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HomeMy WebLinkAboutPermit L2000-059 - BOEING REALTY - SHORELINE SUBSTANTIAL DEVELOPMENTBOEING REALTY ai 8625 E. MARGINAL WY. S. e012 T oF-- 5s/-q -z- ce G Ec22ca LOA16542.c,. `i P`t-')04 72e- 3 /cr ► i Cc-4'4)54'N -7 2-2 - 2 cY7 / 1-i'e41T4 --n--2 - 33-71 Gene Warden Project Manager Boeing Realty Corporation P.O. Box 3707 MC 2R -79 Seattle, WA 98124 -2207 Telephone 206-544-7448 Fax 206 -544 -7447 Cellular 206-851-4287 walter.warden C@ pss.boeing.com Richard Arscott, MAI Senior Financial Analyst Boeing Realty Corporation P.O. Box 3707 MC 2R -79 Seattle, WA 98124 -2207 Telephone 206 - 544 -5463 Fax 206 - 544 -7447 richard.Larscott@boeing.com V AHBL ENGINEERS•PLANNERS LEN ZICKLER, AICP, ASLA PRINCIPAL Izickler @ahbl.com V 2215 NORTH 30m STREET SUITE 300 TACOMA. WA 98403 V PH: (253) 383 -2422 FAX: (253) 383 -2572 ahbl inc @ix.netcorim: AHBL C I V I L a S T R U C T U R A L ENGINEERS•PLANNERS BRAD E. MEDRUD, AICP LAND USE PLANNER bmedrud @ahbl.com C I V I L A S T R U C T U R A L • 2215 NORTH 30m STREET SUITE 300 TACOMA, WA 98403 PH: (253)'383 -2422 FAx (253).383-2572 ahbLinc @ix.netcom.corri A - z z 1N— W LL C J0 0O co 0. U) W J CO u, WO = a. W Z e•-- . ►=0 U • 0 U) Ww H r LL 0 .. z W' U =, z STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office, 3190 - 160th Ave S.E. • Bellevue, Washington 98008 -5452 • (425) 649 -7000 E DV ED DEC 2 b 2000 COMMUNITY _ DEVELOPMENT December 20, 2000 Richard Erscott Boeing Realty Corporation P.O. Box 3707, MC 2R -79 Seattle WA 98124 2207 Dear Mr. Erscott: Re: City of Tukwila Permit # L2000 -0059 THE BOEING COMPANY - Applicant SHORELINE MANAGEMENT Shoreline Substantial Development Permit # 2000 -NW -40045 The subject Shoreline Management Substantial Development Permit, to build a 212,000 square foot building with 160 parking stalls, landscaping, pedestrial trail and grass -crete path to be used as a fire access road within shoreline jurisdiction of the Duwamish/Green River in the City of Tukwila, has been filed with this office by the City of Tukwila on December 11, 2000. The development authorized by the subject permit may NOT begin until the end of the 21 -day appeal period, January 1, 2001. The Shorelines Hearings Board will notify you by letter if this permit is appealed. Other federal, state, and local permits may be required in addition to the subject permit. If this permit is NOT appealed, this letter constitutes the. Department of Ecology's final notification of action on this permit. Sincerely, 14c6fe., Marcia Geidel Shorelands and Environmental Assistance Program MG:mg SDP.DOC cc: Minnie Dhaliwal, City of Tukwila ;DEG. 13.2000 2:35PM POS ENGINEERING ? NO.888 • Port of Seattle December 8, 2000 Steve Lancaster, Director Department of Community Development City of Tukwila 6300 Southceater Boulevard, Suite 100 Tukwila, Washington 98188 Reference; City of Tukwila, Shoreline Permit, File Number L2000-059 Planning Commission, Design Review, Pile Number 1.2000 -058 Boeing Company — redevelopment of former Isaacson Steel Works site Steve Lancaster: a This will acknowledge receipt of notice of the referenced shoreline permit application and design review action, for property on the east shoreline of the Duwamish Waterway, approximately river mile 4.3, in the City of Tukwila, King County, Washington. The proposed Boeing Company project has the potential to affect shoreline in. the Duwam.ish Waterway and it is important to carefully review the land use and environmental elements of the proposal The Port of Seattle owns approximately 0.5 acres of upland and shoreline adjoining the west margin of the proposed Boeing Company project at 8625 East Marginal Way. Port-owned shore land includes filed former aquatic area and structural shoreline stabilization constructed as part of the formes industrial use at the site, Isaacson Steel Works. It is the port's understanding that the proposed project does not include any use of port -owned property. However, it is the Port of Seattle's request that the following conditions apply to industrial uses and activities approved by the City of Tukwila for the upland site development described by File Numbers L2000 -058 and L2000 -059. 1. Future development on properly owned by the Boeing Company, including any cleanup or remediation of site contamination, must not result in adverse effects on port-owned upland or acpstrkt area in the vicinity. Construction activities and subsequent use, operation, and maintenance of new facilities at the site must ensure that adverse changes to storm water and ground water conditions and aquatic area sediments will not result. 2. Construction of new facilities, including landscape area, at the site must not foreclose potential use of port- owned shore land adjacent to the site for restoration of fish and wildlife habitat or environmental remediation. A construction and mainteuance easement allowing for access to port property through the proposed development site is, therefore, necessary. It is important to note that.the present proposal includes landscape area separating structures planned for the site from the port's Duwamish Waterway shore land and aquatic area property. The landscape area will be a valuable asset to the upland portion of the site, east of port property. Future use of port property west of the development site has the potential to complement landscape/open space area included in the present proposal as well as providing substantial fish:and P.O, Sox 1209 Seattle, WA 98711 U,S.A. (206) 728-3000 Fax (206) 728 -3252 www,portseattle.org ,DEC-. 13.2000 2 :35PM POS ENGINEERING Steve Lancaster City of Tukwila L2000 -058 and L2000.059 Page 2 NO.888 P.3 /3 wildlife habitat improvements in the Duwamiah Waterway. It is, therefore, important that future use of port -owned shore land at the site for restoration activities not be impeded by the present proposal. This is to request that this letter be placed on record. Please contact me at 728 -3071, or Geo, Blomberg, environmental management, at 728 -3194, if you require additional information. Sincere' Ray • • rty Manager, Seaport Real cc; T. Goodwin, Legal 1 Z = Z, , 2 0 0; W =' J H, � LL w O _• • .Z • • •D p I- ;= W F- U Z: • U �,. 0 0 Z • " -' ;:.:...'•Ls}17Liw+CAi'.t" i_. • • %l iG A ' Shoreline Management Bement Act of 1971 PERMIT r OR SHORELINE •L.1NE. MANAI,E:NI::N1 SUBSTANTIAL DEVELOPMENT F i l e Number: L2000-059 Status: APPROVED Applied: 09/11/2000 Approved: 12 /0I /2000 Expiration: 12/07/2002 Pursuant to ' RCW 90, 58, a permit is hereby granted to: BOEING REALTY to undertake the following development: CONSTRUCTION OF A 212, 000 SQUARE FEET E INDI.JSTRIAL. .BUILDING. upon the following property:- 'Address: 8625 EAST • MARGINAL_. WY S -1'rar•ce: l No: 000160-0014 Sec /- Nn /F2x, ►ue: 33-24'-.04 THE PROPOSED PRU,7C :CT WILL BE WITHIN THE AREA OF THE GREEN RIVER AND ITS ,ASSOCIATED WETLANDS, WHICH 1S A SHORE:(..1NL • OF STATEWIDE SIGNIFICANCE AND IS DESi.rNATE:D AS AN URBAN ENVIRONMENT.- Fir :- ...,following master r program pprcvi s, ions; are Tapp l 1 cab 1 c; to th i ss development: (C i ny County Shore l i ri .. Master r Program v, L� • Development pursuant to this . permit shall bc undertaken pursuant t o'Lhe attached , terms and conditions. Thin permit is granted pursuant to the Shoreline Management . Act or 1971 <an rioth i ny in this permit shall excuse the applicant from compliance with any -other Federal, State or local statutes, ordinances or regulation app l i'iab l c ' to this; project, but not inconsistent w i th the Shoreline _Pk rayemcnt `Act (Chapter 90.58 RCW). 1 "Iris:, permit maybe rescinded pursuant to RCW 90.58.140(8) 1n.:the event th€: pertrii tce fai 1s to comply with the terms or conditions hereof CONSTRUCTION PURSUANT 10 THIS PERMIT WILL N01 BEGIN OR IS NOl AUTHORIZED UNTIL TWENTY-ONE(24) DAYS FROM THE DALE OF FILING WITH THE DEPARTMENT OF ECOLOGY AS OF F INI::D IN . RCW 0.58. 140 (6) AND WAC 173-14-090, Orl UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY-ONE (21) DAYS FROM THL DATE OF SUCH F 1 :L.ING 1-IAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90 .56.1 40 (5) (a) (13) (c ) Steve Lancaster Director, Planning Department Construction or substantial progress toward construction must begin within two years from date of issuance, per WAC 173 -14 -060. • z �z re O 0 ()0 J H w • 0 gQ c. =d f w z= w� W U � 0 O I- W W 1- u'O W.. U= O ~' z , is owned by Port of Seattle. Ihe access easement must be r ecor ded prior to i F;SEiUEnicer o f building perm i L . 2. A row of Poplars proposed to be planted along the west • property line must be substituted with groupings o native )11 Address: 8625 EAST Su 1 Tenant: Type: P•SHORE Parcel if: 000160-0014 CITY OF TUKWILA MARGINAL WY 5 Permit No: 1.2000-059 Status: APPROVED Applied: 0'/ 11/2000 'Issued: 12/07/2000 *********************k******************k***********k*******k**********% Permit Conditions: 1 The applicant must provide limited access to the adNlning property owner, Port of Seattle, for any restoration work to be performed on the wooden pier, which trees and shrubs. Ihe proposed trees and shrubs must be combination of evergreen and deciduous. Also, the lawn area - -went of the pedestrian path' must be substituted by groundcover that gets established to cover 90% o F the area - -within 3 years or planting'. Eh e native trees and shrubs be selected so that they enhance the habitat value rrq the river and also provide SOW visual access to the tvc' ihe revised landscape plan must be approved prior to ,i-ssuayice of the building Permit. i 1. hereby certify that I have read 'these conditions and will comply with them as outlined. All proviSions of law and;-ordinanees governing i this work will be complied with, whether specified herein or not. ' -- ' , • • The,granting of this per doe not prestme to give authority: to violate orCancel the provisiOns of any other work or local laws irr--Ltalf,007ingeonSrdctiOn or the performance'of'work. , • Si gnar..0 re • `, Pr 1 nt 1\!atne : •••••••'.,.‘ t•-•-•,.1( .4 • e ' ' Date: City of Tukwila Department of Community Development Steven M. Mullet, Mayor STAFF REPORT TO THE DIRECTOR DEPARTMENT OF COMMUNITY DEVELOPMENT Project: File Number: Applicant and Owner: Agent for the applicant: Request: Associated Permits: Comprehensive Plan/ Zoning Designation: Staff: December 7, 2000 Steve Lancaster, Director Boeing/Isaacson Project L2000 -0059 - Shoreline Substantial Development Permit The Boeing Company AHBL, Civil & Structural Engineers and Planners. Shoreline Substantial Development Permit to build a 212,000 square feet building along with 160 parking stalls and other site improvements. The subject site lies within 200 feet of the Duwamish River. Planned Action SEPA Design Review Development Permit Manufacturing Industrial Center/Heavy (MIC/H) Minnie Dhaliwal The following information was submitted as part of the application. 1. SEPA Checklist dated received September 11, 2000. 2. Site Plan, Landscaping Plan, Elevations, and Lighting Plan prepared by AHBL. 3. Survey drawing, Storm drainage /grading plan, Water and Sewer Plan and Technical Information report dated July 14, 2000, prepared by Barghausen Consulting Engineers. 4. Geo- technical Engineering report prepared by Geoengineers dated August 10, 2000. 5. Soil reports prepared by The Boeing Company for Department of Ecology for No further Action Determination dated November 2000. 6. Letter dated November 21, 2000, from Gerald Bresslour, the Boeing Company clarifying that Boeing has no interest over wooden pier. 7. Report by the applicant analyzing the project's consistency with Comprehensive Plan, Shoreline Management Regulations and Design Guidelines. Attachment D 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 L2000 -0059 - Shoreline Permit Boeing /Isaacson project December 7, 2000 I. Project Description The proposal is to construct a 212,000 square feet building and 150 parking stalls along with other site improvements at 8625 East Marginal Way South. The existing buildings on the subject site were demolished in 1989 and the site is currently all paved. A portion of the proposed project is within 200 feet of the ordinary high water mark of the Duwamish River and hence is subject to Shoreline Substantial Development Permit. The existing site is approximately 12.29 acres. A boundary line adjustment is proposed where the south property line will be moved approximately 75 feet north so that the existing 2.45 acres of parking used by Boeing along the south side will no longer be part of this project. After the boundary line adjustment, the total site area will be reduced to 9.84 acres. The proposed building is setback more than 100 feet from the subject site's property line. This setback area is proposed as an open space that includes landscaping, pedestrian trail with benches for employees only and a grass -crete path to be used as fire access road. There is an approximately 40 feet wide wooden pier with asphalt between the subject site and Duwamish River and is labeled as a Commercial Water District lease area on the survey drawing. This pier is currently owned by the Port of Seattle and is within Duwamish River channel. Duwamish River channel is 500 feet wide. The current proposal to construct a building and do other site improvements does not include any improvements or alteration of this wooden pier, which is adjacent to the subject site. It is recognized by the Port of Seattle as a future potential restoration site. II. Policies of the Shoreline Management Act/Shoreline Master Program The site is located in an area that was annexed by Tukwila from King County in 1989. As no new shoreline master program has been adopted for this area, the project is subject to King County Shoreline Master Program and regulations. Tukwila is the agency responsible for administering King County shoreline regulations as they pertain to this site. 2 • . ,.. .: a ..,. +.,,n +�oMSiii:Yk::&a.,�s. ,�. • , ,<, :r..a vi'. -- - ..,"4:su� "a .r. .., .., .. ,.�w�,Aasen: ■.r L2000 -0059 - Shoreline Permit Boeing /Isaacson project December 7, 2000 III. Shoreline Regulations Following are the relevant review criteria as contained in the King County Shoreline Regulations as applied by the City of Tukwila: z King County Code (KCC) Section 25.16.030 General Requirements: .i- w o: w2 A. Non -water related development shall not be permitted waterward of the 6 o Ordinary High Water Mark (OHWM). N o w= Response: The proposed building and all other site improvements are located N u landward of the ordinary high water mark. w 0` g 73 B. ...No structure shall exceed a height of a thirty -five feet ... = a 1.w = z Response: Maximum height of the proposed building within 200 feet of OHWM F- 1—O is 32 feet. Thus the proposed building meets the maximum height requirements. w U0 O N C. All development shall be required to provide adequate surface water 0 retention and sedimentation facilities during the construction period. = v Response: The proposed project does not add any new impervious surface and z will meet all King County Surface Water Design Manual requirements for v =. retention and sedimentation facilities during the construction period. p I— z D. Development shall maintain the first fifty feet of property abutting a natural environment as required open space. Response: This criteria is not applicable, as the King County shoreline environment designation adjacent to this site is "Urban Environment ". However as proposed the building is setback more than 100 feet from the subject site's property line. This setback area is proposed as an open space that includes landscaping, pedestrian trail with benches for employees only and a grass -crete path to be used as fire access road. Further, there is an approximately 40 feet wide wooden pier (owned by Port of Seattle) in between the subject site and Duwamish River. At this time, no alterations are proposed to the wooden pier. But it is recognized by the Port of Seattle as a future potential restoration site. E (1) Parking areas must be located beneath or upland of the development... E (2) Any outdoor parking area perimeter...must be maintained as a planting area with a minimum of five feet. ww.a.T.r...sd x:ltw 'aynl:.t h1 3 NC,3'4,6 iHIx.LL43'ni:'i0 • n, ., +nn.+v:w:r�rs : ".s ",of tf,d ECftA 'i'`A3YK ' •wRe�A9i xYas'da'Si4Y vfiema ai'r4R:iRAWS . , L2000 -0059 - Shoreline Permit Boeing /Isaacson project December 7, 2000 E (3) One live tree...shall be required for each thirty linear feet of planting area. E (4) One live shrub...for each 60 inches of planting area shall be required. E (5) Additional perimeter and interior landscaping of parking areas may be required when large parking areas are proposed. Response: No parking is proposed within 200 feet of the OHWM. F. Collection facilities to control and separate contaminants shall be required where storm -water runoff from impervious surfaces would degrade or add to the pollution of receipt waters or adjacent properties. Response: The existing site is all paved. The proposed project will not add any new impervious surface. Hence storm water detention is not required. However the site will meet all King County Surface Water Design Manual water quality requirements for 2 year, 24 hour storm. King County Code (KCC) Section 25.16.170 Industrial Development: B. Industrial development may be permitted ...provided that (1) The industrial activity is permitted in the underlying zone classification; (2) The industrial activity shall utilize the best techniques ...to prevent release of contaminants into the adjoining water... Response: (1) The proposed use of this building will be an Internet data center /flex -tech telecommunications containing a large number of computer switches and servers. The site is zoned Manufacturing Industrial Center/Heavy (MIC/H), which permits the proposed use. (2) The use itself does not release contaminants into the water, however, for storm -water runoff, the project will meet King County Surface Water Design Manual water quality requirements for 2 year, 24 hour storm. E. Outside storage...shall maintain a shoreline setback of twenty feet from the OHWM. Response: There is no storage proposed within twenty feet from the OHWM. H. Non -water related industrial development shall maintain a shoreline setback of either fifty feet from OHWM or twenty feet from the edge of the floodway, whichever is greater...This shoreline setback may be reduced to ten feet from the OHWM or the edge of the floodway, whichever is greater, if the development provides limited public access... _,:i : :: ^f.- z..ete�Sn.ESnana�.s�.�i�• a,an�. ::.:.,.,:, .v. ,.. 4 L2000 -0059 - Shoreline Permit Boeing /Isaacson project December 7, 2000 Response: The proposed building is setback more than 100 feet from the subject site's property line. Further, there is an approximately 40 feet wide wooden pier (owned by Port of Seattle) in between the subject site and Duwamish River. Thus the proposal meets minimum setback requirement of fifty feet from OHWM. The setback area on the subject site is proposed as an open space that includes landscaping, pedestrian trail with benches for employees only and a grass -crete w path to be used as fire access road. At this time, no alterations are proposed to the 2 wooden pier, which is not part of this subject site. -1 v UO U IV. Comprehensive Plan Shoreline Policies w = F- u_ The site is located within the Manufacturing/Industrial Center along the w O. Green/Duwamish River. The Tukwila Comprehensive Plan establishes the g following priorities in this shoreline environment: • Redevelopment of under- utilized areas and development of intensive = e! Li., commercial and industrial activities; F- • Enhancement and restoration of access to the river; and z • Protection and restoration of natural environment features and riverbank z o characteristics, where compatible with development. o: Oa The project area is part of a developed industrial site along the Duwamish River. 01— The existing buildings on the subject site were demolished in 1989 and the site is = currently all paved. The site is located between the Boeing Engine Manufacturing 1-' Plant to the south, and a steel manufacturing plant to the north. w z; The proposed project establishes employee access to the east bank of the p -, Duwamish River. Access will be provided by a pedestrian trail and will include z. benches and picnic tables. No building is proposed within 100 feet of the west property line, instead the area will be maintained as a landscaped area with pedestrian trail and other amenities.. V. Comments Verbal comments were received from George Blomberg, Environmental Management Section, Port of Seattle. He made the following points: 1. The wooden pier appears to lie within the Duwamish Channel and thus would be owned by Port of Seattle. 2. It is a future potential mitigation site and thus access may be necessary from the subject site to this pier in case of a restoration project. 3. If a restoration project is ever planned for this wooden pier, it may be beneficial to incorporate more native vegetation within the landscape area on the subject site adjoining the wooden pier. 5 L2000 -0059 - Shoreline Permit Boeing /Isaacson project December 7, 2000 Response: Based on the letter from Gerald Bresslour, Cousel for Boeing, Boeing does not have any property interest over the wooden pier and there is no lease between the Boeing Company and Commercial Water District regarding the wooden pier. Additionally, based on verbal confirmation from George Blomberg, Port of Seattle, the wooden pier is on Port of Seattle property. Thus it is determined that the wooden pier is not part of the subject site. Further the comments related to access and inclusion of more native vegetation on the subject site are noted and this shoreline permit will be conditioned accordingly. SEPA and other approvals The proposed project was determined to be a Planned Action and a Notice of Decision was issued on December 1, 2000. Based on the determination of the project as a Planned Action, it was concluded that all impacts associated with this project were mitigated as part of 1998 EIS and no further SEPA review or threshold determination was required. The site also contains contaminated soils from previous industrial activities. These soils have been stabilized and capped on -site. The applicant shall meet all Washington State Department of Ecology (DOE) and United States Environmental Protection Agency (EPA) regulations related to contaminated soils. The applicant has indicated that they are obtaining approval from DOE and the existing soils will remain on site and will continue to be stabilized and capped by the proposed building and parking. VI. Recommendations Approval of the shoreline substantial development permit subject to the following conditions: 1. The applicant must provide limited access to the adjoining property owner, Port of Seattle, for any restoration work to be performed on the wooden pier, which is owned by Port of Seattle. The access easement must be recorded prior to issuance of the building permit. 2. A row of Poplars proposed to be planted along west property line must be substituted with grouping of native trees and shrubs. The proposed trees and shrubs must be a combination of evergreen and deciduous. Also, the lawn area west of the pedestrian path must be substituted by groundcover that gets established to cover 90 percent of the area within 3 years of planting. The native trees and shrubs should be selected so that they enhance the habitat value along the river and also provide some visual access to the river. The revised landscape plan must be approved prior to issuance of the building permit. 6 Ciz of Tukwila Steven M. Mullet, Mayor Department of Community Development Shoreline Management Act Permit Data Sheet and Transmittal Letter From: City of Tukwila Department of Community Development 6300 South Center Boulevard, Ste 100 Tukwila WA 98188 Date of Transmittal: 12/7/00 Type of Permit: Local Government Decision: Applicant Information: Name: The Boeing Company Steve Lancaster, Director To: Ms. Marcia Geidel Envirnmental Planner Shoreland & Environmental Assistance Program Department of Ecology 300 Desmond Drive S.E. PO Box 47600 Olympia, WA 98504 -7600 Date of Receipt: Shoreline Substantial Development Permit Approval with conditions Applicant's Representative: Name: AHBL, Civil & Structural Engineers, and Planners Is the applicant the property owner? Yes Location of the property: 8625 East Marginal Way South Water Body Name: Duwamish/Green River Shoreline of Statewide Significance: Yes Environment Designation: Urban Description of Project: Construction of 212,000 square feet building Notice of Application Date: 9/23/00 Final Decision Date: 12/7/00 By: Minnie Dhaliwal, Associate Planner, City of Tukwila Phone Number: (206) 431 -3685 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 BIZEZA/G Office of The General Counsel November 21, 2000 Mr. Jack P. Pace Planning Manager Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 -2544 Subject: Isaacson Site Dear Mr. Pace, 3oeing Company P.O. Box 3707, MC 13 -08 Seattle, WA 98124 -2207 NOV 27 201.0 COMMU" DEVELOP v,— I am an attorney in the Boeing Law Department and am generally responsible for representing and advising The Boeing Company and its subsidiaries in connection with real estate matters. Rich Arscott of Boeing Realty Corporation ("BRC") asked me to write this letter to you concerning any property rights Boeing may have over the property of the Port of Seattle lying between the western boundary of the Isaacson site and the Duwamish Waterway. To the best of my knowledge, Boeing does not have any property interest over the subject land. In coming to this conclusion, I reviewed the law department file on the Isaacson site and spoke with Rich Arscott of BRC and Tom Johnston of Boeing's West Region Facilities organization. Rich in turn has spoken with a representative of the Port of Seattle. None of these individuals is aware of any interest of any Boeing entity in this land. In addition, after reviewing our file I did not find any record that shows that Boeing has a lease, easement, or other right or interest over this property. I did find one drawing that is unexplained. It shows what appears to be the land in question highlighted in yellow with the legend "C.W.D. Lease." Our surveyor labels the same area "'C.W.D. Lease' as shown on Assessor's Plat." It is not clear who the other party to this lease may have been, nor whether the lease is still in effect. We have no record showing that the other party is The Boeing Company. If you need more information, please call me on 206 - 655 -2405. Sincerely, er. ld Bresslour Counsel copy: Rich Arscott z _ z. l–w Wes' U: '0 0 N 0' WI • —I F... w O: u_Q a �w zF- O` zi-. .2 Di 0 W; V 1 12-- -: w z. =; ;0 . 1 N City of Tukwila • �t: r. .ii. c: :!'•. iii' :a3"r-• - : ^ „^ Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director October 31, 2000 Brad Medrud AHBL 2215 North 30` Street Suite 300 Tacoma WA 98403 Via Fax Re: Application for Boeing's Isaacson property at 8625 East Marginal Way South; File Numbers- Shoreline permit (L2000 -059), Design Review(L2000 -058) and Planned Action SEPA (E2000 -018). Dear Mr. Medrud: Based on review of your application to construct a 212,000 square foot light industrial and warehouse distribution facility at 8625 East Marginal Way South, the following information is required to further process your application: I) SEPA Application: 1) SEPA checklist item B1. Earth (c), indicates that Boeing is working with Washington State Department of Ecology (DOE) and the United States Environmental Protection Agency (EPA) to ensure that existing contaminated soils remain in a stable condition. Further, it is stated that existing soils would remain on -site and continue to be stabilized and capped by proposed building and parking uses. The geo- technical report (page 8) recommends that all asphalt concrete and cement concrete pavements be removed from proposed building areas. It also discusses site grading. It is also stated on page 10 that foundation and utility construction will include temporary open cut excavations. However based on recommendations of the geo - technical report, it is not clear how the arsenic contaminated soil will not be exposed to the environment. Please submit documentation from DOE and EPA showing their approval for this proposed project. [t u S Tr.z4iI, 41.1. s , Qg s ' 8,. %8...'.:. ' AO e- 206 431 -3 Fax: 206-431-3665 1 . - s.. s... v rs \•.wu...nJ�ir�.L•:j ?�iib.C�s •1i1�311tLf II) Shoreline Application: 1) The survey drawing shows a wooden pier and it is labeled as deteriorated. However the section drawing on sheet EX -3 shows landscaping over the wooden pier. Please clarify what is proposed for the wooden pier. Also, please indicate what analysis has been done of the wooden pier and bank stabilization. Any work waterward of the Ordinary High Water Mark requires federal and state permits and will be exempt from Planned Action SEPA. 2) Please clarify what measures are proposed to keep contaminated soil from exposing to the environment where landscaping is proposed. 3) Please submit a complete title report with complete description of all easements. Also, please clarify item #10 on page 5 of the title report that indicates rights of State of Washington over abandoned channel of Duwamish River (Slip No. 5). 4) Ordinary High Water Mark must be shown on the drawings. 5) The fire access road does not need to be paved. Since it is proposed within low impact area, it should be revised to be grasscrete path. 6) Pursuant to King County Code (KCC) Sec 25.16.030, maximum height of the building within 200 feet of the ordinary high water mark in an Urban Environment is 35 feet above average grade level. The drawings show a height of 40 feet. 7) Trail and other landscaping improvements must be continued to the south property line. III) Design Review Application: 1) Parking: Pursuant to Tukwila Municipal Code (TMC) Chapter 18.56, bicycle - parking spaces must be provided. One bicycle parking space per 50 automobile parking spaces is required to be provided near main entrance. 2) Building Design: Following is the list of design requirements that have not been addressed: a) Per TMC Section 18.60.50(B), monotony of design shall be avoided and variety of detail and form must be used to provide visual interest. Also, landscape treatment should enhance architectural features. b) Also, per Duwamish Corridor Redevelopment Design Guidelines, IN6, appearance of building bulk and scale shall be reduced as seen from walkways by providing interest and variety at pedestrian level. This is listed to be achieved by use of canopies, color, landscaping, fenestration and facade modulation. c) Per Duwamish Corridor Redevelopment Design Guidelines, SL7, Structures shall be designed to take advantage of the river frontage location by incorporating features • such as- plazas and landscape open space that connect with a shoreline trail system; windows that offer view of the river; and pedestrian entrances that face the river. Based on the above listed requirements, the north and south facades of the proposed building must include additional articulation to avoid a monotonous design. Also, the proposed horizontal pattern further accentuates the long facade. Instead vertical pattern is recommended. Additionally, the vertical pattern must include additional variety in materials, colors and texture. It is also suggested to include some foundation landscaping at certain locations to break the long facade. The elevations submitted with the application include a number of alternatives. Please clarify which is the final version. In one of the alternatives no truck bay doors are proposed. In that case foundation landscaping must be included, walkway with canopy must be provided along the building facade and parking relocated from the property line to be adjacent to the building and walkway. The west elevation must include windows overlooking the water. The west facade must be linked to the proposed trail by a pedestrian plaza. Also, please submit drawings of the east elevation. Also, per'1MC Section 18.60.50(B), mechanical equipment must be screened and screening must be integral part of architecture of the building. Please indicate if any roof top HVAC units are proposed and what screening will be used. 3) Landscaping: a) Perimeter landscaping must meet tree spacing requirements. Also, shrubs and groundcover must be provided in the required perimeter landscaping area. Please refer to the landscape chapter for these requirements. Also, per Duwamish Corridor Redevelopment Design Guidelines ROW Standard 3 (page 21), landscaping must incorporate a berm. The plans do not indicate any berm. b) Landscape island separating the truck aisle and parking needs to incorporate plants. It is not clear why a separate aisle is proposed instead of using the aisle between two rows of parking. Street trees are shown where there is an existing rail road track. Please clarify where the street trees are proposed. Additionally American Sweetgum is not an appropriate street tree. d) Detailed drawings showing the type, number and size of plants in the riparian zone and elsewhere must be submitted. Please refer to 18.52.030(D) for plant material requirements. Please note that evergreen trees and evergreen shrubs must be used to screen blank walls. e) Please clarify the methods to be used to avoid exposure to contaminated soil in the landscaped areas. +. >,.,n >., ., w. �3 +�::�eU? asp, 7." a.«. h,+.' is�� .«va9t•:+h:1hY.:K�.+isar ;".�YN2 ,. ;..4-�Fr'a:�tcew��.;.a: f) Per TMC Section 18.52.040, all landscaped areas must be served by automatic irrigation system. 4) Site Design: z a) Per Duwamish Corridor Redevelopment Design Guidelines ROW3, major , 1 z pedestrian entrances shall be provided to include drop off areas and covered pedestrian corridors. The proposed design shows a pedestrian connection from the 6 v sidewalk on East Marginal Way South to the entrance of the building. However it 0 00 must be enhanced by providing a pedestrian plaza. at the entrance of the building. co w Bicycle parking could be incorporated in the playa. Further, per IN7, alternate- -J ! paving techniques will be used. The pedestrian path must be of colored concrete to N w highlight the pedestrian entrance. g gQ b) Per Duwamish Corridor Redevelopment Design Guidelines IN1 and IN2: u_ 0, • Principal circulation will be at the perimeter of the site so that a pedestrian ± W environment in the center of site. z • Conflict between truck/passenger vehicles and pedestrians will be minimized. z O • Walkways will be aligned to minimize distance between the building entrance w w and parking areas. D o • Protection will be provided from rain along heavily traveled walkways. 0 �. • Pedestrian amenities along walkways such as landscaping, lighting, benches will 0 u. w be provided. v • Plazas will be provided along walkways and at building entrances. p` .z w The current proposal of a long row of parking along north property line does not H co meet the above listed design guidelines requirements. Please revise the proposal to z ~ reflect the design guideline requirements. c) Also refer to the Internal Site Entry Class A section (Duwamish Corridor Design Guidelines pg. 36) to be used for major site entry. The existing entry to the Boeing building, which is proposed to be used as a shared access to the subject site must be revised to include clearer delineation of vehicular movement by use of landscape islands. IV) Process: 1) Typically, the Shoreline Permit decision is issued prior to Design Review hearing. At this time we have tentatively scheduled a hearing for Design Review on December 14, 2000. This is dependent on when the revised drawings and other information listed in this letter is received. Staff report for the Public Hearing is usually prepared at least three weeks prior to the hearing. 2) Please indicate how you want to proceed with the Boundary line adjustment application. Please note that the stairs to access the proposed building will be located n.. i..Zi%�k���+•v nan.u.;.. on the adjoining lot after boundary line adjustment. If that is the case, access easement must be provided. 3) Please clarify the intended use of the proposed facility. The original application included a number of elevations. As indicated to you earlier, warehouse, light industrial and flex tech uses are all permitted in MIC/H zone. However development review must fully analyze all impacts associated with a proposal. Please clarify the proposed use of this facility in order to fully evaluate the impacts of this facility and complete our review. Also, the change of use from light industrial to flex tech telecommunications may exceed the thresholds of shoreline permit and a separate shoreline permit may be required at the time of change of use. Please call to discuss this issue further. V) Public Works: Please refer to attached comments from Public Works Department. After receipt of the requested information, we will notify you within 14 calendar days if any information is still needed to further process your application. It is important to note that this application will expire if we do not receive the additional information within ninety (90) days of the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). If you have any questions, you can reach me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Associate Planner Encl.: Comments from Public Works C: David McPherson z • I� Z • mow. JU UO U) cn W =; J H wo Q u_ - -d • • • =W _• z� • zo w wi •'V • 'O w w. U • • u_ f=, — O, • ..z IF-IL' .O z 10/23/00 08:52 FAX 253 274 4778 Stare i f Washington County. of King City :,( ? "ukwila �vr AHBL ENGINEERS Ij002 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 F.mnil• ha4nlan0,,i.tuk,,Ina.•.vn.uo AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGNS) 1 r`.JO�o_�o� R-• 1;±E (PRINT NAME) understand that Section 18.104,1 In of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days fol lwA +ne the issuance of the Notice of Completeness. 1 certify that on 3 d=-Ta OCOO the Public Notice Board(s) in accordance with Section 14g94.11 andd the ocher p 7y able guidelines were posted on the property located at Tv fc w t t- 1, J vv! g-lo s� • so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number L. c000 • -os j4, a oo o os B/ C. a OOO - C) (g_ 1 herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. I Applicant or Project Manager's Signature On this day personally appeared before me l tor\ ' c t. to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the gaol- :_, nis/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this day of 0C-106e-r- , NOT R U in and for the State Washington P LIC nd r h e of residing at 6t, f)1_, L3A 'O i----GE J. NA' osioN NOTARY% PUBLIC 5 -15 -2002 kk OF GAAPPHANV.ANDUS£,APPIBAR2.D0C, 06107/00 My commission expires on City of Tukwila Steven M. Mullet, Mayor Department of Community Development NOTICE OF APPLICATION DATED OCTOBER 23, 2000 Steve Lancaster, Director • The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: OWNER OF THE PROPERTY: FILE NUMBERS: PROPOSAL: OTHER REQUIRED PERMITS: The Boeing Company 8625 East Marginal Way South The Boeing Company L2000 -059 (Shoreline permit), L2000 -058 (Design Review) The proposal is to construct a 212,000 square foot building. The proposed use for the building is light industrial /warehouse /flex tech telecommunications. Planned Action SEPA Development Permit These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on November 6, 2000. Design review is a quasi - judicial decision made by the Board of Architectural Review following an open record hearing. Design review is also tentatively scheduled for a public hearing on December 14, 2000. If you are interested in attending the hearing associated with Design Review, please contact the Department at (206) 431 -3670 to ensure the hearing is still scheduled for this date. Decision related to the Shoreline permit is initially made by the Director of Community Development and there is no hearing associated with the Shoreline Permit. If you have questions about this proposal contact Minnie Dhaliwal, Planner -in- charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision on this project or obtain information on your appeal rights by contacting the Department of Community Development at 206 - 431 -3670. The decision made by the Board of Architectural Review may be appealed to the City Council. Decision related to the Shoreline is made by the Director of Community Development and may be appealed to the State Shorelines Hearing Board. The Department will provide you with information on appeals if you are interested. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: September 11, 2000 October 9, 2000 October 23, 2000 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665 7a•w.•a1 i.. _______,-„A , , ,......,..,,,,,,,..,.... ,-,,,,, v..,,,‘ / ‘,.________„\-,- :.„-__ - ___,/tv...-- I 111131113111, 111If1dh1UII1111111Uii1111111rUill \ k‘ \ J 4 , \ a4 V. .1 J1 • TTTi.,)j ,,\ f_ v 4.,10 m.411M I ,• I I 10111074'41 7•,000 S0 11. TENANT B APE^ J1' ioomlrn: ,01.x1 14 -Mnt 550*9l•V, (w'mot 011 . -1 SO Po •1•or( 1.114 .•51. I4517v1 45,5.5 91 11. 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EX-* City of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION October 10, 2000 Len Zickler AHBL 2215 North 30th Street Suite 300 Tacoma WA 98403 Via Fax Re: Application for Boeing's Isaacson property at 8625 East Marginal Way South; File Numbers- Shoreline permit (L2000 -059), Design Review (L2000 -058) and Planned Action SEPA (E2000 -018). Dear Mr. Zickler: The Department of Community Development received your application on September 11, 2000 to construct a 212,000 square foot light industrial and warehouse distribution facility at 8625 East Marginal Way South. Based on a review of your submittal relative to those requirements as set out in the Complete Application Checklists for Planned Action, Shoreline Permit and Design Review, your applications for Planned Action SEPA, Design Review and Shoreline permit are deemed complete as of October 9, 2000. A notice of application for shoreline permit and design review will be distributed within 14 days of October 9, 2000. At this time we have started code related review of your application. This determination of complete application does not preclude the City to require that you submit additional plans or information, if such information is necessary to further review the application and ensure that the project meets the substantive requirements of Tukwila Municipal. Code. I will be contacting you soon to discuss the use issue and posting of notice boards. If you wish to speak to me sooner, feel free to call me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z rQQ 2 JU 00 WI J w0 J w ?. Ia _. ZI- F- 0 Z I- LL! uj U C. .O w uj I 0 9-10. w z O~ z City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director October 9, 2000 Via Fax Brad Medrud AHBL 2215 North 30th Street Suite 300 Tacoma WA 98403 Re: Application for Boeing's Isaacson property at 8625 East Marginal Way South; File Numbers- Shoreline permit (L2000 -059), Design Review(L2000 -058) and Planned Action SEPA (E2000 -018). Dear Mr. Medrud: The Department of Community Development received your application on September 11, 2000 to construct a 212,000 square foot light industrial and warehouse distribution facility at 8625 East Marginal Way South. Pursuant to city regulations, upon receipt of an application the city has 28 days to determine whether all required information and documentation required for a complete application has been submitted. Based on a review of your submittal relative to those requirements as set out in the Complete Application Checklists for Planned Action, Shoreline Permit and Design Review, your application for Planned Action SEPA is deemed complete. However your applications for Design Review and Shoreline permit have been found incomplete. The following information is required in order for Design Review and Shoreline permit applications to be determined complete: • Landscape planting plan by Washington State licensed landscape architect. After receipt of the requested information, we will notify you within 14 calendar days whether your application is complete, or if incomplete, what information is still needed to complete the application. It is important to note that this application will expire if we do not receive the additional information within ninety (90) days of the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • Additionally, please clarify the intended use of the proposed facility. In your letter dated September 11, 2000, it is stated that the proposed use of the facility is light industrial and warehouse distribution. However the project description under SEPA planned action checklist indicates that the proposed use may be flex -tech telecommunications . Richard Arscott from the Boeing Company has also asked Jack Pace, Planning Manager, whether the proposed facility may be occupied by telecom and web - hosting type of uses. These type of high tech uses are permitted under Heavy Manufacturing Industrial Center zoning district. However the impacts of light industrial and warehouse distribution facility may be different than the impacts of high tech type of uses. For instance, the flex tech telecommunication facilities usually require a number of very large generators and there are screening and noise issues that need to be addressed as part of the review process. Also, the change of use from light industrial to flex tech telecommunications may exceed the thresholds of shoreline permit and a separate shoreline permit may be required at the time of change of use. Please clarify the proposed use of this facility in order to fully evaluate the impacts of this facility and complete our review. If you have any questions, you can reach me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Associate Planner z =t z 6 -..t U 0 0' cn w. w =; J C W. w 0` ct a = a; W Z= Z (..)r‘ N. W W' U LL 0' .Z:. =' O ~. z City of Tukwila Department of Community Development September 25, 2000 Rose Curran, Policy Analyst Office of Regional Pcolicy and Planning, King County King County Court House 516 3rd Ave Suite 402 Seattle, WA 98104 RE: 1999 Buildable Lands Report for the City Of Tukwila Dear Rose: Steven M. Mullet, Mayor Steve Lancaster, Director Enclosed is Tukwila's Buildable Lands Report for 1999. I have also sent an electronic version of this report to your e -mail address. If you have any questions about the report, please feel free to call me at 431 -3684 Sincerely yours, Art Pederson Assistant Planner City Of Tukwila Enc: 1999 Buildable Lands Report 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z ■ =1 -. w UO . WI w 0: J. •1w 2' z 1- 0:. Z f-. U w w r7 U. ui z: • .02'. o� z 5) Port of Seattle attn: George Blomberg Engineering Dept, Environmental Management Section PO Box 1209 Seattle WA 98111 Len Zickler AHBL 2215 N 30th Street Ste 300 Tacoma WA 98403 Ms. Marcia Geidel Envirnmental Planner Shoreland & Environmental Assistance Program Department of Ecology 300 Desmond Drive S.E. PO Box 47600 Olympia, WA 98504 -7600 I Attorney General CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukpkm@ci.tukwila.wa.us SHORELINE PERMIT APPLICATION FOR STAFF USE ONLY Sierra Type: P -PACT Planner: File Number: L ,9 000., Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) MIC Planned Action EIS File Number: E96 -0034 Other File Numbers p2 06 O.. v S _ �.,2_ ,: f., • t_, rem NAME OF PROJECT/DEVELOPMENT: 15/4 AGSoN LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. n-0O Ffl•5T M,41 /AIA L 614 Y TAX Lo T Alotidc n 00o/60 --do/ S/ Quarter: — Section: 33 Township: .RYA/ Range: 9 information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: 8 440 MFOR v0 AHb L, 11fC Address: 22's /1l. 3o7I1 STi7F 7 Phone: (2s-;) 3 - -2Y2 Signature: G:UPPHAtaANDUSEAPPtsplan I.Jce. 09/30419 Soo A cot-IA� tiJ f1 9f1NO3 FAX: (2s3) 3X3 - Bs72 Date: _19/11/00 1 1 2000 September 8, 2000 Ms. Carol Lumb Senior Planner Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 -2545 Project: Isaacson, Our File No. 99339.30, Task 31 Subject: Review Guidelines and Design Review Criteria Dear Ms. Lumb: PRINCIPALS: GEOFFREY HODSDON, P.E., S.E. ALLAN E. BESSETTE, P.E., S.E. GEORGE J. LINDSAY, P.E. SEAN M. COMFORT, P.E. PAUL B. McCORMICK, P.E., S.E. THOMAS R. HICKS, P.E., S.E. DOREEN S. GAVIN, P.E. LEN ZICKLER, AICP, ASLA • ASSOCIATES: DANIEL. L BOOTH, P.E., S.E. JAMES R. CARLSEN, P.E. The attached summary identifies the project's consistency with the City of Tukwila Comprehensive Plan, Shorelines Management Regulations, City of Tukwila Design Review Guidelines, and the Boeing- Duwamish Corridor Redevelopment Design Guidelines Checklist that are applicable to the Isaacson site. The evaluation is based upon the criteria provided by you at the pre - application meeting and /or faxed to our office. We appreciate your consideration of our application for the Isaacson site and look forward to the design review process. If you have any questions or comments, please feel free to contact Brad Medrud or myself at (253) 383 -2422. Sincerely, Len Zickler, AICP, ASLA Vice President LZ /wst c. Walter Warden, Boeing Realty Corporation • z ii■• lZ fy W =' UO cn W. w =: J 1 CD LL: •w O' gQ: • I--_: z� Z I-: AU D .0 N. ;w w. r-`; O: • ui z' :O h. . z CITY OF TUKWILA COMPREHENSIVE PLAN - MANUFACTURING /INDUSTRIAL CENTER The City of Tukwila Comprehensive Plan identifies the area surrounding the Isaacson site as a Manufacturing /Industrial Center (MIC /H). Their comprehensive plan states that "the Boeing Company, which controls approximately 750 acres within the center, proposes to convert its facilities into an aerospace research and development engineering campus with office, laboratory, and manufacturing space." Further, the comprehensive plan states "because the center is an established industrial area, an adequate infrastructure has been in place and maintained for many years." GOALS AND POLICIES: Goal 11.1 Support for existing industrial activities in the Manufacturing /Industrial Center and development of new industrial activity in order to maximize the employment and economic benefits to the people of Tukwila in the region, while minimizing impacts on industrial neighborhoods. Policies — Support for a New Development 11.1.1 Support the efforts of existing industries to expand and new industrial businesses to develop in the Manufacturing /Industrial Center, by providing them with economic data, information on available development sites, help in understanding and getting through the permit processes, and other appropriate assistance. Comment: The staff with the City of Tukwila has been helpful in the permitting of the Isaacson property. Pre - application meeting has been conducted and policy and regulatory information provided to the design team. Policy — Protect the Land Resource 11.1.5 Allow uses that are commonly associated with manufacturing and industry, including those directly supporting such activities as offices and laboratories. Comment: The Isaacson project will directly support the Tukwila Manufacturing Industrial Center Implementation Plan. A small percentage of the space proposed may consist of office uses associated with the light industrial manufacturing use. S...an�:�.rh,in7r*t�.y .;•rte P- $'_..� z ce w. 6 UO. CO 0 w= H wO g -i u_¢ z'3( I-w z= t= 0 z 2 0 ,O tn, • w w: z UQ O z .. City of Tukwila Design Review Criteria September 8, 2000 Page 2 Policy — Improvement Duwamish River Access 11.1.8 Improve public access and use of the west side of the river, protecting owners' rights to reasonable use and enjoyment, improve employee access to the east side of the river, and emphasize restoration on both sides of the river. Comment: The Isaacson site plan establishes employee access to the east bank of the Duwamish river. Access will be provided by a pedestrian trail and will include benches, picnic tables, and limited "cut -off" style lighting. The shoreline of the Duwamish along the east side will be restored with riparian plant materials. CRITERIA FOR PROJECTS SUBJECT TO THE CITY OF TUKWILA SHORELINE REGULATIONS (GENERAL SHORELINE REGULATIONS- TMC18.44.110) The Isaacson site plan and building designs will conform to the shoreline regulations of the City of Tukwila and King County. The following narrative discussion addresses the review criteria for shorelines. The proposed Isaacson use is in conformance with the regulations of the City of Tukwila Manufacturing /Industrial Center. Further, the proposed use does not conflict with the goals and policies of the Shoreline Master Program for either the City of Tukwila or for King County in terms of goals, policies, or development regulations. No structures or accessory facilities are proposed over or directly adjacent to the river, and there will be no disruption of existing trees or vegetation along the Duwamish River environment. Further, landscape restoration is proposed along the Duwamish to include a mix of riparian trees, shrubs, and groundcover. The project does not propose the discharge of effluents into the Green River or to the Duwamish River, and all state and federal water quality regulations will be achieved. Further landscape planting as proposed will enhance wildlife habitat along the Duwamish River. Erosion control best management practices will be employed, conforming to the City of Tukwila Development Regulations to ensure water quality during construction of the project. All necessary permits have and will continue to be obtained from federal, state, county, and municipal agencies. No dredging is proposed as part of this project. No mining or solid waste disposal is proposed along the shoreline as part of this project. The Isaacson project proposal does not propose land dedicated for public use. Further, no landfill is proposed and no cottonwood tree is proposed for removal along the shoreline environment. z z. 00 to 0 � w J = H U) w. WO J u_<. Z CI w z �. �0 z t— w o; 0 to O 1-. ww 1- • U IL O 0 z City of Tukwila Design Review Criteria September 8, 2000 Page 3 DESIGN REVIEW CRITERIA — CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC18.60.050 (A)) 1. Relationship of Structure to Site Wiz. re LAI 6 JU UO to J= F- U) w0 g Q. ICS. I— U-1 Z= _F— z0 E11 ui U� 0— H. ww U U-O wz U= O~ The Isaacson project is proposed as a 212,000- square -foot light industrial warehouse project with associated office spaces. The project, as designed, will allow the building to be divided for use by at least two potential future occupants. The project, as proposed, will have approximately 370 lineal feet of frontage along East Marginal Way. The building, parking, and landscaping along this elevation of the site will be designed to accomplish a number of objectives as follows: a. Generous street tree planting and frontage improvements will be incorporated to establish a streetscape appearance that does not exist at the present time. Sidewalks will be incorporated along the street frontage when necessary to facilitate pedestrian circulation along the site. b. One driveway, primarily for truck access, will be separated from the main parking area and parallel to East Marginal Way to facilitate safe, convenient circulation to the truck loading area along the north elevation of the building. The driveway and the parking area will be separated by a 10- foot -wide landscape strip, which will include buffer plantings to help soften the parking areas. Broad -leaf shade trees will also be incorporated into the parking lot layout on this side of the building. A second right -in and right -out driveway will enter the northeast corner of the site. c. Landscaping along the east elevation of the building will help soften the appearance of the warehouse building facing East Marginal Way. Evergreens and flowering shrubs will be incorporated around the front of the building to soften its appearance and enhance the office portion of the project. The height of the proposed building will fit well within the envelope established by the City of Tukwila's Zoning Code. Building offsets are proposed along East Marginal Way, which will further reduce the scale of the proposed building. 2. Relationship of Structure and Site to Adjoining Area The proposed industrial building with associated office uses will establish a character that generally does not exist along this stretch of East Marginal Way. The site is located between the Boeing Engine Manufacturing to the south and a steel manufacturing plant to the north. Landscape amenities, attractive architectural features, and landscape transitions do not exist on these adjacent parcels. Therefore the Isaacson industrial .ro'ect will hel establish an architectural character alon this frontage. Automobile and circulation patterns as proposed on this project, have been identified to separate pedestrians from the truck environment as efficiently as possible. A fire lane will be .rovided alon the west elevation of the ro'ect to facilitate fire access to this .ortion of the building. A no -build zone and fire lane will also be provided along the south elevation of z City of Tukwila Design Review Criteria September 8, 2000 Page 4 the building via an easement with the adjacent Boeing site. The west elevation of the project will also incorporate a landscape transition between the Duwamish Waterway and the site. Park -like landscaping, including pedestrian amenities, will be incorporated along this elevation. Z F-- 3. Landscape and Site Treatment C4 2 The site context for the proposed Isaacson project does not have an established landscape v v0 character upon which to build. Therefore, this project will establish that landscape character. to w Street trees and extensive road frontage and parking lot landscaping is proposed. Landscape treatment along the Duwamish Waterway is proposed. Landscape areas along the O Duwamish Waterway will include landscape enhancements through a planting of trees, g shrubs, and groundcover, as well as the incorporation of a trail network to facilitate viewing, g picnicking and other outdoor activities for site users. Exterior lighting for the project will <. be carefully coordinated with the building architecture and muted. The intent of lighting H along the Duwamish Waterway and along East Marginal Way would be to enhance z = !— architectural features and provide safety lighting within parking areas. Along the north z O elevation of the building, cutoff, wall pack lighting, will be utilized to enhance visibility near w w 2 dock doors. U O. O N. o w w • 0 The proposed project is for a light industrial warehouse building of approximately 220,000 u_ square feet. As such, the majority of the building will function as a large box with minimal Cii z internal openings to facilitate movement and storage. However, the east and west elevations U �. of the building will incorporate substantial architectural features to help establish a ~O 1' streetscape appearance and an attractive front to both the Duwamish River and East ?. .. Marginal Way. Reveals and color changes are proposed to enhance the building's character, particularly along the west and east elevations. The architectural features will wrap around the building's office frontage at the east and west ends. Architectural detail in the form of reveals and an attractive paint scheme will be provided along the south and north elevations. The paint scheme proposed for the project will include accent colors of neutral tan at the base and the parapet of the building, as well as a lighter beige color for the body of the building. A blue accent color will be utilized at building entrances, canopies, and other areas where accent is appropriate. 4. Building Design 5. Miscellaneous Structures and Street Furniture The project proposes picnicking facilities, benches, lighting along the Duwamish Waterway, and lighting around the building. The furniture and fixtures chosen will be of compatible design and compliment the building design character. 4:! J4�M .+'A,j;�y.�'u'•^.t'f�ekv�,'A K�Y..'.?b,'!.lsM•... .. City of Tukwila Design Review Criteria September 8, 2000 Page 5 6. Consistency with adopted plans and regulations (TMC 18.100.030) The narrative discussion in the comprehensive plan and shoreline regulations sections identified above demonstrates the project's consistency with the City of Tukwila goals, Z policies, and regulations. w BOEING - DUWAMISH CORRIDOR REDEVELOPMENT DESIGN GUIDELINE 6 JU 0 1. Design feature: Development adjacent to public right -of -way. w =: H w; The Isaacson project will be located adjacent to East Marginal Way, a public right -of -way. w 0 As such, the proposal will conform to Guideline ROW 1. u. a The main access to the Isaacson site will be via a shared access driveway at the southeast c corner of the property. The existing access is controlled by a traffic light. Access will be 1-- _ shared with the Boeing Engine Facility south of the proposed project. An alternative z '- CHECKLIST driveway is proposed at the northeast corner of the project. An internal roadway. located z 0: parallel to East Marginal Wa is proposed to facilitate access between the two properties, w p g Y�� p p P p = o and to separate auto traffic from truck traffic. A second right -in, right -out entrance will be t) built on the northeast corner of the site. o wW U — O. Turning movements into and out of the proposed alternative driveway in the northeast ui co corner of the property will be limited to right -in, right -out movements. 2. Guideline ROW 2 3. Guideline ROW 3 The use of high occupancy vehicles and other forms of mass transit will be encouraged in the Isaacson project by the incorporation of drop -off areas. 4. Guideline ROW 6 Street trees and streetscape landscaping will be provided along East Marginal Way. The landscaping will consist of street trees and shrub and groundcover plantings, consistent with other facilities along East Marginal Way. 5. Guideline ROW 10 A parking lot is proposed between the building frontage and East Marginal Way. This parking lot will be screened from view by the landscaping proposed along East Marginal Wa . A landsca.e stri. 20 feet wide inco .oratin• a berm street trees and shrub •lantin•s will help screen the parking lot. Z City of Tukwila Design Review Criteria September 8, 2000 Page 6 6. Guideline ROW 11 The project proposal will conform to right -of -way landscaping Type C. As stated above, the proposal includes a 20 -foot landscape area along East Marginal Way separating driveway and parking areas from the streetscape. This landscape area will incorporate a berm and street , _ ~ tree, shrub, and groundcover plantings. a 6 D DESIGN FEATURE: DEVELOPMENT ALONG SHORELINES v 0 • a The proposal is considered a "substantial development" that will be located within 200 feet of the .� • �' ordinary mean high -water mark of the Duwamish Waterway. o' W ti = C� 2 z� I= 0 Z ui O 52; O I—, . WW 2 Lt. 0. z. O -` 0 1. Guideline SL 1 The proposal includes a pedestrian trail and viewpoints along the shoreline of the Duwamish Waterway. A trail approximately 370 feet in length will be provided with the direct connection to the proposed building. Pedestrian amenities including benches and picnic tables will be incorporated into the design. 2. Guideline SL -2 Variety and design will be provided along the Isaacson shoreline. A variety of landscape materials will be proposed including a shoreline restoration zone incorporating riparian plant materials, as well as ornamental landscaping, which will favor park -like use by employees at the Isaacson site. 3. Guideline SL -5 Riparian vegetation will be proposed along the Duwamish Waterway shoreline. Riparian vegetation will include a mix of native trees, shrubs, and groundcover. 4. Guideline SL -7 Design of Buildings Adjacent to Shoreline The Isaacson project will be designed in a way that will connect the walkway associated with the building with the shoreline trail proposed for employee use. Windows will be oriented toward the river, and pedestrian entrances will also face the river. 5. Guideline SL -8 Any fencing proposed as part of the project will facilitate views of the Duwamish Waterway. No modification of the Duwamish River shoreline is proposed. The project would conform to the specifications of shoreline -type C. z City of Tukwila Design Review Criteria September 8, 2000 Page 7 DESIGN FEATURE DEVELOPMENT INTERNAL TO BOEING SITES 1. Guideline IN -1 The proposed Isaacson site plan includes an internal roadway circulation system that will facilitate efficient and safe access on site. 2. Guideline IN -2 An internal walkway network is proposed that will facilitate access from East Marginal Way through the property and to the shoreline area. While shoreline access will be limited to employees only, internal circulation for pedestrians is well defined and provides safe routes for walking and exercise. BUILDING DESIGN 1. Guideline IN -5 The height of buildings proposed as part of the Isaacson proposal will be well within the 150 -foot height limit of the Manufacturing /Industrial Center zone. 2. Guideline IN -6 The scale in appearance of the building at the major pedestrian entrances has been reduced through the use of significant facade modulation, color, and landscape treatment at pedestrian and office entrances. 3. Guideline IN -7 Design variety will be provided between buildings, parking lots, and roadways use of landscaping. Emphasis will be on broad -leaf shade trees, evergreen shrubs and groundcovers. Annual color and flowering shrubs will be provided for accent. 4. Guideline IN -8 Subsurface stormwater biofiltration systems will be provided at the Isaacson site. The current proposal will be to store on -site storm drainage and release into a mechanical water quality treatment system. INTERNAL CIRCULATION It is not anticipated that pedestrian access will occur along the internal circulation road. The driveway will be located adjacent to East Marginal Way and facilitate truck and delivery traffic to the dockside doors of the proposed building. A modification of internal roadway class "D" is proposed to accommodate truck maneuvering. The driveway will be 30' wide. XZkwihFr: t."% `ti:.. *.:. i33? 5h z =E..: II- W.. tr �. -I C.) O 0 to W2. J F-. W 0 ZF... 1- 0. Z t— w U• � ;0 ID H W W: W 1. —0 C1.1 z. U =; 0 17-H z City of Tukwila Design Review Criteria September 8, 2000 Page 8 Direct pedestrian access from East Marginal Way will be facilitated via a walkway connecting the public walk at East Marginal Way with the building entrance facing East Marginal Way. Either paint or a different construction material, such as concrete will be used to identify the walkway. CONCLUSION We trust the narrative discussion provided above responds to the goals and policies of the comprehensive plan, the policies of the Shorelines Management Program, and the design guidelines for both the City of Tukwila and the Boeing- Duwamish Corridor Redevelopment Design Guidelines. Report Preliminary Geotechnical Engineering Services Proposed Industrial / Office Buildings Isaacson Site Tukwila, Washington August 10, 2000 For Boeing Realty Corporation Ci•eo E n gi ne e'rs yI • File No. 0120 - 237-00 -1130 z _ l- • 2. U' • '00 W W I. W 0; g J. _a 1=- W z • z1-; AJJ 61, • :',,:!()00•17(1)i, W w` '2 ' • I-- � • s; z Geo WEngineers August 10, 2000 Boeing Realty Corporation P.O. Box 3707, MC2R -79 Seattle, Washington 98124 -2207 Attention: Gene Warden Consulting Engineers and Geoscientists We are pleased to present four copies of our "Report, Preliminary Geotechnical Engineering Services, Proposed Industrial / Office Buildings, Isaacson Site, Tukwila, Washington." Our services have been conducted in accordance with our proposal dated June 28, 2000. Our services were authorized by Gene Warden of Boeing Realty Corporation on July 11, 2000. As discussed in the report lateral spreading during strong earthquake motions is expected to occur in the west portion of the site. This soil movement is expected to affect a portion of the proposed building. Final lateral support requirements and design recommendations must be developed after the project structural engineer has been selected. The development of the final recommendations will be an iterative process between us and the structural engineer. We appreciate the opportunity to be of service to you and look forward to continuing work on this project. Please call us if you have any questions regarding the contents of this report or when we may be of further assistance. SDS:JJM:pb P: \0\ 0120237 \00Winals\O 12023700 R -s.doc GeoEngineers, Inc. Plaza 600 Building 600 Stewart St., Suite 1420 Seattle, WA 98101 Telephone (206) 728 -2674 Fax (206) 728 -2732 www.geoengineers.com ri Piin'te&pn recgcled:i Yours very truly, GeoEngineers, I i G cFadden, P.E. sociate CONTENTS Page No. INTRODUCTION 1 SCOPE OF WORK 1 SITE CONDITIONS 2 SURFACE CONDITIONS 2 SUBSURFACE CONDITIONS 3 CONCLUSIONS AND RECOMMENDATIONS 3 GENERAL 3 SEISMIC CONSIDERATIONS 4 Regional Seismicity 4 Uniform Building Code (UBC) Site Coefficient 4 Ground Shaking and Design Earthquake 5 Liquefaction Potential 5 Ground Rupture 6 Lateral Spreading 6 Conclusions 7 SITE PREPARATION AND EARTHWORK 8 Demolition and Site Stripping 8 Site Preparation 8 Structural Fill 9 Temporary Open -Cut Excavations 10 Erosion Control 10 PILE FOUNDATION SUPPORT 11 General 11 Vertical Capacity 11 Lateral Capacity 12 Settlement 14 Pile Installation 14 SHALLOW FOUNDATION SUPPORT 16 FLOOR SLAB SUPPORT 17 RETAINING WALLS 17 DRAINAGE CONSIDERATONS 18 LIMITATIONS 18 FIGURES VICINITY MAP SITE PLAN G e o E n g i n e e r s Figure No. 1 2 File No. 0120- 237 -00 -1130 CONTENTS (CONT.) APPENDICES APPENDIX A SUBSURFACE EXPLORATIONS APPENDIX A FIGURES CONE PENETRATION TEST Page No. A -1 Figure No. A -1... A -3 G e o E n g i n e e r s File No. 0120 - 237.00 -1130 �., -.•.... s>•. urar; e�= wd:" ailu; s' r .�;'�r.F.4J`.i�:y�:iSitWF',uy�; • •z ,•_l- W :6 J0 • U Or•• voMI; w=., • • u_, w0 • LL Q i • _ry��f: • . H w. 2' z • f—O! Z 1—i j0 N' • i= W: • ~O:; LLj • :z i REPORT PRELIMINARY GEOTECHNICAL ENGINEERING SERVICES PROPOSED INDUSTRIAL / OFFICE BUILDINGS ISAACSON SITE TUKWILA, WASHINGTON FOR BOEING REALTY CORPORATION INTRODUCTION This report presents the results of our preliminary geotechnical engineering services for the proposed industrial/office buildings to be constructed at the Isaacson site in Tukwila, Washington. The site is located at 8725 East Marginal Way South. The site is shown relative to surrounding physical features on the Vicinity Map, Figure 1 and the Site Plan, Figure 2. Our understanding of the project is based on conversations with and review of previous studies provided by Gene Warden, and information provided by AHBL (project civil and structural engineers). We understand that the project includes construction of approximately 200,000 square feet of industrial/office space in a two -story building. The building will be concrete tilt -up construction with on -grade floor slabs. Foundation loading information is unavailable at this time. However, we understand the building will likely be occupied by a telecommunications company. Roof and column loading will likely be heavier than typical tenants of this type of building. We understand that pile support is anticipated for the new building. SCOPE OF WORK The purpose of our geotechnical engineering services is to evaluate the subsurface soil and ground water conditions as a basis for providing geotechnical recommendations for design of the new building. Our specific scope of services includes the following tasks: 1. Obtain information from The Boeing Company to utilize in developing a site safety plan for use during site explorations. 2. Review existing subsurface information in our files for the site and nearby properties for which we performed geotechnical investigations. 3. Meet on site with a representative of The Boeing Company to discuss site access and identify suitable exploration locations. This includes obtaining the location of utilities in the area. 4. Explore subsurface conditions at the site by advancing three cone penetrometer test (CPT) probes to depths of about 100 feet below ground surface. 5. Provide preliminary recommendations for the following: a. Site preparation and earthwork including stripping depths, preloading and/or preparation of subgrade support of footings, floor slabs, and pavements. b. Earthwork criteria including wet weather construction considerations and use of on -site soils for fill. In addition, gradation criteria for structural fill material that may have to be imported, and placement and compaction requirements, will be provided. G e o E n g i n e e r s ?y�as.4:^�?; rSar�s}�i:`:`�, k?3Ftt5:S3yYlti*,tta�.s�.•�,. 1 File No. 0120- 237 -00 -1130 \081000 r. -rhze a, r r;73 c. Sedimentation and erosion control during and following construction, and permanent site drainage. d. Shallow foundation support (if appropriate for lightly loaded ancillary structures) including allowable soil bearing pressures, settlement estimates, minimum footing sizes, minimum depth of footings below finished grade, allowable increases in soil bearing when supporting seismic generated loads, and a coefficient of base friction for resisting lateral forces. e. Deep foundation support for the proposed building including penetration versus capacity criteria for piles. Augercast piles are typically used to support buildings in the project area; however, our scope includes evaluation of other deep foundation support systems that would not generate soil cuttings during installation. f. Support of on -grade floor slabs including capillary break and vapor retarder as appropriate. g. Discuss seismicity at the site and provide seismic design parameters including soil profile type and site coefficient based on 1997 Uniform Building Code (UBC) criteria. h. Surface and subsurface drainage based on ground water conditions encountered or expected in the area. i. Comment on any anticipated construction difficulties identified from the results of our site studies and from our experience on projects at similar sites. 6. Attend one meeting to present our preliminary findings and the results of our analyses. 7. Prepare a written report presenting our conclusions and recommendations together with supporting field and laboratory information for incorporation into design of the project. Our services do not include completing explorations within the soil stabilization areas at the site, as shown in Figure 2. We will provide a separate proposal when requested to complete additional explorations and develop supplemental recommendations for earthwork within the soil stabilization areas. Our services do not include developing recommendations for environmental remediation or handling of potentially hazardous soils during construction. SITE CONDITIONS SURFACE CONDITIONS The Isaacson site is approximately rectangular in shape and is located in the Duwamish Valley. The site is bordered by East Marginal Way and Boeing Field on the east, the Duwamish River on the west, the Jorgeson Steel Company to the north and other Boeing facilities on the south. The ground surface at the site is covered with either asphalt concrete pavement or Portland cement concrete slabs. No buildings are currently present at the site. The ground surface is generally at about Elevation 14 feet above mean sea level, with the exception of the northern portion of the site. The ground surface in the northern portion of the site consists of a 'mound which varies from about Elevation 14 to 20 feet. The mound was formed in 1992 as part of the stabilization of arsenic contaminated soil at the site. G e o E n g i n e e r s t mw rv�sse -,...» 2 File No. 0120- 237 -00 -1130 \081000 •- The southern portion of the site previously contained a portion of the Duwamish River Channel (Slip No. 5). Beginning about 1935 until 1966, portions of Slip No. 5 were dredge - filled. Based on historical records, the fill extended to about 22 feet below the existing ground surface and generally consisted of .silty sand with significant amounts of slag, fire bricks, and miscellaneous construction materials. z SUBSURFACE CONDITIONS The subsurface conditions at the site were evaluated by reviewing available geotechnical information in our files and by advancing three CPT probes to depths of 100 feet. The v p approximate locations of the explorations are shown in Figure 2. Descriptions of the field W = exploration procedures and logs of the CPT probes are presented in Appendix A. LL Based on subsurface information obtained during this study and from review of available w O information, the site is underlain by fill overlying an undetermined depth of alluvial deposits. g The fill consists of medium dense to dense sand and gravel with variable silt content. The fill <. extends to depths of 5 to 8 feet at the CPT probe locations. The underlying alluvial deposits w generally consist of loose to medium dense sand, sand with silt and silty sand to depths between z_ 60 to 65 feet. Thin interbedded layers of silt were encountered within the sandy layer between z O depths of 40 to 60 feet. Soft to medium stiff silt with silty sand layers was encountered below the 2 Lij sand deposits to depths of 75 to 80 feet. The underlying soil consists of very soft to soft clay. U Two of the CPT probes were completed in this clay deposit. In CPT -3, the clay deposit was .0 1.- encountered to a depth of about 90 feet. The clay is underlain by medium dense to dense sand v and silty sand. CPT -3 was completed in the medium dense to dense sand deposit. 1L 5 While not encountered in the explorations for this study, dredged -fill was placed in the w Z southern portion of the site, as discussed under "Surface Conditions." U O 1- Ground water was encountered at depths of 12 feet during advancement of the CPT probes. In general, ground water conditions should be expected to fluctuate as a function of season, precipitation, the rise and fall of the Duwamish River, and other factors. CONCLUSIONS AND RECOMMENDATIONS GENERAL Based on our explorations, experience on other nearby project sites, and analyses, it is our opinion that the proposed buildings may be constructed satisfactorily at the site provided that the considerations and recommendations presented in this report are incorporated into the project planning. We recommend that the buildings be supported using deep foundations. Shallow foundation support of retaining walls or other lightly loaded structures may be considered for the project. Potentially liquefiable sand and silty sand were encountered to depths of about 45 feet below the exiting ground surface at the site. Liquefaction induced settlement on the order of 3 to 6 inches may occur under strong ground shaking. Additionally, lateral spreading resulting from liquefaction will likely occur and may extend several hundred feet from the Duwamish River affecting the western portion of the site. We estimate that lateral spreading displacements may be G e o E n g i n e e r s 3 File No. 0120 - 237 -00 -1130 \081000 on the order of 12 to 24 inches at the western edge of the building. In order to mitigate the effects of liquefaction and lateral spreading, we recommend that the building be supported on pile foundations. Individual pile caps should also be connected together with grade beams to minimize differential lateral spreading across the building. However, further discussions with the project structural engineer during final design will be necessary to provide appropriate recommendations for mitigating the potential impacts to the buildings. The near surface on -site soils generally contain a high percentage of fines (silt) and are moisture sensitive. It may be difficult to operate heavy equipment on these soils in wet weather. It may also be very difficult to achieve adequate compaction with these soils to allow their use as structural fill due to their fine- grained composition, especially in wet weather conditions. Therefore, we recommend that you plan to use clean imported granular structural fill for all building pad, roadway and parking area fill. On -site soils may be used in extended dry periods if the soils are dried to a condition that will allow for proper compaction. A discussion of the potential for, and possible consequences of, liquefaction and lateral spreading follows in the "Seismic Considerations" section of this report. Our conclusions and recommendations for site development, foundation support and performance estimates for the proposed structure are presented following the "Seismic Considerations" section. SEISMIC CONSIDERATIONS Regional Seismicity The Puget Sound region is a seismically active region and has experienced thousands of earthquakes during historical time. Seismicity in this region is attributed primarily to the interaction between the Pacific, Juan de Fuca and North American plates. The Juan de Fuca plate is subducting beneath the North American Plate. Each year, numerous earthquakes occur in Oregon and Washington. However, only a few of these are typically felt because the majority of recorded earthquakes are smaller than magnitude 3. In recent years, two large earthquakes occurred which resulted in some liquefaction in loose alluvial deposits and significant damage to some structures. The first earthquake, which was centered in the Olympia area, occurred in 1949 with a Richter magnitude of 7.1. The second earthquake occurred in 1965, was centered between Seattle and Tacoma, and had a Richter magnitude of 6.5. Potential seismic hazards from earthquakes include ground shaking, liquefaction, ground rupture from lateral spreading and surface fault rupture. Our opinions regarding the likelihood of these seismic hazards occurring at the site are presented below. Our evaluations are based on the seismicity criteria prescribed by the 1997 edition of the Uniform Building Code (UBC). Uniform Building Code (UBC) Site Coefficient The Puget Sound region is designated as a Seismic Risk Zone 3 in the 1997 edition of the UBC. For Zone 3 locations, a Seismic Zone Factor (Z) of 0.30 is applicable based on UBC Table 16 -I. Based on the results of the explorations and interpretation of UBC Table 16 -J, the site is characterized using Soil Profile Type SF. This profile type consists of "soils vulnerable to G e o E n g i n e e r s 4 File No. 0120- 237 -00 - 1130 \081000 ............,. r ....Y . �rieGaYwk? N. 7, a, ?; nM1MUfTIt�' AN+{ S ;ij'.4ihy.Y/}'!IA?' +w!IYY;k`tY� potential failure or collapse under seismic loading such as liquefiable soils." For Soil Profile Type SF, a site specific response analysis is typically required. However, based on our experience and the results of site specific response analyses for similar sites, a Soil Profile Type SE will adequately characterize the site. It is our opinion that the soil profile used for design may be characterized using Soil Profile Type SE. This soil profile results in the following seismic coefficients, Ca =0.36 and Cv =0.84. Ground Shaking and Design Earthquake There is a risk of earthquake induced ground shaking at the site, as with all sites in the Puget Sound region, and the intensity of the ground shaking could be severe. The severity of ground shaking will be mostly a function of the earthquake magnitude and proximity of the epicenter to the site. In our opinion, strong ground shaking should be considered in the design of the building and improvements at this site. We recommend that the seismic ground shaking at the site be evaluated in accordance with the procedures presented in the 1997 edition of the UBC. The key seismic design parameters are the peak acceleration and the Richter magnitude of the earthquake. In general, a design earthquake is chosen based on the probability that the design earthquake will not be exceeded over a given time period. The level of seismicity recommended in the 1997 edition of the UBC for human occupancy buildings is an earthquake with a 10 percent probability of being exceeded in a 50 -year period. The design earthquake event that corresponds to this probability is an earthquake with a Richter magnitude of 7.5 and a peak horizontal ground acceleration of approximately 0.3g. Liquefaction Potential Liquefaction refers to a condition where vibration or shaking of the ground, usually from earthquake forces, results in development of excess pore pressures in saturated soils and subsequent loss of strength in the deposit of soil so affected. Structures supported on soils that liquefy could suffer foundation settlement or lateral movement that could be severely damaging to the structures. In general, soils which are susceptible to liquefaction include loose to medium dense clean to silty sands which are below the water table. Such soil and ground water conditions are present at the site. The evaluation of liquefaction potential is complex and is dependent on numerous site parameters, including soil grain size, soil density, site geometry, static stresses, and the magnitude and ground acceleration of the design earthquake. Typically, the liquefaction potential of a site is evaluated by comparing the cyclic shear stress ratio (the ratio of the cyclic shear stress to the initial effective overburden stress) induced by an earthquake to the cyclic shear stress ratio required to cause liquefaction. The cyclic shear stress ratio required to cause liquefaction was estimated using an empirical procedure based on penetration resistance of the CPT probe during advancement of the probe. This method relates the cyclic shear stress ratio required to cause liquefaction to the resistance values and the fines content of the soil. We have evaluated the O e o E n g i n e e r s 5 File No. 0120. 237 -00 - 11301081000 . earthquake- induced cyclic shear stress ratio at this site using an empirical relationship developed by researchers for this purpose. Our analysis indicates that there is a high potential for liquefaction occurring below the site if the site were subjected to the design earthquake event. Liquefaction could occur in the loose to medium dense sand which underlies the site to depths of about 45 feet. The potential ground settlement caused by liquefaction will vary depending on the actual levels of ground shaking, the duration of shaking, and site - specific soil conditions. If the site were subjected to the design earthquake event, we estimate that ground surface settlements on the order of 3 to 6 inches could occur if all of the potentially liquefiable soils were to produce settlement. However, between depths of about 35 to 45 feet, settlement is likely to occur in discontinuous pockets and layers. We expect that differential settlements will be on the order of 2 to 4 inches. Ground Rupture Because of the thickness of the Quaternary sediments below the site, it is our opinion that the potential for surface fault rupture is remote. Lateral Spreading Lateral spreading involves lateral displacements of large volumes of liquefied soil during an earthquake. Lateral spreading can occur on near -level ground as blocks of surface soils displace relative to adjacent blocks. Lateral spreading also occurs as blocks of surface soils are displaced toward a nearby slope (free face) by movement of the underlying liquefied soil. The bank of the Duwamish River, located as close as 200 feet away from the west side of the planned building, represents a free face condition for this site. Therefore, the topography of the site and underlying soil conditions indicate that lateral spreading is a possibility at the site. We have used two simple models to predict free -field ground displacements which might be associated with lateral spreading at the site. Free -field ground displacements are those that are not impeded by structural resistance, ground modification, or a natural boundary. The first model is based on a single- degree -of- freedom system that incorporates the residual strength of the liquefied deposits. The key parameters are the residual shear strength of the Liquefied soil, the limiting shear strain of the liquefied soil, the thickness of the liquefied zone and the slope angle measured between the structure and the toe of the free face. The residual shear strength and limiting shear strain of the liquefied soils were estimated using an empirical relationship that is based on correlated blow count data obtained from the CPT probes. The second model is an empirical model that incorporates earthquake, geological, topographical and soil factors that affect ground displacement. The model was developed from compiled data collected at sites where lateral spreading was observed. The key parameters are the Richter magnitude, the horizontal ground acceleration, the thickness of the liquefied zone, the grain size distribution of the liquefied deposit, and the ratio of the free face height to the distance between the structure and the toe of the free face. G e o E n g i n e e r s 6 , File No. 0120 - 237 -00- 1130\081000 z z. w 0 0. co 0 cn w Ill J E—, N U w0 J Q. F- _. z F. z O, 2 Uu O N. [I I -. w W. u- O. O z • The results of our analysis indicate that lateral spreads may develop in the upper 35 to 45 feet of soil during the design earthquake. We estimate that free -field lateral displacements at the western edge of the structure (200 feet away from the Duwamish River) may be on the order of 12 to 24 inches. Lateral displacements will decrease further away from the Duwamish River. Our analysis indicates that free -field lateral spreading will be Tess than about 1 inch at distances greater than 400 feet from the Duwamish River. Lateral displacements at or near pile- supported structures are generally less than the free -field lateral displacements because the structure provides some resistance to the lateral spreading soil. The piles are typically constructed such that they have fixity in the soils below the level of lateral spreading. Observations of structural performance made by a representative of GeoEngineers, following the 1995 earthquake in Kobe, Japan, suggest that lateral displacements of pile - supported structures were on the order of 50 percent of the adjacent free -field lateral displacements. Conclusions The effects of liquefaction and lateral spreading are twofold: First, liquefaction and lateral spreading usually result in loss of bearing capacity and resulting settlement of structures which are not pile- supported. Second, liquefaction and lateral spreading will likely result in reduction of lateral support for structures supported on piles. In order to reduce the risk of liquefaction damaging the building, the building should be supported on deep foundations that carry the structural loads below a depth of about 45 feet. For this condition, we do not anticipate significant settlement of the building foundations during a seismic event. However, some minor differential settlement between columns is possible. Also, if the floor slab is supported on- grade, there is a possibility of differential settlement between the floor slab and the pile- supported portions of the building. Differential settlements may be on the order of 2 to 4 inches. We therefore recommend that the slab be allowed to move independently of the pile- supported structure if the slab is supported on- grade. Alternatively, slabs may be supported on piles to reduce the risk of liquefaction- induced settlement. Loss of lateral support for pile foundations can occur where zones of soil liquefy and spread laterally. Based on our analysis, the western 200 feet of the building is located within the potential lateral spreading zone. The piles outside of this lateral spreading zone will provide some lateral support to resist building inertial forces during the earthquake. However, the piles within the lateral spreading zone will only provide vertical load- carrying capacity (no lateral capacity) if lateral spreading occurs. Additionally, the lateral spreading will result in soil pressures developing on the piles within this zone as it moves away from the building. This could result in significant bending moments in these piles, potentially damaging or breaking the piles. The lateral spreading could also result in differential lateral movement across the building. In order to minimize the effects of lateral spreading, we recommend that the individual pile caps be tied together with grade beams. This will allow transfer of the lateral spreading soil loads to piles, pile caps and grade beams outside of the lateral spreading zone. Additionally, the piles G e o E n g i n e e r s 7 File No. 0120- 237 -00 -1130 \081000 within the lateral spreading zone may need to have larger diameters because of the large bending moments imparted on these piles. The potential Loss of soil support in the liquefiable and lateral spreading soil encountered at the site have been considered in development of our pile recommendations presented in the "Pile Foundation Support" section of this report. SITE PREPARATION AND EARTHWORK Demolition and Site Stripping We recommend that all asphalt concrete and Portland cement concrete pavements be removed from proposed building areas. We estimate that stripping depths of the asphalt concrete will be on the order of 4 to 6 inches. Existing abandoned buried pipe, if present, should either be removed or Left in place and filled with a sand or lean grout slurry. Any existing voids or new depressions created during site preparation should be cleaned of- loose soil or debris and backfilled with structural fill. If desired, asphalt concrete and Portland cement concrete pavement removed from within the new building areas can be stockpiled and reused as fill provided that they are broken down as recommended in a subsequent section of this report. Site Preparation The existing soils at the site generally contain a relatively high percentage of fines (silt) and are very moisture sensitive. In wet weather it will be difficult to operate heavy equipment on the site because the moisture sensitive soils may be exposed at the surface after stripping and demolition. If the demolition operations cause disturbance of the underlying soil, additional excavation may be necessary. Disturbance of the shallow subgrade soils should be expected if site preparation work is done during periods of wet weather or when the subgrade soils are still wet from seasonal rainfall. We therefore recommend site grading take place during the drier summer months (July through September) to reduce grading costs. • The exposed subgrades in building and pavement areas should be evaluated after the site is stripped of unsuitable materials. Proofrolling with heavy rubber -tired construction equipment should be used to evaluate the exposed subgrades. The site should be proofrolled only after an extended period (at least two weeks) of dry weather. Probing should be used to evaluate the subgrade during periods of wet weather or when the subgrade soils are more than two or three percent wetter than their optimum moisture content. Any soft areas noted during proofrolling or probing should be excavated and replaced with compacted structural fill. We also recommend that exposed subgrade in walkway areas be evaluated by probing, or by proofrolling if practical. Once the subgrade in building and pavement areas has been prepared, all traffic except that required to place subsequent layers of material should be kept off the area until paving is completed. We recommend that temporary access roads and laydown areas be constructed to reduce the risk of disturbing the subgrade soils. Temporary roads should consist of at least 12 inches of quarry spalls or clean granular structural fill placed over geotextile fabric. The G e o E n g i n e e r s 8 File No. 0120-237-00-1130\081000 z Z �~ w 00 U 0 cn w J F- U) LL W °. L¢ Z d. z� ZO w tu c o co ci ww H H IL .. U� O~ z geotextile should be a woven fabric intended for soil separation and reinforcement within roadway embankments, such as Mirafi 500X or Amoco 2002. Typically final pavement sections are not intended to support heavy construction traffic. If all or any part of the pavement sections are placed while building construction is still in progress, these areas should be barricaded and roped off to prevent vehicle access. This is to reduce the risk of softening of the subgrade, contamination of the subbase and base course materials, or pavement failure. Structural Fill All new fill placed to achieve design grades within the building areas or to support pavement and slabs -on -grade should be placed as compacted structural fill. Structural fill should be free of debris, organic or man-made contaminants, and rock fragments larger than 6 inches. The suitability of soil for use as fill will depend on its gradation and moisture content. As the amount of fines (particles passing the No. 200 sieve) increases, soil becomes increasingly more sensitive to small changes in moisture content and adequate compaction becomes more difficult to achieve. Granular soils with less than about 5 percent fines will be suitable for fill in most weather conditions. Use of excavated soils as backfill will be largely dependent on the moisture content, weather conditions during construction, and the presence of surface or ground water. Silty sand and sandy silt soils will be difficult to impossible to compact when more than 1 or 2 percent wetter than optimum moisture content. Relatively clean (low percentage of fines) sand should be suitable for use as structural fill under most weather conditions. If on -site soils cannot be adequately compacted due to excessive moisture content, or if backfill must be placed in wet weather conditions, it will be necessary to use imported fill. We recommend that import fill consist of clean sand and gravel with less than 5 percent fines relative to the fraction passing the 3/4 -inch sieve. 'Asphalt concrete and Portland cement concrete removed during demolition can be used as fill provided that they are crushed to particles 6 inches or less in largest dimension and mixed with on -site or imported soils. Particle sizes greater than 3 inches should be excluded from the top 1 foot of fill. All utility trench backfill except the top 2 feet in pavement areas should be compacted to at least 90 percent of the maximum dry density determined in accordance with American Society of Testing and Materials (ASTM) D -1557. The top two feet of fill that will support pavements or other lightly loaded structures should be compacted to at least 95 percent of the maximum dry density. All fill placed in the building areas should be compacted to 95 percent of maximum dry density. All structural fill should be placed in uniform lifts not exceeding about 8 to 10 inches in loose thickness. Care should be taken not to overcompact the fill against the subsurface walls to avoid causing excess lateral soil pressures or deflections. G e o E n g i n e e r s 9 File No. 0120. 237 -00- 1130 \081000 We recommend that a representative of our firm monitor excavation and backfilling operations on a sufficiently frequent basis to evaluate whether the intent of our recommendations outlined in this section are met. Temporary Open -Cut Excavations We understand that the building will be supported near existing grades and no significant cuts are planned. However, we expect that foundation and utility construction will include temporary open -cut excavations. The stability of temporary open -cut slopes is a function of soil type, ground water level, slope inclination, slope height and nearby surface loads. The use of inadequately designed open cuts could impact the stability of adjacent work areas, existing utilities, and endanger personnel. In our opinion, the contractor will be in the best position to observe subsurface conditions continuously throughout the construction process and to respond to variable soil and ground water conditions. Therefore, the contractor should have the primary responsibility for deciding whether or not to use open cut slopes rather than some form of temporary excavation support, and for establishing the safe inclination of the cut slope. All open cut slopes and temporary excavation support should be constructed or installed, and maintained in accordance with the requirements of the appropriate governmental agency. For planning purposes only, we recommend that temporary cut slopes be no steeper than 1.5H :1V (horizontal:vertical) in the existing fill or alluvial deposits located above the ground water table. Stable cut slopes will be partially dependent on the time of year construction occurs and on ground water conditions. Acceptable slope inclinations should be determined during construction and should be in accordance with Occupational Safety and Health Administration (OSHA) and Washington Industrial Safety and Health Administration (WISHA) guidelines. The above guidelines assume that surface loads such as equipment loads and storage loads will. be kept a sufficient distance away from the top of the cut so that the stability of the excavation is not affected. We recommend that this distance be not less than the depth of the cut. It should be expected that excavation faces will experience some sloughing and raveling. Berms, swales, or drainage ditches should be installed around the perimeter. of each excavation to intercept surface runoff and reduce the potential for flow over the top of slopes. If ground water seepage is encountered in the excavations or along the cut slopes then flatter slopes are recommended. At a minimum, slopes exposed to ground water seepage should be flatter than 2H:1 V. Erosion Control The exposed•ground surface will be subject to erosion during wet weather. Preventive erosion control measures that should be implemented on the site include minimizing the area of site disturbance and site grading to avoid concentrated runoff. Preventive sediment transport G e o E n g i n e e r s 10 File No. 0120 - 237 -00- 1130\081000 measures that should be implemented along the site boundaries include installation of silt fences, straw bales, or other devices that will trap sediment and prevent it from moving off site. PILE FOUNDATION SUPPORT General We have considered several deep foundation options for supporting the proposed building, including augercast piles and driven steel piles. Augercast piles are generally much more cost - effective than driven steel piles. However, disposal of cuttings will be required. This may significantly impact the cost of augercast piles because of the arsenic contaminated soils at the site. Driven piles may be appropriate for the site; however, ground vibrations from driven piles could damage the nearby structures. We recommend that these issues be evaluated as part of the pile foundation selection process. Vertical Capacity The proposed building can be satisfactorily supported on augercast piles or driven steel piles that extend below the potentially liquefiable soils. The piles will derive their capacity largely from friction within the soils encountered below a depth of about 45 feet. We recommend that the piles extend at least 10 feet below the potentially liquefiable soils. Structural loading information is not currently available; therefore, recommendations are presented for a range of loads and pile diameters. A tabulation of the pile lengths and allowable axial pile capacities for augercast and driven steel pipe piles are presented in the following table. We recommend against installing longer piles because the soils in the area typically become softer and looser below the recommended pile lengths. - Pile Diameter Pile Length (feet) Allowable Pile Capacity (kips) Downward Uplift 14 -inch augercast 55 46 40 60 • . 66 55 18 -inch augercast 55 63 52 60 88 71 24 -inch augercast 55 106 80 60 126 95 14 -inch steel pipe 55 58 39 60 74 52 18 -inch steel pipe 55 81 50 60 104 66 These allowable pile capacities apply to all long -term live and dead loads and may be increased by one -third for transient loading conditions, such as wind or seismic forces. The G e o E n g i n e e r s 11 File No. 0120 - 237.00- 1130\081000 recommended penetrations also take into account the potential loss of frictional capacity in the potentially liquefiable sands encountered to a depth of about 45 feet below ground surface, The allowable pile capacities are based on the strength of the supporting soils for the penetrations indicated and include an appropriate factor of safety. The capacities apply to single piles. If piles within groups are spaced at least three -pile diameters apart on center, no reduction for pile group action need be made. The structural characteristics of the pile materials and structural limitations may impose more stringent limitations and should be evaluated by the structural engineer. If the augercast piles are designed to resist uplift loads, we recommend that a single reinforcing bar be centered in the pile and installed the entire length of the augercast pile to develop uplift capacity. It should be noted that the recommended pile penetrations and allowable capacities presented above are based on assumed uniformity of subsurface soil conditions at the site. There may be unexpected variations in the depth to, and characteristics of, the supporting soils across the site. Accordingly, we recommend that pile installation be monitored by a member of our staff to observe installation procedures and evaluate the adequacy of individual pile installations. Lateral Capacity General. Resistance to lateral loads can be developed by passive pressure on the face of the pile caps and other below -grade foundation elements. Passive soil resistance of the pile caps and buried grade beams can be computed using an equivalent fluid density of 300 pounds per cubic foot (pcf) for a level backfill surface, provided the backfill is compacted to at least 95 percent of maximum dry density (ASTM D- 1557). This value incorporates a factor of safety of about 1.5. Sliding friction on the base ofpile- supported foundation elements should be ignored since full contact with the underlying soil cannot be assured. As discussed under the "Seismic Considerations" section of this report, lateral spreading is expected to occur in the upper 35 to 45 feet of the soil deposits. The potential lateral spreading zone is located within 400 feet of the Duwamish River. Based on the current development plan, the western 200 feet of the building is located in the lateral spreading zone. The piles outside of this zone will provide lateral support during an earthquake. However, the piles within the lateral spreading zone will only provide vertical load- carrying capacity if lateral spreading occurs. Additionally, lateral spreading will result in soil pressures developing on the piles within this zone. Lateral spreading will also result in differential lateral movement across the building. In order to reduce these effects, we recommend that the individual pile caps be tied together with grade beams. This will allow transfer of the lateral spreading loads and building internal forces to the piles and grade beams outside of the lateral spreading zone. These loads will also be transferred to the grade beams located within the lateral spreading zone. Piles Outside of the Lateral Spreading Zone. The following table presents allowable lateral pile capacities and maximum bending moments for the augercast and driven steel pipe piles located outside of the lateral spreading zone. The capacities and moments are provided for a G e o E n g i n e e r s 12 File No. 0120 - 237 - 00.1130 \081000 .vn. dwTn•••e{i AY.=CY7.M ,7?T'p1 .." ^` r! ., M,'l?tlC"..n!1TA range of pile head deflections and assume that the piles are free to rotate at the pile cap. It should be noted that these capacities are preliminary since some of the piles may need to be designed to include transfer of load from the piles inside of the lateral spreading zone, as discussed below. Pile Diameter Pile Head Deflection (inches) Allowable Lateral Pile Capacity (kips) Maximum Bending Moment (kip -feet) 14 -inch augercast 'IA 7.5 26 1 15 53 18 -inch augercast 'IA 11 47 1 22 95 24 -inch augercast 'IA 18 97 1 36 195 14 -inch steel pipe' 'IA 11 46 1 22 91 18 -inch steel pipe' 'IA 15 70 1 30 140 Notes 'Analysis assumes steel pipe thickness of 0.375 inches. The maximum bending moment will occur approximately 7 to 9 feet below the top of pile and will diminish with depth. For augercast piles, we recommend that reinforcing be installed to a minimum depth of 21 feet, 25 feet and 32 feet for 14 -, 18 -, and 24- inch - diameter piles respectively to resist bending moments associated with lateral loading. The above values are based on a minimum pile spacing of six pile diameters. We can provide additional lateral pile design values if a closer pile spacing is used. Piles Inside of the Lateral Spreading Zone. The evaluation of lateral pile capacities for piles located inside of the lateral spreading zone will be a function of the building inertial forces, the soil pressure applied to the piles as a result of lateral spreading, and the tolerable lateral displacement of the structure. In general, the piles should be designed to withstand the additional soil pressures resulting from lateral spreading soil. The piles will not provide lateral support for the building if lateral spreading occurs. Therefore, lateral load will be transferred to the pile caps and grade beams inside of the lateral spreading zone and to the piles, pile caps and grade beams outside of the lateral spreading zone. An interactive design process with the structural engineer is required for these piles because the soil pressure applied to the piles is dependent on the tolerable lateral displacement of the structure and the distance of the pile from the Duwamish River. Lower soil pressures, and resulting bending moments, generally develop on the piles if the building is designed to account for larger lateral displacements. The bending moments in the piles are generally larger than the G e o E n g i n e e r s 4cY hrht... 13 File No. 0120 - 237-00 -1130 \081000 ..,.<,-.,.<.,,,% r�! ew�tacr ;.,•�nr.,- .F�..:.:n�•�� w,.:nr..u; sx^ tS." rlr."' qr?;..» Y !r,,�z,,'�S'n;2K,�,,::y'",7.i%n moments on the piles outside of the lateral spreading zone. Therefore, it is likely that the diameter of the piles will be larger than the piles located outside of this zone. The design procedure generally consists of the following steps: 1. Determine tolerable lateral displacement of the structure. 2. Evaluate lateral load and bending moment in the piles based on tolerable building displacement and free -field lateral spreading displacement. As discussed previously, lateral spreading displacement decreases as a function of the distance between the building and the Duwamish River. This step should be completed once the pile type and pile cap locations have been selected for the project. 3. Evaluate contribution of lateral capacity from pile caps and grade beams inside the lateral spreading zone. 4. Determine amount of load transfer to the piles, grade beams and pile caps outside of the lateral spreading zone. 5. If the available lateral capacity cannot be achieved, then larger diameter piles and/or larger pile caps and grade beams need to be designed. Go back to Step 2 and select a larger pile diameter or go back to Step 3 and select wider and/or deeper embedded pile cap and grade beam elements. 6. Determine if grade beams are sufficient to allow for transfer of lateral load determined in Step 4. We are available to assist the structural engineer with this analysis as the building concept and design progresses. Settlement Pile settlements are expected to be essentially elastic in nature and occur as loads are applied. Total settlement of piles constructed as recommended is not expected to exceed about 1 inch, while differential settlements between comparably loaded piles are not expected to exceed about 50 percent of this value. Post - construction settlements are expected to be less than Y2 inch. Pile Installation Augercast Piles. Augercast concrete piles should be installed to the recommended penetration using a continuous - flight, hollow -stem auger. As is common practice, the pile grout is pumped under pressure through the hollow stem as the auger is withdrawn. Reinforcing steel for bending and uplift is placed in the fresh grout column immediately after withdrawal of the auger. An advantage of the augercast pile installation method is that it causes relatively little vibration. We recommend that the augercast piles be installed by a contractor experienced in their placement and using suitable equipment. Grout pumps should be fitted with a volume - measuring device and pressure gauge so that the volume of grout placed in each pile and the pressure head can be easily determined. While grouting, the rate of auger withdrawal should be uniform and controlled such that the volume of grout pumped is equivalent to at least 115 percent of the G e o E n g i n e e r s 14 File No. 0120. 237 -00 - 1130\081000 theoretical hole volume. A minimum grout line pressure of 100 psi and a minimum grout head of 10 feet (depth of auger in ground when grout return is observed) should be maintained. We recommend that there be a waiting period of at least eight hours between installation of piles spaced closer than 10 feet center -to- center in order to avoid disturbance of concrete undergoing curing in a previously cast pile. Obstructions may be encountered during pile installation in the dredged -fill located along the southern portion of the site. If the auger cannot be advanced beyond the obstruction, the pile location will need to be moved during construction. There may be unexpected variations in the depth to and characteristics of the supporting soils across the site. In addition, no direct information regarding the capacity of augercast piles (e.g., driving resistance data) is obtained while this type of pile is being installed. Accordingly, we strongly recommend that we be retained to monitor drilling operations, record indicated penetrations into supporting soils, monitor grout injection pressures, record the volume of grout placed in each pile relative to the calculated volume of the hole, and evaluate the adequacy of each pile installation. Driven Piles. We recommend that the piles be installed with a pile- driving hammer having a minimum rated energy of at least 15,000 foot - pounds per blow. To develop the indicated downward capacity, the piles should be driven to the penetration recommended or to refusal, whichever occurs first. We should be notified if refusal occurs at less than the recommended penetrations so that we can consider potential reduction in the uplift capacity. Refusal criteria are dependent on the driving hammer characteristics, capacity required, group action and other factors. When the hammer has been selected, we can analyze these characteristics to evaluate appropriate refusal criteria. The recommended vertical capacities for the piles should be verified using pile driving criteria based on a minimum number of blows for the last 3 inches of driving. Driving to blow counts in excess of the recommended driving criteria should not be permitted so that the piles are not overstressed. We have not completed explorations within the 1992 soil stabilization area. Predrilling of the stabilized soils may be required into order to install the piles. The need for predrilling can be evaluated as the design of the project progresses. Also, obstructions may be encountered in the dredged -fill located along the southern side of the site. We recommend that the pile installation be monitored by a member of our staff who would observe installation procedures, maintain driving records, and evaluate the adequacy of each pile. Impact of Driven Pile Installation. The proximity of nearby existing buildings may pose a concern as a result of perceived vibration damage during pile installation. The level of ground vibrations induced by pile driving depends primarily on the hammer energy, pile type and size, soil type, and distance from the pile. In particular, pile driving can cause felt and measurable vibrations for up to several hundred feet from the pile. Minor architectural or G e o E n.g i n e e r s 31q vy030-pAra 15 File No. 0120 - 237 -00 -1130 \081000 cosmetic damage (i.e., small cracks in walls) at moderate distances and structural damage at close distances to pile driving operations can occur. We recommend that a detailed preconstruction condition damage survey of nearby structures be completed to document structural and cosmetic building conditions. We also recommend that ground vibrations be closely monitored at the beginning of pile installation. The information obtained from this program could be used to modify the pile installation program should the level of vibration become too high. Vibration monitoring can be accomplished by means of a portable oscillograph designed to measure velocity (or displacement and acceleration) in three orthogonal directions as a function of time. The stations for the oscillograph should be positioned at various distances from the pile driving operations in the direction of buildings. Measurement of vibrations on these structures would also be useful. We recommend that the average peak particle velocity during pile driving measured at the structures be limited to 0.5 inches per second. The maximum instantaneous peak particle velocity during pile driving should be less than 1 inch per second. SHALLOW FOUNDATION SUPPORT We understand that shallow foundations may be used for lightly loaded structures (i.e., canopy foundations) and retaining walls. We recommend that conventional spread footings bear on a minimum of 2 feet of structural fill, placed and compacted as described in a previous section. Exterior footings should be founded at least 18 inches below the lowest adjacent finished grade; interior footings should have a minimum embedment of 12 inches. Individual spread footings should have a minimum width of 2 feet. Continuous strip footings should be at least 18 inches wide. Isolated and continuous footings dimensioned as recommended above and underlain by at least 2 feet of compacted structural fill can be designed for an allowable soil bearing pressure of 2,000 pounds per square foot (psf). This bearing pressure applies to the sum of all dead plus long -term live loads, excluding the weight of the footing and any overlying backfill. These values may be increased by one -third when earthquake or wind loads are considered. We anticipate that settlements of structures supported on footings designed and constructed as recommended will not exceed about 1 inch. Differential settlements should be less than about '/z inch. These settlements are expected to occur rapidly as the loads are applied. As discussed in the section entitled "Seismic Considerations," additional settlement resulting from liquefaction of the underlying soil may occur during an earthquake. We recommend that, where practical, structures not be supported by combined piles and shallow footings to limit the potential differential settlement between the two support systems. Where structures are supported by a combination of shallow footings and piles, we recommend a hinge be provided to allow for differential settlements on the order of 2 to 4 inches. Lateral resistance on the face of embedded foundation elements can be computed using an equivalent fluid density of 300 pounds per cubic foot (pcf) for a level backfill surface, provided the backfill is compacted to at least 95 percent of maximum dry density (ASTM D- 1557). G e o E n g i n e e r s 16 File No. 0120 - 237 -00- 1130 \081000 Frictional resistance should be evaluated using 0.4 for the coefficient of base friction. These values incorporate a factor of safety of about 1.5. FLOOR SLAB SUPPORT In our opinion, the floor slabs may be supported on -grade over a compacted structural fill pad. However, in order to reduce the potential for distress related to liquefaction- induced settlement, the floor slabs should be supported on piles. The relative merits, costs and risks of these support alternatives should be considered in the design of the buildings. For on -grade floor slabs, the exposed subgrade should be proofrolled, preferably during dry weather, to achieve a density of at least 92 percent of maximum dry density before placing additional structural fill. If less than 1 foot of new fill is to be added, we recommend that the top foot of the existing subgrade soil be compacted to 95 percent of maximum dry density. All new structural fill should be placed and compacted to at least 95 percent of maximum dry density. We recommend that a representative from our firm observe the subgrade to assess the adequacy of surface preparation. Structural fill should be placed and compacted as described previously. A modulus of subgrade reaction of 100 pounds per cubic inch (pci) is recommended for concrete slabs supported on at least 1 foot of compacted structural fill. We recommend that the on -grade or pile supported slabs be directly underlain by 6 inches of granular base course material consisting of % -inch minus crushed rock or gravel containing less that 3 percent fines. The base course will provide uniform support and serve as a capillary break to reduce moisture migration through the slab. A commercial vapor barrier should be placed below the slab in areas where moisture control is critical, such as where adhesives are used to anchor carpet or tile to the slab. A 2 -inch thickness of clean sand should be placed over the vapor barrier to protect it during construction and to aid in uniform curing of the concrete. The structural engineer should be consulted if the contractor proposes deleting the 2- inch -thick layer of sand. We estimate that settlement of floor slabs will be about 1 inch or less for floor loads up to 250 psf. We expect that settlements will occur fairly rapidly upon application of loads. During a seismic event, settlement of on -grade floor slabs will likely occur as discussed under "Seismic Considerations." RETAINING WALLS We recommend that for building walls and other retaining walls which will provide grade transitions be designed for lateral pressures based on an equivalent fluid density of 35 pcf (pounds per cubic foot). This assumes that the walls will not be restrained against rotation when backfill is placed. If the walls are restrained against rotation, we recommend using an equivalent fluid density of 55 pcf. The above - recommended lateral soil pressures do not include the effects of surcharges such as floor loads, traffic Toads or other surface loading. A lateral force coefficient of 0.35 should be used for accounting for surcharge effects. The lateral pressure experienced by G e o E n g i n e e r s 17 File No. 0120 - 237 -00- 1130\081000 ..n..a..w ..r.4� the wall due to surcharge loading is calculated by multiplying the lateral force coefficient and the surcharge load. In settlement sensitive areas behind walls (e.g., beneath on -grade slabs), the upper 2 feet of fill behind the walls should be compacted to at least 95 percent of the maximum dry density determined in accordance with ASTM D -1557. At other locations and below a depth of 2 feet, wall backfill should be compacted to between 90 and 92 percent of ASTM D -1557. Measures should be taken to prevent overcompaction of the backfill behind the wall. The recommended equivalent fluid density assumes a free - draining condition behind the wall. This may be accomplished by placing an 18- to 24- inch -wide zone of sand and gravel containing less than 5 percent fines behind walls where there is a potential for accumulation of water. We recommend that perimeter drains be installed at the base of subsurface walls to remove water for the granular backfill as described below in "Drainage Considerations." DRAINAGE CONSIDERATONS Ground water was encountered in the explorations at depths of about 12 feet below the ground surface. Excavations at the site are not expected to extend below this depth. "Perched" ground water may be encountered above this depth if work takes place during or immediately following extended wet weather. We anticipate that the "perched" water can be handled during construction by ditching and sump pumping, as necessary. All collected water should be routed to suitable discharge points. We recommend that retaining wall footings be constructed with drains. The drains should consist of perforated pipe a minimum of 4 inches in diameter enveloped within a minimum thickness of 4 inches of washed gravel drain rock. A nonwoven geotextile fabric will not be needed provided the granular drain rock is placed with structural fill. A nonwoven geotextile fabric such as Mirafi 140N, Polyfelt TS600 or Trevira 1112 should be placed between the drain rock and native soils to prevent movement of fines into the drainage material. We recommend that finish surfaces adjacent to the buildings be sloped so that surface drainage flows away from the buildings. All roof drains and retaining wall drains should be connected to tightlines that discharge into the storm sewer disposal system. Roof drains should be kept separate for retaining wall drains. LIMITATIONS We have prepared this report for use by Boeing Realty Corporation and their consultants in design of a portion of this project. The data and report should be provided to prospective contractors for estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. If there are any changes in the loads, grades, locations, configurations or type of facility to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. If such changes are made, we should be given the opportunity to review our conclusions and recommendations and to provide written modification or verification of these G e o E n g i n e e r s 18 File No. 0120- 237 -00 -1130 \081000 conclusions and recommendations and to provide written modification or verification of these recommendations. We expect that additional consultation will be necessary to evaluate pile design requirements for the lateral spreading that may occur during the earthquake loading. The design recommendations in this report should therefore be considered preliminary, until our supplemental recommendations are developed. When the design is finalized, we recommend that we be given the opportunity to review those portions of the specifications and drawings which relate to geotechnical considerations to see that our recommendations have been interpreted and implemented as intended. There are possible variations in subsurface conditions between the locations of the explorations and also with time. Some contingency for unanticipated conditions should be included in the project budget and schedule. We recommend that sufficient monitoring, testing and consultation be provided by our firm during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork and foundation installation activities comply with the contract plans and specifications. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranty or other conditions, express or implied, should be understood. G.eoEn gineers 4+I 19 File No. 0120- 237 -00 - 1130 \081000 ':L:: 1:'3. �`. ..,. L._!'..... _.. ..i.. .. ....:'.:513,::J:IY:�J�n•,y. .x .¢3'.� 4i:•u'.;4yr..H '.. rfi'&Wbi 4 r +441, z a • J O: 0 wa. ws J H. CD u_ w O, 2 J u_ ¢: = d: ~i z F-. 1-O z III ill U� 10 a �l =w: �— U u_ O Z Ili co: 1—' O 1 z We appreciate the opportunity to be of service to you on this project. If there are any questions concerning this report or if we can provide additional services, please call. Yours very truly, GeoEngineer , Inc. un D. Stauffer, P.E. for ,Enginee�l` /+ McFadden, P.E. sociate SDS:JJM:pb P: \0\ 0120237 100\Finals \012023700R -s.doc Attachments Four copies submitted GeoEngineers 20 File No. 0120 - 237 -00 - 1130\081000 •z w 6 D. :U O .moo. :co w w =i J � cr)LL wO J ¢. co w. Z' z 1—a. .z w uJ Ia U —; O z .� BRIGHTON of ST \ / q 1t. Sl \ �. f '1f, \ Go f ft AfP \ \� 7� 1 s KNIT sY' aI}�n 1 •• ��� "�q Y;j; ^. S -. v. WARSAW �_ HOLLY 5 S WILLOW >L ST� $ S \ y 'G• • i �O <'+ ^; F460 v '.' GIs ' Li B �`L PX w �I^ > s s s. \_ S MYRTLE '' °' ORCHARD ,. < ST _ ^' L FS ST KING COUNTY ST �INTERKATIONAC r • .1 'P \\\` \� \ ♦ �` 1 ♦ \\, . \ \�\ ` " Q :BEING 4 s ASSE1� t s''');‘6,' H c ' S I t i1:S A1'di OWST R.. , •1 y a',' of 4200 e • q/ p y Ni Your S lz I, �WIL ,, FR \ u, , 5 GARDEN s oTHEUO a ASSaTf1440 s) c'e 27 r ; < 'ag12S 3100 ?,,is \ LI xi s L Cie, "' �N "� y s > < iE MYRTLE �I `I `F 0 I t r 1 460 s 5 460 ' tuft witE AIRPORT m NTIF 1:i ( .. :I I � ��fi 041 ,off ^I I <: Sc� it S Dr ILO sr OT. 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'" $ F �' TRENTON S S 4T 8 S CONIIORD 1[ 1 \` HENDERSON 6 1 . .`.%� < u, m 500 S 01RECT0� T S DIRECTOR .,.. .a ST �1 •91ST 31� 1 1 ∎s ■ = ,A18 i S � BARTL I >I° ` \ •• I I „` I $ W I I ,.,: ; _ 4.y - • I r--- . a; y. •' • d: . 1 :i i :h I I I > < \\ - - FOOTE- FB x1 WINERY 4'.'I ,• _T r., \� l � .� ; _ \. ^I S °I 92ND °' ST' 1 s\` �'" _r O ' s 'wA'a 7 ,..,,.� ry y > ^I - sI _ _ . w `9 _S. !4_' 50° s, ; 4500 = .� .%4 = 3.0 'Pi E. ? tiro I S 93RD <' •; ST \ /� \ ,__' ` 'D; .-t i< S BENEFIT 'ST ■ s \ . , ut) �_ _ T_ J S ; 95TH STi+• �. +1 <I 1n - = _S36TH_SL x• �.n � 8 36TH 800 sQ o s l ' 4§---- TH 5T - ST_ �`'\ 5 , I T24N . - - ! .� 1 t T 2 3 N 99TH �`n v\ \ _\ ,L - - - �,4� � 8' • s, =�• t , -• K'•ST ti, - : a no ys• oss\ 5s= _ 5 T �''• � '<I sg , r i r, -< a Sio : ST \ ST �} s Y^�` vl \O� iA\ \t y \ \• G vs- '1-r .4. 1 MISfl01 • OF FLI6HE 1 S,_ pI,_ .�51 s - - f s ire;ilwiT_.e_p A 1 `te rr•' ' : ' r ST 4, +� '1 '��w\ 1200 • O \ %P0 r < 800 '7.; . 1\ 5T ` k 4 • 7C ,r\ `1 101st ST ; I Ya. $ 02ND: 4nl v, 5711400 ��'oi`^ �`s�`+ 1 •Ol�ply \ es, SHOFFO� j. ._ 12, �r '�NJ?' /i ( \ \\ \. S NORFOLK ST $ 1 NS. m V 5 GAZELLE �\ <' ... . •-. m < 5 y \Ili . 3 • £ xl I x+ iI S 103RD. S aj p. Zi _ vs\ ST +"rj ^ 5 l =RD 5T s �— 3 4 !DOH ' .fi j S 8 ,c��y , ]047N 5T'. .,. '— .,1 , v,1 : = s lobry PLm s, 4n: < <; <I— S HLSiH si xI �l 2�yo P.. ,\0'1� V • _ + $ BOEING ..;: _ _ II — .< '^ \\ �9 I. N . a. f1aTN; PL \ I < �\, i .. ' ' x i _ RD -I -' '5. r - 1 % SI101TH . -. ST �— '7,3, • 1 \ACCE \ r\ N1 �. I f1 �j� , 112tH ST, tr, 1 4\ o s IID 0. GOLF CLUB Jr .. `' RAIN `• �; ° �\ ! ` / % a' GOLF COURSE - i \ ' j �' ( .._ y =i S U KW \\ I v1 N � v \ 111;. k•-• 5 1 T} . y a G �\ S7 �, =' COU • '• CLUB \ 5 111TH PL Sr 1, j i 1 Z� S 12TH ST 1 I .. , / S _112TH ST : % % V , sA \. 'T y s lures ` o' \ ¢. S / \ t w • ... sn1 .s ',, C •. i f - 0 s= .v1 s ri 1� ..... - �.ti /, •.T 1t71H 3 -`I,L 1• 2000 4000 g S 113TH STis °y %.. I 'P SCALE IN FEET Reproduced with permission granted by THOMAS BROS. MAPS. This map is It is unlawful to copy or reproduce all or any part thereof, whether for personal N copyrighted by THOMAS BROS. MAPS. use or resale, without permission. Geo elEngineers VICINITY MAP FIGURE 1 File: L 00 -0059 Drawing #1 • .,,., .r:.'.�'a,= ..i:i:.rri:tJ:i:`.1.i •U O.: :CO C J 1- W O'. • g -Jr LLQ. N D' F- W _• • Z F F- O' W Wi LLB; .. - O< Z�. -_. APPENDIX A 'SUBSURFACE EXPLORATIONS File No. 0120- 237 -00 -1130 • z • F- Z `. laaY Wr • J0: '0o:. =. • J 1- U) LL W Or • • L1Q z�:.. 1=01 Z I-= "WALE o • o`-. •uJlu. H V`. O APPENDIX A SUBSURFACE EXPLORATIONS Subsurface conditions at the site were evaluated by advancing three cone penetrometer test (CPT) probes to depths of 100 feet. The CPT probes were completed by Northwest Cone Exploration on July 25, 2000. Locations of the explorations were determined in the field by measuring distances from existing site features. The locations of the explorations are shown on the Site Plan, Figure 2. The CPT probes were monitored by a geotechnical engineer from our firm. In the cone penetrometer tests, a small- diameter (1.4- inch - diameter) steel tip with adjacent sleeve was continuously advanced with hydraulically- operated equipment. Measurements of tip and sleeve resistance allow interpretation of the soil profile and the consistency of the strata penetrated. The logs of the CPT probes are presented in Figures A -1 through A -3. The logs are based on our interpretation of the field data and indicate the various types of soils encountered. The also indicate the depths at which these soils or characteristics change, although the change may actually be gradual. The densities noted on the logs are based on correlating tip and sleeve resistance with published data and our experience and judgment. G e o E n g i n e e r s A -1 File No. 0120- 237 -00- 1130 \081000 z ■z — 1 U 00. w= J 1- N. LL. w0 g1 co w'. z �. 1-o:. z �- 0 = U. E'—�s u- O; .Z F= I. '01—. z. Depth in feet bgs Test Date : Jul 25, 2000 Location : Boeing Isaacson Site 00 10 20 30 40 50 60 70 80 90 100 Qt (tsf) 50 100 150 200 250 0 Qt normalized for unequal end area effects Cone Penetration Test - CPT -1 Fr. Ratio ( %) 1 2 3 4 Operator : Northwest Cone Exploration 5 •1 Fr Ratio - 100•F /(Qt- Sigmav) Oarnma 110.1 pcf PWP (tsf) 1 3 5 9 1 0 1.5 t Ground Surf. Elev.: 0.00 Water Table Depth : 12.00 IC 2.0 2.5 3.0 3.5 0 Alter JeQeries and Davin (1991) lc < 1.25 - Gravelly sands 1.25<Ic<1.90 -Clean to silty sand 1.90 <lc < 2.54 - Silty sand to Judy silt 2.54 <Ic < 2.82 • Clayey silt to silty clay 2.82 cic < 3.22 - Clays N1(60) (blows /ft) 10 20 30 40 50 Alter letferies and Davies (1993) FIGURE A -1 PROJECT NO. 0120. 237.00 DATE: July 28, 2000 DRAWN BY: Keith Brown GeoEngineers Z W cc 2 JU 00 N £o w. � _ t-- W O u_ Q. ill =O F- in z� F- 0 Z W uj O • -. CI I—: F. - O Z W =; O ~. Z Depth in feet bgs 10 20 30 40 50 60 70 80 90 100 Cone Penetration Test - CPT -2 Teat Date : Jul 25, 2000 Operator : Northwest Cone Exploration Ground Surf. Elev.: 0.00 Location : Boeing Isaacson Site Water Table Depth : 12.00 Qt (tsf) 50 100 150 200 250 0 Fr. Ratio ( %) 1 2 3 4 Qt normalized for Fr Ratio - I00•F /(Qt. gmav) ungael end area effects Chums - 110.1 pcf PWP (tsf) -1 1 3 5 7 9 1.0 • IC 1.5 2.0 2.5 3.0 3.5 0 N1(60) (blows /ft) 10 20 30 40 50 ell After Jen'eaes and Davies (1991) lc <1.25 - Gravelly suds 1.25 <Ic < 1.90 - Clean to ilty and 1.90 <lc < 2.54 - Silty sand to sandy tilt 2.54 <Ic < 2.82 - Clayey silt to alty day 2.82 <Ic < 3.22 - says After letfeniee and Davies (1993) FIGURE A -2 PROJECT N0.0120. 237 -00 DATE: July 28, 2000 DRAWN BY: Keith Brown GeoEngineers • •Z H W. 6U UO UD W= 0.) 11. WO �Q. U �.. • W Z= l- 1--O .ZF- W ui • .O — U O l-. W W. 1- F— — O WZ U � 0 Depth in feet bgs Test Date : Jul 25, 2000 Location : Boeing Isaacson Site 00 10 20 30 40 50 80 70 80 90 100 Qt (tsf) 50 100 150 200 250 0 Qt normalized for unequal end area effect' Cone Penetration Test - CPT -3 Fr. Ratio ( %) 2 3 4 Operator : Northwest Cone Exploration 5 -1 Fr Ratio - 100•F /(QtSgmav) Gamma 110.1 pef PWP (tsf) 1 3 5 7 Ground Surf Elev.: 0.00 Water Table Depth : 12.00 IC 9 1.0 1.5 2.0 2.5 3.0 3.5 0 After Jeffeniee and Davin (1991) le < 1.25 • Gravelly rands 1.25 <lc < 1.90 - Clean to ilty sand 1.90 <lc < 2.54 - Silty rend to sandy lilt 2.54 <lc < 2.82 • Clayey silt to city day 2.82 <lc < 3.22 - Clays N1(60) (blows /ft) 10 20 30 40 50 1 After JelTener and Davies (1993) FIGURE A -3 PROJECT NO. 0120 - 237 -00 DATE: July 28, 2000 DRAWN BY: Keith Brown GeoEngineers Z W ce _J C.) O 0 N o. J� = V/ LL W0 a • • Z I—W Z= Z W W 2 p. U O -. O I--. WW S H �. O Z. W U U _ O 1- Z 07/11/00 16:08 FAX 253 274 4' AIIBL ENGINEERS STATE OF WASHINGTON COUNTY OF IGNG CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -366, E- mail.: tukplanaci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERNIISSION TO ENTER PROPERTY ss 0002 The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the properly which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees. agents, engineers, contractors or othe representatives the right to enter upon Owner's real property located at i'(,,.�0 Er/ S-1- MO ref l� ?ct[ lC %nG / ) i l P / /V 4vr?ber 4000 / c) /V for the purpose of application review, for the limited time necessary t6 complete that purpose. S, Owner agrees to hold the City harmless for any to or damage to persons or property occurring on the private property during the City's entry upon the property unless the Toss or damage is the result of the sole negligence of the City. 6. The City shall, at its-discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non•reaponsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. L.(:)/-)j EXECUTED at DAWN E. SHAVER COMM. # 1158725 fn Notary Public • California X/ ORANGE COUNTY My GOMM: €arpIres Oct. 14, 2001 f; On this day personally appeared before me executed the foregoing instrument and acknowledged th purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFO R ME ON THIS (city). e(state), on CJI.L hj CCC , Phi i I 1 (Print Name) / //// .' L'(„,t) L Ci/ GL1CX C)' vol. ( .doss) 5L- ' -G,27- 1v 1_i,� J ekEoC•17o0 ILIP W. CYBURT VICE PRESIDENT to me known to be the individual who sig ed the same , er voluntary act and deed for the uses and DA OF Ut_i `•LJ , :a200O NOTARY P : LIC in and for the Stale o residing at .: C, • l) -C17" My Commission expires on 1 C ' "/ �% `(,/ G:tAPP/M) anus/ PPtrplmrl /.floe, /rims; 771 /Lcc c ' ec' c! CA Z 1Z W 6 _.I 00 W =. 1 I— W0 N g Q `0 1-_ Z� 1— O Z I—. 11.1 uj 0 O= 0 I— W LU 2 H V. U- ~O . Z 0_CI) z TECHNICAL INFORMATION REPORT Boeing /Isaacson Site 8625 East Marginal Way Tukwila, Washington Prepared for: Boeing Realty Corporation July 14, 2000 Our Job No. 7413 i ys I■■■ `), °VG ENGANtfr EXPIRES 1!711.0w' CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 18215 72ND AVENUE SOUTH, KENT, WA 98032 • (425) 251 -6222 • (425) 251 -8782 FAX www.barghausen.com 04..",11109.41,1111 Ole z • =z W • �U O: 0' .W S W. WO LL J I u_ Q. • = W _. ZF • E-o Z .:WW'. 2D. U� 0F... iUJ • •2 U!. Z' to 0 H • Z TABLE OF CONTENTS 1.0 INTRODUCTION /GENERAL INFORMATION A. GENERAL INFORMATION B. RESPONSE TO CORE C. SPECIAL REQUIREMENTS APPENDIX EXHIBIT A VICINITY MAP EXHIBIT B EXISTING CONDITIONS BASIN MAP EXHIBIT C PROPOSED CONDITION BASIN MAP EXHIBIT D FIRM MAP _ • aate. J V, '0 0, N 0 u) w. J= H wO g-J u-Q cn a ZF., 1-O' 3Z1 D p; .30 ui ID W >. H 0 Ni 1.0 INTRODUCTION /GENERAL INFORMATION A. GENERAL INFORMATION This report accompanies the application for SEPA determination and a Shoreline Permit. The proposal consists of a building warehouse development located on approximately 9.84 acres. The §ite is located within a portion of the Southwest quarter of Section 33, Township 24 North, Range 4 East, Willamette Meridian within the City of Tukwila. The address is 8625 East Marginal Way South, Tukwila, Washington. The property is rectangularly shaped and is situated between East Marginal Way South along the eastern frontage, and the Duwamish River along the westerly frontage. The entire property is currently paved. Storm drainage and other utility infra - structure currently exists. The southern, 75 feet more or Less of the property, is being utilized as a parking lot. This portion of the property will be not a part of this development. The property contains a mound area within the north - central portion of this site. This approximate 50 -foot by 700 -foot mound, is generally 2 to 3 feet higher than the adjoining elevations. The mound was constructed as a part of a remediation plan during the early 1990's. z • z _1 O U O' W• O 2 g Q O� =a ui T z�. The proposed project will consist of the demolition of some of the asphalt concrete on the w O: property. The construction of the buildings will feature a dock -high warehouse facility g as mentioned above. The construction and installation of the drainage infra - structure will U co also occur. This drainage infra - structure will convey runoff from roof drainage and O related parking and driveway access areas. The project will add less than 5,000 square W ~; = W: feet of impervious surface area. H Due to the project's location, condition, and direct discharge into the Duwamish River, to z: an exemption from some of the requirements is allowable. The 1998 King County Surface 0 N, Water Design Manual is utilized as a guideline for overall drainage requirements and 0 discussion of Core requirements. 7413.005 /raw • B. RESPONSE TO CORE AND SPECIAL REQUIREMENTS Core Requirement No. 1: Discharge of the Natural Location: The drainage produced from the proposed project site must occur at the natural location. Response: As mentioned, the property currently discharges stormwater runoff to the z Duwamish Rivet water way. The existing system currently conveys runoff to the ' Z F-' Duwamish River via an existing 48 -inch diameter storm pipe system. The discharge w cC outlet and significant portions of these conveyance facilities will remain. Therefore, the W 2 project is in compliance with this Core Requirement. U O co 0 Core Requirement No. 2: Off -site Analysis: All proposed projects must identO the J H upstream tributary drainage area and perform a downstream analysis, the level of analysis required depending on the problem identified or predicted. w O 2 Response: There is no significant off -site source of sheetflow tributary runoff from the adjoining properties. As mentioned, a 48 -inch diameter culvert does exist, which conveys D stormwater runoff from offsite through the property. The 48 -inch pipe may be modified = a to accommodate the new construction and to continue the conveyance of the off -site Z i runoff. The pipe modification will not change the existing discharge characteristics. H O There is no known report of flooding, clogging, erosion, and/or any other capacity w I - problems given this existing storm facility. No capacity problems or other clogging is j o. anticipated to occur within the new development. rJ O-U2 The project is exempt from Core Requirement No. 2, since the project does not change the W H rate, volume, duration, or location of discharge to and from the project site. The Core = U' Requirement No. 2 task includes the downstream analysis for a Level 1 Report. u.. �. Therefore, the project is exempt from this analysis as well. The stormwater do, however, w z enter the Duwamish River at the southeast corner of the site. U P I 6 '- Core Requirement No. 3: Proposed project must provide runoff control to limit the z developed condition peak rate of runoff to the pre - development peak rate for a specific design storm event based on the proposed project site's existing runoff condition, and install biofiltration measure. Response: Since the project discharges to the Duwamish Rivers below mile 6 of the Boeing access road, this project is exempt from flow control performance, as outlined in the 1998 King County Surface Water Design Manual. Regardless of the downstream position, the project is also exempt given the less than 5,000 square feet of new impervious area to be added. Core Requirement No. 4: Conveyance System: All new conveyance systems for a proposed project must be analyzed, designed, and constructed for existing tributary off -site runoff and developed on -site runofffrom the proposed project. Response: All new pipe systems will be designed to convey and contain the 25 -year return storm peak flow. An analysis will be performed to provide for an overflow from a 100 -year runoff event to ensure that the project does not create or aggravate a flooding problem or severe erosion problem. The existing off-site conveyance system need not be -2- 7413.005/raw analyzed in accordance with the manual. All methodology utilized to size the conveyance system will be done in accordance with the acceptable practices. Core Requirement No. 5: Erosion /Sedimentation Control Plan: All engineering plans for the proposed project that propose to construct new, or modem existing drainage facilities, must include a plan to provide all measures for the control of erosion and zz sedimentation daring construction and to permanently stabilize soils exposed during =1= construction. w Response: Erosion and Sedimentation Control Plans will be provided for this project. -J 0 The plan will be tailored to meet the requirements of this site and development criteria. u) ❑: The erosion control measures will include clearing limits, traffic area stabilization, W = sediment retention, surface water controls and dust controls. Provisions for sequencing, I._ construction, maintenance, and final stabilization compliance will be included. N p uj Core Requirement No. 6: Maintenance and Operation: Maintenance of all drainage J. ' facilities constructed or modified by a proposed project is the responsibility of the u.. <.. to property owner. la F- UJ Response: A new Maintenance and Operations Control Manual will be provided for this Z I.- project. This new drainage facility will be maintained as private property and a manual z Og will be prepared. This manual will be tailored to meet the facility requirements and ;g LU` maintenance of specific features. U CI, Ocn' O F--. u1w 2 F— V Cu u. N; H = 0 I- C. SPECIAL REQUIREMENTS Special Requirement No. 2: Water Quality Water quality controls are required for this project. This will consist of collecting and conveying the runoff from the parking driveway and vehicle operations area to a treatment system. The 1998 King County Surface Water Design Manual will be utilized as a guide in the design of this system. Design of this facility will also be in accordance with the best management practices and tailored to fit the specific requirements of the pavement and the areas contributing. Special Requirement No. 3: Other Adopted Area Specific Requirements We.know of no other area specific requirements for this project. Therefore, the project is in compliance with the Special Requirement No. 3. Special Requirement No. 4: Floodplain, Floodway Delineations The project is not situated within the 100 -year floodplain of the Duwamish River. Flood elevations are indicated to be approximately 8.5 given the FIRM map. Minimum property elevations are approximately 13 to 14. Special Requirement No. 5: Flood Proof Protection Facilities No flood levies, revetments, or berm, are evident on the property. Therefore, this project is in compliance with this requirement. Special Requirement No. 6: Source Controls This project is subject to a source control review. This project will provide water quality source controls applicable to the development. These features will be site - specific in accordance with the 1998 King County Stormwater Pollution Control Manual. Special Requirement No. 7: Oil Control Subject property development is considered as a high use site since greater than 100 vehicles per 1,000 feet of gross building area, and/or the possible maintenance storage and use of the site by a fleet of 25 or more diesel vehicles, heavy trucks, buses, etc, may exist. The project is required to treat the runoff from the high use portion site using oil control treatment options in accordance with the 1998 King County Surface Water Design Manual. This facility treatment features may include catch basin inserts, sand filter, and/or oil /water separators. -4- 7413.005 /raw APPENDIX A VICINITY MAP • APPENDIX A VICINITY MAP WilimmOSIOWNIONSispidkow • Job Number 7413 sheet 1 of 1 Designed Drown Checked Approved Date Scale: Horizontal Vertical 01440 61 18215 72ND AVENUE SOUTH KENT, WA 98032 f-" (425)251-6222 (425)251-8782 FAX CML ENGINEERING, LAND PLANNING, P:042 E Hao,9- SURVEYING, laNIRONIAENTAL SERVICES For: Title: VICINITY MAP APPENDIX B EXISTING CONDITIONS BASIN MAP • File: L 00 -0059 Drawing #2 PROPOSED CONDITION BASIN MAP Q 6 D. 0 :00: W= 1,-; CO IL: W LL a: =cc. LIJ ?max 2 :# o, w Z'. :U �r .0. ,Z.. File: L 00 -0059 35mm Drawing #3 /546?.:5c,01//3 ,r 1 /Y1',1:7/ X/f%4 Tp_ /o. J W z a. z z O ZONE AE CORPORATE LIMITS ZONE X CITY OF TUKWILA 530091 RM128 CORPOR/ 30TH AVENUE SOUTH ZONI g0I ZONE X STREE TREE T .m.. -+n. +ayry• � is ��iy'�a,,. �.•. � , <`R'•ii�irfYi�dv`.F?iJdlie::a• . z =1- F- Z ce 0 00 CO O W = F- • LL W0 IL • O = W ZF- 1- 0 Z I- U• O O —• O !_ III W � 0 WZ 111 O ~ z 11 E 7S 5c •I / ELEVATION REFERENCE MARKS REFERENCE' ELEVATION MARK ..(FEET NGVD) DESCRIPTION OF LOCATION RM128 14.93 A chiseled square on concrete footing of southwest corner of cyclone fence around Boeing Development Center. RM140 16.97 A chiseled cross on top_.__concrete footing of southeast leg of steel tower for power line; 500 feet west of State Route 99 and 1,000 feet north of Duwamish Drive -In Theatre. RM142 26.27 A chiseled cross on top of left downstream end of concrete pier of steel highway bridge. ice,/ P -a cP 47033'4! Z ' H W • 2 UO; . W =' W • 0}. J. u. = • a= 1_ 2. Z 1- 1- O Z Lu fU 0 W; u_ ~O Z. di Z ` KING COUNTY UNINCORPORATED AREAS 530071 ri ZONE X 47 °30'00" 122 °15'00" -/ (/4 75457-51C'A-1/ ` /9 e7/70 n P. 3 .ou.& To determine if flood insurance is available, contact an insurance agent or call the National Flood Insurance Program at (800) 638 -6620. APPROXIMATE SCALE IN FEET 1000 0 1000 NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 645 OF 1125 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNITY NUMBER PANEL SUFFIX KING COUNTY. UNINCORPORATED AREAS 530071 0645 F SEATTLE, CITY OF 530089 0645 F TUKWILA, CITY OF 530091 0645 F MAP NUMBER 53033C0645 F MAP REVISED: MAY 16,1995 -Federal-Emergency-Management-Agency Z Q ,=W.. EY 6 :. 00 0 CO w al I LI. a to 0 w ZI zo uj U C:1 O D- o ff W W LL O .. Z W U =. Z SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100 —YEAR FLOOD 122 °15'00" 47 °33'45" Lake Washington KING COUNTY UINCORPORATED AREAS 530071 L �2 7 �A O - see //-7.,•=3 ZONE A ZONE AE ZONE Ali No base flood elevations determined. Base flood elevations determined. Flood depths of 1 to 3 feet (usually areas of ponding); base flood elevations determined. ZONE AO Flood depths of 1 to 3 feet (usually sheet flow on sloping terrain); average depths determined. For areas of alluvial fan flooding. velocities also determined. ZONE A99 To be protected from 100 -year flood by Federal flood protection system under construction; no base elevations determined. ZONE V Coastal flood with velocity hazard (wave action); no base flood elevations determined. ZONE VE Coastal flood with velocity hazard (wave action); base flood elevations determined. FLOODWAY AREAS IN ZONE AE OTHER FLOOD AREAS Areas of 500 -year flood; areas of 100 -year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 100 -year flood. OTHER AREAS ZONE X Areas determined to be outside 500 -year floodplain. Areas in which flood hazards are undetermined. UNDEVELOPED COASTAL BARRIERS k`l \- Identified Identified Otherwise 1983 1990 Protected Areas Coastal barrier areas are normally located within or adjacent to Special Flood Hazard Areas. ,^^-513^^^^^^ (EL 987) RM7 X • M2 97 °07'30 ". 32 °22'30" Flood Boundary Floodway Boundary Zone D Boundary Boundary Dividing Special Flood Hazard Zones, and Boundary Dividing Areas of Different Coastal Base Flood Elevations Within Special Flood Hazard Zones. Base Flood Elevation Line; Elevation in Feet. See Map index for Elevation Datum. Cross Section Line Base Flood Elevation in Feet Where Uniform Within Zone. See Map Index for Elevation Datum. Elevation Reference Mark River Mile Horizontal Coordinates Based on North American Datum of 1927 (NAD 27) Projection. NOTES This map is for use in administering the National Flood Insurance Program; ft does not necessarily identify all areas subject to flooding. particularly from local drainage sources of small size, or all planimetric features outside Special Flood Hazard Areas. Coastal base flood elevations apply only landward of 0.0 NGVD, and include the effects of wave action; these elevations may also differ significantly from those developed by the National Weather Service for hurricane evacuation planning. nww+.M�r�rrn 1 t 1 ...,,,:,.. ,' 6.1 0 1 , t! 1 .... a ....• ....... V, 1 'il le ) .. , , \. \t,?,\1, r•-•.• • I-.....• •-.1.-Z °°'"'" . ,... 4 OUCKLrY Q. 1 'I NO. 42 OWN MIRY M1N ASSELT DC. NO. 20 140%cloC; , otod" • , I. • \ sl ... \ --- -,c-"'—'=—r—",'•A ,---cS-1. ?HBL C I V I L & S T R U C T U R A L ENGINEERS•PLANNERS WI rw — ti WY XII Tammy w •Of ••s fan sas-paa rs au a► aq t+.t w�wr,.�w�. VICINITY MAP Isaacson Vicinity Map Z. 6 .J U 00 co 0 LLJ J = F- U) : W O: u_< N 2 ci �.. W Z� F- O. Z I- U 0 'O co — 0 I•—. .w 2 O Z. LiJ O z File: L 00 -0059 Drawing #4 -16 l:;�In�iv'YI% z Z w. 00 File: L 00 -0059 Drawing #1 ��ijIIIII ,II,I�IIIIII 11�1111III 1111�1III,ifii�ilil.�ILLI�.LL1I IIUI1�1�)I 0 O co O 20- 237 -00 0 fn D41. V=4 PROPOSED STOW SEM1R INE t EA9ERT RaCCA11011 • • seros•34t /ee.sr J4, 1 —STORY OFFICE 11,230 sq ft 13' 04 15 • 145 ._._.areT■ APPROXIMATE LIMITS OF 1992 STABILIZATION 1.00 _ I \4 —EDGE 6 ME22ANNE 2 ill' CPT -3 • RELOCATE ENSTING STORY SEMER LNE t EASMERT t.0 RIVER EN, CMNR 19' 5374 1 NEW BUILDING B FOOTPRINT:) 5,989 sq it WAREH .94,759 sq •4 seria•tet z'ee.00• 1 :.'• (Si ... 35 T7-;;;-i- ExSING STORM SETER INE t EASEMENT 1 L NEf tflt FOOTPRINT: 106,011 sq ft WAREHOUSE 96,059 sq ft 4 CPT -2 22'• CPT-1 e EDGE OF LE22ANNE 10' u. i - • otizA ScNRec. 2= 5T6EEY OFFICE 14,770 sq ft 1. • 1111' 1.. I1! 11!ll!.kiiiJ!1l11!.!1i!!�111!1! 111!!1 1 111111!1111 • „ NEw. PROPERTY LNE • . 1 I- I ' I'�hoR�u s�WE�i(�rLtIVAT G'1 �4SEW t1T 1 c�! IP3cj 7 z No. sit 2_ ' - �,=_ . -=11 P' ` . ' . ' =' L `, 17-1 r. I Ir— I s 1- ! i 111115]leli ill (11(I1111II1._11!-1:I- 111111 (1(I11I11III!11111(11II111! H ( fI r1' ! J ! - I ! ! ! I! ►! ! ! ! !t I5 ! i ! !lj! I ' MAIO N N LAJY Sl—� LE Ner51Se•W 142221' • • . c„ . I : n .-- I I I I 11 1 1 i 1 1 ' I VI Note: The locations of all features shown are approximate. Reference: Drawing entitled "Boeing Site Plan, Single Building /Two Tenant Concept" by AHBL dated June 14, 2000. EXPLANATION: CPT -1 - CONE PENETRATION TEST 0 1 100 200 SCALE IN FEET i Engineers SITE PLAN FIGURE 2 t 71.....'....1.1 .L . ' III, II1J Ilil111. lillllll llilll1ll11111lllllll111111 I .{IIIIIII.II 1111111H 111llf1l1l111l1111111.111111111 11I1llu 111 111 liil�l)iil�l�l�.)n�ll► ill File: L 00 -0059 Drawing #2 11111.01_111,111(Int ii , .1111M101. :11ijlili t1.11 111i11111 1 111[; 1. i1 11 #1111111 lllll1111 ���i'i�l rl 1A =100FT EXISTIN3 CONDITIONS BA3IN MAP S0048'44'W 1.00• 509'03'34'E 506.57• ,ofco1 ` X /5si c,�z� ,�i,r ?a Cc /%cp- do A/vex 4--je, 77 /PUN • • • • horn` - - ' • 'i 7' ' `ll l ' f 19' l' !' �' f 7 ' 7 � 7' f 7 ! 9' 4 �.7 T y `. "'J 7 ' T J 7 `Y'1 ,. • w co co to 1 I n 3 N .- nin tO Sl E- -" �. it; E L i ' IIJIIIIII I�IIILlllll�llll�llll�llll�llll�lll l�IIIII_ IIII�l 111lllll�lllllllll�l IIIIIIIL�IIII II III�IIIIIIIII�IIII�I111�1111�11Illllllllll (IlIIIIIIIIIIIII� File: L 00 -0059 Drawing #3 .. .,,ft- •;.:ri"..,•- .^o7^C !^?Y �"i"�i,^."•?1ts: ttarr...v.li'��"'mn _..��._ .^w'3; 4i <��• s. srsR.�.:n ii± li JI, 111111'111 iiiiliiiili►iil i ilij� iuii i "1i{1i`ih�(1111116111►ICI11, ii►illi►illi i11 11ilii1 111111111111j1111111111`0). U.1ifi1.0J UiI!)ii,. 1=100FT DEVELOPED CONDITIONS BASIN MAP 500'40'441V 1.00' 041-Xaec>1...c.er/c.. ea0A/c7.47,Cy 6.46"14: C6' 445 G),4 %f, • -) 1 1 \ , - - 1_ • J i / ........ ............ . ........ /•••., .... /: I .......... I J ----Lay / • J- \ co \ Ner51.5";% Z 1 14-6-4774?-e‘J /gecya A \IP OX/6-7°A r z •1 1 1 1 1 1 rive-A I \ 1 1 1 1 1 1 1 1 1 • 46-fr7eAr 7-6 .5C/le777A7,4 57D/10,/ 1 1 .9A/0 49v.v.one4 ,ept/e-727-P' aeg 7-4rev4s f Derof/, - /A4 1 1 1 i L 1 0 11111106111111111111111111111116111111111111■11.11.1-111111111111111111111611111111111111111i111ililiiliiiiiniiiiiiiiiiiiIiiii1 imhui1 i otd. File: L 00 -0059 Drawing #4 -16 n.q\ inl.lri)i niiIi ii i�iil.ii i` l il�ili(11{1111I�),II 1111.11111 Ii Iii iliiliili iiiiliii! i iiliiii ii�iIiiii 111„1..111!11,0111.11„)1)11J1.0, • • • ": • , . . • .. • ," Pro ,I; . . Iffilili:11.111)16111 i.1111111114111)111 • iii 1 R =1969.12' \ 1..17.78' A.00'31'02" NEW WALK S89'03 NEW FIRE HYDRANT (1W) E 566.57' S89'13'16 'E 789.00' II 11 11 I1 II - 1I \\ , \ LOCATION OF ACCED EASEMENT UNDER RENEW YAM J.P. RAILROAD PROPOSED ACCESS EASEMENT 'RELOCATION EXISTING STORM SEVER TO BE ABANDONED TO EXISTING MANHOLES TENANT SPACE 'A' FOOTPRINT: 105,989 sq ft NE FINISH FLOOR ELEV. 16.50 WAREHOUSE 69,989 SQ, FT. TENANT SPACE 'B' FOOTPRINT: 106,011 sq ft ❑ FINISH FLOOR ELEV. ft,16.50 ❑ 80 4 22 LIGHT INDUSTRIAL ❑ 36,000 SQ. FT. RELOCATE EXISTING STORM SEWER LINE & EASMENT GN TENANT J (1) Qom' 1- U :2 CC • 1- N (. W J Z >c - U W •F'iM1fx 1.111111111 1112' PLOYEE ,RAIL A NEW BOUNDARY UNE - BOUNDARY UNE REVISION IMLL NOT BE COMPLETED UNTIL BU .TIN \ co \ l 2 EASDIENT 8!:2 ■■ � 2, a., _ ICp_ .' \/ '/I _ � � � .. ■ TfS if ' 1' N88'51'56" 1422.28' O !INN P15LE PROPM1.ED JOINT USE AOREEq, Nr AND EASEMENT Wins 5/23/02 Stamp LEGAL DESCRIPTION (As PER TITLE REPORT) THAT PORTION OF THE JOHN BUCKLEY DONATION CLAIM NO. 42 IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M., AND OF ABANDONED CHANNEL OF THE DUWAMISH RIVER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF THE HENRY VAN ASSELT DONATION CLAIM NO. 50 VATH THE SOUTHWESTERLY UNE OF EAST MARGINAL WAY. SAID POINT OF INTERSECTION BEING 2,470,01 FEET, MEASURED ALONG SAID SOUTH UNE, WESTERLY OF NE EAST UNE OF SECTION 33, TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M.; THENCE NORTH 23' 40' 40" WEST ALONG SAID SOUTHWESTERLY LINE 379.39 FEET TO THE SOUTHEAST CORNER OF A TRACT OF LAND DEEDED TO ISAACSON IRON WORKS BY DEED RECORDED UNDER AUDITOR'S FILE NO. 4739857, AND THE TRUE POINT OF BEGINNING; THENCE NORTH 23' 40' 40" WEST ALONG SAID SOUTHWESTERLY LINE 987.259 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE SOUTHERLY UNE OF A TRACT OF LAND DEEDED TO BETHLEHEM PACIFIC COAST STEEL CORPORATION BY DEED RECORDED UNDER AUDITOR'S FILE NO. 3935187; THENCE ALONG THE SOUTHERLY UNE OF SAID DEEDED TRACT ON THE FOLLOWING COURSES AND DISTANCES: NORTH 64' 49' 45" WEST 186.84 FEET; THENCE SOUTH 89' 39' 25" WEST 434.79 FEET; THENCE SOUTH 00' 20' 35" EAST 348.52 FEET; THENCE SOUTH 89' 39' 25" WEST 490.00 FEET; THENCE SOUTH 00' 20' 35" EAST 80.82 FEET; THENCE SOUTH 89' 39' 25" WEST 85.43 FEET TO THE EASTERLY UNE OF THE RIGHT - OF -WAY OF COMMERCIAL WATERWAY N0. 1, KNOWN AS DUWAMISH WATERWAY, AND THE SOUTHWEST CORNER OF SAID DEEDED TRACT; THENCE SOUTHEASTERLY ALONG SAID EASTERLY LINE TO THE WESTERLY PRODUCTION OF THE SOUTH UNE OF SAID TRACT DEEDED UNDER AUDITOR'S FILE NO. 4739857; THENCE EAST ALONG SAID SOUTH UNE AND ITS PRODUCTION TO THE TRUE POINT OF BEGINNING; EXCEPT THEREFROM THAT PORTION OF THE JOHN BUCKLEY DONATION LAND CLAIM IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING ON THE WEST LINE OF EAST MARGINAL WAY AT ITS POINT OF INTERSECTION WITH A UNE PARALLEL WITH AND 1,497.9 FEET SOUTH OF THE NORTH LINE OF SAID LAND CLAIM AND RUNNING THENCE ALONG THE WEST LINE OF SAID EAST MARGINAL WAY NORTH 23' 40' 40" WEST 562.84 FEET; THENCE NORTH 64' 49' 45" WEST 186.84 FEET; THENCE SOUTH 89' 39' 25" WEST 434.79 FEET; THENCE SOUTH 00' 20' 35" EAST 348.52 FEET; THENCE SOUTH 89' 39' 25" WEST 490.00 FEET; THENCE SOUTH 00' 20' 35" EAST 80.82 FEET; THENCE SOUTH 89' 39' 25" WEST 85.43 FEET TO A POINT ON THE EASTERLY LINE OF THE RIGHT -OF -WAY OF COMMERCIAL WATERWAY NO. 1, KNOWN AS DUWAMISH WATERWAY; THENCE SOUTHEASTERLY ALONG SAID EASTERLY LINE BY A CURVE TO THE RIGHT WITH A RADIUS OF 1,969:12 FEET, FOR A CHORD DISTANCE SOUTH 18' 21' 22" EAST 174.49 FEET; THENCE NORTH 89' 45' 34" EAST 558.82 FEET; THENCE SOUTH 00' 20'35" EAST, 1.00 FOOT; THENCE NORTH 89' 39' 25" EAST 789.00 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING; AND EXCEPT THAT PORTION OF THE SOUTH 75.5 FEET THEROF; AS MEASURED AT A RIGHT ANGLE FROM THE SOUTH UNE OF THE DESCRIBED PARCEL; SITE STATISTICS • TENANT SPACE 'A' TOTAL SITE AREA: PROJECT SITE AREA (SPACE A & B COMBINED): BOEING SOUTH PARKING AREA AFTER BOUNDARY UNE ADJUSTMENT: TENANT SPACE FOOTPRINT: LIGHT INDUSTRIAL AREA: WAREHOUSE AREA: IMPERVIOUS SURFACE - TOTAL SITE (BUILDING & PAVEMENT) 535,416 sq ft 12.29 ACRES) 428,512 sq ft 9.84 ACRES 106,904 sq ft 2.45 ACRES 105,989 sq ft 2.43 ACRES) 36,000 sq ft 0.83 ACRES/34.0V 69,989 sq ft 1.60 ACRES) 476,701 sq ft 10.94 ACRES) LIGHT INDUSTRIAL PARKING REQUIRED 36 STALLS 1.0 STALLS /1,000 sq ft WAREHOUSE PARKING REQUIRED: 35 STALLS 1 STALLS /2,000 sq It TOTAL PARKING REQUIRED: TOTAL PARKING PROVIDED: • DOCK HIGH DOORS PROVIDED: • POTENTIAL AT -GRADE DOORS PROVIDED: m 71 STALLS 75 STALLS 29 DOORS 1 DOOR GRAPHIC SCALE 25 ro Im 200 (IN+') 1 Inch - 60 ft. Inch, 'am 1 2 t :1. i1 � S111111111� 1H11I1111�L• 111111111TH I111111� 1111iIiIINNIIIi lliiIINNiiINIIiil111111 II1IIIIINS IIIIIIIIIIIIiIIIIIH11111111N1111i111y1i� P/I, SITE STATISTICS • TENANT SPACE 'B' TOTAL SITE AREA: PROJECT SITE AREA (SPACE A & B COMBINED): BOEING SOUTH PARKING AREA AFTER BOUNDARY LINE ADJUSTMENT: TENANT SPACE FOOTPRINT: LIGHT INDUSTRIAL AREA: WAREHOUSE AREA: IMPERVIOUS SURFACE - TOTAL SITE (BUILDING & PAVEMENT) OFFICE PARKING REQUIRED 1 STALLS /1,000 sq ft WAREHOUSE PARKING REQUIRED: 1 STALLS /2,000 sq It TOTAL PARKING REQUIRED: TOTAL PARKING PROVIDED: • DOCK HIGH DOORS PROVIDED: • POTENTIAL AT -GRADE DOORS PROVIDED: 535,416 sq ft (12.29 ACRES 428,512 sq ft (9.84 ACRES 106,904 sq ft (2.45 ACRES 106,011 sq ft (2.43 ACRES) 36,000 sq ft (0.83 ACRES /34.0X) 70,011 sq ft (1.60 ACRES) 476,701 sq ft (10.94 ACRES) 36 STALLS 36 STALLS 72 STALLS 85 STALLS 26 DOORS 1 DOOR VICINITY MAP Scale; 1" • 50' Designed: LEZ Drawn: VdZ Checked: LEZ Date: Sept. 6, 00 Job No. 99339.30 Shoot No. II EX -1 of Sheets M1 \ \ \ \ \ \ \ \ n4 ,A It IMESvasaanT�ranra;ri lorrudio TENANT SPACE 'A' FOOTPRINT: 105,989 sq ft RNISH FLOOR ELEV. 16.50 TENANT SPACE 'B' FOOTPRINT: 106,011 sq ft FINISH FLOOR ELEV. 16,50 444« g 12 22. to a. I � BPLi *I NUNUNNIAP!IBBU�NOW111 ONN IMMP 1 15 s•• .. NliuImmum NNNni!NNmpIIINIRIB! um! !NNNNN1M 1UNNNN -NI ^lBA4ivINiii 40 • +if RIPARIAN PLANTING ZONE 48' VINYL COATED CHAINUNK FENCE ORDINARY HIGH WATER LINE ELEV. 11.35'± EXISTING RIVER BULKHEAD 13.41 50' RIVER ENNRONMENT 50' LOW IMPACT ENVIRONMENT PROPOSED BUILDING 100' HIGH IMPACT ENVIRONMENT I I� I I 1 1 1� I �/ I/. I I b I DUWAMISH RIVER DUWAMISH RIVER BUFFER AND BUILDING SECTION /ELEVATION N.T.S. (TYPICAL SECTION FOR ENTIRE SHORELINE ENVIRONMENT) re GRAPHIC SCALE 3S e0 IMP ao ( DI FEES ) 1 inch - 60 ft. it : avILryrrr�pi. iSII ,n Lt Et I I: 11 ;: -D z,.:.:T mil' .L' t .1 DI (.Imilmilimul uN0401l111111 R6mhulluiiiliullllljnNlillljuulllldlllll wili1ilhmllinluRllwGufllllllT11 A CONCEPTUAL PLANT PALETTE 0 0 0 X AMERICAN SWEETGUM RED MAPLE THUNDERCLOUD PLUM • JACGUEMONRI BIRCH EUROPEAN HORNBEAM DEODAR CEDAR & WESTERN RED CEDAR SHRUBS — RHODODENDRON, AZALEA, SPIRAEA GROUNDCOVER — KINNIKINNICK, SALAL RIPARIAN ZONE — TREES, SHRUBS, AND GROUNDCOVTR r STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT 0. DANIEL E. WOJTALA CERTIFICATE ND. 361 Stamp (208) 544 -7448 C O ea 0 d it en O cn _W 0 0a a. 0 • : co 4-• o d CA 4 v C C 0 0 3 In Scale: 1, • 60' Desf9ned, DEW Drawn: VdZ Cheoked: LEZ Date: Sept. 6, OD ,lob No. 99339.30 Sheet No. EX -3 of Sheets — SLOPE LANDSCAPING ENTRY FACADE UP TO BLDG AT EAST AND WEST BUILDING ENDS GLASS CANOPY I #I'1 #1 9 50'-0• i 20'-0' 50'-0• INTERNAL DOVMSPOU TYPICAL MIS ON •SHOEDOX' LIGHT FlIIRIRE TYPICAL AT EAST AND WEST ELEVATION II #I '1I ,# l 0 I#I /II #I #1 11#1'1 #1 11 9 0 1#1 "1 #1 9 f 3240' -tl' • HANDICAP RAMP 70'-0' WEST ELE1/AT IOl- 1 /IS• WALL PAK TYPICAL AT LOADING DOCK RECESSED REVEALS TYP. •9WEoor FlXNRE AT CONTRACTORS OPTION. 1115 .1C/NT CM BE METED • FA 4.45i-3 ry-o• (.7' -0• O' r /i r411 9' -9• )1.1 r -9\ _ 9.4 .T�'9'-0' L I _ 1 44"-')/14 r -6•\ 9( s -o•(,t .r IF lt li O IgI'II #1,I I #I 'II #I 1#1#14' 1 #1 #1 #11 I'II #I 'fI 'II`I 'dI #I '11'I 1 r3. -� nililill 'JULIE/ # f h ■ # b h ■LiiiY 9 ■i.�l■i■i■�111f■�f.i. :'- - ---- II�I�I I�IaIt•II IIIti 11 i J -I -�4. -0. �, • 70' -r 22•-t1 27-0" 211 -5' � T"\ 1 1111111. 25' -2' 211 -5• t 25'-6' 9' -S• FART 1 AL T ORT4 -4 E L E 101■1 DOWNSPOUT PROTECTION AT LOADING DOCKS 11111111111111111 PRE -ENGR CANOPY TVP 11111111111111111111111111 1111111111111111 11111111111111111 11111111 11•111111111•111111 H1111111111111111111111111 4' -9s -s• 9' -0' 4.45i-3 ry-o• (.7' -0• O' r /i r411 9' -9• )1.1 r -9\ _ 9.4 .T�'9'-0' X8-9•\ _ 1 44"-')/14 r -6•\ , 1. 9.-0• )6'-7_ s -o•(,t .r r .'9'4 2s'-0. ' L • 2s-0• 25 -b• 2Y- 25 PRO DE x2'(2) 15 EA WAE FOR STAIRS 1111111■ 111111111■ 1111111111111111111111111111111111111111111 1111111 ■111111 ■111111111 11111111111111111 11111111 O 111111111111111111111111111 1111111 31,173. -0' AR-1- 1.4L NlORT4 -4 ELE'/AT 1 ON t /16• ▪ ILO" PROVIDE 2'x242• CONCRE1E PAD FTG WI (2) /5 EA WAY FOR STAIRS WALL PM TYPICM. AT LOADING DOCK RECESSED REVEALS TYP. •SHOEBOX• FlXIURE 31.•75 -t • A fi=T I.4 L 1∎1 O RT E L E 1/,d. T 101∎1 t/18• I' -0' 0 Inch pm 1 1 f 11 lUllllllllllllllllllll0100)iHlil" llllayli lyyfl. l lll— lllllllll— lll-ll`lpltlp' lllH.IIII.I. I lll114101 1104II ull Ft LI . 0.� 0 J In Q EX w W co 7 Z ~ Z U J 7 a I.- (f) (n IX W W -1Z Fil<1 - — ]C-D _ Z U W 4 g RV Jppi a Stamp Soele, t' • 50' Designed: LEZ Drawn, VdZ Cheoked: LEZ Date, Sept. 6. 00 Job No. 99339.30 Sheet No. EX -4A 01 Sheets • J tit 1 0 11 nililill FUlURE WINDOW :'- - ---- II�I�I I�IaIt•II IIIti 11 i J -I ..."-:•:"''''':::--11 �, ,, 11111111111111111111111111 111111. 1111111. 1111111111111111111111111111111111111111111111 111111111111111111111111111. 111111.111111111.111111.1111111 % • .mo ,{ -0•, I) t4-0' 4 11 —L- 7---C r-L L-- -L ,--r r— , n yam• 11-3 t, -•. _ -0' I,_.. ' -95-6• I (14`...R - 9'3' -6• ,1 9-s 5'-0' 1 9'-0' t III 27 -4• 244' 25 -3' 24'-6' 10'-6• ' -'-0' 25 2S'- 25-0• 25'4 25' -t3. 31.•75 -t • A fi=T I.4 L 1∎1 O RT E L E 1/,d. T 101∎1 t/18• I' -0' 0 Inch pm 1 1 f 11 lUllllllllllllllllllll0100)iHlil" llllayli lyyfl. l lll— lllllllll— lll-ll`lpltlp' lllH.IIII.I. I lll114101 1104II ull Ft LI . 0.� 0 J In Q EX w W co 7 Z ~ Z U J 7 a I.- (f) (n IX W W -1Z Fil<1 - — ]C-D _ Z U W 4 g RV Jppi a Stamp Soele, t' • 50' Designed: LEZ Drawn, VdZ Cheoked: LEZ Date, Sept. 6. 00 Job No. 99339.30 Sheet No. EX -4A 01 Sheets • SLOPE LANDSCAPING UP TO BLDG AT EAST AND WEST BOOING ENDS ENTRY FACADE rCUSS CANOPY INTERNAL DO*SPOUTS TYPICAL THIS ELEVATION •SHOEBOX• UGNT FIXTURE TYPICAL AT EAST AND WEST ELEVATION I ° i' fI t !'f p I I - '�•<'- -• L I II - - " Ism -Ire - - 1 I I - - _ IT I p il( I I ii-' - t ! ' - '- I !. . I 1! = mi i " -i ,..:%..::, I ! -- 'I _1 I i' > < i - i- -'i 1 i - -- _--_i ' I 1 2'x' M* CONCRETE W/ (2) R FA WAY II V . II11 I ! ___.-%..--_,.... .- 1 _ti' ■ y �.1i ' >:".. ___ ! ._ 1J119 30'-6' 22'-0' 22' -0' 27_5' _ 4-i /�1r 25' -2' 2Y -5' '(J,_O• 25 -6' 6' -S' 'L 2,-0„ / 70'-0' HANDICAP RAMP 70'-0' 5B -O 50'-0• *NOLO' WEST ELM I01∎1 I/16• TT--WALL PAK TYPICAL I AT LOADING DOCK KNOO(OUT FOR FUTURE DOCK DOOR RECESSED REVEALS 'SHOEBO!t• RXTURE AT CONTRACTdt'S OPTION, HIS MT C/N 6E MTIED I F.F. \ L_._.1:I p I I - '�•<'- -• L I II - - " Ism -Ire - - 1 I I - - _ IT I p IIli - . 1 I . 1 !. . I mi • J 11 PROM PAD ITC FOR STAIRS 2'x' M* CONCRETE W/ (2) R FA WAY p . I N T ry �0 I N I I I ___.-%..--_,.... 1 !- I I - - - -- y / �,_6.4A ___ ! ._ {1 I I 30'-6' 22'-0' 22' -0' 27_5' _ 4-i /�1r 25' -2' 2Y -5' '(J,_O• 25 -6' 6' -S' i= ,4RT 1 AL NOf=1 4-4 E. L. E "/AT 1 01∎1 1/16' DOWNSPOUT PROTECTION U U 1.1 U 11 t 1 l� L_._.1:I KNOCKOUT FOR FUTURE WNDOW IIli I I I ' 1 • J p PROM PAD ITC FOR STAIRS 2'x' M* CONCRETE W/ (2) R FA WAY p . -- ___.-%..--_,.... 1 p - II • _ 'L 25,_0• 25,-O• 31,17Y -0' i=,4 FET 1 AL 1■1 O i@T 4-4 E L E ti/ T 101∎1 1/16• - ,' -o• KNOCKOUT FOR FUTURE DOT( DOOR PROVIDE 2'x2'I112• CONCRETE PAD FIG W/ (2) EA WAY FOR STAIRS WALL PAK TYPICAL AT LOADING DOCK RECESSED REVEALS 'SHOEBOX• FIXTURE t I 41 L_._.1:I KNOCKOUT FOR FUTURE WNDOW IIli I I I ' 1 J 1 - 1 1 1 ! : . -- ___.-%..--_,.... _ -th�p - II • _ II 25' -0' 25'4 2r -4 24'6' 25' -3' 24_6• 10_6• 25' -0' 25' -0' 25' -0' 2S' -d 31.173' -O• l'="Aiz T 1 AL NO1T+ -I 1 0N 1/16' •O Inh "ins ., �. I: /2 3< 1 avtti'rrvl.f •`. I1II!I111 IIIiII01110NI11nInDInD6nJiIHIINIimilnnllii IlnliuNlH1i11 iIIHI!1NUlN uln llidoffild ndllubillli ll'. co J V) < SP pA O Stamp Smite; 1" • 50' Designed, LEZ Drawn; VdZ Checked: LEZ Date, Sept. 6, li0 Job No, 99339.30 Sheet No, EX -4B 01 Sheets INTERNAL DOWNSPOUTS ADDRESS ` - TYPICN. 1HIS EIEVATKIN� SLOPE LANDSCAPING UP TO BLDG AT EAST AND WEST BUILDING ENDS i ENTRY FACADE GLASS CANOPY 'SHOEBOX• LIGHT FIXTURE TYPICAL AT EAST AND VEST BEVATION .1• wi ® ®®Fj ••••••11■ Eil pnngr- 11 11 20'-0' 754 1 A kl e Ij I/1 #I #I 1#I "I"I! .4 I # 1 # I # I #I #I0rii 1#I "I "I HANDICAP RAMP 60.-0' ±240L0• I#I# I#I#I,1I�� 50'4 LUEST ELM\/,4T IO1•1 1/16• WNJ. PAX TYPICAL FOR PARKING LOT •SNOEBOX• FIXTURE RECESSED REVEALS TYP. WALL PAN TYPICAL FOR PARKING LOT SPRINKLER SYSTEM DOW ISPVUT PROTECTION -- CONTROL VALVES 1 1 25'-1. i 15' -0' 1 25'-0' 25' -t. sa 1==',41=ZT I ,AL SOL.4T1 --4 E L E' /AT 1 Ol■l 1/16. , 1LO. ED 3 fF.F. PEOHDE rl2'a . .41 �I I . L7 PAD F10 W/ (2 OS 5 J WAY p • p #I# I # I filo -PI I "I" I#I# 1 I— = - DOWNSPOUT PROTECTION KP1rREM NFOR FUTURE *DOW ! p DOWNSPOUT KNOCKOUT FOR FUTURE WINDOW I t I I I I I I\ I \ I I I0I 1 101 1#1#1#1 1#1#1#1#1 •;1,� ,I Sy EM VALVES SPRINKLER VALVES CONTROL VALVES �_ - -- -� i1 1 1 25'-1. i 15' -0' 1 25'-0' 25' -t. sa 1==',41=ZT I ,AL SOL.4T1 --4 E L E' /AT 1 Ol■l 1/16. , 1LO. ED !1.173' -0• ,AFR.T I ,4L SOUT 1 O1■1 1/16• a 1' -0' RECESSED REVEALS TV. •SHOEBOX• FIXIURE U 1 U U U lJ 11 11 / 3 fF.F. PEOHDE rl2'a . .41 I . c3! PAD F10 W/ (2 OS 5 J WAY p • p KNOCKOUT FOR FUME WINDOW p PROTECTION I - 1 len. DOWNSPOUT PROTECTION KP1rREM NFOR FUTURE *DOW ! p DOWNSPOUT KNOCKOUT FOR FUTURE WINDOW I t I I I I I I\ I \ I I - •;1,� ,I Sy EM VALVES SPRINKLER VALVES CONTROL VALVES - -- -� I�I'I�I�I 'ItI�IkI _ _ , _ )- _ ill _ . 25' -0' , 25'$ , 2Y4 ,6 . - 25'4 1 LRI, !1.173' -0• ,AFR.T I ,4L SOUT 1 O1■1 1/16• a 1' -0' RECESSED REVEALS TV. •SHOEBOX• FIXIURE U 1 U U U lJ 11 11 / 3 fF.F. c3! \ p • p DOWNSPOUT PROTECTION I - 1 p /-� { I _- _ -. I KP1rREM NFOR FUTURE *DOW p DOWNSPOUT PROTECTION I :2:2= - -- I 0 I t I I I I I I\ I \ I I I _- I •;1,� ,I Sy EM VALVES SPRINKLER VALVES CONTROL VALVES I�I'I�I�I 'ItI�IkI _ _ , _ )- _ ill _ . IIII ,6 . • 1 LRI, _3. 25'-0' 25' -0• 50'1 • It• r -r 2OW .2' r 1 11 25-0. i 25' -0• #' 25' -0' 25' -0• tr -0• 24' -6' *l,173-0' ft=',4RT 1 AL SOL IT4--E E '/,4T I ON I, 1/16' I' -O• \• 1 , �L� t t r1 # rmrvrp.' ii. { r s;L—F1 ii : Et t. JI D 1 -. 4— Fl L E i o .'. I H110111111111IIIIII111111111111111I111I 1101l11111111111111i1111111111U11111111pUIK111U111111111 11D1111111111d111 IPOIPOIl1111P4 0 co J 1) a� CY w Z U J 0 d H N to w w J Z >CD —z U w 4 a Stamp Sable, 1' • 60' Designed: LEZ Drawn, VdZ Checked: LEZ Data SepL 6, 00 Job No, 99339.30 Sheet No. EX -5A of Sheets INTERNAL DOWNSPOUTS SLOPE LANDSCAPING ADDRESS t TYPICAL THIS ELEVATION — UP TO BLDG AT EAST AND WEST BUILDING ENDS 'SHOEDOX' UCNT FIXTURE TYPICAL AT EAST AND WEST ELEVATION 3210' -0' LUE ST EL_ E I ON WALL PAL TYPICAL FOR PARKING LOT v 'SHOFBOr FIXTURE RECESSED REVEALS TYP. WALL PAK TYPICAL FCR PARIONC LOT SPRINKLER SYSTEM DOWNSPOUT PROTECTION CONTROL VALVES 18 -6' IS -2• 19' -0' 254 25' -0' 25-0' 'A T1 AL SOI.IT4 -4 ELEY,AT1ON • I' -0• U ., •iS `! Ea ii \ VN I \8 PAD FTG W 2 Ajli ° PROTECTION A KNOCKOUT FOR FUTURE VANDOw ° KNOCKOUT FOR FUTURE MNDOW ° — � ..� a; 1m. SYSTEM DOWN SPOUT PROTECTION I - _ = 'I " ° . KNOCKOUT FOR FUTURE WINDOW " L„ • '1 I _ ,_ I . SPRINKLER CONTROL VALVES I� 1 18 -6' IS -2• 19' -0' 254 25' -0' 25-0' 'A T1 AL SOI.IT4 -4 ELEY,AT1ON • I' -0• 31,173' -0• i=,4i=zT 1 SOU-T-1- E L N/AT ION 1/16• 1, -0• RECESSED REVEALS TIP. 'SHOEBOX• FIXTURE LI lI LI LI L1 LI LI 1I LI J \ U ., •iS I ° PAD FTG W 2 Ajli ° PROTECTION A KNOCKOUT FOR FUTURE VANDOw ° KNOCKOUT FOR FUTURE MNDOW ° — � ..� a; 1m. SYSTEM DOWN SPOUT PROTECTION I - _ = 'I " ° . KNOCKOUT FOR FUTURE WINDOW " L„ • I _ ,_ I SPRINKLER CONTROL VALVES � P. r i �■ E. .. 11. , 25'4 , 25' -0• 5_9• , 5 -y. 25.-0• 25.-d' 25-0' 25-0' 25 -D• , 25' -1 • ,' , • 25' -0• , 25 -0• , 12' -0• , 2/' -6• , 25' -2• , 31,173' -0• i=,4i=zT 1 SOU-T-1- E L N/AT ION 1/16• 1, -0• RECESSED REVEALS TIP. 'SHOEBOX• FIXTURE LI lI LI LI L1 LI LI 1I LI J \ U ° ° DOWNSPOUT PROTECTION ° _r 1 .' 1 KNOCKOUT FOR FUTURE MNDOW ° DOWNSPOUT PROTECTION 1 ,_ I• ° SYSTEM _ I I - _ = 'I " I ::::::..r.:::: I " L„ • I _ ,_ I SPRINKLER CONTROL VALVES ,g• 11. , 25'4 , 25' -0• 5_9• , 5 -y. /y� 6 % -n• .,_6. Y -r -r 20,-D. NI. 25 -D• , 25' -1 • ,' , • 25' -0• , 25 -0• , 12' -0• , 2/' -6• , 25' -2• , 31,173'-0' 1=A1�T I,AL SOUT1 --4 T ION 1/18' 011 <7 ..LI . EN : ,1 . UI D L S r li L L 1 1 0 ''. 1UHhI 1111111IIIl11UIIIIIIIINpI11HIHU411111111111111111111111111111111111111I11111111d1U111pIIUU1UUIDIOpI1111IWIIIIIIIV MI. ca • W J Z - Z U W ig 4 Fa 0 s Stamp Scale, Y • 60' Designed, LEZ Drawn, VdZ Checked, LEZ Date Sept. 8, 00 Job No. 99339.30 -�•~ Sheet No. 1 I Z0 1 EX -5B of Sheets I \ 120' SCHEMATIC STORM D00.4,F144,,AINAGE AND GRADING PLAhli ,x,,z5S.5DMH st.,FrE040, JR.B..9* BRASSLEACS,. 1 0OORU 1 \ \ 0 'MAE 10409 \ D SA'SAS OM 14610 ;EON ff SEWER EASEMENT toWtr, toAltury Rw".12. r WATER:4 " \ CONCRETE MEW 1671-;.: - Ar. .9 1 TREK x Or.) S 4° see 57' 1RUICH •■•.AtrozNIAINAAm-Alrx! Rec. No. 6658617 J I vm41--r 1m II unialummramaraninsouumminare-4- ZiltZor47. ,T40,14Ammu ........ ...... ............ .... • .• 62-y g.) — craatinnxtuesuma almaammarsr. Ann =Xtt = • • CA'ltif /A1 ......... LICENSE FOR PRIVATE 8000 0801661G ;/\•••• / A F00110 3 '' BRASS MK SIAmpod 110.01 Corpre FOUND I-3/4• LP•Skowed 1765 S $7232E 1.1' Cor. 0 ek-pif iNtsin1/ 7-Ye. Eii;Z.!!10 V-60' 30 80 120 =4.M. DA:',DAMA • 1... Ro. • ....... V ',.. mot ic& FAsmoli WARMISE •• ••.• LIYLSC.J. POWER POLE - FOND 3V Et1., DISK \ Eo 8.34• Ewsl from 1119111-orfWey Flu 1NET II II e:e..or-4-erorm zaBzoy____,_ Re HYDRANT • — XLIBIRCC CO M.) R114.5 SDMH 01-44* ............ ....... . • 7 SLIP ivoj ........... ..... . 2 S. II 1 11111" lilltr.14 NIP 4s.N85'51.55'W • Wr. 22 25' .... • •P ....... ... .......... .• 1 .... • • • . • Fortner Charmed of Dulvdthieh River Filled dC *Abe/hcionecr Yen.A.01.O.L.C. 4 III j• ;.t 6: kW' .7,11 mm wmik g .... ... ONLY ."•:. l*REF AtS1.1". '"OW. "POLE ^P RPFrW• " .. " 1106 SHORANS-I ......... .................. . RO:frit ... 15 :11\4' • 7 0) 1:74; 7%4:: MI 0 0.: 1 10 - ;,A.'"--1A)rtERRRERst; 0 Prom Come 11:. '•?.0 s ceiti• 16 \ TOOL CABINET 01< 0061 • N' ' 'POWER POLE 1I/TF 0 LIM' eus SIGN , St -14-SiL••• ORLny .... d 14,44ttill 7,77r1.77r EXISTING IBUILDIMG ; j FO)NER' CORDUIT ' • • 14-01 ! • 011 13011/1110.(4): i ; . 1 • ..... . ... j :PROJECT INFORMATION .TAX LOT NUMBER. i ....SITE ADDRESS . . .. AREA . 000160.-J,0014 , . .8625: EAst MARGINAL ■NAY 536,401* SO, FT., • • • SEATTLE,. WA •98108 12.29112± • ACRES) ... , . . • • • • • , CURRENT :OWNER , THE jopEING. commy.; A jDELAWARE CORPORATION LAND USE jciOVERNING:JORISOICTiON CITY• OF !TUKWILA; WASHINGTON SURVEY INOORMATION • FROCEDURE'l: NARRATIVE. . A •FIELD TRAVERSE USING k "SOKKIA 3100 TOTAL. STATION; AND "SDR-33. DATA: COLLECTOR SUPPLEMENTED :WITH :FIELD 1 NOTES' WAS .PERFORMED, ESTABLISHING• ' THE ANGUEAR., •DISTANCE,I AND 'VERTICAL: RELATIONSHIPS BETWEEN THE •MONUMENTS. PROPERTY ;LINES, :AND. TOPOGRAPHIC FEATURES AS SHOWN : HEREON:, "LIETZ 13.1-2A" AUTOMATIC:LEVEL •WAS USED .70 CHECK AND• ESTABLISH • THE ELEVATION OF • BENCHMARKS 'AND CONTROL POINTS: TNE 'RESULTING !DATA 'MEETS:OR. EnEEDS..TNE STANDARDS FOR. LAND BOUNDARY SURVEYS • AS SET • FORTH • IN. WAC !332-130-090. • • • LEGEND: • ... DATES.OF• SURVEYS 0 WIIRPRE Kum). • • ! POOR KW. 1 AUNGTON SOX (AS NOTED) Mtwom Nova " cucH I'm (0) • • : : : (641) j ... FIELD SURVEYS. BY •BARGHAUSEN CONSULTING ENGINEERS, • INC J • • • CONDUCTED 'NOVEMBER,. )999, 'clod. JANUARY; 2000 , . . ALL. MONUMENTS. SHOWN ;AS FOUND MERE. VISITED :AT J THAT. TIME THIS DRAWING DEPICTS. FIELD' CONDITIONS AS OF THOSE DATES,. PRIOR CONDITIONS AKE NOT SNowN;liNiretS':NOrEd'OrNERVAsE.. . J • . . . NORIZONTAL•DATUM !.BASIS OF BEARINGS • ! • • ! NORTH. AMERICAN DATUM !OF 1927 • NAD-27 WASHINGTON: STATE : PLANE: COORDINATE; SYSTEM . . . NORTH: ZONE . THE (OFFSET). CENTERLINE • OE .EAST .MARGINAL • WAY TAKEN AS NOrkh..22!32,..or.Wcist,•..Oh:00.:Bdok1.7.2..•.a..SdretWs..1Po'ge.:22Z. KIrig .CoiniV.Recotdo ..... • • NOTE: ! .......... ! . ! • • . i .. . . :1.: .1...1HDEROF1001■10 •LiTiLiTi6 AND • FEATURES DEPICTED HEREON .ARE• BASED. ON "FIELD: OBSERVATION, MARKINGS: DEVELOPMENT 'PLANS.: ANotoB AVAILABLE: • • • • RECORD i DOCUMENTS • ONLY, .THE. TRUE LOCATION, • NATURE AND/OR EXISTENCE I ....... OF ogLOvy :OR.MINP: FE,AroRES.: DErgp7o. PR: UNNT.EPTV.:$ 0.140: BE yEBtFiEo, 0 • WTI& SEVER MAPLE (SSW) ........... DAS VAIA .... i .. liAlEN VOL \EOM , , FE "PROMOTV • FARE . AND FIFE BPSP) • WATER 1141/101E 2. NO :riEriF2MINAYION :WA: MADE :Eiy: OANONAtistN :OONtutriNO: ENdINEER's" • •WM1 *REGARD .70 SOILS. CONDITION .AND SUBSURFACE' MATERIALS) 1 43. Co NAIR NM RCA . IXSOOR WO1 .1 CONCRETE WATER LW —0-0— CAS " PIM•7= POIDER;LIADERDRODIO POINR•010DIEN) No. oats B Ckd. Appr. 9-5-co Revision Dulped Drum 88w Chocked oat. Scale: Horizontal 1%410' Vertical 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CNIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES For: BOEING CORPORATION P.O. BOX 3707 MC 22-79 SEATTLE, WA 98124-2207 Title: SCHEMATIC STORM 7413 DRAINAGE AND GRADING PLAN BOEING PROPERTY (ISAACSON) 8625 EAST MARGINAL WAY Job Number Sheet of 1 • I. • !, •!!1',.?"7CfVA rf • I; • vi Li Li-TiTtL11.2 JJ 1 •3 • 1. 1. . I 01 • '`...11111111111111811111111111111111111111111110I8111111111111111111111111111111111111111111111111111111111111111111111111111111111101188b8IIIIII., File: P:\sdskoroi \7413 \preliminary \7413— Dam.dwa Dole/Time: 07/06/2000 16:00 Scale: 1 =60 chuck %refs: 1 throid lIoNnaLC.Phrit NO 3C Oak MK 6-1669.12' 7 5' tett Nom \ kahl-of-WayNn. \ 120' Lir.CT07:1.02' „EN.. 9: STORM % ••••■•••• '.1,11MOMMZI ni.}1.11111W 111■601 0 30 60 MINIMiLLC,L;LA =L " \1, , 120 \.:\a ,s \ % ; - 1,1 \ \ tV? \ \„, 0 \ STS.- FOND Sld 0•34 Ent from lc. RIght-ot-Way Erti t EtmpoISK,. 1 1 vCA \ afr 141 IM-1 .5 • CONCRETE BLOCK EVI NMH AM" !S , X 1,61 MK) 58 66.57' SCHEMATIC WATER/SEWER PLAN 00.48'44-W ST. SC/UNBIND .1e.. DOSS CMS 1.00' RIM.15.5 51.PNI 10Ma1 Cit•nahni• STORM 1E-2,91 TRENCH D mem Ft' IN Fit 44• 6 OYYx,[14 gem FM- SEWER EASEMENT Rec. No. 665847 AillWarg9M9 ..!=margLaaamEy..,,, madmvap hi w.grijr'..1"4101111F 311111111111111=1111111311 ir_. _ 60611,3.11annrm \ /27N 61:I UCENSE FOR PRIVATE ROAD CROSSING 1/ ,. Re. W. 7974111671- .• COPOCr4 'r0 roam 3 ' WASS '// PC• totrtle, Saintod Bahl Gmp,/ FOUND I-3/4 IP.Sknod 1 5 1765O S221211.1' Fawn Om ..... •,••••••••••••••••••• 1..• Ratbrnirsibou ................ wARBiusE SEVER UNE. & EASLIENT 94,759 Sti ft — — — 11 FOR WELL CA .11_ IneWITT USW • MIR NMI VE.7.1'971rx .7, 14 .. SLIP jvc, . . • $ c000rcr 1Z e*X• sMH Fined ct. a a: "rm.)! ERIN! Milt a, grrno'r Channel ofi'D Ulvarn. eh. 1421...2t FIRE 11113RANT 1,0 ................... . . HY060NT .... . 1( , OOL CABINET ON, POST ................. .. CO uNecT To 51. sst-tH 'OWER POL\ /W lc LLIL, SIGN ‘‘, COP neerr • 15X, •. 01.1 .1 . . 1 .... .. .. . 1 ... . . ..... .. LL. W60 .. 1. .. ....... ........ . ..„. ..... . . .. . , 11!0‘iitki . . : ..... METER • ..... st • ROJECT: INF:ORMATION TAX LOT NUMBER. , ....SITE ADDRESS 000160-00.14 .8625: EAST MARGINAL NAY SEALE, 1VA • 98108 CURRENT OWNER . ... TIE :DOENG COMPANY.; A :DELWARE poRpowigN , • • LAND USE GOVERNiNG.JURISDICTION • CITY OF 'TUKWILA WASHINGTON ! • • IDT AREA 53,401.± .60. FT, 1212911?•ttCRE.) • ! • SURVEY :INFORMATION 1 i ! ..PROCEDYREItNARRATIVE .. .. ! , . . . ; A •FIELD: TRAVERSE USING k 'SOKKIA 3,100". TOTAL' STATION; AND SDR -3311 •DATA • • COLLECTOR SUPPLEMENTED :WITH :FILD: NOTS: WAS :ERFORMED, ESTABLISHING • • • THE ANGULR; .DISTANCE! AND 'VERTICA5 RELATIONSHIPS BETWEEN THE • MONUMENTS, . . PROPERTY ;LINES. :AND TOPOGRAPHIC FEATURES AS SHOWN : HEREON'. 'A 1*LIETZI 512At AUTOMATIC: LEVEL • WAS USED TO CHECK AND, ESTABUSH , THE ELEVATION • OF "BatCHMARKS.:AND.=NTROL..P.OINTSLME.:13EsULTM.IDATA•MEET.S.•.0R.:ExcEED$..THE I • • STANDARDS FOR LAND BOUNDARY, SURVEYS• AS ,SET • FORTH • IN. WAC I 332-130-090.• .. . . ! . ...... ! ....... ......... ... ... ... • • .... .... .... ..... . • DATES.OF•SURVEYS I • • FIELD SURVYS. BY •BARGHAUSEN CONSULTING ENGINEERS, INC , • • .CONDUCTED :NOVEMBER,' 199, • and ./AUARy,' 2000.. . . . ALL. MONUMENTS. SHOWN ,/,.S. FOUND ;w ERE. VISITED •AT; THAT. TIME. "THIS DRAWING DEPICTS' FIELD* CONDITIONSAS OF THOSE DATES PRIOR CONDITIONS: ARE No , ..EIOWINLE.gTEVOThERW:8E..... : ........... : :H9RIM:11'4: !WPM. I-ttEW11.8 PP eao,1111:4!38. : ! .. • •. • NORTH. AMERICAN •DATUM ! oF 1927 , NAD-27 , ..WSHINCTON: STATE : pCANE: COORDINATE; SYSTEM: NORTH ZONE. , . . THE (OFFSET), CENTERLINE. OF EAST MARGINAL WAY, TAKEN AS I ' • NOrth..22:'32!07"'Wsist.:.tio:paceook:.72.:.a..sileyos',.!Pcig .:222;.:11IfIg ;Ca; nt..ectot.da NOTE' ' . i ! ! , . .. . . . . .... LEGEND: • LIAAVIAM (Lalt4. A ,Vacloriax iOna minm WNW ' 1 • .... • 13 9033:MDE2 • CATCN 8158(03) • • ! • • Slava IMIOLE (Mai) • Wilhai SEaf A WHOLE Nom) • CAS METER . CAS VALVE AMA VALVE COO FRE MW41" • ME A0H17MD MSC (FPS • SKR WHOLE 66110 UETTO • SO ' • " ' OMR WELL ' I -ASKOLY . LlaIC;ERbROOb DEPICTED HEREON :AkE: BASED: ON ! • • "FIELD: OSERVATION: MARKINS; DEVELOPMENT 'PLANS.: AND/OR AVAILABLE' • • RECORD: DOCUMENTS • ONLY, THE • TRUE. LOCATION, • NATURE •ANP/C/Fi. EXISTENCE OF BELOW :0RO1JrIp: FEATURES,: DETEETED P: LIND1CTED.:SHOL1LP: BE :VERIF EL), : : : t;aj titrbmiNAtioN:a& MAtiE BY BARdFIAlfsEN:ONsuti'M'ENciiNtERs• ' • • ' " • • • WITH 'REGARD TO SOILS' CONDITION AND SUBSURFACE ' MATERIALS.' • 1 WAtattriE —A—a— SAS UNE' • FalltitUIVERGROVII) b0Ol. POSIESC.A1READ Cl N UNK•FEICE. I • • .... ; CONCRETE No. Date By ad. Appr. • Revision • Dugan: Aso_ Dm„„ Inv Scale: Horizontal 1"-6• Vertical &HA(' le' 64 18215 72ND AVENUE SOUTH L KENT, WA 98032 (425)251-6222 d'. --11, (425)251-8782 FAX t /Fr; L17 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 64 i4V0 E GO" For: BOEING CORPORATION1 P.O. BOX 3707 MC 22-79 SEATTLE, WA 98124-2207 Title: SCHEMATIC WATER AND ! SEWER PLAN BOEING PROPERTY (ISAACSON: 8625 EAST MARGINAL WAY Job Number 7413 9-,Poo cli.ekm.so. c..16 Errrivi Checkad —.7.— Appr.d .. oct. _51L1 02 Sheet e, 1 • 1..r:"t I, : 11 i,,,i,!..if.i i,7.7.:..i.1„.!;,!„p,,!:,Fgii..1 ,r, :714; .."1.1, :4,4," . . ' 1 .. 1 ' ' . •I , . 0 Inch • • : ale I. ".. t; ..f-.. 2 ';'.: .; ,.' ' ,.1,!;!..tt;'......1'.1, ,..tt .4.•••••:.:111i •. 5 • .,..„ ,....„..,...„....„..,, . . •.. .. ,, ... • . • ' ......,,....r, , : 1. '5 • I, t . , .. 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LIMIT N N N \\ O \ o \ \ Ooo \ "AP \\ \\ oc +y \\ �oO c __32131 I SEATTLE CORPORATE L COt�1QOM1111 \U j,`S 92ND PI..)_. . NaV�1Ifr 4 91 \ o00, \ Oo \\ IIY Rpi flUa I "" R�sl�an�tlel )�_1 hldulhl.1 1 _._\. o �W IlSS \ lb\ OIRoe�• • .0 o aoc�\ `oA\ ,Qm \0\ 1i`A\ E \ % \ I « 1• e' l\\ \ 1 O \ [1_y r Q \ 0 1_._ ' G • \ 'yN 1 O \ \ c \ t�`� e I t 1 D � IndusMall � Q I ` ° \ \M °° \ \ Q \ % '�-` I .t \ IA\ . /M /7. ly � \v A o 1 u \TAI �; 1111 M 0 Ft \;141 •T�~1 ... \ \M �`� � ` \71'1\ � " m , `4 0 �� cI \ ¢ \ sq aezorA 1f 7:\,11‘.:1::: s N ` II 1 :::; Q \ I l,PA♦lfN,AAA \ \ 'WO; \ c 0\ 9� Omo� ` 0 11\ "VW. \ Op ` 0 , IndustrIal: .aer S iD ND 5) _ _ m__•U -• __1- _____�__��- RY VAN Af Fib ODF LAND CGAIM /� 70 M E � AiEPNDEF , ,.�_!• Industrial •+,u NQ 71I LINE NEN•IY VAN AAYr D GAT IAN0 CLAIM M? 10__________ 1 MORIM L %NE fAANC /f NrN DONATION LD KA/M NOIF TRACT 4 CPI, 1 „b 1,",ION WTE NrMM•MM•pA1ea• gdanasIsIFMMUF W FM�ESUrveI .lnryu.pWicMI?rrWrFnwuM ATLAS OF SEATTLE qP KIOU MAP CO M .M N NM SIAM I L.]L10 raR CI 11111 MIMNIIOnMNIM MOOINIWflW lMIMt IIm1,ltlOMeedOrtM ii:FIE1741I -TI P1:PE11 . rq. +• y 41 V,_C] P TRACT 2 - ,r„ , Storaps/Warehouse i 0 OOoo 0 L l O l N D BUILDING Q APPROX. STORIES Q HOUSE HUMBER RAtLA'MD W1IER VAIN - -' -^ SEVIER — """- ELEVATION ®I41W :eel,' US ann.•OUI TAX LOT NUMBER i .r. arJtSmC"f `.p. r—t 1ti� �Inllun�nn6tu�tluluu�nnluu�wJuu�llid1111�II1dllu�uIIIIIII�quInII�IIIIIuI�IIIduO�nnlun�nllllul�lnlhiq�qu�nnl, =� RECE; I'D SEP 11 2000 COMMUMI\Y DEVELOPMENT 61TE kL _ 11 rvF LI If_N- gr*E S'N-'� CLAI �-Ar- ■ -- .aer S iD ND 5) _ _ m__•U -• __1- _____�__��- RY VAN Af Fib ODF LAND CGAIM /� 70 M E � AiEPNDEF , ,.�_!• Industrial •+,u NQ 71I LINE NEN•IY VAN AAYr D GAT IAN0 CLAIM M? 10__________ 1 MORIM L %NE fAANC /f NrN DONATION LD KA/M NOIF TRACT 4 CPI, 1 „b 1,",ION WTE NrMM•MM•pA1ea• gdanasIsIFMMUF W FM�ESUrveI .lnryu.pWicMI?rrWrFnwuM ATLAS OF SEATTLE qP KIOU MAP CO M .M N NM SIAM I L.]L10 raR CI 11111 MIMNIIOnMNIM MOOINIWflW lMIMt IIm1,ltlOMeedOrtM ii:FIE1741I -TI P1:PE11 . rq. +• y 41 V,_C] P TRACT 2 - ,r„ , Storaps/Warehouse i 0 OOoo 0 L l O l N D BUILDING Q APPROX. STORIES Q HOUSE HUMBER RAtLA'MD W1IER VAIN - -' -^ SEVIER — """- ELEVATION ®I41W :eel,' US ann.•OUI TAX LOT NUMBER i .r. arJtSmC"f `.p. r—t 1ti� �Inllun�nn6tu�tluluu�nnluu�wJuu�llid1111�II1dllu�uIIIIIII�quInII�IIIIIuI�IIIduO�nnlun�nllllul�lnlhiq�qu�nnl, =� RECE; I'D SEP 11 2000 COMMUMI\Y DEVELOPMENT 1 \ N, , \ - •oz' 1 Z \• 1 YE \ 1 It 11' \ Tn. `x 0 30 60 12' route 3X' BRASS BPI Pampa 13aUp caw./ 7.85' Lod from Cale RI1M- al_Way gn. WATER VALVE CONCRETE BLOCK STORM g 1.6• X IN (TW.) TRENCH DRAIN 5 Il°e,a 3 ceawq•C 00'46.44 -W 1.00' STORM TRENCH DRAN 565•03'34 "E 566.57' WOE: Ge,srmrOGuttres !!➢.87197dt7iEiBi6ND�.. /tte ter.•.,. -.- .e@Yy6A.�d - .. __ rwna \: 47,0. 9L�v o+rs,wiw ,aPer.M 4Y1Wraernv. x�rsYe7e1,1 �e.. wnn,•w.c'uay dad. ' =» orr.......,ramit.Rr ..C>•e�s••.a .�+T^a�fmssee�yy,,,, T�,� g. SEWER EASEMENT -1101 Rec. No. 6658617 1 � .-- AFIRE LICENSE FOR PRIVATE ROAD CRO5SINO Rec. No. 76722/0676 FOUND am* Imp Company' MAO I -7/4' LP.Sto ood L5 17651 s22D21 1.1' F n, • •. Ca, T`i ch'a rim amrkm 111 co SCALE: 1'.60' ‘,1 ti \‘‘ 1 1A \\$v , • 1`1 �p(CT NO 1° K`"..".1 U.. MOND 3W' BRAS m Stern $ 'Booing to Rare 634• East from Cflc. NM-of-Way Too/ 1 A 8 / VT. 711P•an OA Aso SMORRMB B (WJd154p0.P05 uJm.EY.: o.. «.: �S4 4 FO - - No. g• Fortner Chu Fillet/ 'Abandoned' MIeh River megfti 14. A. NOTE: THE EXISTING DUWAMISH RIVER CHANNEL IS AN IMPROVED, ARTIFICIALLY CONSTRUCTED, NAVIGABLE WATERWAY, SUBJECT TO TIDAL INFLUENCE,. AND IS LOCATED WITHIN A STRIP -OF -LAND 500 ft. IN WIDTH. THE WESTERLY BOUNDARY OF THE SUBJECT PARCEL IS .N.01 A WATER BOUNDARY AND TITLE TO THIS PROPERTY DOES NOT NECESSARILY INCLUDE ANY LITTORAL OR RIPARIAN RIGHTS TO THE WATERWAY OR THE SHORELINE. . LEGEND =RARE (wM) -0- POWER POLE O ABM BOX (45 NOTED) 66 7ELDNICNE HAMOIE ❑ GTCH BASH (CB) O sow WHOLE (SOWN) O stem SEWER WROTE (SAM) ®' ors 11ER A. CAS VALVE jjPi WATER VALVE ((M() • M FRE P t1EC1EN1 113 PPE (FPSP) ED WATER MWtE • IB WATER METER -- SON ® IIOMiet 191E ASPIVLT CONCRETE -.■ w - -- WATER UNE -0 -0- CAS UNE -P(u0) -- POWER UNDERGROUND RICA- POWER WNW -X -- OWN UN( FENCE CONTROL MAP ._'N'VanµsellD.La. One Westerly Portions of Section 33 OL CABINET O0]iPOST SURVEY INFORMATION PROCEDURE / NARRATIVE A FIELD TRAVERSE USING A "SOKKIA 3100" TOTAL STATION, AND "SDR -33" DATA COLLECTOR SUPPLEMENTED WITH FIELD NOTES WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE, AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. A "LIETZ B -2A" AUTOMATIC LEVEL WAS USED TO CHECK AND ESTABLISH THE ELEVATION OF BENCHMARKS AND CONTROL POINTS. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR. LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332 - 130 -090. DATES OF SURVEYS FIELD SURVEYS BY BARGHAUSEN CONSULTING ENGINEERS, INC. CONDUCTED NOVEMBER, 1999, and JANUARY, 2000. ALL MONUMENTS SHOWN AS FOUND WERE VISITED AT THAT TIME. DRAWING DEPICTS CONDITIONS OF DATES, PRIOR CONDITIONS ARE NOT THIS LNG DEP FIELD C IRONS AS THOSE Q , SHOWN, UNLESS NOTED OTHERWISE. HORIZONTAL DATUM - BASIS OF BEARINGS NORTH AMERICAN DATUM OF 1927 NAP -27 WASHINGTON STATE PLANE COORDINATE SYSTEM - NORTH ZONE THE (OFFSET) CENTERLINE OF EAST MARGINAL WAY TAKEN AS North 22'32'07" West, as per Book 72, of Surveys, Page 222, King County Records, NOTE 1. UNDERGROUND UTILITIES AND FEATURES DEPICTED HEREON ARE BASED ON FIELD OBSERVATION, MARKINGS, DEVELOPMENT PLANS, AND /OR AVAILABLE RECORD DOCUMENTS ONLY. THE TRUE LOCATION, NATURE AND /OR EXISTENCE OF BELOW GROUND FEATURES, DETECTED OR UNDETECTED, SHOULD BE VERIFIED. 2. NO DETERMINATION WAS MADE BY BARGHAUSEN CONSULTING ENGINEERS WITH REGARD TO SOILS CONDITION AND SUBSURFACE MATERIALS. PRE HYDRANT LEGAL DESCRIPTION [ AS PER TITLE REPORT ] THAT PORTION OF THE JOHN BUCKLEY DONATION CLAIM NO. 42 IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M., AND OF ABANDONED CHANNEL OF THE DUWAMISH RIVER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF THE HENRY VAN ASSELT DONATION CLAIM N0. 50 WITH THE SOUTHWESTERLY UNE OF EAST MARGINAL WAY. SAID POINT OF INTERSECTION BEING 2,470.01 FEET, MEASURED ALONG SAID SOUTH UNE, WESTERLY OF THE EAST UNE OF SECTION 33, TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M.; THENCE NORTH 23' 40' 40" WEST ALONG SAID SOUTHWESTERLY LINE 379,39 FEET TO THE SOUTHEAST CORNER OF A TRACT OF LAND DEEDED TO ISAACSON IRON WORKS BY DEED RECORDED UNDER AUDITOR'S FILE N0. 4739857, AND THE TRUE POINT OF BEGINNING: THENCE NORTH 23' 40' 40" WEST ALONG SAID SOUTHWESTERLY LINE 987.259 FEET, MORE OR LESS, TO AN INTERSECTION WITH THE SOUTHERLY LINE OF A TRACT OF LAND DEEDED TO BETHLEHEM PACIFIC COAST STEEL CORPORATION BY DEED RECORDED UNDER AUDITOR'S FILE N0. 3935187; THENCE ALONG THE SOUTHERLY UNE OF SAID DEEDED TRACT ON THE FOLLOWING COURSES AND DISTANCES: NORTH 64' 49' 45' WEST 186.84 FEET; THENCE SOUTH 89' 39' 25" WEST 434.79 FEET; THENCE SOUTH 00' 20' 35" EAST 348.52 FEET; THENCE SOUTH 89' 39' 25" WEST 490.00 FEET; THENCE SOUTH 00' 20' 35" EAST 80.82 FEET; THENCE SOUTH 89' 39' 25" WEST 85.43 FEET TO THE EASTERLY UNE OF THE RIGHT - OF -WAY OF COMMERCIAL WATERWAY N0. 1, KNOWN AS DUWAMISH WATERWAY, AND THE SOUTHWEST CORNER OF SAID DEEDED TRACT; THENCE SOUTHEASTERLY ALONG SAID EASTERLY LINE TO THE WESTERLY PRODUCTION OF THE SOUTH UNE OF SAID TRACT DEEDED UNDER AUDITOR'S FILE N0. 4739857; THENCE EAST ALONG SAID SOUTH LINE AND ITS PRODUCTION TO THE TRUE POINT OF BEGINNING; EXCEPT THEREFROM THAT PORTION OF THE JOHN BUCKLEY DONATION LAND CLAIM IN TOWNSHIP 24 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING ON THE WEST LINE OF EAST MARGINAL WAY AT ITS POINT OF INTERSECTION WITH A LINE PARALLEL WITH AND 1,497.9 FEET SOUTH OF THE NORTH LINE OF SAID LAND CLAIM AND RUNNING THENCE ALONG THE WEST LINE OF SAID EAST MARGINAL WAY NORTH 23' 40' 40" WEST 582.84 FEET; THENCE NORTH 64' 49' 45' WEST 186.84 FEET; THENCE SOUTH 89' 39' 25" WEST 434.79 FEET; THENCE SOUTH 00' 20' 35" EAST 348.52 FEET: THENCE SOUTH 89' 39' 25' WEST 490 FEET: THENCE SOUTH 00' 20' 35" EAST 80.82 FEET; THENCE SOUTH 89' 39' 25" WEST 85.43 FEET TO A POINT ON THE EASTERLY LINE OF 1110 RIGHT -OF -WAY OF COMMERCIAL WATERWAY N0. 1, KNOWN AS DUWAMISH WATERWAY; THENCE SOUTHEASTERLY ALONG SAID EASTERLY LINE BY A CURVE TO THE RIGHT WITH A RADIUS OF 1,969.12 FEET, FOR A CHORD DISTANCE SOUTH 18' 21' 22" EAST 174,49 FEET; THENCE NORTH 89' 45' 34" EAST 558.82 FEET; THENCE SOUTH 00' 20'35" EAST, 1.00 FOOT; THENCE NORTH 89' 39' 25' EAST 789.00 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. EXISTING BUILDING POWER =PIN 14 -01 ON BMW (4) TITLE REPORT SPECIAL EXCEPTIONS L 2000 0 59 TYPE OF DOCUMENT et RECORDING INFORMATION SURVEYOR'S COMMENTS STORM DRAINAGE EASEMENT For. KING COUNTY Rec. No. 5738283 (May 1964) KING COUNTY SUPERIOR COURT CAUSE K.C.S.C.C. No. 569496 (Sept. 1963) DESCRIPTION OF EASEMENT Rec, No. 665817 (April 1970) PRIVATE ROADWAY LICENSE & AGREEMENT Rec. No. 7612210676 RECORD OF SURVEY FOR BOEING CORPORATION Bk. 37, Surveys, Pgs. 200 & 200 -A Recording No. 8310049007 RECORD OF SURVEY for JORGENSEN CORPORATION Bk. 72, Surveys, Pg 222; Rec. No. 9004309031 12 ft. Width STRIP -OF -LAND FOR DRAINAGE (STORM SEWER) CONNECTS TO DRAINAGE EASEMENTS RECORDED UNDER King County Rec. No. 3655381 (To United State ,of America) Rec. No. 5737082 & Rec. No, 5738282 (To King County) A FFECTS SOUTHERLY PORTIONS OF SUBJECT PROPERTY JUDGEMENT DENYING KING COUNTY (Plaintiff) THE RIGHT TO DISCHARGE' DRAINAGE FROM KING COUNTY AIRPORT ONTO SOUTHWESTERLY PORTIONS OF SUBJECT PROPERTY 10 fl. width Strip-of-Land for Sewer Line AFFECTS NORTHERLY PORTION OF SUBJECT PROPERTY FOR ROADWAY CROSSING RAILROAD TRACKS MAY AFFECT NORTHEASTERLY CORNER OF SUBJECT PROPERTY BOUNDARY SURVEY OF SUBJECT PROPERTY & OTHERS ACCEPTED SURVEY MONUMENTS TO ESTABLISH NORTHERLY & SOUTHERLY BOUNDARY LINES. BOUNDARY SURVEY NORTH OF SUBJECT PROPERTY DEPICTS NORTH PROPERTY LINE 1 ft. ± SOUTH FROM FOUND MONUMENTS (NOT ACCEPTED). METER, 6'41 WN PROJECT INFORMATION TAX LOT NUMBER BITE ADDRESS . AREA 000160 -0014 8625 EAST MARGINAL WAY 535,401* SQ. FT. SEATTLE, WA 98108 (12.29112± ACRES) CURRENT OWNER THE BOEING COMPANY, A DELAWARE CORPORATION LAND USE GOVERNING JURISDICTION COI' OF TUKWILA, WASHINGTON FLOOD INFCRMATION FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) INFORMATION: FIRM (FLOOD INSURANCE RATE MAP) MAP No. 53033C0645 F PANEL 645 OF 1725, DATED MAY 16, 1995 THE SUBJECT PROPERTY IS IN ZONE X (AREAS DETERMINED TO BE OUTSIDE 500 -YEAR FLOODPLAIN) AND ADJOINS ZONE AE ALONG THE WEST BOUNDARY LINE (BASE FLOOD ELEVATION DETERMINED AT 8 FEET) NOTE I 1. TRANSNATION TITLE INSURANCE COMPANY COMMITMENT N0. 868382, (DATED MARCH 11, 1999 AT 8:00 A.M.) WAS REUED UPON FOR TITLE INFORMATION AND SUPPORTING DOCUMENTS. PLEASE REFER TO THAT REPORT FOR FURTHER INFORMATION REGARDING FINANCIAL MATTERS BEYOND THE SCOPE OF THIS SURVEY, ALTA % AGSM LAND TITLE SURVEY American Lam NH Miocid6n / American Co none on Sarwy6g 6 Uapping am NaNaol SoAdy of Prol.niaw1 Smarm BOEING PROPERTIES PORTIONS of the N.W.1/4 & S.W.1 /4 of SECTION 33, Township 24 North, Range 4 East, Willamette Meridian City of TUKWILA KING County State of WASHINGTON SURVEYOR'S CERTIFICATE TO: THE BOEING COMPANY, A DELAWARE CORPORATION BOEING. REALTY CORPORATION and TRANSNA'TION TITLE INSURANCE COMPANY THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT 15 BASED WERE MADE (I) IN ACCORDANCE WITH "MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA /ACS' LAND TI111 SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA, AGSM AND NSPS IN 1997, AND INCLUDES HEMS 1, 2, 3, 4, 7(6), 7(B), 8, 9, 10 AND 11 OF TABLE A THEREOF, AND (11) PURSUANT TO THE ACCURACY STANDARDS (AS ADOPTED BY ALTA AND AC SN� W EFFECT ON THE DATE OF THIS CERTIFICATION) GF AN URBAN SURVEY. MA 2 zoo Dated: ✓,lf % % 2OOD F. ICHA• NOTES Professional Land Surveyor • Washington Registration No. 30582 SEP 1 1 2000 (30;1?.,M II i ,' nn ra, ,- PivicidT c1339.,30 ACSM LAND TITLE SURVEY J 4. c co Z • 0 4D co TO O E ✓ 3 FA IL .r ad ast o � 0 • is c i Z c = � m Jc 0 "z Q O wt. N CO N sd Z O. O toil F- m C O 3 d F-- : 0 State of WASHINGTON 0 CO V 0. 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