HomeMy WebLinkAboutPermit PL10-044 - KOVACH AUSTIN / DRA PROFESSIONAL - DESIGN REVIEWDRA PROFESSIONAL
BLDG
13530 53RD AVE S
PLI 0-044
LI 0-050
DESIGN REVIEW
MINOR MOD
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
NOTICE OF DECISION
August 10, 2010
TO: Austin Kovach, Applicant Washington State Department of Ecology
Dr. Padmaraj Angolkar, Owner Agencies with Jurisdiction
King County Assessor, Accounting Division All Parties of Record
This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval.
I. PROJECT INFORMATION
File Number: L10-050
Applicant: Austin Kovach, Kovach Architects
Type of Permit Applied for: Minor Modification to Design Review
Project Description: Nine minor changes to the BAR approved design.
Location: 13530 53rd Ave South
Associated Files: PL10-044-Project file, L08-072-Pubilc Hearing for Design Review, E08-023-SEPA
Environmental Review
Comprehensive Plan Regional Commercial Mixed -Use (RCM)
Designation/Zoning District:
II. DECISION
SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as proposed,
does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS) on May
1, 2009.
Decision on Substantive Permit: The City Community Development Director has determined that the application for a minor
modification to design review does comply with applicable City and state code requirements and has approved that application,
subject to any conditions which are set forth in the Decision.
Prior to issuance of the building permit revisions, the following conditions shall be met:
1. Revise the Finishing Schedule to reflect the cedar stain color.
a. 1.0 Stained horizontal cedar siding (natural finish)
2. Provide an installation detail for the cedar siding that shows installation of horizontal lap siding with a channel to
produce a flat face.
3. Remove the decorative knee braces and exterior stair.
4. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing Schedule
a. 9.0 Blue -Green tinted glazing
5. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing Schedule
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6300 Southcenter Boulevard, Suite #100 • Tukwila. Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665
a. 9.0 Blue -Green tinted glazing
6. Relocate the transformer as far from the back of sidewalk as possible. Revise all affected sheets, including the
landscape plan.
7. Prior to approval of the building permit revision, the applicant shall submit a revised landscape plan to include the
following:
a. 16-24 shrubs/low-growing trees with a 7-12 foot height shall be added to the areas that surround the former
service yard. Plant types and spacing shall be selected to provide sufficient visual screening to the new
loading/service area.
b. Landscape screening around the relocated transformer.
III. YOUR APPEAL RIGHTS
The Decision on this Permit Application is a Type 1 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land
use applications related to this project may still be pending.
No administrative appeal of a DNS is permitted. One administrative appeal to the City Hearing Examiner of the Decision on the
Permit itself is permitted. A party who is not satisfied with the outcome of the Hearing Examiner appeal process may file an
appeal in King County Superior Court from the Hearing Examiner's decision.
W. PROCEDURES AND TIME FOR APPEALING
In order to appeal the Community Development Director decision on the Permit Application, a written notice of appeal must
be filed with the Department of Community Development within 14 days of the issuance of this Decision (August 24,
2010). The requirements for such appeals are set forth in Tukwila Municipal Code ch. 18.116. All appeal materials shall be
submitted to the Department of Community Development. Appeal materials MUST include:
1. The name of the appealing party.
2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other
group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf.
3. A statement identifying the decision being appealed and the alleged errors in the decision.
4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being
appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be
limited to matters or issues raised in the Notice of Appeal.
5. Appeal fee of $515 (retainer).
V. APPEAL HEARINGS PROCESS
Any administrative appeal regarding the Permit shall be conducted as a closed record hearing before the Hearing Examiner
based on the information presented to the Community Development Director, who made the original decision. No new
evidence or testimony will be permitted during the appeal hearing. Parties will be allowed to present oral argument based
on the information presented to the Community Development Director before their decision was issued. The Hearing
Examiner's decision on the appeal is the City's final decision.
Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to the
procedures and time limitations set forth in RCW ch. 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be
included in such an appeal. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such
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time limit, the Decision on this permit will be final. The City's decision to issue a DNS is final for this permit and any other
pending permit applications for the development of the subject property.
VI. INSPECTION OF INFORMATION ON THE APPLICATION
Project materials including the application, any staff reports, and other studies related to the permits are available for inspection
at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from
Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at
206-431-7166 for further information.
Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King
County Assessor's Office for further information regarding property tax valuation changes.
De ent of Community Development
City of Tukwila
Stacy MacGregor Page 3 of 3 08/10/2010
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•
to -
City
of Tukwila Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
Staff Report
Minor Modification to Design Review
August 17, 2010
File Number: L10-050
Applicant: Austin Kovach, Kovach Architects
Type of Permit Applied for: Minor Modification to Design Review
Project Description: DRA Professional Building --nine minor changes to the BAR -approved design.
Location: 13530 53rd Ave South
Associated Files: PL10-044-Project file, L08-072-Pubilc Hearing for Design Review, E08-023-SEPA
Environmental Review
Comprehensive Plan Regional Commercial Mixed -Use (RCM)
Designation/Zoning District:
SEPA Determination: DNS issued May, 2009
Dear Mr. Kovach:
Background
In May of 2009, the applicant proposed to construct a new 3 -story plus basement, 14,792 square -foot medical -
dental office building. Site improvements include landscaping, sidewalks, paving and grading, and dedication of
additional right-of-way to the City for 53`d Avenue South. The proposal underwent SEPA analysis and received
design review approval from the Board of Architectural Review. A modern, cantilevered office building with
extensive glazing and strong horizontal lines was approved. The architecture and high quality materials suggest
an architectural showpiece on a rocky outcropping overlooking Interurban Avenue. Site work has commenced
and a building permit for the core and shell has been issued. This request represents revisions to the issued
building permit.
Request
An economic recession and a very conservative lending climate have forced the applicant to reduce the costs to
develop the project while keeping the essential design intact. The applicant has requested modifications to the
following items from the BAR approved plan set:
1. Change from IPE to Cedar siding
2. Omit decorative Knee braces (4 total)
3. Omit exterior stair system
4. Omit window banks (also in response to TI requirements)
5. Change glazing tinting from three colors to a single color
6. Omit lower mechanical yard screen wall and trellis
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Page 1 of 6 08/10/2010
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fac: 206-
431-3665
7. Move mechanical equipment onto roof top
8. Omit shallow rooflets and fascia bands
9. Locate a new transformer at the back of sidewalk adjacent to 53rd Ave South.
Review Criteria
For the proposed modifications to the BAR approved design, the following criteria have been highlighted due to
their relationship to the proposed changes. Comments regarding the current submittal have been made as they
relate to the relevant criteria.
1. Change from IPE to Cedar siding
Building Design (a) Architectural style is not restricted; evaluation of a project should be based on quality of
its design and relationship to its surroundings; (b) Buildings should be to appropriate scale and in harmony
with permanent neighboring developments; (c) Building components such as windows, doors, eaves, and
parapets should have good proportions and relationship to one another. Building components and ancillary
parts shall be consistent with anticipated life of the structure; (d) Colors should be harmonious, with bright or
brilliant colors used only for accent.
The applicant is proposing to use cedar siding in lieu of IPE hardwood siding as a cost saving measure. Cedar
will weather to a gray color if left untreated; the applicant stated that the cedar will have a clear stain on it. IPE
is a very hard tropical hardwood that is costly to purchase and install. IPE has an extremely long life, is rot and
insect resistant, and requires very little maintenance. The cedar siding, like the IPE originally proposed, will be
horizontal siding. IPE is installed as lap siding with a flat face and a channel between each board. Cedar siding
can be installed in the same manner to produce a flat face and maintain the modern appearance proposed in the
original design.
Cedar is insect and rot resistant but has a much shorter life expectancy than cedar (in horizontal applications, it
is generally estimated to last 10 versus 40 years for IPE).
Discussion
The cedar siding shall be installed to achieve the same look as the IPE originally proposed with a flat face and a
channel between each board. An installation detail was not provided and shall be included to ensure the modern
look originally proposed is maintained.
The applicant stated that the cedar siding will have a clear stain but the color of stain was not specified on the
plans. The staining should prevent discoloration but will need to be reapplied at regular intervals to maintain
the color of the wood. Cedar is commonly used for residential applications, and, as such, may be more
harmonious with the surrounding residential uses than the IPE. The use of cedar in lieu of IPE will have
negligible visual impacts. It will require more maintenance over time but represents a significant cost savings
up front.
Condition Sheets A4.01 and A4.02 (and any other relevant sheets)
■ Revise the Finishing Schedule to reflect the cedar stain color.
o 1.0 Stained horizontal cedar siding (natural finish)
■ Provide an installation detail for the cedar siding that shows installation of horizontal lap siding with a
channel to produce a flat face.
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2. Omit decorative Knee braces (4 total) and
3. Omit exterior stair system
Building Design (a) Architectural style is not restricted; evaluation of a project should be based on quality of
its design and relationship to its surroundings; (c) Building components such as windows, doors, eaves, and
parapets should have good proportions and relationship to one another. Building components and ancillary
parts shall be consistent with anticipated life of the structure.
Four custom knee braces were included in the original design. They tied the flat roof projection to the building.
An exterior stair connected a side entrance to the second floor. The application proposes to remove these
decorative elements.
Discussion
The knee braces provided a minor detail to the top of the building. The building has articulating faces and three
cantilevered floors that provide significant visual interest and activity to the design. The absence of the four
knee braces is minor and should not impact the design of the building.
The exterior stair is both a design feature connecting the side entrance to the sidewalk as well as a means of
egress. The building code requires the stair to continue to the third floor. While a code -driven change, a three
story exterior stair is not aesthetically pleasing as its mass pulls the focus away from the building. The
applicant proposes to relocate the stair to the building interior. An at -grade entrance remains in this location.
Lighting is added to the entrance of the same style as the rest of the building. A bench that was originally
proposed outside this entrance is retained. Relocating the stair to the building interior is preferred over creating
a three-story exterior stair. The building and site design is not negatively impacted by the stair's absence.
Condition Sheets A4.01 and A4.02 (and any other relevant sheets)
■ Remove the decorative knee braces and exterior stair.
4. Omit window banks
5. Change glazing tinting from three colors to a single color
Building Design (a) Architectural style is not restricted; evaluation of a project should be based on quality of
its design and relationship to its surroundings; (c) Building components such as windows, doors, eaves, and
parapets should have good proportions and relationship to one another. Building components and ancillary
parts shall be consistent with anticipated life of the structure.
Curtain wall windows, chosen for their long life and the modern, urban feel they created were approved in the
plans submitted for design review. Framed windows replace the curtain walls and glazing was removed from
the area that houses the new internal access stair as well as windows from the first and second floors. A total of
17 windows are proposed for removal of the 95 shown on the previous iteration. These areas are replaced with
either cedar or matt black metal siding.
Three colors of glazing were originally proposed, with a progressively lighter and brighter color used on each
floor extending upward. The darkest color at the base was chosen to anchor the building and the use of
different colors on each floor intended to emphasize the horizontal lines of the building. The application does
not state the color of glazing proposed but the applicant stated that blue-green glass will be used.
Discussion
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f.
The use of framed windows rather than a curtain wall changes the look of the building. The building has a less
modern and urban feel but the use of framed windows is more harmonious with the surrounding residential
uses. The elimination of 17 windows is significant but the resultant increase in siding also contributes to a more
residential -feel to the building which is more harmonious with the surrounding neighborhood.
The use of different glazing colors is an effect that may have had little impact in real life. The glazing colors
proposed were subtly different. In the field under the influence of light and shade, the colors may not have been
distinguishable. The application does not show the glazing color proposed but the applicant stated that blue-
green glazing is proposed for all windows. On the first floor, the siding that replaces windows is matt black;
this dark color, like the darker glazing originally proposed, will preserve the effect of anchoring the building.
Condition Sheets A4.01 and A4.02 (and any other relevant sheets)
• Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing
Schedule
o 9.0 Blue -Green tinted glazing
6. Omit lower mechanical yard screen wall and trellis
Relationship of Structure to Site (b) Parking and service areas should be located, designed and screened to
moderate the visual impact of large paved areas.
Relationship of structure and site to Adjoining Area (f) Screening of service yards, and other places that
tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination.
Landscape and Site Treatment (f) Screening of service yards, and other places that tend to be unsightly,
should be accomplished by use of walls, fencing, planting or combination.
The approved service area was an attached courtyard surrounded by a buttressed wall and capped with a custom
metal arbor framework. The wall was CMU clad in either aluminum siding or coated with a pebble finish. The
courtyard wall extended 7-12 feet above finished grade. The areas of exposed foundation directly under the
building were previously approved to be painted concrete. This revision removes the courtyard and metal arbor
from the new service area. The service area extends off the daylight basement and is excavated below grade.
A stacked stone wall lines the interior of this area and will be mostly hidden. The mechanical systems that were
housed in the courtyard have been relocated to the roof. A new trash enclosure is clad with aluminum siding
that is also used on the building.
Discussion
The service area was originally an extension of the building. By removing the walls and trellis, the sense of the
service area being an extension of the building is eliminated. The area that was the courtyard has become an
open area. With the removal of the courtyard, the service area is now visually exposed. To lessen the visual
impact, landscaping shall be increased in the area between the north end of the building and the public right of
way. Shrubs and/or low growing trees shall be added to areas that surround the former service area walls to
visually screen and soften the view into the service area.
Condition Sheet L-1 of 1 Landscape Plan
• The addition of 16-24 shrubs/low-growing trees with a 7-12 foot mature height shall be added to the
areas that surround the former service yard. The final design shall be approved as part of the building
plan revision. Approval will be based on selecting plants and a planting quantity that will provide
sufficient visual screening to the new loading/service area.
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7. Move mechanical equipment onto roof top
Building Design (e) Mechanical equipment or other utility hardware of roof ground or buildings should be
screened from view.
The mechanical equipment was originally located in the basement -level courtyard behind a solid wall. The
applicant is proposing to relocate the mechanicals to the rooftop adjacent to the elevator overrun. A mechanical
screen extends 3 feet above the roofline and is clad in the aluminum siding used elsewhere on the building. At
the original BAR hearing, planning commissioners asked about the rooftop and what, if anything, would be
visible on the roof for surrounding residential structures. For this request, the applicant provided a three-
dimensional rendering of the rooftop including the rooftop mechanicals. Due to relative building height and
location of the mechanicals, the nearest home that will be able to see the mechanical screen is over 300 feet
away.
Discussion
Relocating the mechanicals to the rooftop represents a departure from the original clean, horizontal lines and
flat -roofed design of the original building. However, the mechanical screen is only 3 feet above the roofline
and located in the center of the roof. The aesthetic impact of screened rooftop mechanicals is negligible.
8. Omit shallow rooflets (this includes the fascia bands)
Building Design (a) Architectural style is not restricted; evaluation of a project should be based on quality of
its design ad relationship to its surroundings. (c) Building components such as windows, doors, eaves, and
parapets should have good proportions and relationship to one another. Building components and ancillary
parts shall be consistent with anticipated life of the structure.
The original design had a shallow wood -finished roof that was wrapped in a matt black finish projecting from
the top of the first floor. This band of color and articulation created a strong horizontal line that also acted as a
belt course and divided the building. This horizontal band is removed and the horizontal wood siding used on
the rest of the building is used in its place.
Discussion
Removing the rooflet and fascia band eliminates an aspect of building texture, interest and deemphasizes the
horizontal lines of the building. The addition of matt black metal siding above the second story windows (see 4
& 5 above) adds a horizontal element but does not replicate the belt course effect. By removing this projecting,
horizontal component, less detailed, flatter building sides are created. This actually increases the modern feel of
the building and counters the more traditional feel that was created by changing the glazing from curtain walls
to window banks.
9. Locate a new transformer at the back of sidewalk adjacent to 53rd Ave South.
Relationship of structure to site (a) The site should be planned to accomplish a desirable transition with
streetscape and to provide for adequate landscaping and pedestrian movement.
Relationship of structure and site to Adjoining Area (f) Screening of service yards, and other places that
tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination.
Building Design (e) Mechanical equipment or other utility hardware on roof ground or buildings should be
screened from view.
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The site plan shows an electrical transformer adjacent to the sidewalk alongside 53rd Avenue South. The
transformer is located in the required perimeter landscape area and on a slope. A revised landscape plan was
not included so any impacts to landscaping are not known.
Discussion
The new transformer's location is not screened, does not provide an attractive transition to the site from the
street, may interfere with landscaping, and is not screened. The transformer shall be setback as far as possible
the back of sidewalk and, ideally, be located outside the required perimeter landscaping. Landscape screening
shall be provided around the transformer to minimize its appearance.
Conditions
• Relocate the transformer as far from the back of sidewalk as possible. Provide landscape
screening about the perimeter. Revise all affected sheets.
Revise the landscape plan to include plant screening around the electrical transformer..
Approval will be based on providing sufficient landscaping to minimize the appearance of
the transformer.
Conclusion
The conditions listed above and summarized below need to be incorporated into the DRA Professional Building
proposal in order for the project to be in keeping with the original BAR decision.
Staff's Recommendations
Prior to issuance of the building permit revisions, the following conditions shall be met:
1. Revise the Finishing Schedule to reflect the cedar stain color.
a. 1.0 Stained horizontal cedar siding (natural finish)
2. Provide an installation detail for the cedar siding that shows installation of horizontal lap siding with
a channel to produce a flat face.
3. Remove the decorative knee braces and exterior stair.
4. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing
Schedule
a. 9.0 Blue -Green tinted glazing
5. Add the glazing color to the Finishing Schedule and label the drawings to reference the Finishing
Schedule
a. 9.0 Blue -Green tinted glazing
6. Relocate the transformer as far from the back of sidewalk as possible. Revise all affected sheets,
including the landscape plan.
7. Prior to approval of the building permit revision, the applicant shall submit a revised landscape plan
to include the following:
a. 16-24 shrubs/low-growing trees with a 7-12 foot height shall be added to the areas that
surround the former service yard. Plant types and spacing shall be selected to provide
sufficient visual screening to the new loading/service area.
b. Landscape screening around the relocated transformer.
Stacy l regor, Ass' ant Planner Date:
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City of Tukwila
Stacy MacGregor
Department of Community Development
6300 Southcenter Boulevard, Suite #100
Tukwila, WA 98188
File No: D09-110
PROJECT NAME: DRA Professional Building 13530 53rd Ave. S.
DESCRIPTION:
Building design minor modification summary
Dear Stacy,
The following is a listing of proposed minor design modifications that have come about in response to the
current economic situation we have all been struggling with for the past year and a half. The Project
owner has been working very hard to obtain construction financing. Building valuation assessments have
come in extremely low compared to the surprisingly high cost of construction. He has made enough
headway to begin construction but is looking to cut cost while still maintaining the original essence of
design.
Hepe are the summary of modifications:
Change from IPE to Cedar siding.
Due to high cost of IPE wood and installation difficulties cedar has been selected as a suitable
replacement based on marginal aesthetic difference, relatively lower material cost, and ease of
installation.
2. Omit decorative Knee braces (4 total).
The knee braces were very expensive relative to overall visual impact and resulted in substantial
cost savings.
3. Omit window banks (also in response to TI requirements).
Tenant needs for useable wall space for exam rooms, x-ray, lab areas, and file storage prompted
removal of several banks of windows. Framing will be installed to allow for future window
plug-in's as tenant needs change over time. The additional areas of wood siding seem to help
soften the building somewhat through the addition of residential scale wood siding.
Omit lower mechanical yard screen wall and trellis.
Substantial savings were presented through the relocation of the mechanical heat pump units to
a central rooftop location. This omitted the need for screening at the lower yard area resulting in
further cost savings. Measures have been taken to allow the system to be installed at a future
date for use as a private tenant courtyard as funds become available.
5. Single color glazing tinting in lieu of three.
According to the contractor, there is a substantial set up fee for each tinting order due to less
than minimum order size when broken into three separate orders.
6. Omit exterior stair system.
Departmental interpretation of building code requirements resulted in the necessity to continue
the stair to the third floor for exiting purposes. Aesthetically and cost wise in combination with
tenant needs to access the second floor from the first floor drove the revision.
7 Move mechanical equipment onto roof top.
Substantial savings were presented through the relocation of the mechanical heat pump units to
a central rooftop location. The units are screened and in close proximity to the elevator overrun
and roof top access hatch, keeping all theses units clustered together. Viewing analysis
projections indicated very minor glimpses of the screen from vantage points in the surrounding
area.
8. Omit shallow rooflets (this includes the exterior horizontal fascia bands).
Water intrusion issues and framing difficulties resulting in high costs compared to aesthetic
return prompted the omission of this detail. We considered replacing them with open frame
clad wood beams, then painted steel beams, but the costs increased rather than decreased.
9. Location of electrical transformer.
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This is in response to PUD locational requirements to serve the building. We had enough
flexibility to work the equipment into the landscape.
10. Addition of internal stair system to replace exterior stair
See # 6 above.
Please refer to the attached pdf drawings which indicate pre and post modification elevations. I am also
enclosing copies of the site plan indicating the lower mechanical yard modifications as well as a roof plan
indicating the proposed location for the screened mechanical equipment. The screen material will match
the buildings horizontal aluminum siding. We have put together a view analysis that indicated the impact
of the screened mechanical equipment. Due to the location at the center of the roof and the restricted
size, the impact level is extremely low.
Please let me know if you have any questions or require additional information.
Respectfully Submitted,
4114
Andrew S. Kovach Architect, AIA, NCARB
Principal Architect
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City of Tukwila
Stacy MacGregor
Department of Community Development
6300 Southcenter Boulevard, Suite #100
Tukwila, WA 98188
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File No: D09-110
PROJECT NAME: DRA Professional Building 13530 53rd Ave. S.
DESCRIPTION:
Building design minor modification summary
Dear Stacy,
The following is a listing of proposed minor design modifications that have come about in response to the
current economic situation we have all been struggling with for the past year and a half. The Project
owner has been working very hard to obtain construction financing. Building valuation assessments have
come in extremely low compared to the surprisingly high cost of construction. He has made enough
headway to begin construction but is looking to cut cost while still maintaining the original essence of
design.
Here are the summary of modifications:
1. Change from IPE to Cedar siding
2. Omit decorative Knee braces (4 total)
3. Omit window banks (also in response to TI requirements)
4. Omit lower mechanical yard screen wall and trellis
5. Single color glazing tinting in lieu of three
6. Omit exterior stair system
7. Move mechanical equipment onto roof top
8. Omit shallow rooflets (this includes the fascia bands)
Please refer to the attached pdf drawings which indicate pre and post modification elevations. I am also
enclosing copies of the site plan indicating the lower mechanical yard modifications as well as a roof plan
indicating the proposed location for the screened mechanical equipment. The screen material will match
the buildings horizontal aluminum siding. We have put together a view analysis that indicated the impact
of the screened mechanical equipment. Due to the location at the center of the roof and the restricted
size, the impact level is extremely low.
Please let me know if you have any questions or require additional information.
Respectfully Submitted,
A*.
Andrew S. Kovach Architect, AIA, NCARB
Principal Architect
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PLANNING COMMISSION
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SIGN IN SHEET
MAY 28, 2009
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•
CITY OF TUKWILA
RECEIVE.
JUL 2 8 2010 DESIGN
Department of Community Develop .""T REVIEW
6300 Southcenter Boulevard, Tukwila, WA ':188 ltii nip�L
Telephone: (206) 431-3670 FAX (206) 431-3665 —MAJOR"
E-mail: tukplan@ci.tukwila.wa.us
MODIFICATION
APPLICATION
NAME OF PROJECT/DEVELOPMENT: T iz P7-6 e-sstak i Dck _ 1SNit-0i(/4-►
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection. I Si . () 6-S(2° Aqc- s 9fil (08
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
600300 • no3R
DEVELOPMENT COORDINATOR:
The individual who:
• has decision making authority on behalf of the owner/applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City to whom all notices and reports will be sent.
Name: NA b^rit i jNJ- { -\kATe XS
Address:
Phone:
E-mail:
Signature:
Z�lL C -c 3 ROL, E0e-c2 STT U 6(9)2,0
'42S- 2561. Ns,() FAX:
ta
I
:1 at 1I- M?i �kli FEzX';' C c�
Date: 7..9\ • l
Macintosh HaTTsPrs:Ash:TAbram/Mail Tlnwnlnads T)Pcian Review Maior #A9E91g dor
FOR STAFF USE ONLY Pennits Pb4s Type P -DR
Planner: 5fet
File Number: L! O _ 0 0
Application Complete
(Date:
)
Project File Number: ^PL 1 0 -- o v q
Application Incomplete
(Date:
)
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT: T iz P7-6 e-sstak i Dck _ 1SNit-0i(/4-►
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection. I Si . () 6-S(2° Aqc- s 9fil (08
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
600300 • no3R
DEVELOPMENT COORDINATOR:
The individual who:
• has decision making authority on behalf of the owner/applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City to whom all notices and reports will be sent.
Name: NA b^rit i jNJ- { -\kATe XS
Address:
Phone:
E-mail:
Signature:
Z�lL C -c 3 ROL, E0e-c2 STT U 6(9)2,0
'42S- 2561. Ns,() FAX:
ta
I
:1 at 1I- M?i �kli FEzX';' C c�
Date: 7..9\ • l
Macintosh HaTTsPrs:Ash:TAbram/Mail Tlnwnlnads T)Pcian Review Maior #A9E91g dor
•
PROJECT TO COMPLY WITH GEOTECHNICAL REPORT, BY ABP13 CONSULT -NG. OPTED
DECEMBER 3R17. 2008 AND MARCH 2, 2009. THE REVISED GEC-ECHITCAL PEER REvEW
NELSON GEOTECHNICAL ASSOCIATES. INC (NGA) DATED APRIL 37, 2009 AND SuBSEOUEN7
GEOTECHNICAL REPORTS. WHERE RECOMmENDATONS BETWEEN THE REPORTS ARE
NCONS STEN T. THE MOST AGGRESSIVE ENVIRONMENTAL PROTECTION 2ac0701ENDATIGN SHALL
BE iMPLEVENTED. ESC MEASURES AS RECOMMENDED IN T ---E i993 KCCSWII MUST 3E Yri_IZED
ALCAG WITH SPECIFIC AND GENERAL RECOMmENDPTIONS AS DETAILED IN THE NGA REPoRT
1:71Q.A
CENTER. -
-1. 2592 SF GROSS 2295 SF NET
Fl. 3540 SF Gq0SS 2835 SF NET
F2. 4329 SF GROSS 3939 SF NET
F3. 5040 SF GROSS 4358 SF NET
TOTAL:15,501 SF GROSS 13,127 SF NET
OFFICE AREA: 12.909 SF GROSS@ 3 LEVEL
10,832 SF NET@ 3 LEVEL
B OCCUPANCY
OCCUPANT LOAD 12,909400 .130
PARKING: (BASED ON NET LEASABLE)
3.64000 939 STALLS (5 COMPACT)
ACCESSIBLE PARKING: 1 VAN STALL
1 STANDARD STALL
SITE AREA : 30, ,921 SF (.71 ACRES)
LANDSCAPE BUFFER KEY:
TYPE I LANDSCAPING
TYPE II LANDSCAPING
TYPE III LANDSCAPING
PAVEMENT LEGEND:
r
EDGE 0. R:,:.;HT 0 wAy_Th
\
•
•
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L10,...,7 AND POWER POLE
•
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—TYPE 'C' FIXTURE
• ..
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\
, vol/ 4 ZNID CON:: ENDS IN BLACK SAN:. PASH (PORTE/ • SuRFACES)
vE :
BENCH TTPE- B SB.C..; FOJNOATIONY SAT:N 7NE.-y STAINLESS STEEL SEAT
-. • ,
• Sr,: CONC. ENDS IN BLACK SAND .N:SH (E05426 • SuRFACES)
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TRAVEL LANE WOO'
INSDE RADIUS
CONCRETE FINISH PER OTY OF TUKWILA 91r...AND,
E3200:-1 FINISHED CONCRETE
ASPHALT PAVEMENT
EXISTING TREES:
DASHED TREES 70 55 REMOVED
•••••••-,
20 \MOE EMER.S.ENCY-- •
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PROJECT IC COYPLY WITH PUBU:WORkS RECU E•IE FOR A NEW -LIFT
SIDEWALN 1.VT•1 CURB AND GUTTER VoTHIV A NEW EABEYEN-AGREEmE N-
V.IPH THE CTY 07 TIJI,AVLA RiGHT.OF-WAY DEDCA7C-N 3 6E0)iRED 1.5
NECESSARY TO Y.ATCH ESTAELIS-SED 20\VWDTH 70 766 4/04/7-5
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\--ROCKERY RETAINNG WALL
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DATE:10/9/0S
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6780
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2295 5F LEASABLE
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31 ROOM NUMBER
0 DOOR MARKER
Q WINDOW MARKER
.*,3, WALL ;':ARKER
• FLOOR DRAIN
• IGNAZFE MARKER
FP FREEZE PROTECTED HOSE
HB'
NOTES
:. ALL EXPOSED HVAC DUCTWORK
TO 5E PAINTED 3Y SUPPLER/ INSTALLER
2. 3' . SUSPENDED GRIDS TO SE PAINTED
3. ALL TENANT I"IPRCVEMENTS TO BE
AP5CRVED BY OWNER: AND/ O5
ARCHITECT
4. kLL SHOP DRAWINGS FROM WINDOW,
7702, AWNING SUPP_IESS, ETC. TO BE
+"ROVED BY , ARCHITECT PRIOR TO
22QNSTRUCTION
BIB 1(5- AFF
W,o.L_L
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EXTENT 05IN2E2105 CONCRETE SLAB-0NGRADE ABOVE
NOTE: 220VOE SEPARATE POUR 505 EXTERIOR SLAB
TO BE DONE ALONG WITH 505730<300 OTHER EX7E5205
CONCRETE FINISHES.
IBAN ISI NTL_L41%N
C,a.LE: 1/8""=T-0"
REG99EREO
C' ITEC
ANDREWS KC/ACF
STATE OA WASHINGTON
u._
DATE: 10/9/08
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DATE:10/9/0S 'A'
• Issue Date ! Issue Title
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11 COLBY AVENUE
EVERETT. WA
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EVERETT. WA
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• •
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p,AINTED METAL SIDING CORNER TRIM
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PRO\':E CC NT.NLOL,S ♦ENPLATION
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AL'JMNUM CLAD STRUCTURAL COL -MN
YARD ENTRY TO5
`SEC- AN:CAL SCREEN—r
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- �1E:-RICO A. AND STORAGE LEVEL
WAST LM•/,a•TION
YLM:N'JM CLAD STRUCTURAL CC-JMN
—_—PAINTED MEAL CAP RLASRN;
it
y�0
CLEAR ANCD7ED CORNER OREA.METALQ
SCALE: 1/8"_1'—O'
'I
--- PAINTED "ETA. CA' TR:M
---PAINTED META_ SONE CORNER TRM
BUILDING ADDRESS PER ARCH,TECTS SPE: F:CATC-NS
MIN r N HE -GH' AND M N 3/A' STRO.E WD'- ....... .
SOUTH EL.E•/,4•NTION
rte- CALF: 1/8"_1'—OR
ALUMINUM CLAD STRUCTURAL COLUMN
1.0 STAINED HORIZONTAL WOOD SIDING
2.0—ai21ZOV�A> HIGH SEAM METAL. SIDING
3.0 OMITTED
• . ,.s4. A'MTFNCRETE
5.0 C`ATTEc
mob ---b=_ L NU -WAVE ALUMINUM SONG
7.0 ALUMINUM CLAD STRUCTURAL COMPO.NANTS
8.0 GALVINIZED STEEL FINISH
C )LBY AVENUE
EVE
REG'STE RED
ARC C
ANDREW S P.C./ASH
STATE Df w 4MdGIDR
RITE: 10/9/0S
Issue Dale i Issue Title 1
A4,02
SheolIIInsci'iption
KOVACH 0,
COLBY AVENLIF.
REGISTERED
A
ANDREW s SO
AGI
TAE OF yokSmoTO
DITE:111/9/11S
Sheel Descriplioll