Tenant Improvement Design

Bloodworks Renton Center Tenant Improvement

Bloodworks is a leading blood products non-profit, headquartered in Seattle. They provide a critical source of blood for patients needing transfusions. They also provide blood research with their Washington Center for Bleeding Disorders.One critical function is blood donation. Bloodworks opened a new donor center in Renton Washington, with eleven beds for donors. The facility also has training rooms for new phlebotomists.

New colors and finishes were selected for this facility that will be the standard for new and remodeled centers.

Bloodworks Renton Donor Center Lightened
Image by SABArchitects
Amazon Midtown 21 Office Tenant improvement

Amazon had leased a new, unoccupied, 21-story class-A building in downtown Seattle called Midtown-21. The office space was 365,000 square feet. SABArchitects was the architect of record. Hazelrigs Architecture provided production management for multiple deliverables of up to 200 sheets in seven weeks.The building was an opportunity to reconfigure departments, and had three conference floors. Amazon set a theme for the building and for each floor.

Midtown 21
Image by Union Investment Properties
Department of Homeland Security Office Tenant Improvement
The federal government planned two projects in the Department of Homeland Security building in Tukwila, Washington. One was the Customs and Immigration Services Group (CIS) in 3,900 square feet. The other was for the US Immigrations and Customs Enforcement (ICE) Office of the Chief Information Officer in 3,500 square feet. The design was guided by the General Services Administration documentation and requirements.
Dshs Building Closeup
Department of Homeland Security Building
Kenmore Aero Services Terminal Design
A terminal was created by renovating a small, 2-story plane hangar at the Kenmore Aero Services Boeing lease lot in Seattle. The project required compliance with zoning, existing building and fire codes, and FAA regulations. It was a change of use so energy and structural renovations as well as zoning compliance were required. Engineering consultants were brought in, including traffic planning and Geotech for the planning and design phases.
Kenmore Terminal Rendering Anita
Image by Anita Lehmann
Humble Wine Vine Retail Tenant Improvement
Humble Vine Wine in Burien Washington says of itself, “a super rad wine bar that has a cozy, comfy, neighborhood vibe that welcomes everyone for great service, wines and conversation.” Hazelrigs Architecture worked with the owner, from the initial retail store to the wine bar it is now, providing design and permitting.
Humble Vine
Humble Vine Project

Facility Planning, Code Research, and Site Design

Kenmore Aero Services Lease Lot Site Planning
The Kenmore Aero Services Lease Lot project included site planning and entitlement for the capital development of a lease lot at Boeing Field in Seattle. A fuel depot and four new buildings and were planned; a Flight Base Operator (FBO), a terminal, and two jet aircraft hangars. The project required compliance with zoning, building, existing buildings, and fire codes, NFPA, and FAA regulations. Engineering consultants, including traffic planning and Geotech, were brought in for pre-design services.
Alpha 10 Site
Kenmore Aero Services Site Plan
Digital Controls, Inc Facility Planning
Digital Controls, in Renton, Washington, makes sensors for underground boring equipment. They wanted to expand into the whole floor. In pre-design Hazelrigs Architecture prepared an as-built layout, and developed a work-flow analysis working intensively with each of nine groups. From those, a detailed facility program with a three-year forward look, was developed. Equipment was documented and clearances for electromagnetic pieces established. Working with eight functional groups, a space plan was iteratively developed, reviewing each groups desired layouts with the adjacent groups to result in an optimum layout.
Dci Space Plan
DCI Space Plan
Dog Kennel Code Research
A dog kennel owner in rural King County Washington had begun construction without a permit, so needed an “Already Built Construction” permit. Because some of the construction didn’t meet code, research was required to justify the built condition. One key condition was the width of a walkway that was less than the building code allowed. Among the nine codes reviewed, five codes provided a reasonable basis for allowing the walkway width; 2018 IBC, NFPA 101-18 Life Safety Code, NFPA 150-90 Standard on Fire and Life Safety in Animal Housing Facilities, OSHA Standards – 29 CR, and WAC 296-800, 1910, which provided a basis of intent in supporting codes to justify the walkway.

Dog Kennel 2

Permit Facilitation

Overlake School Conditional Use Permit

The Overlake School in Redmond Washington is a private 5th through 12th school in rural Redmond Washington. They were planning new buildings, fields, parking lots, and road improvements throughout the site. The King County permitting department required a Conditional Use Permit that encompassed all the foreseeable projects on campus.The campus is constrained by critical areas throughout the site, imposing building setbacks that determined where the buildings and site developments could be placed.

Hazelrigs Architecture assisted the school’s owner’s rep, Alliance Construction Management, to create the Conditional Use Permit application, shepherding it through the King County permitting department. The planning process began in 2013 and the CUP was approved in 2018.

Overlake School Campus Cup Sm
The Overlake School Campus
Overlake School New Buildings Permitting Management
The Overlake School in Redmond Washington is a private 5th through 12th school in rural Redmond Washington. They were building two new buildings that had been designed by Mithun Architects in Seattle. Hazelrigs Architecture assisted the school’s owner’s rep, Alliance Construction Management, for permit submittals such as building, demolition, grading, health, critical areas, and a campus-wide septic upgrade permit. They worked with the septic designer to create a campus-wide system plan, and managed the state permitting. Modular classrooms had separate permits. The Conditional Use Permit had strict dates to meet for permit submittal, issuance, and closeout. Permitting, including re-submittals and split submittals, took a full year to complete.
Overlake New Buildings
The Overlake School New Classrooms
Dog Kennel ABC Building Permit

A dog breeder had begun construction of their kennel facilities and were told to stop work and get a building permit. This required an Already Built Construction (ABC) permit. Two new buildings were modified shipping container, so they needed energy upgrades, structural reinforcing for openings that had been cut into the sides, and proper foundations.The owner needed a permit for clearing done without one. The permit application included Health Department requirements for a kennel permit. The project was on a well, so the King County Health Department in charge of well water was involved. The site had critical area wetlands, so required building setbacks to be determined. A pole barn had been converted to kennel space which was a change of use that triggered additional upgrades. Zoning requirements had to be met. King County had issued violation notices which had to be resolved.

Hazelrigs Architecture worked with the County to work through these issues and put the project on course to get required permits.

Dog Kennel Aerial

Landlord Facility Design

Kennedy Building Vanilla Shell Design
The Kennedy Building in the University District of Seattle was a residence for students, with commercial retail space on the street level. The landlord, UDR, wanted to prepare a space for a tenant in a generic “vanilla” condition. This allowed UDR to build-out the scope of the project that they were responsible for, and allow the tenant scope to be in a separate permit.
Kennedy Building (1)
Kennedy Building
Bloodworks BOMA Calcs
Bloodworks’ headquarters in Seattle is a 10-floor building, build in an iconic Brutalist style in the 1950’s. They wanted to understand the marketability of the building, so asked for a Building Operations and Management Association (BOMA) leasing measurement of the building. Hazelrigs Architecture provided the calculations to SABArchitect for Bloodworks
Bloodworks Boma Cover
Bloodworks BOMA Calc Report
Stevens Health Center Common Area Design

Stevens Health Center in Edmonds Washington is a three-story building owned by Rosen Properties. They wanted to freshen the common area finishes. These areas were the main floor lobby, each floor’s waiting rooms, the corridors, restrooms, and elevators. The refresh included new paint, carpet and tile floors, waiting room furniture, new plant pots, art, and signage.Hazelrigs Architecture provided the finish design, worked with the furniture vendor for chair and fabric selection, procured art, selected plant pots, and designed signage.

Stevens Waiting
Third Floor Waiting Area