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Koll North Creek Design GuidelinesRECEIVED KOLL CENTER NORTH CREEK DESIGN GUIDELINES AUG - 6 1985 Lli i Vr bylfyLLL .. COM. DEV. May 1985 Prepared For: NORTH CREEK ASSOCIATES The Koll Company - General Partner 2021 152nd Avenue NE Redmond, Washington 98052 Prepared by: THE KOLL COMPANY 2021 152nd Avenue NE Redmond, Washington 98052 ACKNOWLEDGEMENTS Sections of this document were reproduced wholly or partly from River Oaks Design Guidelines, prepared by Leason Pomeroy Associates, for River Oaks Associates. Appreciation is also acknowledged of the following individuals or firms for their contributions to this document: Lane Mueller - Lance Mueller & Associates Donald Marcy - Foster, Pepper & Riviera Marty Penhallegon - Horton Dennis & Associates Sandra Hasegawa - Earth Enterprises TABLE OF CONTENTS KOLL CENTER NORTH CREEK DESIGN GUIDELINES Purpose 1.0 Introduction to Koll Center North Creek 1.1 Location 1.2 Immediate Setting 1.3 Master Plan and Streetscape 1.4 Recreational opportunities 1.5 Planning and Zoning 1.6 Flood Plain Restrictions/ Shoreline Management Requirements 1.7 Engineering and Utilities 1.8 Permitted and Prohibited Uses 2.0 Plan Review Process 2.1 Koll Center North Creek Master Plan Design Submittal 2.2 Koll Center North Creek Schematic Plan Submittal 2.3 Koll Center North Creek Preliminary Plan Submittal 2.4 Construction Document Submittal 2.5 Koll Center North Creek Revision, Alteration, Addition or Change of Use Preliminary Plan Submittal 2.6 Koll Center North Creek Revision, Alteration, Addition or Change of Use Construction Document Submittal 2.7 Institutional Review Process 3.0 Site Planning Guidelines 3.1 Building Site Coverage 3.2 Landscape Coverage 3.3 Building Heights 3.4 Street Setback 3.5 Interior Property Line Setback 3.6 North Creek Setback and Levees 3.7 Parking Requirements 3.8 Access and Drive Location 3.9 Sidewalks 3.10 Storage, Service, and Loading Areas 3.11 Refuse Collection Areas 3.12 Screening of Exterior Mechanical Equipment 3.13 Screening of Exterior Electrical Equipment and Transformers 3.14 Fences and Walls TABLE OF CONTENTS KOLI, CENTER NORTH CREEK DESIGN GUIDELINES 3.15 Utilities and Communication Devices 3.16 Grading 3.17 Nuisances 4.0 Architectural Guidelines 5.0 Landscape Guidelines 5.1 Introduction to the Koll Center North Creek Landscape Concept 5.1.1 Streetscape Zone 5.1.2 Streetscape Zone Design Concept 5.1.3 Interior Zone 5.1.4 Interior Zone Design Concept 5.1.5 Greenbelt Zone 5.1.6 Greenbelt Zone Design Concept 5.2 Landscape Design Guidelines 5.2.1 Landscape Installation and Maintenance 5.2.2 Maintenance of Unimproved Sites 5.2.3 Landscape Coverage 5.2.4 Street Frontage Zone Design Guidelines 5.2.4a Definition of Street Frontage Zone 5.2.4b Specific Design Limitation within the Street Frontage Zone 5.2.5 Parking Lot Landscape Requirements 5.2.5a Tree Planting Requirements 5.2.5b Parking and Pedestrian Circulation 5.2.5c Parking Lot Plant Material List 5.2.6 Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 5.2.6b Limited Use Area at Primary and Secondary Access Drives 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side and Rear Yard Requirements 5.2.7b Side and Rear Yard Landscape Requirements 5.2.7c Planting Requirements Along North Property Line of Koll Center North Creek 5.2.7d Plant Material List-Interior Property Lines 5.2.7e Planting and Irrigation Details and Specifications TABLE OF CONTENTS t KOLL CENTER NORTH CREEK DESIGN GUIDELINES 5.2.8 Landscape Guidelines for Greenbelt Zone 5.2.8a Planting Requirements in Greenbelt Area along I-405 5.2.8b Planting Requirements for Flood Plain and North Creek Buffer Areas 6.0 Signing Guidelines 7.0 Lighting Guidelines 8.0 Energy Guidelines 9.0 Appendix Declaration of Covenants, Conditions and Restrictions PURPOSE The development of each site within Koll Center North Creek is controlled and restricted by the Declaration of Covenants, Conditions and Restrictions for Koll Center North Creek (hereafter referred to as the "CC&R's"), as well as applicable governmental codes and regulations. The City of Bothell has adopted a set of ordinances governing development in the North Creek Valley, where Koll Center North Creek is located, and those ordinances prescribe standards that necessitate high quality development. The CC&R's are directed toward achieving the desired character and quality of site development that will provide the City of Bothell with an attractive and desirable business park and will set Koll Center North Creek apart from other business developments. The purpose of these Development Guidelines is to further define the requirements which are specifically and generally stated in the CC&R's. These Guidelines are intended to supplement the CC&R's as an aid in the submittal of plans for approval by providing more detailed information on which to develop plans and on which to base a review. Any specific conflicts between CC&R's, Design Guidelines, and governmental codes and regulations should be brought to the attention of North Creek Associates. In the event of any such conflicts, the priority of compliance is first with governmental codes and regulations, second with the CC&R's, and third with the Design Guidelines. The owners or lessees of each site within Koll Center North Creek should familiarize themselves with the intent and requirements of the CC&R's, these Guidelines and all applicable governmental codes and regulations. They should implement, through their architects, all of those provisions applicable to their specific site developments. This will allow expeditious completion of the design review process described,in the CC&R's. 1.0 INTRODUCTION TO KOLL CENTER NORTH CREEK. Koll Center North Creek is to community distinguished from The distinction of Koll Cente conception as a series of bus unified landscape setting. T through comprehensive design, site planning, architecture, design. 1.1 LOCATION becomea unique business other Northwest business park r North Creek begins with its iness "estates" situated in a his concept will be enhanced embodying the best dualities landscape architecture, and u s. to rban Koll Center North Creek is situated within the Technology Corridor in the greater "Eastside" of King County, Washington. Strategically located adjacent to Interstate 405 ("I-40511), Koll Center North Creek is centrally located in the heart of the most rapidly growing and expanding portion of King County and the Pacific Northwest. 1.2 IMMEDIATE SETTING Koll Center North Creek lies along the banks of North Creek in what is referred to as the North Creek Valley subarea of the City of Bothell. The tree lined edges of North Creek provide a peaceful backdrop conducive to the development of pleasant business environments. From within Koll Center North Creek, attractive vistas are available of the Cascade Mountains to the East and Mount Rainier to the South. 1.3 MASTER PLAN AND STREETSCAPE The Koll Center North Creek master plan is organized around North Creek Parkway with N.E. 195th St. and 120th Ave. 1.3 MASTER PLAN AND STREETSCAPE (Continued) N.E. providing access windows to the park. N.E. 195th St. also provides four way on/off ramp access to I-405. North Creek Parkway serves an internal backbone on which many of the businesses will front. The streets themselves are designed to be perceived as grand boulevards which will create appropriate settings for prestigious businesses that will locate in Koll Center North Creek. Generous and distinctive street-side parkways will define the formal edges of all lots and will contribute to the unification of the entire development. Intersections leading into the park will be highlighted by landscape and graphic design features to establish these locations as gateways to the park. 1.4 RECREATIONAL OPPORTUNITIES The redevelopment of North Creek into a natural environment greatly enhances not only a valuable natural system, but provides a unique amenity in a planned business park. North Creek has been integrated into a major greenbelt open space providing a much needed recreational resource for owners, employees, and also the public at large. Active recreation available includes a par course, fishing, walking and riding trails, and a seasonal ice skating pond. Passive recreation is enhanced by the extensively landscaped areas available for walking, sitting, picnicing, and simply having a place to stop and observe a healthy restored natural setting and habitat. 1.5 PLANNING AND ZONING Koll Center North Creek is located in the City of Bothell, King County, Washington and within the Technology Corridor. Developments within Koll Center North Creek are subject to the provisions of the Bothell Muncipal Code. Proposed developments will be reviewed by the staff of the Bothell Department of Community Development for conformance with the Bothell Municipal Code. Koll Center North Creek falls within an area covered by the Koll Business Center--Bothell Environmental Impact Statement and therefore environmental impact statements will not be required for individual projects within Koll Center North Creek. 1.6 FLOOD PLAIN RESTRICTIONS/SHORELINE MANAGEMENT REQUIREMENTS Koll Center North Creek lies within an area protected from 100 year flood levels of North Creek and as such is not subject to constraints normally associated with flood plains. For a general description of the 100 year flood control zone refer to the Koll Business Center--Bothell Environmental Impact Statement. All development within Koll Center North Creek must conform to grading and drainage restrictions contained in these Koll Center North Creek Desiqn Guidelines, and to site planning, grading and drainage guidelines administered by the City of Bothell. Moreover, all development that is located within 200 feet of the ordinary high-water mark of North Creek must conform to and comply with the Bothell Shoreline Master Program. Variances from the requirements of the Bothell Shoreline Master Program must be approved by the Bothell Shorelines Hearings Board and the State Department of Ecology. 1.7 ENGINEERING AND UTILITIES As part of the initial development of Koll Center North Creek street landscaping, street improvements, and underground utilities including domestic water with capacity for fire protection, storm drainage, sanitary sewer and street lighting are installed. Also telephone, electrical and natural gas improvements have been installed by the various utility companies. All improvements have either been designed or coordinated by Horton Dennis & Associates, Inc. 1.8 PERMITTED AND PROHIBITED USES In order to achieve the objective of Koll Center North Creek being a high quality business environment and to further the goal of the City of Bothell to have a mixture of uses in the North Creek Valley, the CC&R's identify uses that are permitted and prohibited within the Koll Center North Creek,. The objectives and guidelines related to permitting and prohibiting uses within Koll Center North Creek are outlined below. In addition, the permitted and prohibited uses, as contained in the CC&R's, are restated. 1.8 PERMITTED AND PROHIBITED USES (Continued) Objectives 1. To permit business uses whose facility developments and maintenance will contribute to the perception of Koll Center North Creek as a mixed use business park. 2. To permit business uses which do not, through their operation, produce objectionable visual, audible, odorous, or vibrational outputs: 3. To permit business uses which are compatible with one another and compatible with existing or planned uses surrounding Koll Center North Creek and the North Creek Valley. 4. To permit business uses which will not create excessive burdens upon Koll Center North Creek transportation and utility systems. Guidelines 1. Prohibited Uses - The following operations and uses shall not be permitted on any parcel within Koll Center North Creek: a. Residential use of any type; b. Trailer courts or recreational vehicle campgrounds; C. Jun* yards or recycling facilities; d. Drilling for or removing oil, gas or other hydrocarbon substances; e. Refining of petroleum or of its products; f. Petroleum storage yards; g. Commercial excavation of building or construction materials; provided, that this prohibition shall not 1.8 PERMITTED AND PROHIBITED USES (Continued) be construed to prohibit any excavation necessary in the course of approved construction pursuant to Article III in the CC&R's; h. Distillation of bones; i. Dumping, disposal, incineration or reduction of garbage, sewage, offal, dead animals or other refuse; j. Fat rendering; k. Stockyard or slaughter of animals; 1. Smelting of iron, tin, zinc or any other ore or ores; M. Cemeteries; n. Jail or honor farms; o. Labor or migrant worker camps; p. Truck terminals and warehouse distribution centers (as primary permitted uses) q. Automobile, go-cart, motorcycle or quarter-midget race tracks and other vehicle endurance or race tracks; r. New or used car sales lots; S. Commercial parking lots and structures. 2. Permitted Uses - Any use or business operation permitted by the current zoning section of the Bothell Municipal Code that is not specifically prohibited above, provided such use is specifically approved in writing by Declarant. Declarant however, reserves the right to refuse any use which they conclude may adversely affect Koll Center North Creek. An approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent lots or streets 1.8 PERMITTED AND PROHIBITED USES (Continued) such as, but not limited to, vibration, sound, electro- mechanical disturbances, radiation, air or water pollution, dust, or emission of odorous, toxic or non-toxic matter including steam. Certain activities which cannot be carried on within a building may be permitted, provided such activities are specifically approved in writing by Declarant and further provided such activities are screened in an acceptable manner so as not to be visible from neighboring lots and streets and to be in conformance with the provisions of the Bothell Municipal Code covering outside storage. 2.0 PLAN REVIEW PROCESS. In order to insure that the design standards for Koll Center North Creek contained in these guidelines are achieved, a series of plan submissions will be required at different stages of the design process. The number of plan submissions will vary depending upon the complexity and timing of a proposed development. Plan submissions will also be required for significant revisions, alterations, additions, or change of use for approved or existing developments within Koll Center North Creek. Required plan submissions shall be submitted to the Koll Center North Creek Design Review Committee, care of The Koll Company, general partner of North Creek Associates. Each stage of plan submission will require four (4) sets of plans containing the specific information described below. The plan submission for each new development and each significant revision, alteration, addition or change of use shall be accompanied by a Review Fee as defined in the CC&R's. A Design Review Committee will be established by North Creek Associates to review all required plan submissions. All submitted plans will be reviewed by the Koll Center North Creek Design Review Committee for acceptability of design and compliance with the CC&R's and these Design Guidelines. Upon completion of review by the Design Review Committee, one set of submitted plans will be returned to the applicant along with a letter summarizing comments, recommendations, requirements and findings. The length of review by the Koll Center North Creek Design Review Committee for all stages of plan submissions 2.0 PLAN REVIEW PROCESS (Continued) shall be governed by Section 3.4 CC&R's. The returned plans will "Approved Subject to Conditions" following intended meanings: 1. "Approved" - approved docume proceed to the next stage of of be or nts th the Koll Center North Creek marked "Approved" or "Not Approved" with the permit the applicant to approval process. 2. "Approved Subject to Conditions" - documents so marked permit the applicant to proceed to the next stage of the approval process provided the applicant complies with the conditions specified by the Design Review Committee. If the applicant takes exception to the specified conditions, the applicant must do so in writing by certified mail addressed to North Creek Associates within ten (10) days from the date of the applicant's receipt of returned documents. Unless such action is taken, North Creek Associates will assume that all conditions are acceptable to and approved by the applicant. 3. "Not Approved" - documents will be returned to the applicant with comments describing the basis for disap- proval. Revised documents must be resubmitted if approval is sought. North Creek Associates' approval, through its Design Review Committee, of the applicant's plans, specification, calculations, or work shall not constitute an implication, representation, or certification by North Creek Associates that the above items are in compliance with applicable statutes, codes, ordinances or other regulations. The Koll Center North Creek Design Guidelines are in no way intended to supersede any applicable statutes, codes, ordi- nances or regulations of controlling governmental jurisdic- tions. In addition to complying with the Koll Center North Creek Design Guidelines, the applicant must obtain a Certificate of Zoning Compliance from the City of Bothell. The Planning Commission shall review and make a decision on all Certificates of Zoning Compliance submitted for individual lots within the Koll Center North Creek. Should it be discovered 2.0 PLAN REVIEW PROCESS (Continued) that any portions of the Koll Center North Creek CC&R's or Design Guidelines encourage violation of applicable statutes, codes, ordinances or other governmental regulations, those discrepancies should be brought to the immediate attention of North Creek Associates. The applicant shall have the sole responsibility for compliance with all applicable statutes, codes, ordinances or other regulations for all work performed on the premises by or on behalf of the applicant. 2.1 KOLL CENTER NORTH CREEK MASTER PLAN DESIGN SUBMITTAL Submission of a Site Master Plan will be required only when the ultimate site development is planned to be constructed in separate phases over a period of time. The Site Master Plan is to be submitted and approved before Schematic Plans are submitted. Master Plan submission requires four (4) sets of plans showing an indication of: 1. All major buildings and structures including: a. building footprints b. overhangs c. net floor area d. on-site landscaping e. site coverage - building-ground contact area/net lot area f. floor/area ratio - area of all floors/gross lot area g. a brief description of the use of each building or structure including an estimate of the number of employees 2.1 KOLL CENTER NORTH CREEK MASTER PLAN DESIGN SUBMITTAL (Continued) 2. Parking Area a. configuration of parking and vehicular circulation including employee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Areas a. truck service and loading dock area b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Landscape and pedestrian circulation concept including any major site design features and the linkage to the pedes- trian/bicycle/equestrian ways within or adjacent to Koll Center North Creek. 5. Interfaces with off-site circulation including the location and design of all access drive curb cuts 6. Interfaces with adjacent properties 7. Conceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including intended character and materials 9. Phasing Plans - plans indicating the phasing of the ultimate Master Plan development illustrating the extent of development at the completion of each phase 2.1 KOLL CENTER NORTH CREEK MASTER PLAN DESIGN SUBMITTAL (Continued) 10. A calculation of the impervious surface coverage as defined by Sections 17.25.090, 17.25.100, and 17.25.120 of the Bothell Muncipal Code. While the above information is required for all Master Plan submissions, it would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Committee. 2.2 KOLL CENTER NORTH CREEK SCHEMATIC PLAN SUBMITTAL. The Schematic Plan Submittal is required to give an indication of the design, character, and extent of the proposed immediate development. The Schematic Plan is to be submitted and approved before Preliminary Plans are submitted. Schematic Plan submission requires four (4) sets of plans showing an indication of: 1. All major buildings and structures including: a. building footprints b. overhangs c. net floor area d. landscaped area e. site coverage - building-ground contact area/net lot area f. floor/area ratio - area of all floors/gross lot area g. a brief description of the use of each building or structure including an estimate of the number of employees 2.2 KOLL CENTER NORTH CREEK SCHEMATIC PLAN SUBMITTAL (Continued) 2. Parking Area a. configuration of parking and vehicular circulation including employee and guest parking b. dimensions of typical parking stalls and parking aisles c. total parking provided d. calculation demonstrating total parking required 3. Loading and Service Areas a. truck service and loading dock area b. truck and service vehicle circulation areas c. trash enclosure areas d. location of screening devices for truck and service areas 4. Landscape and pedestrian circulation concept including any major site design features and the linkage to the pedes- trian/bicycle/equestrian ways within or adjacent to Koll Center North Creek. 5. Interfaces with off-site circulation systems 6. Interfaces with adjacent properties 7. Conceptual grading, drainage and utilities 8. Descriptions or sketches of the architectural design concept including intended character and materials 9. Calculation of impervious surface coverage as defined by Sections 17.25.090, 17.25.100, and 17.25.120 of the Bothell Muncipal Code. 2.2 KOLL CENTER NORTH CREEK SCHEMATIC PLAN SUBMITTAL (Continued) 10. Feasibility study that discusses the potential of reducing parking requirements below that required by the Bothell Municipal Code, which should address the following issues: a. How will employees be informed of the transportation system management program? b. Can an information center programs and mass transit building? regarding carpool/vanpool routes be installed in the c. What percentage of the parking spaces to be con- structed will be designated as carpool/vanpool spaces, and for what hours of the day will these spaces be restricted to such uses? d. What percentage of the present employees of the company presently utilize ride-sharing programs or mass transit? e. What is the expected effect on the percentage of employees utilizing ride-sharing programs and mass transit as a result of the company's move to the North Creek Valley? f. What economic incentives does the company propose to provide for its employees to encourage them to utilize ride-sharing programs and mass transit? g. Does the company anticipate sharing parking facilities with any other user within Koll Center North Creek? h. Does the company utilize flex-time or staggered working hours? i. Has the company utilized or participted in Transportation System Management Programs at other locations. 2.2 KOLL (font 'REEK SCHEMATIC PLAN SUBM j. Is the company willing to contribute to the funding of a Koll Center North Creek shuttle service? If so, what destinations and during what hours? k. What level of service does METRO intend to provide for the North Creek Valley? 1. Are there any other strategies or methods that the company anticipates utilizing to encourage the use of Transportation System Management Programs and decrease the amount of traffic in the North Creek Valley? Again, the above information is required for all Schematic Plan submissions. It would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Committee. 2.3 ROLL CENTER NORTH CREEK PRELIMINARY PLAN SUBMITTAL The Preliminary Plan submission is required to convey specific information about the site planning and architecture of the proposed development. Preliminary Plans are to be submitted and approved before construction documents are submitted. The Preliminary Plan submission requires four (4) sets of each of the following exhibits: 1. Site Plan indicating the following: a. building footprints and dimensions to property lines b. building-roof overhangs c. configuration of parking and vehicular circulation areas d. location of parking lot electroliers 2.3 KOLL CENTER NORTH CREEK PRELIMINARY PLAN SUBMITTAL (Continued) e. truck service, loading area, trash enclosures f. lines of setbacks and easements g. location of on-site transformers, electrical switch gear, and gas meters h. adjacent roadways including curblines, medians and median openings i. tabulation of: i. Parcel Area ii. Total Building Floor Area iii. Site Coverage iv. Building Coverage V. Total Parking Provided vi. Total Parking Required vii. Estimated total employees on site at any peak time viii. The anticipated number of shifts and the hours and days of their operation 2. Conceptual Grading and Drainage Plan indicating: a. proposed.finish grades, slopes and building pad elevations b. site drainage structures and systems c. grades of existing streets and curbs d. locations of street lighting and utility structures within landscape easement 2.3 KOLL CENTER NORTH CREEK PRELIMINARY PLAN SUBMITTAL (Continued) 3. Conceptual Landscape Plan indicating: a. plant materials, sizes, and spacings b. walkways and paved areas c. other landscape design features 4. Building Elevations of all sides of all proposed buildings indicating: a. wall and roof materials, textures and colors b. locations of wall mounted signing and lighting c. roof and parapet heights above ground floor line d. the profile of.any roof mounted mechanical equipment which extends above the roof parapet e. perspectives of the buildings as viewed from the hillsides 5. Building Floor Plans 6. Building Roof Plans indicating: a. roof elevations above finish floor b. heights and locations of roof mounted mechanical equipment where available 7. Outline Specifications of all building materials 8. Conceptual Graphics and Wall Mounted Signs a. ground signs and wall mounted signs i. locations 2.3 KOLL CENTER NORTR CREEK PRELIMINARY PLAN SUBMITTAL (Continued) ii. designs, materials, textures, colors, heights, areas iii. illumination iv. typography b. directional and information signs i. locations ii. designs, materials, textures, colors, heights, areas iii. illumination iv. typography 2.4 KOLL CENTER NORTH CREEK CONSTRUCTION DOCUMENT SUBMITTAL All applicants are required to submit copies of the same construction documents to be approved by the City of Bothell building official, in order to demonstrate the precise construction details for implementing the approved Preliminary Plans. The construction document submission requires four (4) sets of the following: 1. Final Grading and Drainage Plan. 2. Architectural, structural, mechanical, plumbing, and electrical drawings. 3. Construction Specifications. 4. Landscape Planting and Irrigation Plans. 5. Graphics and signs noting size, location, color and materials. 2.5 KOLL CENTER NORTH CREEK REVISION, ALTERATION, ADDITION OR r,..r.,..,+ n., ..n, ...,nr nU nr nw. cr.ourmmnr Preliminary plans are required to be submitted for any significant revisions, alterations, additions or change of use to approved existing developments within Koll Center North Creek. Preliminary plans for this purpose must be submitted and approved before construction documents are submitted and before the commencement of construction. Revisions, alterations, additions or change of use require the submission of four (4) sets of documents including: 1. A written description of the nature and extent of the proposed revision, alteration, addition, or change of use to be undertaken. 2. Indications of proposed revisions, alterations, additions or changes to: a. the site plan b. the grading and drainage plan c. the landscape plan d. the building elevations including: i. wall and roof materials, textures and colors ii. locations of wall mounted signing and lighting iii. roof and parapet heights above the ground floor line iv, the profile of any roof mounted mechanical equipment which extend above the roof parapet e. the building floor plans 3. Tabulation of: a. the new total building floor area 2.5 KOLL CENTER NORTH CREEK REVISION, ALTERATION, ADDITION OR CHANGE OF USE PRELIMINARY PLAN SUBMITTAL b. the new site coverage c. the new floor/area ratio d. the new parking provided e. calculations demonstrating the new required parking f. the new estimated peak employee count g. total landscaped area h. calculation of impervious surface coverage as defined in Sections 17.25.090, 17.25.100, and 17.25.120 of the Bothell Muncipal Code. 4. Outline specifications of construction materials 5. A written assessment of how the proposed revision, alteration, addition or change of use will affect existing Transportation System Management Programs. 0 2.6 KOLL CENTER NORTH CREEK REVISION, ALTERATION, OR CHANGE OF USE CONSTRUCTION DOCUMENT SUBMITTAL All applicants are required to submit copies of the same construction.documents to be approved by the City of Bothell building official, in order to demonstrate precise construction details for implementing approved preliminary plans. The construction document submission requires four (4) sets of the following: 1. Final Grading and Drainage Plan 2. Architectural, structural, mechanical, plumbing, and electrical drawings 3. Construction specifications 2.6 ROLL CENTER NORTH CREEK REVISION, ALTE USE CONSTRUCTION DOCUMENT SUBMITTAL (Contin 4. Landscape Planting and Irrigation Plans 5. Graphics and signs noting size, location, color, and materials. 2.7 INSTITUTIONAL REVIEW PROCESS. In the course of designing proposed developments for lots within Roll Center North Creek, additional reviews and approvals will be required beyond the Roll Center North Creek Design Review Process. The following summary of Roll Center North Creek and other review and approval processes is included to assist individual applicants in understanding the approxi- mate nature and sequence of those reviews. An understanding of the total review process from the outset, it is hoped, will contribute to smoother and more efficient processing of each proposed development. 1. The design process should begin with a review of the Roll Center North Creek CC&R's and Design Guidelines, and the applicable sections of the current zoning provisions of the Bothell Muncipal Code. 2. Prior to commencement of design, a qualified civil engineer should be consulted as to grading and drainage restrictions. 3. Master plan should be submitted to and approved by the Roll Center North Creek Design Review Committee. 4. .Applicants should review master plans with the City of Bothell Department of Community Development staff for comments. This is not a required review but it may help to avoid problems and duplication of work. 5. Master plans should be reviewed by a qualified civil engineer for compliance with grading and drainage restrictions. 6. Schematic plans should be submitted to and approved by the Roll Center North Creek Design Review Committee. 2.7 INSTITUTIONAL REVIEW PROCESS (Continued) Koll Center North Creek Design Review Committee notifies Bothell Department of Community Development that the Schematic Plans have been approved. 8. Preliminary Plans should be reviewed with the Bothell Department of Community Development. 9. Preliminary Plans should be submitted to and approved by the Koll Center North Creek Design Review Committee. 10. After approval of the preliminary plans by the Koll Center North Creek Design Review Committee, the applicant should apply for a Certificate of Zoning Compliance from the City of Bothell. The Planning Commission shall review and make a decision on all Certificates of Zoning Compliance submitted for individual lots within the Koll Center North Creek. 11. After receipt of a Certificate of. Zoning Compliance, construction documents and a building permit application should be submitted to the Bothell Building Official or Bothell Public Works Department. 12. Building Official approved construction documents should be submitted to the Koll Center North Creek Design Review Committee for approval 3.0 SITE PLANNING GUIDELINES. 3.1 BUILDING SITE COVERAGE Objectives 1. To insure that the intensity of site development is not excessive or detrimental to the perception of Koll Center North Creek as a unified series of business "estates. 2. To insure that the intensity of site development does not overtax utility or transportation systems. 3. To insure compliance with the impervious surface coverage limitations set forth in Chapter 17.25 of the Bothell Municipal Code. Guidelines 1. Site Coverage shall be limited by restricting impervious surface area to a maximum of 768 for clean, light indus- trial uses, as defined by Section 17.02.273 of the Bothell Municipal Code, and 678 for other uses such as office or -retail. Generally, impervious surface is defined as building-ground contact area plus paved surfaces. 2. Floor/Area Ratio (defined as the total area of all floors divided by the total gross lot area) shall be controlled by a balance of restricted impervious surface, landscaping and parking. 3.2 LANDSCAPE COVERAGE Objectives 1. To inure that at least a minimum portion of a development site is devoted to landscape materials in order to maintain a sense of continuity with adjacent sites and to contribute to the perception of Koll Center North Creek as a "park like" environment. 2. To insure that at least a minimum of landscape materials are available on a development site in order to contribute to the environmental well being of potential users of each site. Guidelines 1. A minimum of 248 of the area within the property lines of a clean, light industrial development site and 338 of the area within the property lines for other uses shall be devoted to landscape materials unless otherwise approved in writing by North Creek Associates (for additional landscape requirements see Landscape Guidelines Section 5.0). 3.3 BUILDING HEIGHTS Objectives 1.. To maintain a reasonable consistent and compatible height profile throughout Koll Center North Creek. Guidelines 1. No building located within 200 feet of the ordinary high-water mark of North Creek shall exceed 35 feet in height, measured from the average finished grade on the North Creek side of the structure, unless a variance is obtained from the Bothell Shorelines Hearings Board. The height of all other buildings shall be governed by Sections 17.25.180, 17.34.010, and 17.34.015 of the Bothell Municipal Code, but in no event shall a building exceed 75 feet or six stories in height unless approved in writing by North Creek Associates. 3.4 STREET SETBACK Objectives 1. To achieve a feeling of openness along the streets that reinforces the perception of Koll Center North Creek as a series of business "estates". To encourage some regularity of space formed by buildings on either side of a street. 3. To achieve a landscaped setting between the street and buildings. 4. To provide for a street-side edge which will have a landscape character that will unify the total development and be sufficiently distinctive in design to differentiate Koll Center North Creek from other business developments. 5. To provide vehicular sight lines which allow discrimination of one company from another. 6. To provide vehicular sight lines which allow safe ingress and egress to properties and safe movements along roadways. 7. To accommodate major Koll Center North Creek identity statements at street intersections leading into and within the park. Guidelines 1. No building or parking area shall be permitted to be constructed closer than 25 feet from the street-fronting property lines. Planters, walls, and sign elements not exceeding 42 inches in height may be permitted in street-side setback areas with written approval of North Creek Associates. Roof overhangs may extend a maximum of 18 inches into setback areas. If any driveway or parking is put between the street and the building front; the minimum building setback shall increase to 75 feet. 2. The first 25 feet of street-side landscaping (from the back of the streetside curb) will be installed by North Creek Associates as a Landscape Buffer,' and shall remain unaltered, except for access drives, unless alterations are approved in writing by North Creek Associates. 3. The remaining area between the back edge of the Landscape Buffer and the back edge of the 25 foot setback from the street fronting property line shall be fully landscaped in a manner both compatible with and complementary to the Landscape Buffer, as well as the on-site architecture and landscape design concepts. 4. At the corner of North Creek Parkway and N.E. 195th Street and at 120th Avenue N.E., no building, parking, sign, wall or landscaping higher than 42 inches (except for tree trunks and foliage and branches higher than eight feet) proposed by an applicant shall be permitted to be con- structed within any reserved sign easement or closer to a street corner than a diagonal line perpendicular to the centerline located at a distance of 80 feet from the property line along the centerline of the curve. This restricted area is reserved for placement of Koll Center North Creek signage, landscaping, and other decorative appurtenances. 3.5 INTERIOR PROPERTY LINE SETBACK Objectives 1. To provide a definite physical separation between buildings on adjoining lots suitable for distinguishing separation of responsibilities. 2. To allow companies on adjoining lots to be individually identifiable. Guidelines 1. No building.shall be permitted to be constructed closer than 10 feet including overhangs, from an interior property line, unless otherwise approved in writing by North Creek Associates. 2. No parking, other than automobile overhangs, shall be permitted to be constructed closer than 5 feet from an interior property line, unless otherwise approved in writing by North Creek Associates. 3.5 INTERIOR PROPERTY LINE SETBACK (Continued) 3. All rear and sideyard setback areas shall be fully landscaped in a manner both compatible with and complementary to the on-site architecture and landscape design concepts and in accordance with the provisions of Section 5.2.7 of these Design Guidelines. 3.6 NORTH CREEK SETBACK AND LEVEES Objectives 1. To protect the integrity of North Creek. 2. To contribute to the perception of Koll Center North Creek as a "park-like" environment. Guidelines 1. No building, parking facility, sign, or other structure or development shall be permitted to be constructed within the Riparian Vegetation Easement or the Drainage Easement as shown on the final plat for Koll Center North Creek. This restriction, however, shall not apply to the provision of a public way along North Creek or access thereto. 2. Any parking area that abuts the Riparian Vegetation Easement, as shown on the final plat for Koll Center North Creek, shall be screened on the side that faces North Creek. Such screening shall consist of a landscaped earth berm not less than 48 inches in height above the surface of the parking area, unless the parking area abuts a levee. 3. All of the Riparian Vegetation Easement areas along North Creek and the-associated stream corridor, as shown on the final plat for Koll Center North Creek, shall be landscaped in accordance with the criteria set forth in Section 5.2.8(b) of these Design Guidelines. 4. Drainage Easements have been provided on the final plat for Koll Center North Creek. No structure, improvement, or other development activity shall be permitted within the Drainage Easement unless such improvement or activity will not impair the drainage occuring in the easement area and has been approved in writing by North Creek Associates. 5. Levees have been constructed to protect Koll Center North Creek from flooding in the event a 100 year flood should occur. No construction or activity shall be allowed that in any way removes, alters, impacts, or jeopardizes the levees. All levee slopes, whether or not they are included in an easement area, shall not be disturbed. A Setback for Fill or Large Loads is shown on the final plat for Koll Center North Creek. No fill or development activity is 3.6 NORTH CREEK SETBACK AND LEVEES (continued) permitted within that setback area unless such activity has been specifically approved in writing by North Creek Associates and by a licensed soils engineer satisfactory to North Creek Associates. Any fill or development activity that could cause settlement of an adjacent levee is prohibited. 6. The levees shall be maintained by the Maintenance Association District. 3.7 PARKING REQUIREMENTS Objectives 1. To provide sufficient on-site parking to accommodate all vehicles associated with the use of each lot at any one time, and therefore not require vehicles to be parked on public roadways or on lots of other companies. 2. To configure parking areas such that they encourage the use of ride sharing programs. Guidelines 1. Minimum on-site parking shall be provided as required by the Bothell Municipal Code, or as permitted by the City in its issuance of a Certificate of Zoning Compliance. 2. The joint use of parking areas by two or more businesses located within Koll Center North Creek is encouraged. Any -such joint usage, however, shall comply with Section 17.25.220(D) of the Bothell Municipal Code. 3. Standard parking stalls shall be dimensioned according to the requirements of the City of Bothell Municipal Code. 4. In addition to the parking required above, one designated parking space shall be provided for each company vehicle to be parked on-site during normal working hours. Parking spaces for company vehicles shall be of a size, area, and configuration that the company vehicles can be parked such that they are fully contained within their designated spaces. 5. A minimum of one designated "handicap parking" space, 12 feet in width, shall be provided for every 50 parking stalls. 6. Should businesses locating in Koll Center North Creek wish to encourage the formation of car pools by their employees, consideration should be given to designating reserved "car pool" parking spaces. Designated "car pool" spaces should be given preferential locations in relatively close proximity to primary employee building entrances. 3.7 PARKING REQUIREMENTS (Continued) 7. Designated "cycle parking" areas should be considered for the convenience of employees using bicycles or motor- cycles. In order to avoid the clutter of cycles parked in unplanned locations, it is recommended that planned "cycle parking" areas to be conveniently located to employee entrances and be provided with racks having security locking capabilities. 3.8 ACCESS AND DRIVE LOCATION Objectives 1. To have access drives located such that vehicular traffic arriving at and leaving from lots, as well as traffic passing continuously in streets, flows at an optimum level of efficiency. 2. That the continuity of street-side landscaping is minimally disrupted by the construction of access drives. 3. That utilities located in the Landscape Buffer are not or are only minimally disrupted by the construction of access drives. Guidelines 1. Access drives in Koll Center North Creek should be aligned with regularly spaced median breaks and low points in Landscape Buffer earth mounding. All curb openings not aligned with regularly spaced median breaks shall be designed for "right-turn-only" ingress and egress. 2. Access drives _.should be coordinated with adjacent lots so as not to impede the efficient flow of peak period traffic. Consideration should be given to adequate separation of adjacent access drives or the development of common access drives. 3. Access drive designs should incorporate provisions for efficient vehicle stacking during peak periods of use. 4. Access drives should be located such that their construc- tion results in a minimal disruption of the street side landscaping and utilities located within the designated Landscape Buffer. 3.9 SIDEWALKS Objectives To provide a safe (separated from vehicles) all weather efficient and aesthetically pleasing means of pedestrian circulation serving each site, including connecting parking areas with building entries, connecting buildings to one another, and connecting building entries with on-site amenities. Guidelines 1. Streetside sidewalks will be installed by the developer in accordance with the approved plans for Koll Center North Creek and within the Landscape Buffer. 2. On-site pedestrian circulation system, shall be provided to meet the circulation needs of on-site users. Such systems should provide safe, all weather efficient, and aestheti- cally pleasing means of on-site movement and should be an integrated part of the overall architectural and site design concept. 3. Linkages shall be made between on-site and perimeter pedestrian/bicycle/equestrian circulation systems. 3.10 STORAGE, SERVICE, AND LOADING AP.EAS Objectives 1. To insure that storage, service, and loading areas are minimally visible from primary visual exposure areas (streets, North Creek Greenbelt areas, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc.) 3.10 STORAGE, SERVICE, AND LOADING AREAS (Continued) 2. To insure that storage, service,'and loading areas are located upon a site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas. 3. To insure that the storage, service, and loading areas are designed and located on the site so that service vehicle activities and movements do not disrupt the efficient flow of on-site and off-site traffic. Guidelines Storage, service, maintenance and loading areas must be constructed, maintained and used in accordance with the following conditions: 1. Incidental outside storage of materials, supplies, or equipment, including trucks or other motor vehicles, shall be permitted only if: a. The material, equipment, or objects stored outside are incidental to the activities regularly conducted on the premises. b. The area devoted to outside storage does not exceed 5 percent of the gross floor area of the principal structure on the site. C. The area is screened on sides and top and harmonizes with the architecture, design, and appearances of neighboring structures and other surroundings, including North Creek and the North Creek Greenbelt. d. The area is located upon the rear portions of a lot, unless otherwise approved in writing by North Creek Associates. 2. To insure that storage, service, and loading areas are located upon the site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas, including North Creek and the North Creek Greenbelt. 3.10 STORAGE, SERVICE, AND LOADING AREAS (Continued) 3. Loading dock areas shall be set back, recessed or screened to reduce visibility from adjacent lots, or sites, neighboring properties, or streets and in no event shall a loading dock be closer than 75 feet from a property line fronting upon a street unless otherwise approved in writing by North Creek Associates. Any loading dock areas located within 200 feet of the ordinary high-water mark of North Creek shall be located on the upland side of the structure they serve or shall be screened by a fence or wall with trees of sufficient height and density to lessen the visual impact of the fence or wall. 3.11 REFUSE COLLECTION AREAS Objectives 1. To insure that refuse and refuse containers are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc.) 2. To insure that refuse enclosures are effectively designed to receive and contain generated refuse until collected, and enclose refuse containers after refuse is collected. 3. To insure that refuse collection vehicles have clear and convenient access to refuse collection areas thereby avoiding excessive wear-and-tear to on-site and off-site developments. Guidelines 1. All outdoor refuse containers shall be visually screened within a durable 6-foot or higher noncombustible enclosure so as not to be visible from adjacent lots or sites, neighboring properties, the North Creek Greenbelt area or streets. No refuse collection areas shall be permitted between a street and the front of a building. 3.11 REFUSE COLLECTION AREAS (Continued) 2. Refuse collection areas should be effectively designed to contain all refuse generated on-site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure. 3. Refuse collection enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme. 4. Refuse collection areas should be so located upon the lot as to provide clear and convenient access to refuse collection vehicles and thereby minimize wear-and-tear to on-site and off-site developments. 5. Refuse collection areas should be designed and located on the lot so as to be convenient for the deposition of refuse generated on-site. 3.12 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT Objectives 1. To prevent all exterior components of plumbing, processing, heating, cooling and ventilating systems from being directly visible from within the lot or adjoining streets, lots, or buildings, and to provide for screening in accordance with Section 17.25.180.D of the Bothell Municipal Code. Guidelines 1. Exterior components of plumbing, processing, heating, cooling, and mentilating systems (including but not limited to piping, tanks, stacks, collectors, heating, cooling, and ventilating equipment fans, blowers, ductwork, vents, louvers, meters, compressors, motors, incinerators, ovens, etc.) shall not be directly visible from a height of 5 feet 0 inches above any ground or ground floor elevation at a distance closer than 200 feet from the closest building wall on any lot, unless such components are an integral part of the building exterior design concept and otherwise approved in writing by North Creek Associates. 3.12 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT (Continued) 2. It is recommended that in the case of roof mounted mechanical equipment, that building parapets be of such a height that roof mounted screening devices not be required. If building parapets do not provide the screening from the hillsides, as required by Section 17.25.180.D of the Bothell Municipal Code, mechanical equipment shall be screened by unobtrusive screening device that will appear as an integrated part of the overall architectural design. 3. Any devices employed to screen exterior components of plumbing, processing, heating, cooling, and ventilating systems from direct view shall appear as an integrated part of the architectural design, and as such, be constructed of complementary and durable materials and finished in a complementary texture and color scheme to the overall architectural design. 4. Any exterior components cooling and ventilating devices, that will be v buildings shall be kept installed in a neat and painted such a color as visual background. of plumbing, processing, heating, systems and their screening isible from upper floors of adjacent to a visible minimum, shall be compact fashion, and shall be to allow their blending with their 5. No exterior components of plumbing, processing, heating, cooling, and ventilating systems shall be mounted on any building wall unless they are an integrated architectural design feature and in any case shall be permitted only with the written approval of North Creek Associates. 6. If a building_is located within 200 feet of the ordinary high-water mark of North Creek, no exterior mechanical equipment shall project more than ten (10) feet above the structure itself. 3.13 SCREENING OF EXTERIOR ELECTRICAL EQUIPMENT AND TRANSFORMERS Objectives 1. To minimize the visibility of exterior electrical equipment and transformers from the open space, greenbelt and North Creek areas and from primary visual exposure areas including streets, entrances to the project and to individual lots and floors or primary buildings. Guidelines 1. Transformers that may be visible from any primary visual exposure area shall be screened with either planting or a durable non-combustible enclosure (of a design configura- tion acceptable to Puget Power and Washington Natural Gas). Where possible, it is recommended that refuse containers and transformers be integrated into the same enclosure. 2. Transformer enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme. 3. Exterior mounted electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior electrical equipment be mounted on the streetside or primary exposure side of any building. 4. Exterior mounted electrical equipment and conduits shall be kept to a visible minimum, but where visible shall be installed in a neat and orderly fashion and painted to blend with its mounting background. 3.14 FENCES AND WALLS Obiectives 1. To permit the installation of fences and walls within a lot for the purpose of site security, sound attenuation, separation of functional activities, and screening of unsightly functions and activities. 2. To have fences and walls installed such that they are as inconspicuous as possible or designed as an integrated and complementary architectural design element adding interest to the overall architectural design concept. 3. To have no walls or fences reduce the intended quality of development or reduce the perception of Koll Center North Creek as a series of business "estates". 4. To discourage the construction of walls and fences except as necessary to screen outside storage, loading, and service areas. 5. To insure that fences and walls do not, because of their height, location, or design, contribute to a decrease in the safety or efficiency of traffic flows on-site or in fronting streets. 6. To avoid visual impact on the North Creek Greenbelt area. Guidelines 1. No fence'or wall shall be constructed closer than 25 feet to the street-fronting property line of a lot adjacent to North Creek Parkway, 120th Avenue N.E., or N.E. 195th Street unless approved in writing by North Creek Associates. 2. No fence or wall unless otherwise Associates. 3. Walls and fences discouraged, but approval by North shall exceed a height of 8 feet 0 inches approved in writing by North Creek between building and fronting streets are when necessary shall require written Creek Associates. 3.14 Fences and Walls (Continued) 4. No wall shall be constructed if it faces North Creek or the North Creek Greenbelt. Fences that face North Creek and the North Creek Greenbelt are discouraged, but chain link fences shall be allowed if approved in writing by North Creek Associates and if placed outside of the Riparian Vegetation Easement that is shown on the final plat for Koll Center North Creek. 5. All fences and walls shall be designed as an integrated part of the overall architectural and site design. Landscape materials used as an integral part of the fencing shall be encouraged. All materials used shall be durable and finished in textures and colors complementary to the overall architectural design. 6. Where chain link fencing is to be employed, it shall be of a dark color and be largely hidden behind plant materials and climbing evergreen vines, and/or earth mounding. (Bare galvanized chain link fencing is prohibited.) 3.15 UTILITIES AND COMMUNICATION DEVICES Objectives 1. To have the entire Koll Center North Creek visually free of unsightly overhead power and telephone lines, utility poles, and other utility and communication equipment and components. 2. To protect off-site utility systems from becoming over- burdened by individual lot utility systems. 3. To achieve minimum disruption of off-site utilities, paving and landscaping during construction and maintenance of on-site utility systems. Guidelines 1. All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electrical, telephone, and communications wires and equipment shall be installed and maintained underground. 3.15 UTILITIES AND COMMUNICATION DEVICES (Continued) 2. On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscaping during construction and maintenance and shall be of such design so as not to place excessive burdens upon off-site utility systems during the course of use. 3. No antenna or device for transmission or reception of any signals, including, but not limited to, telephone, television, and radio, shall be placed on any lot so that it is visible from 5 feet 0 inches above the ground or ground floor level at a distance of 200 feet in any direction, unless specific written approval is granted by North Creek Associates. 4. Temporary overhead power and telephone facilities are permitted during construction. 3.16 GRADING Objectives 1. To encourage site design which protects buildings and business activities from damage or disruption during extreme storm conditions. 2. To allow precipitation falling on site and surface water flowing from adjacent sites to be effectively absorbed or to drain off the site without causing excessive water concentrations on adjacent sites or streets. 3. To have site grading complement and reinforce the overall architectural and landscape design character. Guidelines 1. The site is protected from the normal flood water of North Creek by a levee system. This system is contained in the North Creek Greenbelt corridor and no construction or placement of berms, landscaping or structures shall occur in this area without approval of North Creek Associates and proper govermental agencies. 3.16 GRADING (Continued) 2. The building sites have been provided with a storm sewer to the property line. The grade on this storm sewer is at an elevation that will completely drain the site; however, in some cases extreme care must be exercised to insure on-site storm sewers are designed properly to permit proper drainage, as some of the storm system is shallow. Each individual property owner must construct a storm sewer system to convey the site surface, ground, and storm waters to the central storm sewer system. A central detention facility is included in Koll Center North Creek. Individual lot detention facilities are, therefore, not required. 3. Minimum site grades have been established by evaluating storm and/or sanitary sewer gravity flow considerations and are given on the final site grading plan for Koll Center North Creek. Actual site grades may need to be higher than these minimum grades based on soil engineering constraints and recommendations. The minimum finished grades (F.G.) shown is that grade that would occur at the top of the lowest catch basins. Minimum finished floor elevation may also be indicated. These grades generally are 2 - 3 feet above minimum site grades and 2 - 3 feet above the flow line of the adjacent streets. In some cases, Drainage Easements have been designated to permit surface water or offsite runoff to pass over or through one lot to another. These Drainage Easements or requirements ate shown on the final plat for Koll Center North Creek and shall be strictly adhered to, although the exact location of these easements may be changed if approved by North Creek Associates and the Project Civil-Engineer. 17 NUISANCES Objectives 1. To insure that no portion of Koll Center North Creek is used in such a manner as to create a nuisance to adjacent sites or streets such as, but not limited to, vibration, sound, electro-mechanical disturbance and radiation, electro-magnetic disturbances, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter. 3.17 NUISANCES (Continued) Guidelines 1. No nuisance shall be permitted to exist or operate upon any lot or site so as to be offensive or detrimental to any adjacent lot or site or neighboring property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions: a. Any use of the lot or site which emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid, runoff and discharge, solid wastes, or other harmful matter into North Creek or the storm sewer system, or other waterway which, in the opinion of North Creek Associates, may adversely affect the health, safety, or comfort of persons within the area or the intended use of their property. No waste or any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer. b. The escape or discharge of any fumes, odors, gases, vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of North Creek Associates, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation. C. The radiation or discharge of intense glare or heat or atomic, electro-magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or-heat or such other radiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, or heat or radiaton emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted. 3.17 NUISANCES (Continued) d. Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operations, exceed the decibel levels in the designated preferred octave bands as follows: Octave Band Maximum Sound Pressure Levels Center Frequency (db) at Boundary Plane of Lot 31.5 78 63 72 125 65 250 59 500 55 1000 52 2000 50 4000 48 8000 47 A-scale levels for monitoring purposes are equivalent to 60db (A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Noise Criterion curve when plotted on the preferred frequency scale. Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facili- ties are not continuously on the subject property. The operation of a signaling device and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied: Corrections. Pure Tone Content - 5db' Impulsive Character - 5db Duration for Non-Continuous Sounds in Daytime Only: 1 min/hr + 5db 10 sec/10 min +10db 2 sec/10 min +15db 3.17 NUISANCES (Continued) The reference level for the db values listed above is the pressure of 0.00002 microbar or 0.00002 syne/cm2. f. Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on the Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists which originate in plants are not permitted. g. Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot or site so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point exterior to any lot or site. 4.0 ARCHITECTURAL GUIDELINES. Objectives 1. To encourage high quality, contemporary architectural design of all facilities to be constructed within Koll Center North Creek thus allowing Koll Center North Creek to be positively differentiated from other business parks. 2. To encourage businesses located within Koll Center North Creek to express themselves individually through the architectural design of their facilities. Guidelines 1. All design shall appear as an integrated part of an overall site design concept. 2. No "period buildings" shall be permitted. Contemporary building forms and materials will be encouraged. 3. Pre-engineered metal buildings will not be permitted. Metal clad buildings will be permitted only if designed by an architect and only if specifically approved in writing by North Creek Associates. 4. Design consideration should be given to: a. Views and vistas b. Solar orientation and climate, solar reflection 4.0 ARCHITECTURAL GUIDELINES (Continued) C. Orientation toward major streets and thoroughfares d. Vehicular and pedestrian flows e. The character of surrounding developments f. Expressions of a facility's functional organization g. Expressions of the individual character of each business h. The satisfaction of physical, psychological, social and functional needs of facility users i. Energy conservation through facility design j. Potential environmental hazards k. Enhancement of the overall landscape 1. Greenbelts, particularly the North Creek Greenbelt 5. Consideration should be given to the incorporation of design features such as: a. Ceremonial entrance drives b. Enriched vi sitor parking areas c. Highlighted visitor entrance and entry plazas d. Highlighted employee entries and entry plazas e. Decorative pedestrian plazas and walkways f. Focal theme towers g. Focal site sculptures 4.0 ARCHITECTURAL GUIDELINES (Continued) h. Enriched employee lunch areas i. Employee recreational facilities j. Accent landscaping k. Accent lighting 1. Atriums and interior courts M. Dynamic building and roof forms. (This is an important concern and will be reviewed by the City of Bothell, pursuant to the Certificate of zoning Compliance process.) n. Striking window patterns o. Light and shadow patterns p. Tasteful use of primary color accents q. For major structural components, predominant use of natural materials, masonry, concrete, and steel, and for accent and trim, other materials of complementary texture and color (e.g., natural colored wood, anodized aluminum, wrought iron, copper, stucco, tile and brick); provided that shiny metallic surfaces shall be discouraged or restricted to not more than 100 square feet on any one exposure on buildings located within 200 feet of the ordinary high-water mark of North Creek r. Restraint in the number of materials which comprise the surface of the elevations of building forms s. Predominant use of earth tones (greens, browns, tans, dark reds) and white or other compatible colors for major structural components. 5.0 LANDSCAPE GUIDELINES. The landscape consists of elements that give form to exterior spaces. Thus, the character of the landscape is created by elements such as streets and building setbacks, the variety and placement of elements such as signing, site lighting, walkways, and plant materials and the arrangement of major functional elements such as project entrances, parking lots, building service areas, etc. Given that project architecture and building sites within Koll Center North Creek will most likely be of varying types and sizes, landscaping as a design element will play the key role in creating and conveying the overall character of Koll Center North Creek as a "parklike" working environment. The purpose then, of these landscape design guidelines, is to provide design criteria which will help to insure that Koll Center North Creek achieves an image that is distinctive, clearly understandable, and unified. 5.1 INTRODUCTION TO THE KOLL CENTER NORTH CREEK LANDSCAPE CONCEPT As a part of the Koll Center North Creek master plan, a Master Landscape Plan has been conceived to organize, unify and create a distinctive character for the whole of Koll Center North Creek. The Master Landscape Plan recognizes that Koll Center North Creek consists of three prominent zones, namely the streetscape zone,7the interior zone, and the greenbelt zone. An understanding of the nature of these three zones is important to understanding the landscape design guidelines and their intent. 5.1.1 Streetscape Zone The streetscape zone is the primary image setting zone and includes all arterial and collector roads. All improvements within this corridor will have the greatest degree of control. Attributes within this zone include: 1. The Landscape Buffer. This streetside curb and extends feet along all arterial and elements include sidewalks, lighting, project signing, entries. area begins at the back of the inward for a distance of 25 collector roads. Common planting, irrigation, street landscape grading, and project 2. Street Median. Within North Creek Parkway there is a 20' foot wide median with spaced intersections. The median includes planting and irrigation. 5.1.2 Streetscape Zone Design Concept The streetscape has two types of image roads, the perimeter and boulevard corridors. Perimeter Corridors There are two perimeter routes: N.E. 195th Street and 120th Avenue N.E. These streets serve to define the project boundaries. Planting along the edges will be predominantly double rows of mixed conifers and deciduous trees placed on a landscaped berm. The spacing will allow visual penetrations into individual sites. The mixed groves will provide the overall project with a dramatic green skyline as well as serving as baffles from winds. They should recall the wilderness settings of Washington. Individual project entries will punctuate these groves providing highlighted corporate indentification. The overall Koll Center North Creek entry monuments will be provided along N.E. 195th St. Boulevard Corridor North Creek Parkway will serve as the project's "theme road". It runs in a curved fashion crossing North Creek at 5.1.2 Streetscape Zone Design Concept (Continued) two locations. Plantings along the edges of North Creek Parkway will be informal masses of conifers and deciduous trees. The medians are to be planted with masses of conifers punctuated at intersections with flowering trees. A bermed walkway will meander along the street edges providing an added dimension to the overall Koll Center North Creek streetscape scene. 5.1.3 Interior Zone The interior zone encompasses all exterior elements from the back edge of the 25 foot setback from the street-fronting property line to the building walls. This zone is subject to the needs of each individual tenant and thus is meant to have a greater degree of flexibility than the streetscape zone. Common concerns within this zone include: parking lot arrangements and landscaping, site lighting, regulatory and directional signing, and service area screening. 5.1.4 Interior Zone Design Concept It is intended that the interior zone of Koll Center North Creek recall the informal grove-like character existing in pastoral areas of Western Washington. Parking lots are to be planted in informal patterns with conifer and deciduous canopy trees. Subtle light levels, restrained graphics and screening of service areas will all contribute to reinforcing the Koll Center North Creek landscape design concept. 5.1.5 Greenbelt Zone The greenbelt zone is divided into two areas, the slope along I-405 and the flood plain area including North Creek. Each area within this zone has specific landscaping requirements. Common concerns within this zone include: parking lot arranaements and landscaping, site lighting, regulatory and directional signing, service area screening, recreational activities, and riparian and wildlife habitat. 5.1.6 Greenbelt Zone Design Concept It is intended that the greenbelt zone landscaping recall the native settings that exist in the hills and valleys surrounding Koll Center North Creek. Interior zone landscaping bordering greenbelt zones will reflect that native character, creating a compatible transition between zones. 5.2 LANDSCAPE DESIGN GUIDELINES 5.2.1 Landscape Installation and Maintenance 1. North Creek Associates will form a "maintenance association district", which will enter into a maintenance agreement to maintain the Landscape Buffer. Landscape maintenance will be paid for through maintenance Association District revenues (See Sections 1.10 and 5.6 of the CC&R's for further obligations to be funded through the Maintenance Association District.). 2. The first 25 feet of landscape improvements from the back of the streetside curb and extending inward will be installed by North Creek Associates. The remaining distance to the back edge of the 25 foot street-front setback will be landscaped by each property owner to match the existing 25 foot Landscape Buffer. 3. The 25 foot Landscape Buffer landscaping and irrigation will be installed as a continuous linear system. Demolition of this system at vehicular access points will be necessary during the process of the access drive installation. It is the responsibility of the property owner to maintain the flow of the irrigation system during construction, and to re-establish the planting, grading and final irriga- tion layout that has been altered. 4. Specific locations or limitation for vehicular access points shall be as described in Access and Drive Location Guidelines, Section 3.8. 5.2.2 Maintenance of Unimproved Sites 1. Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the property owner. Weeds, brush, and trash will be 5.2.2 Maintenance of Unimproved Sites (Continued) removed twice a year; once in the spring and once in the fall. North Creek Associates and its representatives have the right to perform the necessary maintenance and charge the individual tenant or property owner as necessary. 5.2.3 Landscape Coverage 1. A minimum of 248 of the area within the property lines of a clean, light industrial development site and 338 of the area within the property lines for other uses shall be devoted to landscape materials unless otherwise approved in writing by North Creek Associates. Landscape areas over the required minimum of 248 may be included as lawn. 5.2.4 Street Frontage Zone Design Guidelines (See also Street Setback Guidelines, Section 3.4) 5.2.4a Definition of Street Frontage Zone 1. The street frontage zone is defined as that portion of the site which fronts on the Landscape Buffer and/or is visible from the street. 5.2.4b Specific Design Limitation Within the Street r--_?,-- 1. Grading: Finish grading for each site shall meet the existing grade at the Landscape Buffer boundary. Transition slope in this zone shall not exceed 3:1. 2. Service Areas: Service areas within this zone are to be enclosed with solid walls and screened with the appropriate landscape materials. 3. Parking: Surface parking areas within the street frontage zone shall be at least 3 feet below the top elevation (crest) of berms within the Landscape Buffer. 5.2.4 Street Frontage Zone Design Guidelines (Continued) 4. Screening Shrubs: Shrubs, in combination with walls, have been selected to aid in eye level screening of service areas. The shrubs should be planted at a size to achieve height and width as indicated below within a three year period from the date of installation; shrub size in three years: 4 feet to 5 feet in height, 5 feet width and minimum spacing at planting of 3 feet on center. 5.2.5 Parking Lot Landscape Requirements 1. The perimeter of all parking areas shall be landscaped with solid screen evergreen plant material 4 feet high so as to screen such areas from view from adjacent streets and freeways. Landscaped earth berms at least 3 feet high may substitute for the solid screen planting; provided that if the parking area is located within 200 feet of the ordinary high-water mark of North Creek, additional landscaping will be placed so that the total height of the landscaping is four feet or more. 2. If an outdoor parking area contains 15 or more parking stalls, not less than 6% of the interior of such area shall be landscaped. The use of landscaped earth berms to accomplish such landscaping is encouraged. Strips between parking bays shall also be landscaped with appropriate ground cover and deciduous trees. 3. The landscaping used on parking lots located within 200 feet of the ordinary high-water mark of North Creek shall be configured to shield the North Creek setback area from noise and glare from the parking lot. 5.2.5a Tree Plantinq Requirements 1. A minimum of one 1 1/2 inch to 1 3/4 inch (trunk diameter) interior tree is required per each 12 parking stalls. Trees must be placed in the immediate vicinity of parking stalls; credit will not be given for perimeter edge and tree plantings. 5.2.5a Tree Planting Requirements (continued) 2. Tree wells and planter areas within paved parking areas shall provide a minumum 5 foot clear planting space. 3. Tree well and planting edge curbs should be used in lieu of wheel stops. 5.2.5b Parking and Pedestrian Circulation 1. Parking location and layout should facilitate easy and safe pedestrian circulation. 2. If the parking layout is one or two rows deep, walking space with a minimum width of 4 feet between stalls should be provided at key locations. 3. If parking lots exceed two rows in depth, the alignment of the aisles should be in the direction of the pedestrian movement. 5.2.5c Parkinq Lot Plant Material List 1. A single species tree can be used for each parking compound. The tree species may be the same in separated parking compounds. 2. The tree species is to be selected to fit the climatic and horticultural conditions at Koll Center North Creek. Species selection is subject to review by the Design Review Committee. 5.2.6 Vehicular Access Drive Design Guidelines 5.2.6a Location Criteria 1. Major access drives are to be located as described in Access and Drive Location Guidelines, Section 3.8. These locations are based upon median locations and left turn pockets as constructed in the peripheral road system. 5.2.6a Location Criteria (Continued) 2. Access should be located by the individual property owner according to City of Bothell standards. 5.2.6b Limited Use Area at Primary and Secondary Access DrivPs 1. The limited use area is defined as the area extending 10 feet on either side of an access drive and in that area the first 10 feet extending in from the curbline of the public street. 2. All objects higher than 42 inches above the top of the curb at the access drive curb opening, including but not limited to, shrubs, trees, signs, and earth berms shall be located outside of the limited use area. 5.2.7 Guidelines for Interior Property Lines and Landscape Areas 5.2.7a Side and Rear Yard Requirements 1. A 5 foot minimum planting strip is to be provided continuously along and adjacent to all interior property lines, unless otherwise approved in writing by North Creek Associates. 2. All site drainage shall be directed'away from the 5 foot zone. Drainage within the 5 foot zone may flow to an adjacent property. 3. A maximum slope of 2:1 is allowed within the 5 foot planting zone. A 1 foot minimum flat transition shall be provided at the top and bottom of all slopes within this zone. 4. Where two properties adjoin, there shall be a total of a 10 foot zone created by the two 5 foot required landscape planting strips on each side of the property line. 5.2.7a Side and Rear Yard Requirements (Continued) 5. No walls or fences exceeding 30 inches in height shall be permitted within a required 5 foot planting zone. Walls or fences separating adjoining parcels may be permitted when located at the property line. 5.2.7b Side and Rear Yard Landscape Requirements 1. Either shrubs and/or tree plantings as specified below shall be required in the 5 foot zone. Where two properties adjoin, the first property owner to receive plan approval shall be required to plant shrubs and/or trees. The second property owner then must plant shrubs and/or trees in a manner that complements the plantings of the first property owner and results in a mixture of trees and shrubs in the 10 foot zone created by the adjoining 5 foot zones. 5.2.7c Plant ee 1. Informal groupings of conifer trees not less than 6 feet in height with appropriate ground cover will be required. The number of groupings shall be equal to the property line length divided by 20, and ground cover should be spaced to cover the ground surface in 3 years. Additionally, individual property owners shall be required to provide an additional 15 feet of landscaping to provide a minimum 25 foot landscaping area along the north property line of Koll Center North Creek as part of individual landscaping plans required with Certificates of Zoning Compliance. 5.2.7d Planting Material List - Interior Property Lines The following plant materials are required as 'a minimum: 1. Trees - Deciduous 1 1/2 inch to 20 feet on center, or a mixture feet from curb or 1 foot from t 2. Shrubs - 12 inches to 15 inches center, located 3 feet from the feet from the curb. 1 3/4 inch in caliper, thereof, located 4 ie property line. in height, 3 feet on property line or 2 5.2.7d Planting Material List - Interic on 3. Groundcover - 24 inches on center covering all ground surfaces. 5.2.7e Planting and Irrigation Details and Specifications 1. All planting and irrigation details and specifications shall conform to City of Bothell design standards. 5.2.8 Landscape Guidelines for Greenbelt Zone 5.2.8a Plantina Requirements in Greenbelt Area Along I-405 1. Informal groupings of conifer trees not less than 6 feet in height with appropriate groundcover will be required. The number of groupings shall be equal to the property line length divided by 20, and ground- cover should be spaced to cover the ground surface in 3 years. 5.2.8b Planting Requirements for Floodplain and North 1. Slope all planting zones to drain away from adjacent floodplain and stream greenbelt areas at a maximum 3:1 slope. 2. All planting zones bordering greenbelt areas shall reflect the character of that area. Use similar plant species and design composition to be compatible with the riparian greenbelt. 3. Plant Material Size - minimum 1 1/2 inch to trees shall be a mini shall be a minimum 12 and groundcover shall surface in 3 years. Deciduous 1 3/4 inc num 6 feet inches to be spaced trees shall have a z caliper; conifer in height, shrubs 15 inches in spread, to cover ground 4. Plant Material List--North Creek Associates shall supply a list of acceptable species of plants for planting in the Riparian Vegetation Easement, as shown on the final plat for Koll Center North Creek. 6.0 SIGN GUIDELINES. Objectives 1. To allow sufficient, though not excessive, business identification devices so that the name of each business locating in Koll Center North Creek is clearly and individually associated with the facilities it occupies, when viewed by motorists passing by on fronting streets. 2. To prohibit signs and business identification devices from being used for advertising of any kind including, but not limited to, advertising of products, services, or job openings. 3. To allow on each lot sufficient, though not excessive, informational, directional, and traffic control signing for convenient and efficient operation. 4. To have all informational, vehicular control, and temporary signing be uniform in design, size, height, color, material and typography. To permit sufficient, though not excessive, temporary signing including identification of the future occupant, the design consultants, the general contractor, lending institutions, sales or leasing agents, and the building product to be offered. 6. To insure that signing and identification devices do not, because of their height, location or design, contribute to a decrease in the safety and efficiency of traffic flows in fronting streets. 6.0 SIGN GUIDELINES (Continued) 7. To insure tenant and building signs are compatible and in scale with their surroundings. To insure compliance with Section 17.25.210 of the Bothell Municipal Code and the Bothell Shorelines Master Program. Guidelines Sign,Submittals: 1. An overall sign program including any (1) detached business identification signs, (2) building mounted business or building identification signs, (3) temporary signs, and (4) informational and vehicular control signs shall be submitted as part of the construction document submittal, as described in Section 2.4, to the Koll Center North Creek Design Review Committee. 2. No more than two detached business identification signs shall be permitted on each street frontage of a lot, but North Creek Associates may, in its sole discretion, approve fewer signs. 3. No detached business identification sign shall exceed a sign area which is the lesser of 50 square feet or the maximum sign area permitted by the local governing authority. Detached signs located within 200 feet of the ordinary high-water mark of North Creek may not exceed 30 square feet in area. The sign area is defined as the area of the surface or surfaces which displays letters or -symbols identifying the business or businesses occupying the site, or when the sign is of free-standing letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. The sign area shall not include the base or pedestal to which the sign is mounted. All detached business identification signs shall be permanent "ground hugger" type signs and shall not exceed a height of 5 feet above the underlying finish grade otherwise approved in writing by North Creek Associates. 6.0 SIGN GUIDELINES (Continued) 5. All detached business identification signs shall be of such materials and design to be compatible with and complemen- tary to the on-site design concept as well as landscape and physical design features. 6. Illumination - Detached business identification signs may be illuminated by continuous and uniform internal illumina- tion, backlighting, or ground lighting. No flashing or moving lights or animated signs will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of 20 feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive. 7. Location - Detached business identification signs must be located within 20 feet of a fronting street and the access drive, but shall not exceed 30 inches in height when located in the first 10 feet adjacent to the access drive closest to the street. Off-premise commercial signs are prohibited. 8. All signs located within 200 feet of the ordinary high- water mark of North Creek shall conform to all applicable use regulations contained in the Bothell Shoreline Master Program. Buildinq Mounted Business or Building Identification Signs: 1. Building mounted business or building identification signs shall be-limited to the display of the building name or the name and/or symbol of the business occupying the site. No message or advertising of any kind including, but not limited to the advertising of products, services or job openings shall be permitted. 2. No more than one building mounted sign shall be permitted for each street frontage of a development parcel. 3. Business or building identification signs may be mounted to any vertical surface of a building or building associated 6.0 SIGN GUIDELINES (Continued) wall provided such signs appear as an integral part of the overall architecture and site design concept. The sign area of building mounted business or building identification signs may not exceed the lesser of 200 square feet or the maximum building mounted sign area permitted by the local governing authority. Furthermore, building mounted business or building indentification signs located within 200 feet of the ordinary high-water mark of North Creek may not be of greater area than 10% of the building's facade area. The building mounted sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site or when the sign is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. 5. Building mounted business or building located higher than the height of the maximum height permitted by the local but North Creek Associates shall have the height of such signs to a lower h determines. signs shall not be building or the governing authority, the right to restrict eight if it. so 6. Building mounted business or building identification signs may be illuminated by internal illumination or backlighting provided that the color and intensity of such lighting appears as an integral part of the overall architectural and site'design concept. No sign illumination shall cast a glare which will be visible from any street or access drive. No flashing or moving lights or animated signs will be permitted...- Information and Vehicular Control Signs 1. All informational and vehicular control signs shall be of uniform design using Mathews Architectural Division's Post & Panel Assembly 1 system or a sign system of equal design which is specifically approved in writing by North Creek Associates. Both posts and panels shall have a durable black finish. All lettering shall be Helvetica Medium, white in color. Red and yellow may be used for stop and yield signs respectively. 6.0 SIGN GUIDELINES (Continued) 2. No informational or vehicular control signs shall have a panel face which exceeds 5 square feet in area per side. 3. No business name, symbol, or advertising of any sort shall be permitted on any informational or vehicular control sign. 4. No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade, unless otherwise required by ordinances or regulations of the City of Bothell or North Creek Associates. 5. No informational or vehicular control sign shall be located so as to reduce the safe flow of vehicles or pedestrians. 6. No informational or vehicular control sign shall be internally illuminated or illuminated from the ground. Temporary Signs 1. Only one temporary development sign plus one financing sign shall be permitted per development parcel. No additional individual signs shall be permitted. North Creek Associates or its representatives have the right to remove unpermitted signs and charge the individual tenant or property owner the cost of such removal. 2. Temporary development signs shall be of a uniform size, area, height, color, and design and shall, at a minimum, identify Koll Center North Creek and the business or company developing the parcel. The remaining sign area shall be limited to identification of the following and no other information: a. a concise identification of the nature of the development b. the projected date of completion c. the construction lender d. the real estate brokerage firm e. the general contractor 6.0 SIGN GUIDELINES (Continued) f. the architect g. the structural engineer h. the civil engineer i. the mechanical engineer j. the electrical engineer k. the landscape architect 3. No temporary development sign shall be located so as to reduce the safe flow of vehicles and pedestrians. 4. All temporary development signs shall be removed at occupancy. 7.0 LIGHTING GUIDELINES. Objectives 1. To have on-site lighting contribute to the safe and efficient use of a development site 2. To have on-site lighting contribute to site security 3. To have on-site lighting complement and reinforce the architecture and site design character 4. To have on-site parking lot lighting fixtures and illumina- tion levels be consistent throughout Koll Center North Creek 5. To prevent on-site lighting from casting glare onto adjacent lots 6. To prevent on-site lighting from casting glare onto adjacent streets in such a manner as to decrease the safety of vehicular movement 7. To encourage lighting design that is in conformance with energy saving guidelines Guidelines 1. All lighting potentially visible from an adjacent street except bollard lighting less than 42 inches high, shall be indirect or shall incorporate a full cut off shield type fixture. 7.0 LIGHTING GUIDELINES (Continued) 2. Parking areas, access drives, and internal vehicular circulation areas -- All parking lot lighting fixtures shall be zero cutoff McPhilben - 17SA series or a fixture of similar "shoe box" type design mounted at 18' - 0" atop a square metal pole. Both the fixture and pole are to have a durable black finish. The light source shall be 150 watt color corrected high pressure sodium. The parking lot illumination level shall achieve a uniformity ratio of 3 to 1 foot candle and a minimum .3 foot candle. 3. Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area. The light source should be not visible from the street or the adjacent hillside. 4. Building illumination and architectural lighting shall be indirect in character. (No light source visible). Indirect wall lighting or "wall washing" overhead down lighting, or interior illumination which spills outside is encouraged. Architectural lighting should articulate and animate the particular building design as well as provide the required functional lighting for safety and clarity of pedestrian movement. 5. Pedestrian walk and area lighting is segmented into two zones. 1. The first zone is pedestrian area lighting. This is for-outdoor pedestrian use areas such as courtyards, entrv ways, etc. Pedestrian lighting should achieve a uniformity ratio of 3.5 to 1 average to minimum, with an average illumination of .60 foot candles and a minimum of .18 foot candles. 2. The second zone is pedestrian walk lighting where point to point lighting is acceptable with no specific illumination levels required. The main emphasis in this zone should be to clearly identify the pedestrian walkway and direction of travel. 7.0 LIGHTING GUIDELINES (Continued) 6. All lighting shall be desiqned so that whenever possible, the light source is not visible from the North Creek Greenbelt area. 8.0 ENERGY GUIDELINES. Objectives 1. To have compact buildings which result in the lowest wall to floor ratio. 2. To keep roof and ceiling heights to a minimum thereby reducing building volume. 3. To utilize roof insulation to reduce heat loss and solar gain. 4. To encourage energy management systems to limit heating and electrical demand by reducing loads on a priority basis. 5. To utilize directional skylights to provide natural light in appropriate areas, thereby reducing artificial lighting requirements during daylight hours. 6. To use artificial lighting utilizing low energy systems to provide more light for a given amount of energy. 7. -To utilize locally produced building materials wherever practicable. 8. To encourage jointly used parking areas to reduce the number of lights required in the parking areas without sacrificing safety requirements. 9. To maintain heating, ventilating, air conditioning and lighting systems to ensure efficient operation. 8.0 ENERGY GUIDELINES (Continued) 10. To encourage passive or active solar systems. 11. To have pedestrian/bicycle linkages to adjacent residential areas to encourage non-motorized commuting. Guidelines 1. All developments in Koll Center North Creek are encouraged to incorporate and to accomplish as many of the objectives set forth in this section as possible. 2. All developments shall provide linkage access to the pedestrian/bicycle way along North Creek Parkway, N.E. 195th Street, and 120th Ave. N.E. 3. All applicants shall submit plans, in conjunction with the Master Plan and/or Schematic Plan submittals required by Sections 2.1 and 2.2, showing their proposed linkage to the pedestrian/bicycle way. 4624P