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HomeMy WebLinkAboutPRE21-000328 (IM Blue Origin R&D Facility) Meeting SummaryPREAPPLICATION MEETING FOR Blue Origin R&D Facility 1415 Maple Ave SW, Renton, WA 98057 PRE21-000328 CITY OF RENTON Department of Community & Economic Development Planning Division September 9, 2021 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE:September 9, 2021 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Blue Origin Laboratory 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are currently applicable at the rate of $0.15 per square foot of the new Conex lab building and all new mezzanine spaces. This fee is paid at time of building permit issuance. 3. All areas shall be compliant with hazardous material storage per the fire code. An approved hazardous material inventory statement shall be completed and reviewed prior to any building permit issuance. Use of fire department form or equivalent shall be submitted. This can be submitted ahead of the building permit submittal to help shorten plan review time frame if desired. All required hazardous material warning signage shall be installed per the fire code. 4. Fire sprinkler, fire suppression and fire alarm systems shall be updated for any walls, ceilings or structures built inside the existing building. Separate plans and permits are required to be submitted to the fire department for review and permitting for all systems. 5. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. Any proposed automatic gating system may be installed if it meets all fire department specifications. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 9, 2021 TO:Clark Close, Planner FROM:Scott Warlick, Engineer specialist III, Plan Review SUBJECT:Blue Origin R&D Facility Pre-App 1415 Maple Ave SW PRE21-000328 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3340403805. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. 2. The static water pressure is approximately 75 psi at ground elevation of 24 feet. 3. The site is located outside the City's Wellfield Capture Zones. 4. There is an existing 10-inch City water main located on the property, on the north side of the existing building, that can deliver a maximum capacity of 3,500 gallons per minute (gpm) - see Water Project No. WTR-2702053. There are 12-inch water mains in Lind Ave SW and in Maple Ave SW that can deliver 5,000 gpm (see plan no. W-0917 and W-0104). 5. There are existing water services to the subject property: 8-inch Fire sprinkler service, Facility ID No. MTR-005143, with an 8-inch DCDA backflow prevention assembly located in an underground vault on the north side of the building. 2-inch domestic water meter, Facility ID No. MTR-004402. 2-inch irrigation water meter, Facility ID No. MTR-000104 with a 1-inch DCVA. 6. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional water service to the property. Blue Origin R&D Facility – PRE21-000328 Page 2 of 4 September 9, 2021 SEWER COMMENTS 1. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional sewer service to the property. STORM DRAINAGE COMMENTS 1. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the Black River drainage basin. 2. Based on the review of project information submitted for the pre-application meeting, drainage review will not be required. TRANSPORTATION/STREET COMMENTS 1. Per City code 4-6-060 frontage improvements are required for new construction or addition in excess of $150,000. The proposed project fronts Maple Ave SW to the east. To meet the City’s complete street standards for commercial-mixed use and industrial Access streets, a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 20 foot paved road (10 feet each side), an 8 foot parking lane, a 0.5 foot curb, an 8 foot planting strip, and a 6 foot sidewalk. 2. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. 3. Transportation impact fees are assessed based on the net new PM Peak trips or more specifically the impact fee accounts for the proposed use and a credit for the existing tenant space is given. If the calculated fee results in a negative number, the fee will be waived and no refund will be given. The calculated transportation impact fee is due at the time of building permit issuance. a. The building is currently being used as a warehouse which has a traffic impact fee of $2.57 per sqft based on the City’s current fee schedule. b. The proposed Research and Development Facility use is not currently identified as a use on the City’s current fee schedule, therefore the applicant may either provide a proposed traffic impact fee by performing a Trip Cost Analysis as defined and permitted by RMC 4- 1-190.H or the City will perform the analysis on the applicant’s behalf. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. Blue Origin R&D Facility – PRE21-000328 Page 3 of 4 September 9, 2021 b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2021 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000328 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE OF MEETING:September 9, 2021 TO:Pre-Application File No. PRE21-000328 FROM:Clark H. Close, Senior Planner SUBJECT:Blue Origin R&D Facility – 1415 Maple Ave SW General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The applicant is proposing tenant improvements to transform an existing warehouse building into a research and development (R&D) facility at 1415 Maple Ave SW (APN 3340403805). Site improvements include the creation of four (4) enclosed laboratory rooms (chemistry lab, clean room, dark room, and avionics room) within the existing warehouse totaling 12,000 square feet, construction of a mezzanine above the laboratory rooms, and a new laboratory use contained in a Conex container within the parking lot. Some key project additions to the site include the following: a) mechanical units to condition the building warehouse space; b) epoxy flooring; c) fire suppression system for the avionics lab, d) mechanical, electrical, plumbing, and fire protection work; e) secure perimeter fencing; f) security cameras; g) access controls; and g) repair or replace exterior gate automation. The project site is located on a 1.88-acre lot in the Medium Industrial (IM) zone and the site is accessed from Maple Ave SW. According to City of Renton (COR) Maps, the site contains high seismic hazards throughout and regulated slopes along the northern property line. Current Use: The property is currently developed with an existing warehouse that was built in 1992. According to the submitted site plan, the size of the existing industrial facility is 37,218 square feet (32,717 warehouse, 2,290 first floor office, and 2,211 second floor office). According to King County Department of Assessments, the present use of the property is high tech/high flex manufacturing. Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use designation and the Medium Industrial Zone (IM) zoning classification. The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely Blue Origin R&D Facility, PRE21-000328 Page 2 of 6 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000328 contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. Laboratories (research, development and testing) are permitted outright in the IM zone. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). Density – N/A. No dwelling units are proposed to the existing lot. Minimum Lot Size, Width and Depth – The minimum lot size for lots created after September 1, 1985 is 35,000 square feet. No new lots are proposed. Building Coverage – For the IM zone, there is no maximum lot coverage for buildings. The applicant is proposing to add a laboratory contained in a Conex container within the existing parking lot near the north property line. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Minimum setback requirements in the IM zone are as follows: 20 feet for principal arterial streets or 15 feet for other streets (except 50 feet is required if a lot is adjacent to or abutting a lot zoned residential) for front and secondary front yards, 10 feet landscaped setback from the freeway frontage, no rear yard or side yard except 50 feet if lot is adjacent to or abutting a lot zoned residential. Based on the site plan submitted with the pre-application materials, the applicant is proposing to add a new Conex container approximately 11 feet (11’) from the north property line along I-405 and approximately 61’-6” from Lind Ave SW. A minimum 15-foot (15’) street setback would be required to comply with the minimum street setback requirement for abutting streets (I-405, Lind Ave SW and Maple Ave SW). Building Height – There is no maximum building height in the IM zone. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The submitted materials did not identify a height for the proposed Conex container. A standard Conex box is 8.5 feet tall. Building height from grade would need to be identified on any building permit and land use application materials. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4- 4-095 for specific requirements. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a Tree Retention/Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Landscaping: Compliance with landscaping standards is required for all new buildings. All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Blue Origin R&D Facility, PRE21-000328 Page 3 of 6 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000328 Surface parking lots with 15-50 parking spaces are required to provide 15 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter parking lot landscaping is required, as specified below: Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. The applicant is proposing to add fencing to secure the perimeter of the site. The project proposal will need to demonstrate compliance with landscaping requirements at land use permit review and building permit review. A conceptual landscape plan meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. Refuse and recycling areas would need to be identified on any land use application or building permit materials. Blue Origin R&D Facility, PRE21-000328 Page 4 of 6 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000328 Fences/Retaining Walls: A fence taller than seven feet (7') shall require a building permit or a written exemption from the Building Official. A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall height), shall require a building permit. In commercial, industrial, or other similar uses, the maximum height of any fence, hedge or retaining wall shall be eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. However, fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision areas. New fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three- foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. The applicant is proposing to add secure perimeter fencing, access controls, and repair or replace exterior gate automation. A conceptual landscape plan with fencing details shall be submitted at the time of land use application. Parking: Based on current code, new buildings trigger compliance with all parking regulations (RMC 4-4- 080). All changes to parking lots, loading areas, or driveways shall comply with the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Industrial/Storage Activities parking ratios: Use Number of Required Spaces Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: A minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). New parking stalls must comply with current dimensional requirements. See RMC 4-4-080 for more details. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The project proposal will need to demonstrate compliance with the parking requirements at land use permit review and building permit review. A vehicle parking analysis would need to be provided as part of the land use permit for review and approval by the Planning Division Project Manager. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. There shall be no more than one driveway for each one hundred sixty-five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty-five feet (165') of additional street frontage another driveway may be permitted. Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent (40%) of the street frontage. The width of any commercial driveway shall not exceed thirty feet (30’). Access to the site would not change as a Blue Origin R&D Facility, PRE21-000328 Page 5 of 6 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000328 result of the project. Access to the site is provide via the existing driveway and access points from Maple Ave SW. Lighting: If any addition or replacement of light fixtures is proposed, a detailed lighting plan and analysis is required as part of the building permit submittal. The lighting plan shall meet the lighting standards of the code (RMC 4-4-075). Critical Areas: According to City of Renton (COR) Maps, the site contains high seismic hazards throughout and regulated slopes along the northern property line. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to site development work or building improvements. Environmental Review: Environmental (SEPA) Review would be required due to the project being a change of use in a building larger than 4,000 square feet and the additional square footage of the mezzanine and Conex fuel cell test lab building. Environmental determinations are made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. Permit Requirements: Administrative Site plan review is required for all development within the Employment Area (EA) designation. A Site Plan Review application, and environmental checklist are reviewed concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The 2021 Administrative Site Plan Review application fee is $2,700. The application fee for SEPA Review (Environmental Checklist) is $1,600. Any modification requests to code standards are $260 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the Site Plan Review submittal checklist and other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Site Plan (Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be assessed per the City’s fee schedule and Blue Origin R&D Facility, PRE21-000328 Page 6 of 6 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000328 payable prior to building permit issuance. For information purposes only, the 2021 impact fees are as follows: Fire Impact Fee would be assessed at 0.15 per square foot of the new Conex lab building and all new mezzanine spaces; and Transportation Impact Fee would be assessed at per square foot based on a determination by the Development Engineering Manager. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the responsibility of the applicant to monitor the expiration date(s). This document and any attachments hereto may contain information subject to United States export control laws, and which may not be exported from the United States, or otherwise released or disclosed to foreign nationals inside or outside the United States, without first obtaining an export license from the U.S. Government under the International Traffic in Arms Regulations (ITAR) and/or the Export Administration Regulations (EAR). Violation of U.S. export controls is subject to imprisonment and/or fine. INFORMATION SUBJECT TO EXPORT CONTROL LAWS Blue Origin proprietary information is disclosed herein. By accepting this document recipient agrees that neither this document and any attachments, nor the information disclosed herein, nor any part thereof shall be reproduced or transferred to other documents, or used or disclosed to others for any purpose except as specifically authorized in writing by Blue Origin. NOTICE OF PROPRIETARY INFORMATION 52442 E N GSSIAONL TGNTSFOPRS R EGIE D IRTE E WFO TAE I N SAH EERONJAMESW O ODARDE D W A RD Architects Engineers, Inc. www.brph.com Copyright © 2021 5700 North Harbor City Blvd | Suite 400 Melbourne | Florida | 32940 T 321-254-7666 | F 321-259-4703 State of Washington Certificate of Authorization Board of Architecture License No. 603235512 Board of Professional Engineers License No. 3137 These plans are protected by Federal Copyright protection. Unauthorized use may result in an infringement action. Offices in Melbourne, Orlando, Boca Raton, Atlanta, Lynnwood, Charleston and Huntsville DOCUMENT HISTORY DRAWING NO. TITLE PROJECT NUMBER DRAWN BY DESIGNED BY ARCH/ENGR OF RECORD DATE ISSUE FOR CONSTRUCTION 54321 6 A B C D E When this item has been electronically signed and sealed by the licensed professional named above using a digital signature and date, the signature must be verified on any electronic copies. Printed copies of this document are not considered signed and sealed. 30x42 - 12/15/20 copyright 2021 BLUE ORIGIN PROPRIETARY AND CONFIDENTIALU:\Revit ProjectFiles\2020\C07777001_MP_2020_CENTRAL_jmcdaniels.rvt3/12/2021 1:18:24 PMFUEL CELL TEST LAB PHASE 1J. SANDS M. YEATTS KENT, WABLUE ORIGINC07777.011 MP-901 03/12/21 ISOMETRIC JAMES E WOODARD WA PE NO 52442 1 ISOMETRIC NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION