Boulevard Sound Transit Link Light Rail station and the Renton Landing.
Environmentally Sensitive Areas
On the eastern edge of the site a small section of Gilliam Creek, a Type 3 watercourse, daylights and
is channeled again and routed underneath 1 -5 before connecting to the Green River. A Type 2 Special
Permission application to reduce the watercourse buffer from 80' to 40' and restore the reduced width
buffer with native plants was approved on February 15, 2017. The Special Permission approval also
waived the 15' setback of commercial buildings from a sensitive area buffer, allowing the anticipated
building expansion to hug the buffer and match with the northeast edge of the structure, gently curving
and forming a passive recreation space labeled as the garden courtyard on plans.
Topography
The site is mostly flat, with a gentle slope westward. The existing topography will remain largely
unchanged after the proposed modifications are completed. The estimated combined cut and fill for
this project is 400 cubic yards.
Vegetation
There are 17 mature trees in perimeter landscaping on the project site, and 2 trees in the sensitive
area buffer. The tree species on the property include Austrian pine, big leaf maple, eastern white pine
and crimson king Norway maple. Three landscaping trees will be removed to accommodate the
building addition, and 22 trees will be added and dispersed through the landscaped perimeter and
parking lot islands site for a total of 36 landscaping trees after the project is completed. There are 2
existing trees in the sensitive area buffer; these trees will be removed and 4 trees will be planted in the
replanted sensitive area buffer. Landscaping on the site will be modified as part of the project, see
Attachment B (sheets L3.03 and L3.04) for more details.
Code Enforcement
There have been several code enforcement cases opened and closed for the site for
illegal taxi businesses, unpermitted signs and tenant improvements, and the construction of a
retaining wall around the stream- all under prior ownership. Inspirus Credit Union (then School
Employees Credit Union of Washington) purchased the site in 2015. There is a code enforcement
case (CE16 -0117) opened in April of 2016 that is still outstanding; the code violation will be resolved
with successful mitigation plantings of native vegetation associated with approval of this proposal.
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Public Comments
The City received two comment letters during the Notice of Application period, from Greg and
Vanessa Zaputil (nearby residents) and from Karen Walter of the Muckleshoot Tribe. Karen's
comments pertained only to the sensitive area buffer reduction request that accompanied this
application; these comments were addressed in the staff report for L16 -0067. The Zaputil's comment
letter is included as Attachment D of this report.
The questions asked in the Zaputil's comment letter pertain to the construction phase of the project
and question the adequacy of parking planned for the site. The parking concerns were addressed in
the staff report and conditions of approval of L16 -0068, which approved parking - related site changes
associated with the building addition. Construction - related concerns raised by the Zaputils are
specifically noise, road upkeep, and dust control. These comments are addressed in the
recommended conditions of approval of this Design Review application and in the conditions of
building permit issuance.
Design Review Criteria
The building addition is subject to design review approval under TMC 18.60.030 due to the projected
cost of the work and because the gross building square footage exceeds 10,000 square feet in the 0
and RCM zones. In the following discussion, the architectural review criteria for Commercial and Light
Industrial Developments from the TMC Section 18.60.050(A) are shown below in italics, followed by
Staff's comments. The applicant has provided a response to each of the design review criteria; see
Attachment E.
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 building addition was designed to integrate with the existing building in color and design. The
connectivity between the site and the Southcenter Blvd. streetscape will be improved with
approval of the project, as site improvements include a pedestrian connection from the garage to
the sidewalk and bus stop, secure, covered bike parking inside the garage, and an exit -only
vehicular access to Southcenter from the garage addition. Visible from the freeway off -ramp, the
sweeping curve of the addition complements the curve of the sensitive area buffer and improves
the visual interest of the Inspirus building and site from the east. A smooth transition between
building and streetscape will also be enhanced with additional landscaping along all site
perimeters.
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b. Parking and service areas should be located, designed and screened to moderate the
visual impact of large paved areas.
While the surface parking area will be largely unchanged with the project, the building addition will
create additional garage parking spaces and increase the visual impact of the structure from the
south. The added parking at the basement/ground level has a screen on the eastern frontage that
matches the limestone color. On the southern elevation, the garage will be painted a dark grey
which will help the building recede visually, and three trees will be planted in front of the addition,
along with maidengrass and shrubs.
Figure 2 - Garage screening on eastern elevation to match the upper floors, and
dark grey paneling on southern elevation to receded from view.
c. The height and scale of each building should be considered in relation to the site.
The building's height complies with code requirements, and the size and scale are similar to office
and commercial structures across Southcenter Boulevard on properties also zoned RCM.
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2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA.
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a. Harmony of texture, lines and masses is encouraged.
Modulation of the east and south facades helps reduce the appearance of the long facade. The
window alignment and massing from the existing building is carried over on the building addition
but with slight changes to make the building addition complimentary to the existing structure but
not an exact match.
b. Appropriate landscape transition to adjoining properties should be provided.
The site has a landscaped buffer on all perimeters that will be enhanced with 13 additional trees.
Additionally, plans propose to add 3 trees to parking lot landscaping islands, 6 trees to the north
courtyard, and 4 trees will be planted in the sensitive area buffer on the east side of the property.
The only property immediately adjacent to the site is an office building, located up a steep hill and
beyond a retaining wall.
c. Public buildings and structures should be consistent with the established neighborhood
character.
The massing and design of the office building is consistent with office and commercial buildings
along Southcenter Blvd. and 52nd Avenue S. The warm and cool neutral color palette is a soft
transition between the darker buildings across Southcenter Blvd. and the office and residential
buildings north of the site.
d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of
safety, efficiency and convenience should be encouraged.
The transportation improvements to the site include a new pedestrian and bicycle connection
from Southcenter Boulevard, and a new exit -only access point to Southcenter Blvd. from the
garage. Employees arriving on foot or by bike are likely to come from north of the garage exit,
from the bus stop in front of the building or from the light rail station at Southcenter and Tukwila
International Boulevard. Because the auto connection is exit -only and east of the pedestrian
walkway, conflicts between pedestrians and bicyclists and cars exiting the garage are minimized.
Figure 3 - Pedestrian connection located north of auto exit from garage.
e. Compatibility of on -site vehicular circulation with street circulation should be encouraged.
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The current and new on -site vehicular circulation will be compatible with street circulation as the
existing access points are not changed.
3. LANDSCAPING AND SITE TREATMENT.
a. Where existing topographic patterns contribute to beauty and utility of a development,
they should be recognized, preserved and enhanced.
The site topography gently slopes west toward 52nd Ave S. and will remain with project approval.
The existing daylighted section of Gilliam Creek will be unchanged below the ordinary high water
mark, but its habitat potential and viewing access will be significantly improved with project
approval. The stream buffer will be enhanced with native plants and a walking path so employees
can see the restored buffer area and the stream as an amenity.
b. Grades of walks, parking spaces, terraces and other paved areas should promote safety,
and provide an inviting and stable appearance.
The finished grades on the site will be very close to the existing gentle sloping grade. No changes
to the existing sidewalks are proposed. An additional pedestrian access from Southcenter
Boulevard to the building is proposed.
c. Landscape treatment should enhance architectural features, strengthen vistas and
important axis, and provide shade.
The landscaping in the garden courtyard is designed to create a low- impact path and seating
area in the sensitive area buffer with complementary materials that fade into a more natural
landscape treatment with native shrubs, trees, and grasses. Much of the additional landscaping in
the perimeter and parking areas of the site are the same species as existing trees, incorporating
site improvements and aesthetic changes with mature, existing landscaping.
d. In locations where plants will be susceptible to injury by pedestrian or motor traffic,
mitigating steps should be taken.
The new plants are sited in landscaped perimeters and in courtyards away from crushed gravel
walking paths.
e. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged.
Landscaping plans show the addition of three new trees in landscaped islands. The north
courtyard area will be enhanced with six new trees, and the existing crushed rock path will be
attractively redesigned with mixed materials. The improvements planned will provide additional
shade and an enhanced environment for courtyard users.
f. Screening of service yards, and other places that tend to be unsightly, should be
accomplished by use of walls, fencing, planting or combination.
There will be attractive metal screening to replace the existing trash enclosure screen, currently in
disrepair, to better support the protection of the garbage and recycling containers on site.
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.
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While landscaping plans show all native species of plants known to thrive in the area, the
landscaped areas are complimented by crushed rock and paver pathways.
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.
Existing surface parking lot lighting will be updated to ensure safe levels of lighting for people
walking to and from their cars. The new sensitive areas mitigation area will have bollard -style
lighting proposed immediately adjacent to the edges of the crushed rock pedestrian pathway.
Staff recommends that this lighting be turned off between the hours of 7pm and lam.
Figure 4 - Garden plaza bollard locations shown as red circles
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 new addition and improved creek buffer zone landscape create a much warmer and inviting
visual presence on a corner that is currently an unattractive entry point into the City of Tukwila.
The neutral color palette balances well with the surrounding buildings, and the building addition's
sweeping curve provides architectural interest visible to the exiting the freeway.
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Figure 5 - The curve of the building addition aligns with the buffer edge
b. Buildings should be to appropriate scale and in harmony with permanent neighboring
developments.
The building and the proposed addition are compatible in massing and height to other buildings
on Southcenter Boulevard, and the soft neutral color palette is visually lighter and cheerier than
buildings to the south, providing a color transition to the office and residential properties north of
the site along 52nd Ave. S.
c. Building components such as windows, doors, eaves, and parapets should have good
proportions and relationship to one another. Building components and ancillary parts shall
be consistent with anticipated life of the structure.
The windows share the same proportions as those of the existing building with very few
exceptions where either the height or width is different, such as the upper windows on the East
and North Facades of the addition. The parapet on the proposed building addition matches that
on the existing building, but elevates slightly on the edges forming a butterfly roof.
Figure 6 - Windows on building addition aligning with existing windows, matching proportionally
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d. Colors should be harmonious, with bright or brilliant colors used only for accent.
The color palette of warm and cool neutrals draws its inspiration from the surrounding buildings
and landscape. The primary color of brushed metal on the southern elevation of the addition is a
receding color, chosen to visually retract the building from Southcenter Blvd. The rum beige
limestone on the eastern elevation, when adjacent to the warm bronze transition to the existing
grey garage entrance area, provides visual entrance and a soft transition from cool grey to lighter
limestone. The soffit of the roof addition will have metal panel resembling natural wood, a
durable material but visually evoking of nature.
e. Mechanical equipment or other utility hardware on roof, ground or buildings should be
screened from view.
Metal panel screening in a shade matching the rum beige limestone is proposed to screen the
rooftop mechanical equipment from view.
f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all
exposed accessories should be harmonious with building design.
Illuminating the sensitive area buffer courtyard with lighting bollards was suggested by staff as a
way of providing targeted lighting for safety of pathway users, with minimal light spillover to the
enhanced mitigation area adjacent to Gilliam Creek.
g. Monotony of design in single or multiple buildings projects should be avoided. Variety of
detail, form and siting should be used to provide visual interest.
The massing of the addition provides new visual interest while complimenting the existing
building. The curved form is dictated by the buffer zone of Gilliam Creek and softens the overall
exterior look of the building and creates a point of interest on a portion of the site that has been
overlooked. Further visual interest is gained by the raised butterfly roof which gives the exterior a
new dynamic form while also allowing for increased natural light to the interior. The new forms
create a lot of visual interest to the intersection that announces the entrance into Tukwila from 1 -5.
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 landscape design in the stream courtyard is meant to improve the buffer zone around Gilliam
Creek with some a path area and benches for building occupants to passively, visually enjoy the
surroundings. Seating, paving, and planters will reflect the stone, metal, and wood accents of the
building and keep the color palette neutral and natural. There will also be a new metal screen
around the garbage area.
b. Lighting in connection with miscellaneous structures and street furniture should meet the
guidelines applicable to site, landscape and buildings.
Chapter 18.52 of the Tukwila Municipal Code provides guidance on landscaping and lighting.
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TMC 18.52.065- Lighting: Parking and loading areas shall include lighting
capable of providing adequate illumination for security and safety. Lighting
standards shall be in scale with the height and use of the associated structure.
Any illumination, including security lighting, shall be directed away from adjoining
properties and public rights -of -way.
The applicant is not proposing to add or change any parking lot lighting fixtures, and modest
changes to landscaping and striping area proposed in the surface parking area. Submitted
lighting plans showed that in a few areas of the parking lot, lighting levels are beneath the one
footcandle considered to be the minimum lighting level for safety in parking lots. The applicant will
retain existing light fixtures while ensuring that all parking areas are illuminated to one footcandle
or more for safety.
Illuminating the sensitive area buffer courtyard with lighting bollards will provide safety lighting for
courtyard users with minimal light spillover to the enhanced mitigation area adjacent to Gilliam
Creek. Lighting should be minimized around sensitive areas in order to increase habitat functions;
the low lighting levels in the courtyard cast low levels of light on the stream and surrounding
vegetation. The lighting shall be turned off between the hours of 7 pm and 7am.
Figure 7 - Proposed planters and benches use natural materials and neutral colors
Conclusions
1. Relationship of Structure to Site.
The building addition will be developed on the southwest portion of the site. The sweeping curve
of the addition's northern elevation hugs and complements the curve of the sensitive area buffer
edge, and creates an intimate garden courtyard separated from Southcenter Boulevard visually.
Pedestrians, cyclists and drivers will all have improved access to Southcenter Boulevard with a
pedestrian path immediately east of the transit stop in front of Inspirus, adjacent to an exit -only
vehicular connection.
2. Relationship of Structure and Site to Adjoining Area.
Approval of this project will improve the appearance of the site's building and landscaped
perimeter. The existing building is a simple box shape, but the planned building extension adds
architectural interest with subtle curves and angles, and the warm and cool neutral colors and
materials in the proposed design break up the appearance of large mass of building. Landscaping
plans include the addition of taller trees and shrubs on the southern elevation of the addition,
which will help screen the garage from the south.
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3. Landscape and Site Treatment.
The applicant will plant native varieties of groundcover, shrubs and trees throughout the site. In
the buffer around the Gilliam Creek section on the eastern side of the property, native vegetation
will be planted and invasive species removed as conditioned by approval of Special Permission
request L16 -0067. The design of crushed rock and pavers for pedestrian paths allow groundwater
infiltration while complementing enhanced landscaping areas in the north and garden courtyards.
4. Building Design.
The design of the addition minimizes its impact visually from the Southcenter Boulevard frontage
with a receding building modulation and a dark grey color. On the eastern elevation, the light
limestone chosen complements the overall palette of warm neutrals, while the gentle curve of the
addition adds visual interest. The modulation of the facades combined with colors and materials
in a complementary neutral color palette creates a gentle transition between older and new
sections of the building. This gentle transition is also supported by new windows that mirror the
proportions of existing windows, and rooftop equipment and garage screening matching the color
of the rumbeige limestone.
5. Miscellaneous Structures and Street Furniture
No streetscape changes to furniture or lighting are proposed for Southcenter Boulevard. In the
garden courtyard, a crushed rock path and benches allow the passive use of the Gilliam Creek
stream buffer as a building amenity. Lighting bollards are used here to provide safety lighting for
courtyard users while minimizing spillover light into the mitigation area, maximizing its potential
for quality habitat. In the North courtyard, the existing crushed rock area and landscaping will be
improved with six new trees and a crushed rock and decorative paver path design. Planning staff
recommends that the existing lighting fixtures in the surface parking lot be updated to provide at
least one footcandle of illumination for the safety of those walking to and from their cars.
Recommendations
Staff recommends approval of the site plan, building design, and related structures with colors and
materials as shown in Attachments B and C, with the following conditions:
1. Update the lighting fixtures in the surface parking lot areas to ensure a lighting level of at least
one footcandle in all paved areas.
INFORMATIONAL ITEMS:
1. Comply with conditions of approval of the Special Permission parking decision. At the time of
building permit submittal, applicant shall prepare a parking management plan to address the
temporary impact and submit it as part of building permit submittal. The parking management
plan shall either pursue a shared parking agreement with an adjacent property owner to the
North, South, or West to accommodate employee parking during construction activities; or show
how employee parking needs will be reduced and /or accommodated throughout the construction
process.
2. Comply with the conditions of approval of the Special Permission stream buffer reduction. Prior to
final inspection of the site and building permit sign -off, provide a financial guarantee in the
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amount of 150% of the cost of monitoring and maintenance of the required mitigation in the
stream buffer, as approved by L16 -0067. Additionally, the applicant shall record the city- approved
site plan clearly delineating the sensitive area buffer with the King County Division of Records
and Elections.
3. Approval and recordation of L16 -0081 (lot line consolidation) is required prior to issuance of any
building permits.
4. Prior to issuance of building permits, applicant shall execute a Sensitive Area Hold Harmless
Agreement due to presence of steep slopes on site and /or the site being adjacent to steep
slopes.
5. Construction activities onsite will be limited to the hours of operation applicable to all construction;
7am -5pm weekdays only, unless a noise variance is obtained.
6. The landscaping shall be maintained in accordance with the approved landscape plan for the life
of the project.
7. Lighting fixtures in the garden courtyard area within the sensitive area buffer should be turned off
during the night time.
8. Any signage for the property shall be reviewed through submittal of a separate sign permit
application.
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