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Permit L07-084 - RADOVICH DEVELOPMENT COMPANY - DESIGN REVIEW
RADOVICH RETAIL BLDG 501 TUKWILA PY & ANDOVER PK E L07 -084 • City of Tukwila Department of Community Development Jack Pace, Director • TO: ReheccaDa3.44sea John C. Radovich, LLC, Owner This letter se Comprehensive Plan Designation/Zoning District: Tukwila Urban Center (TUC) District JR H:\Design Review\Radovich TUC \90APE NOD.doc NOTICE OF DECISION.. ORMATION II. DECISION I Assessor, Accounting Division hingte State Department of Ecology 4 ,, ) 6 ° d / 14/ Seattle Public Utilities tate of Washington Department of Archaeology & Historic Preservati i n Muckleshoot Indian Tribe Fisheries Program `:::. • Tribe Page 1 of 3 03/28/2008 10:53:00 AM Jim Haggerton, Mayor March 28, 2008 as a notice of decision and is issued pursuant to TMC 18.104. 0 on the following project and permit approv Project File Number: L07 -084 Applicant: Rebecca Davidson, representing John C. Radovich Development Company Type of Permit Applied for: Public Hearing Design Review Project Description: Development of a 12,114 square foot retail project with 52 associated parking spaces, frontage improvements along Andover Park East and Christensen Road, and landscaping. Location: 90 Andover Park East, at the southeast corner of Tukwila Parkway and Andover Park East Associated Files: L07 -083 (Shoreline Permit), E07 -018 (SEPA Environmental Review), C08 -001 (Traffic Concurrency Certificate Application) SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). 6.300.Snuthrenter Rnul•varrl_ Suite #100 • Tukwila_ Wachinntnn OR1RR o Phnnp• 2n6- 431 -1h7n • Far - 205- 431 -715hS • city of Tukwila Department of Community Development Jack Pace, Director TO: Rebecca Davidson, Applicant John C. Radovich, LLC, Owner King County Assessor, Accounting Division Washington State Department of Ecology Pree Carpenter, Seattle Public Utilities Scott Williams, State of Washington Department of Archaeology & Historic Preservation Karen Walter, Muckleshoot Indian Tribe Fisheries Program Duwamish Indian Tribe This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: L07 -084 Applicant: Rebecca Davidson, representing John C. Radovich Development Company Type of Permit Applied for: Public Hearing Design Review Project Description: Development of a 12,114 square foot retail project with 52 associated parking spaces, frontage improvements along Andover Park East and Christensen Road, and landscaping. Location: 90 Andover Park East, at the southeast corner of Tukwila Parkway and Andover Park East Associated Files: L07 -083 (Shoreline Permit), E07 -018 (SEPA Environmental Review), C08 -001 (Traffic Concurrency Certificate Application) Comprehensive Plan Designation/Zoning District: Tukwila Urban Center (TUC) District JR H:\Design Review\Radovich TUC \9OAPE_NOD.doc NOTICE OF DECISION I. PROJECT INFORMATION II. DECISION March 28, 2008 SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Page 1 of 3 03/28/2008 10:53:00 AM Jim Haggerton, Mayor A211/1 411111 - T.. L...: 1.. T11 .. 1. t.. s.... 110100 - nf..... , 1/1A A.11 9L 911 - C 9fL A')1 7LL • • Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for a 12,114 square foot retail building, with associated parking and landscaping, does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions: (1) Prior to issuance of the building permit, the applicant shall revise the lighting plan to provide additional lighting to meet the Tukwila Police Department requirements. These changes will be reviewed as part of the building permit and shall include the following: a) Pedestrian- scaled lighting for the sidewalk along Andover Park East. b) Additional lighting in parking areas and along the north and west sides of the building. (2) Design of signs shall be reviewed as part of sign permit review to ensure that signage is consistent with the architectural design of the building. 1. The name of the appealing party. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS is permitted. 1V. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision; that is by April 11, 2008. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $215. JR Page 2 of 3 03/28/2008 10:53:00 AM H:\Design Review\Radovich TUC\9OAPE NOD.doc • • V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206 -431 -3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. D rtment of Community Development City of Tukwila JR Page 3 of 03/28/2008 10:53:00 AM H:1Design Review\Radovich TUC\90APE_NOD.doc auii OUT.' EASE AIL.I AT TREES SEE RACE - AimmeNIIIMIIIIIIIIMEIFWE 111111.‘111.111& Eremnziani 5 INA rma wince 9111/111.111111e ..: ii r • .3 a EN 1 4 neck 447 .1•IIIIM • 111 MZLE1511111•1111111111111•1• MI ff la i -. iii■"'' Ellg mill P2 ' Tiii1 Furl Ir OK z III 8 , mill III SIDEWALK Ili II • Mtle 111L11 AIME. I III 1111 'il /11•1111111111 J min 11111r1111111111.1 S TUKWILA 15 WALK PER art < Iii cuRs CC < C. EXISTING cr Li! 0 415* TREE Z "ELLS -0* JO' -0' 101.0t.A p NY - Was mailed teach of the addresses listed on this year 20 day of/ Win 'in the Dept. Of Community City of AFFIDAVIT OF Development Tukwila DISTRIBUTION 4.e..r r / 6 4 d a h EREBV DECLARE THAT: /=?2,2 Notice of Public Hearing / / 2 (.//I g ` 1 v l L' /°/ Determination of Non - Significance /y�,Q, --/- Notice of Public Meeting RE3 Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Mailer's Signature: Determination of Significance & Scoping Notice a Board of Appeals Agenda Pkt Notice of Action / �'Y) Planning Commission Agenda Pkt " /i / Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other, "/ 9 0,f ( / i /P Was mailed teach of the addresses listed on this year 20 day of/ Win 'in the q'; Af7G49-)1,4, /=?2,2 / / 2 (.//I g ` 1 v l L' /°/ Project Name: 49c%���) �Q /y�,Q, --/- L RE3 Project Number: Mailer's Signature: a ' ` Person requesting mailing: � � / �'Y) /2 ' " /i / // .. Was mailed teach of the addresses listed on this year 20 day of/ Win 'in the • City of Tukwila Department of Community Development Jack Pace, Director NOTICE OF DECISION To: Rebecca Davidson, JCR Development Company John C. Radovich, Owner Pree Carpenter, Seattle Public Utilities Scott Williams, State of Washington Department of Archaeology & Historic Preservation Karen Walter, Muckleshoot Indian Tribe Fisheries Division State Department of Ecology, SEPA Division King County Assessor PROJECT: 90 Andover Park East FILE NUMBERS: E07 -018 ASSOCIATED FILES: L07 -083, L07 -084, PRE06 -032, E06 -006, L06 -073, PW06- 135, D06 -075 APPLICANT: Rebecca Davidson, JCR Development Company REQUEST: Construct a one - story, approximately 12,200 square foot retail . development on a 1.11 acre site. The project includes 54 parking spaces, frontage improvements, and landscaping. LOCATION: 90 Andover Park East, at the southeast corner of Andover Park East and Tukwila Parkway. This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non - significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at (206) 431 -3659 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). JR Page 1 of 1 H:\Design Review\Radovich TUCT07- 018_SEPA_NOD.DOC 02/01/2008 8:54:00 AM Jim Haggerton, Mayor 6300 Southcenter Boulevard. Suite #100 • Tukwila_ Wachinvtnn OR/RR • Phnno• 2nh -4 1_V i7n • P2 V* 211A.e21.2AAc • Ciiy of Tukwila Department of Community Development Jack Pace, Director I. SUMMARY OF PROPOSED ACTION The proposal is to construct a one - story, approximately 12,200 square foot retail development on a 1.11 acre site. The project includes 54 parking spaces, frontage improvements, and landscaping. II. GENERAL INFORMATION JR Page 1 of 7 H:\Design Review\Radovich TUC\E07 -018 Radovich Retail SEPA.doc FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST File No: E07 -018 Project Name: 90 Andover Park East Applicant: John C. Radovich Location: The site is located on the southeast corner of Tukwila Parkway and Andover Park East. Zoning and Comprehensive Plan Designation: Tukwila Urban Center (TUC) The following information was considered as part of review of this application. 1. SEPA Checklist and ESA screening checklist dated October 22, 2007. 2. Architectural drawings prepared by 1pn Architecture and Planning, Civil drawings prepared by Barghausen Consulting Engineers, Inc., and Landscaping Plans prepared by Lauchlin R. Bethune Associates, Inc. 3. Preliminary Technical Information Report prepared by Barghausen Consulting Engineers, Inc., dated October 24, 2007. 4. Tukwila land use files L06 -073 and E06 -006 (Shoreline and SEPA permits for Shell Gas Station Soil Remediation). 01/31/2008 3:40 PM Jim Haggerton, Mayor 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 981811 • Phone: 206 431 - 3670 • Fax- 206 4. ?1 - .766S NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and /or obtained by contacting Jaimie Reavis, Assistant Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, Phone: (206) 431 -3659. III. REVIEW PROCESS IV. BACKGROUND/PROPOSAL • • The proposed action is subject to State Environmental Policy Act (SEPA) review as the project does not meet the exemptions listed under WAC 197 -11 -800. The proposal is to construct a 12,200 square foot development for retail use on a site that is a little over an acre in size (48,476 square feet). A total of 54 associated parking spaces, landscaping, and frontage improvements along Andover Park East are included as part of the current proposal. The project site is located south of I -405, at the southeast corner of Andover Park East and Tukwila Parkway within the Tukwila Urban Center (TUC) District. To the east is the Green River, separated from the project site by Christensen Road and the Green River Trail. A portion of the eastern half of the site falls within the Shoreline Overlay District. Previous use of this site was as a gas station. Recent permits issued for the site included a SEPA decision (DNS - permit number E06- 006) and a Shoreline Permit (permit number L06 -073) to allow cleanup of the site in preparation for sale of the property. V. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following lists the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: 1 -4 - Concur with checklist. JR Page 2 of 7 01/312008 3:40 PM H:\Design Review\Radovich TUC\E07 -018 Radovich Retail SEPA.doc 5 -6 - The construction will follow issuance of a SEPA determination, Shoreline Permit, and Design Review and after obtaining all required permits from the City of Tukwila or other agencies. 7 - Previous SEPA permit number as listed on the checklist is incorrect. The SEPA/Environmental Review (DNS & Addendum) referenced should read as permit number E06 -006. 8 -11 - Concur with checklist. 12 — Yes: the site falls within 200 feet of the Green River, and is therefore located within the buffer of a Type 1 Watercourse and is regulated under TMC 18.44, Shoreline Overlay District. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a -h - Concur with checklist. • • 2. Air: a - Applicant is required to obtain all relevant permits from Puget Sound Clean Air Agency to address any emission to the air. b -c - Concur with checklist. 3. Water: a(1) — Portions of the project site are located within 200 feet of the Green River, a Type 1 watercourse regulated under TMC 18.44, Shoreline Overlay District. a(2 )—a(6) - Concur with checklist. b(1 -2) - Concur with checklist. c(1) - Applicant shall apply for a DOE construction permit. Additionally, the project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. c(2) - Best Management Practices must be followed to ensure that no construction debris enters the storm drainage system. All impacts related to construction debris will be mitigated as part of the construction permit. JR Page 3 of 7 01/3 12008 3:40 PM H:\Design Review\Radovich TUC\E07 -018 Radovich Retail SEPA.doc d - The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. 4. Plants: a — There are two small deciduous trees on the site, according to the answer to checklist item 4(b). b — Applicant will follow all applicable codes regarding removal of trees on the site, including the provisions of TMC 18.54. Landscaping that meets TMC landscaping and design review requirements shall be provided as part of this project. c - Concur with checklist. d - Landscaping will be reviewed as part of this project to ensure it meets the requirements of the landscaping and design review sections of the Tukwila Municipal Code. 5. Animals: a -d - Concur with checklist. 6. Energy and Natural Resources: a -c - Concur with checklist. • • 7. Environmental Health: a(1-2) - Concur with checklist. b (1) - Noise from traffic on surrounding streets and I -405 currently exists in the area. Additionally, the 1 -405 widening project will likely have a noise impact at this site. b(2) -b(3) - The project must meet City of Tukwila noise ordinance requirements. Compliance with applicable local, state and federal noise regulations will mitigate any potential adverse noise impacts associated with the project. 8. Land and Shoreline Use: a -f - Concur with checklist. g - Urban Open Space Environment h - A portion of the project site is located within the area that extends landward a distance of 200 feet from the mean high water mark of the river is subject to the City of Tukwila's Shoreline regulations (TMC 18.44, Shoreline Overlay District). i -1- Concur with checklist. 9. Housing: a -c - Concur with checklist. JR Page 4 of 7 01/312008 3:40 PM H:\Design Review\Radovich TUC\E07 -018 Radovich Retail SEPA.doc 11. Light and Glare: a -d - Concur with checklist. 12. Recreation: a -c - Concur with checklist. • • 10. Aesthetics: a - Concur with checklist. b -c — The project is subject to design review by the Board of Architectural Review and aesthetic impacts will be mitigated as part of that review process. 13. Historic and Cultural Preservation: a -b - Concur with checklist. c — Applicant will comply with all local, state, and federal laws in the case that archaeological or paleontological artifacts are encountered. 14. Transportation: a -b - Concur with checklist. c- The number of parking spaces provided shall meet the requirements of TMC Chapter 18.56 Off - Street Parking and Loading Regulations. d - Frontage improvements will be required per TMC 11.12. e - Concur with checklist. f -g - The applicant has applied for a traffic concurrency certificate. The certificate will determine the amount of traffic mitigation fees required for this project. Traffic mitigation fees shall be paid prior to issuance of the building permit. 15. Public Services: a - The completed project is likely to generate a small increase in the need for public services, including fire and police protection. b - Lighting proposed for the site will be reviewed by the Tukwila Police Department as part of the Design Review process, to ensure that adequate lighting is provided for security. 16. Utilities: a -b - Concur with checklist. VI. COMMENTS: In response to the notice of application, written comments were received from Seattle Public Utilities (SPU), the State of Washington Department of Archaeology and Historic JR Page 5 of 7 01/31/2008 3:40 PM H:\Design Review'Radovich TUC\E07 -018 Radovich Retail SEPA.doc • • Preservation, and the Muckleshoot Indian Tribe Fisheries Division. These comments were forwarded to the applicant for review and response. Seattle Public Utilities Comments The letter from SPU provided notice that it operates a 60 inch concrete cylinder water transmission pipeline within the vicinity of the proposed project. The location of the water transmission pipeline is identified on a map included with the letter from SPU, located along Tukwila Parkway and within Andover Park East in the vicinity of the project site. Upon receiving a fax copy of the letter from SPU, the applicant agreed to pass on the information to the civil engineer for the project. Staff Response: The applicant will be required to change civil plans for the project to reflect the location of the SPU water transmission pipeline, and will be required to include SPU in the pre - construction process, plan review and construction. State of Washington Department of Archaeology and Historic Preservation Comments The letter from the State of Washington Department of Archaeology and Historic Preservation provided notice of the project site's potential for subsurface archaeological resources, and recommended either of the two following options: (1) that a professional archaeological survey, to include subsurface testing to the depth of the proposed work on the site, be completed prior to any ground disturbing activities; or (2) that excavation for construction be monitored by a professional archaeologist. An additional recommendation was consultation with the cultural committees and staff of concerned Tribes. Staff response: Previous work done on the site, including removal of tanks used for gasoline storage and soil remediation associated with the Shell gas station that was formerly located on the project site (permit numbers E06 -006 and L06 -073), involved excavation and removal of contaminated soil to a depth of 20 feet. Soils excavated for the previous cleanup were disposed of according to state and federal regulations, and contaminated soils were backfilled with a combination of clean soil and gravel. The current excavation depth, as provided by the applicant, is 6 feet. Therefore, the current project will not involve disturbance of native soils. Muckleshoot Indian Tribe Fisheries Division Comments The letter from the Muckleshoot Indian Tribe Fisheries Division recommended that the City of Tukwila require the applicant to contribute to a fund to be used for planting of native and shrubs and the removal of invasive species within the 40 foot setback from the Green River, as well as between the 40 foot and the 100 foot setback line from the river. JR Page 6 of 7 01/31/2008 3:40 PM H:\Design Review\Radovich TUC\E07 -018 Radovich Retail SEPA.doc VII. CONCLUSION Date: February 1, 2008 • • Staff Response: This project is subject to a Shoreline Substantial Development Permit, due to its location within 200 feet of the Green River, and shall comply with the adopted Shoreline Master Program. Per City of Tukwila Shoreline regulations (section 18.44 of the TMC), there are three management environments within the Shoreline Overlay District: 1. the river Environment (a 40 -foot wide area as measured landward from the mean high water mark); 2. the low- impact environment (a 60 -foot wide management zone located between the river environment and 100 feet from the mean high water mark); and 3. the high impact environment (a 100 -foot wide area located between 100 feet and 200 feet from the mean high water mark). No portion of the 90 Andover Park East project site is located within the 40 -foot river environment. While the subject parcel is not located within the low impact environment, a small portion of the driveway proposed at the southeast side of the project is within the low impact environment. The largest portion of the project site located within the Shoreline Overlay District is within the high impact environment. The recommendation from the Muckleshoot Indian Tribe for creation of a fund for shoreline mitigation has been noted, and will be addressed as part of a larger policy discussion during review of the City's Shoreline Master Program Update rather than as part of this specific development project. The proposal can be found to not have a probable significant adverse impact on the environment and pursuant to WAC 197 -11 -340 a Determination of Nonsignificance (DNS) is issued for this project. This DNS is based on impacts identified within the environmental checklist, attachments, and the above Final Staff Evaluation for Environmental Checklist File No. E07 -018, and is supported by plans, policies, and regulations formally adopted by the City of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Jaimie Reavis, Assistant Planner JR Page 7 of 7 01/31/2008 3:40 PM H:\Design Review\Radovich TUC\E07 -018 Radovich Retail SEPA.doc • City of Tukwila Department of Community Development Jack Pace, Director MEMORANDUM I DATE: March 3, 2008 TO: Jack Pace, Director, Department of Community Development FM: Jaimie Reavis, Assistant Planner RE: Shoreline Permit: L07 -083: 90 Andover Park East 1. PROJECT DESCRIPTION: This project is to construct a one -story 12,114 square foot building for retail use with 52 associated parking spaces. Frontage improvements required with this project include a 15 -foot sidewalk with street trees along Andover Park East, and a 10 -foot sidewalk with street trees along Christensen Road. Previous use of the site was a gas station, and SEPA and Shoreline permits were issued for demolition and cleanup work associated with this previous use under separate permit numbers (E06 -006 and L06 -073, respectively). 2. POLICIES OF THE SMA/SMP: The site is within the jurisdiction of the Tukwila Shoreline Management Program (SMP). This program was adopted in June, 1974 and amended March 16, 1982. The City's SMP was reviewed and approved by the State Department of Ecology as being consistent with the State Shoreline Management Act, adopted in 1971. The Shoreline Master Program establishes three management environments adjacent to the Green/Duwamish River: River Environment: An impact buffer area which provides for resource protection, flood control maintenance, pollution control and landscape enhancement. This zone includes the first 40 feet landward from the mean high water mark. Low Impact Environment: A transition area intended to minimize physical and visual impact on the river zone while accommodating shoreline development. This zone includes the 60- foot -wide area between the River Environment and 100 feet from the mean high water mark. JR Page l of 11 H:\Design Review\Radovich TUC \90APE_ShorelineSR.doc Jim Haggerton, Mayor 02/28/2008 9:59 AM 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone: 206 431 - 3670 • Fay. 206 4 . ?1 - 7hfS High Impact Environment: An area to provide for more intensive use of the shoreline resource. This zone includes the area from 100 feet to 200 feet from the mean high water mark. The applicable policies of the City's Shoreline Management Program are set forth below along with a discussion of the proposed project. City of Tukwila Shoreline Master Plan: • • Overall Goals: 1. Promote reasonable and appropriate use of the shorelines, which will promote and enhance public interest. 2. Protect against adverse effects against the public health, the land, its vegetation and wildlife and the waters and their aquatic life within Tukwila. 3. Protect public rights of navigation. 4. Recognize and protect private property rights consistent with public interest. 5. Maintain a high quality of environment along the shorelines of Tukwila. 6. Preserve and protect fragile natural resources and culturally significant features. 7. Provide safe and reasonable access for the public to the shorelines. 8. Recognize, protect, and improve aquatic habitats and spawning grounds of the Green River, which are invaluable natural resources. 9. Recognize, protect and improve those wildlife habitats, which are valuable natural resources of the State. 10. Encourage recreational activities unique to or dependent upon the use of the river which benefit the public interest. Response: The location of the project site is almost completely within the High Impact Environment, the shoreline management zone that is located between 100 and 200 feet from the mean high water mark. Uses within this management zone are the same as those allowed within the underlying zoning designation. The subject property, located at 90 Andover Park East, is within the Tukwila Urban Center (TUC) zoning district. Retail use is proposed for this project, and is a permitted use within the TUC zone. Surrounding land uses include FedEx/Kinko's to the south, Lowe's Hardware Store across Andover Park East to the west, I -405 to the north, and Christensen Road, the Green River Trail and the Green River to the east. The retail spaces that are proposed with this project have the potential to enhance the site's connection with Green River Trail users, and a connection from the retail storefronts to Christensen Road is provided along the north side of the building. The small portion of the site that is located within the Low Impact Environment (the portion of the project located between 60 and 100 feet from the mean high water mark) is proposed for development of a driveway that will connect the parking, loading, and service area on the east side of the building to Christensen Road. Use of this portion of the site as a driveway is an allowed use within the Low Impact shoreline management JR Page 2 of 11 H:\Design Review\Radovich TUC \90APE_ShorelineSR.doc 02/28/2008 9:59 AM • • environment contained in Tukwila's Shoreline Master Program and the provisions of TMC 18.44.140. In terms of impacts to the Shoreline Management Area including those associated with public health, the land, vegetation, wildlife, waters, and aquatic life, this project represents an improvement over existing and previous conditions. Impervious surface area, compared with the previous use of the site, will be reduced with the addition of required landscaping. Landscaping within 200 feet of the mean high water mark will consist almost entirely of plants native to the Puget Sound area. Native plants will also be interspersed with ornamental plantings throughout all landscaping areas on site. In terms of public access, an enhanced non - motorized connection from Andover Park East and Tukwila Parkway through the site to Christensen Road (from which the Green River Trail may be accessed) is included to improve interaction between the development and the amenities represented by the trail and the river. The river is not navigable in this section except by kayaks and canoes, and the project will not interfere with navigation of the river. There are no known culturally significant features on the site. However, the applicant will follow all local, state, and federal regulations in the event that archaeological or paleontological resources are encountered. Economic Development Element Goals: 1. Encourage economic development along shorelines that will enhance the quality of life for the residents of Tukwila with minimum disruption of the environment. 2. Encourage economic development along shorelines that will result in long -term over short-term benefits for the river shoreline. 3. Recognize the quality of the existing economic activities along the river and discourage any future economic activities that may be of less quality. 4. Encourage inland location of development so that access along the shorelines is enhanced. 5. Encourage commercial development of public recreational facilities consistent with shoreline goals and policies. Response: The development of this site as a 12,114 square foot retail project will generate construction jobs as well as bring businesses and permanent jobs to the City of Tukwila. The project site, while located within the 200 foot Shoreline Management Area, is separated from the Green River by Christensen Road (which includes a parking area within the right -of -way providing parking for the trail), as well as the Green River Trail. The separation of the project site from the shoreline by these facilities results in an inland location. Additionally, design treatment is proposed to screen the service /loading area from the shoreline area through placement of evergreen trees and shrubs on the east side of the site, and by screening blank wall areas with a trellis on the east and south sides of the building. An additional bay of windows was added during design review to the east and south sides of the building to improve the design of the building, as well as visual access JR Page 3 of 11 H:\Design Review\Radovich TUC \90APE_ShorelineSR.doc 02/28/2008 9:59 AM • • from tenant spaces within the project to adjacent uses including the shoreline area to the east and the neighboring property to the south. Public Access Element Goals: 1. Encourage safe, convenient and diversified access for the public to the shorelines of Tukwila. 2. Assure that the intrusions created by public access will not endanger life, property or have adverse effects on fragile natural features. 3. Increase public access to publicly owned shorelines. 4. Encourage public access to privately owned shorelines, consistent with private property rights. 5. Encourage inland location of development so that access along shorelines is enhanced. Response: Site design included in this project results in the following provisions for visual and pedestrian access: 1. Construction of a concrete sidewalk around the perimeter of the building connecting parking areas to retail storefronts; 2. Sidewalk connections to public streets on either side of the project site, including Andover Park East and Christensen Road (from which the publicly -owned shoreline can be accessed); 3. Frontage improvements along Andover Park East and Christensen Road that include wide sidewalks with street trees; 4. An enhanced entry corridor, with street furniture and site amenities, creating both pedestrian and visual access from the corner of Andover Park East and Tukwila Parkway to the main entrance of the project. Circulation Element Goals: 1. Encourage a safe, convenient and diversified circulation system to assure efficient movement of persons during their daily and other activities with minimum disruption to the shoreline environment and minimum conflict between the different users. 2. Encourage a balanced system for transporting people and moving goods in existing corridors. Response: Christensen Road is a dead -end street, which ends in a cul -de -sac just north of the project site. Current use of the road adjacent to the project site is primarily for access to the parking area that is for trail users. The signed speed limit on Christensen Road is 25 miles per hour. There are two driveways within the 200 foot shoreline management area that are proposed for this project. While this project is likely to increase traffic along Christensen Road, traffic speeds will remain slow. Traffic impacts to Christensen Road will be mitigated through impact fees. JR Page 4 of 11 H:\Design Review\Radovich TUC \90APE_ShorelineSR.doc 02/28/2008 9:59 AM • • Recreational Element Goals: 1. Encourage recreational activities and related facilities unique to or dependent upon the use of the river, which benefit the public interest. 2. Encourage diverse, convenient and adequate recreational opportunities along the shorelines for the local residents and a reasonable number of transient users. Response: The Green River Trail runs along the Green River just east of the project site, on top of the levee. The trail is used by pedestrians, bike riders, and runners. This project will improve pedestrian access from the site, and from public streets including Andover Park East and Tukwila Parkway, to Christensen Road, from which the Green River Trail can be accessed. Bicycle parking is also provided, per Tukwila's required off - street parking regulations (TMC 18.56.130), which bicyclists from the trail will be able to use when visiting the project site. Shoreline Use Element Goals: 1. Encourage appropriate development in suitable locations without diminishing the quality of environment along the shorelines of the river. 2. Shoreline activities should be consistent with the overall goals for development along the river. Response: Proposed use of this site for retail with associated required parking and landscaping is consistent with the zoning and comprehensive plan land use designation for the area, as well as the uses specified in the shoreline management environment designations. Native landscaping proposed for the project will improve the quality of the environment on the portion of the site located within the 200 foot buffer from the river. Landscaping, as well as aesthetic aspects of the project will be reviewed by the Board of Architectural Review. Conservation Element Goals: 1. Encourage preservation of unique, fragile and scenic elements, and of non- renewable natural resources; assure continued utilization of the renewable resources. 2. Encourage the preservation of as much as possible of the natural character of the river and its shoreline. 3. Encourage the preservation of resources and ecology of the river and its shoreline. 4. Water quality in the river should be sufficiently high to permit human use and provide a suitable use and habitat for desirable forms of aquatic life. Response: Views of the shoreline area will be provided from a new 10 foot wide sidewalk along the east side of the project site. The natural character of the 200 foot buffer from the river will be enhanced with the addition of plantings native to the Puget Sound region. To ensure that the project meets state and federal water quality regulations, the project will comply with the 1998 King County Stormwater Design Manual, and the applicant will be required to obtain an NPDES Permit from the Washington State JR Page 5 of 11 H:\Design Review'Radovich TUC \90APE_ShorelineSR.doc 02/28/2008 9:59 AM • • Department of Ecology to ensure that best management practices are followed during the construction phase of the project. Historic /Cultural Element Goals: 1. Protect or restore areas having historic, cultural, educational or scientific values. 2. The long -term effects upon the river must be considered over short-term benefits, economic or otherwise. Response: This site was previously used as a gas station, for which demolition, SEPA, and Shoreline Substantial Development permits were issued in 2006. The work under these permits involved excavation and removal of contaminated soil to a depth of 20 feet. Soils excavated for the previous cleanup were disposed of according to state and federal regulations, and contaminated soils were backfilled with a combination of clean soil and gravel. Work proposed under the current project will only involve excavation of up to 6 feet, so the current project will not involve the disturbance of any native soils. Long -term benefits will be provided to the shoreline through the addition of landscaping, reducing the area of impervious surface from the previous conditions on the site, and increasing the amount and variety of native plantings within the 200 foot river buffer. 3. SHORELINE REGULATIONS: Following are the relevant review criteria as contained in the Tukwila Shoreline Regulations (Tukwila Municipal Code, Chapter 18.44) as applied by the City of Tukwila. A. TMC 18.44.110 General Shoreline Regulations All uses within the shoreline overlay district must conform to the following general regulations: 1. The use is in conformance with the regulations of the underlying zone district. Response: The zoning on this parcel is Tukwila Urban Center (TUC). The proposed use of the site for retail is a permitted use in the TUC zone and meets the development standards of the TUC zone. The Tukwila Board of Architectural Review will review the project at a public hearing to consider the design of the building and the landscaping plan. 2. The use does not conflict with the goals and policies of the shoreline master program or the provisions of the Shoreline Act and shoreline regulations. Response: Section 2, above is a discussion of the goals of the City's adopted Shoreline Management Program. The proposed project will be consistent with the City's adopted Shoreline Management Program. JR Page 6 of 11 H:\Design Review\Radovich TUC \90APE_ShorelineSR.doc 02/28/2008 9:59 AM • • 3. No structures or accessory facilities shall be located over the river unless such structure protects or promotes the public interest. Response: The location of the subject parcel for the project is over 100 feet from the river. Therefore, no structures or accessory facilities will be located over the river. 4. There shall be no disruption of existing trees or vegetation within the river environment unless necessary for public safety or flood control, or if allowed as part of an approved shoreline substantial development permit; Response: No portion of the project site is located within the River Environment, so no existing vegetation within the River Environment will be disturbed due to this project. S. No effluent shall be discharged into the Green River which exceeds the water quality classification as established by the State for the adjacent portion of the river. Response: The storm water drainage system will be designed and constructed in accordance with the standards and specifications of the 1998 King County Surface Water Design Manual. The applicant is also required to obtain an NPDES permit for the construction phase of the project. 6. All State and federal water quality regulations shall be strictly complied with. Response: The project will comply with all State and federal water quality regulations. 7. Wildlife habitat in and along the river should be protected. Response: Wildlife habitat in and along the river will not be altered by the construction of this project. The addition of native plantings included in this project proposal will enhance the quality of wildlife habitat within the 200 foot buffer from the mean high water mark of the Green River. 8. All perimeters of landfills or other land forms susceptible to erosion shall be provided with vegetation, retaining walls or other satisfactory mechanisms for erosion prevention. Response: According to the Preliminary Technical Information Report submitted with application materials for the project, "erosion and sediment control measures will be instituted in accordance with the 1998 King County Surface Water Design Manual for this site, including a minimum amount of erosion control such that a sediment trap will be provided or a pond with rock construction entrance, temporary v- ditches with rock check dams, and perimeter control in the form of silt fences." Additionally, the report states that a catch basin protection will be JR Page 7 of 11 02/28/2008 9:59 AM H:\Design Review\Radovich TUC \90APE_ShorelineSR.doc • • installed on all manholes immediately adjacent to the project site that could be subject to sediment disposition. 9. All necessary permits shall be obtained from federal, State, County or municipal agencies. Response: An NPDES permit is required, to be obtained by the applicant from the State Department of Ecology. Additionally, the State Department of Ecology will review the shoreline permit. 10. Dredging for purposes other than for navigational improvements or flood control is prohibited. Response: No dredging is involved with this project. 11. Mining is prohibited along the river shoreline. Response: No mining is involved with this project. 12. Solid waste disposal is prohibited along the river shoreline. Response: The trash enclosure for this project is located in a service area on the east side of the building, approximately 180 feet from the mean high water mark of the river within the high impact environment shoreline management area. Screening as well as an enclosure is required to contain both the trash and recycling for the site. The trash enclosure shall be covered to prevent stormwater from leaching out contaminants from the trash. 13. No property will be acquired for public use without dedication by or just compensation to the owner. Response: Per the Landscaping Chapter of the Tukwila Zoning Code (TMC Chapter 18.52), 15 feet of perimeter landscaping is required for front yards and second front yards. As a result of meetings with the City of Tukwila regarding required frontage improvements, the applicant is proposing to construct a new 15- foot wide sidewalk along Andover Park East and a 10 -foot wide sidewalk along Christensen Road. The sidewalk along Andover Park East has been configured on the project site so that 5 feet will be in the public right -of -way, and 10 feet will be on private property, which will require an easement for public use. The new sidewalk along the Christensen Road street frontage will be entirely on private property and will require that an easement be recorded for public use. Per Note 2 in section in 18.52.020 A of TMC 18.52, "Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, JR Page 8 of 11 H:\Design Review Radovich TUC \9OAPE_ShorelineSR.doc 02!28!2008 9:59 AM • • subject to approval as a Type 2 special permission decision. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space." It is the intent of the applicant to include the new sidewalks as pedestrian amenities to substitute for 10 feet of required landscaping on both the western and eastern perimeter areas of the site. These new sidewalks include street trees within landscaped tree wells as well as a 5 -foot landscaping strip adjacent to the sidewalk. An easement rather than a dedication will be required, since an easement allows the sidewalk to be used by the public, while at the same time allowing the area to be counted toward the zoning requirements for the site. The use of pedestrian amenities to substitute for required perimeter landscaping will be reviewed for approval by the Board of Architectural Review. 14. Landflling is prohibited within the river channel unless such landfill is determined by the Planning Commission to protect or promote the public interest. Response: This project does not propose any landfilling within the river channel. 15. Notwithstanding any provisions of this Code to the contrary, removal of any cottonwood tree within the river environment or the low impact environment, which tree is 12 inches or greater in diameter as measured 4.5 feet above grade, shall be subject to the requirements of TMC Chapter 18.54, Tree Regulations. Response: No cottonwood trees are proposed for removal from this site. Two deciduous trees, one of which is within the high impact shoreline management area, will be removed. New native trees proposed in the area where the deciduous tree will be removed on the northeast corner of the site include Oregon Ash (Fraxinus latifolia) and Western Red Cedar (Thuja plicata). The other tree to be removed from the project site is located outside of the shoreline management area, and will be replaced according to the required landscaping to be approved by the Board of Architectural Review. B. TMC 18.44.130 Specific Shoreline Regulations — River Environment The river environment is a 40 -foot wide management zone, measured on a horizontal plane from the mean high water mark. This zone offers the highest level of environmental protection of all the management zones within the Shoreline Overlay District. Uses within this zone are limited to public access and recreation, pollution control, dikes for bank stabilization, signage, bridges, and access for fire and maintenance. No portion of the 90 Andover Park East project site is located within the river environment. C. TMC 18.44.140 Specific Use Regulations - Low - Impact Environment The low impact environment is a 60 -foot wide management zone, located between the river environment and 100 feet from the mean high water mark. This zone allows the JR Page 9 of 11 H:\Design Review\Radovich TUC \90APE_ShorelineSR.doc 02/28/2008 9:59 AM • same uses as within the river environment, as well additional uses including structures no taller than 35 feet, parking/loading and storage facilities that are adequately screened or landscaped, public and private roads, utilities, and signs. While the subject parcel is not located within the low impact environment, a small portion of the driveway proposed at the southeast side of the project is within the low impact environment. A driveway is an allowed use within the Low Impact Environment of the Shoreline Management Area. D. 18.44.150 Specific Use Regulations — High Impact Environment The High Impact Environment is located between 100 feet and 200 feet from the mean high water mark. Within the High Impact Environment, allowed uses are the same as all of those uses allowed within the underlying zoning district. The largest portion of the project site located within the Shoreline Management Area is within the High Impact Environment. Retail use of the site is an allowed use within the underlying zoning district, the Tukwila Urban Center zone. 4. COMMENTS: Comments were received during the Notice of Application period from Seattle Public Utilities (SPU), the State of Washington Department of Archaeology and Historic Preservation, and the Muckleshoot Indian Tribe Fisheries Division. These comments were forwarded to the applicant for review and response. Comments from SPU and the Department of Archaeology and Historic Preservation were addressed as through the analysis of environmental impacts of the proposed project in the SEPA staff report (see Attachment A). Comments from Karen Walter of the Muckleshoot Indian Tribe Fisheries Division stated that this project represents a permanent lost opportunity to restore the functional riparian buffer for the Green River. To mitigate for the lost opportunity, Karen Walter's recommendation was to require the applicant to pay into a fund that would allow for the removal of invasive plant species and replacement of native trees along the Green River within the River Environment (the management area from the mean high water mark and 40 feet landward). The River Environment is not part of the subject site, which is located 100 feet from the mean high water mark. The City of Tukwila currently does not have any mechanism in place for collection of funds for off -site mitigation of shoreline impacts. However, this type of mechanism is under consideration as part of the City of Tukwila's Shoreline Master Program (SMP) Update that is currently underway. This idea, as well as other input offered by the public during the public review phase of the SMP Update, is encouraged for the City's consideration. To mitigate for impacts to the shoreline as a result of the current project, City of Tukwila staff focused on the landscaping plans, and required that many more native plants be included, to be clustered in the 200 foot buffer from the river. Additionally, staff required that native plants used within the 200 foot buffer be incorporated into the remainder of the landscaping on the project site. JR Page 10 of 11 H:'Design Review\Radovich TUC\90APE_ShorelineSR.doc 02/28!2008 9:59 AM • 5. SEPA: A Determination of Non - Significance was issued on February 1, 2008. The comment/appeal period closed on February 15, 2008 at 5:00 p.m. No appeals or comments were received on the DNS. A copy of the SEPA staff report and determination are attached (Attachment A). CONCLUSIONS 1. The project meets the goals and policies of the City of Tukwila Shoreline Master Program. 2. The project site is located within the Tukwila Urban Center zoning district. The proposed use of the site as a retail development is consistent with the comprehensive land use and zoning designations. 3. The project site is located within both the Low Impact Environment and the High Impact Environment shoreline management zones. The proposed use of the project site as a private access driveway within the Low Impact Environment is an allowed use according to TMC 18.44.140 Specific Use Regulations — Low - Impact Environment. A small portion of the building will be located within the High Impact Environment management zone, as well as areas of associated landscaping, frontage improvements, parking, and service and loading areas as required for retail development within the Tukwila Urban Center zoning district. Allowed uses within the High Impact Environment shoreline management area include all of those uses allowed in the underlying zoning district. 4. Site improvements included with this development proposal, including pedestrian connections, reduction in impervious surface area compared with the site's previous use, and the addition of a large number of native plantings will promote and enhance the public interest. 5. Construction of the project will bring new businesses and jobs to Tukwila. 6. Construction of the project will not disturb native soils. 7. Wildlife habitat in and along the river will not be disturbed by the construction of this project. 8. Landscaping for the will enhance the site with native plantings within 200 feet from the Green River, as well as those that are interspersed throughout the rest of the project site. 9. The project will comply with all state and federal water quality regulations. 10. A Determination of Non- Significance was issued on February 1, 2008; no appeals were received by 5:00 p.m. on the February 15, 2008 deadline. 6. RECOMMENDATION Approve the shoreline substantial development permit. JR Page 11 of 11 H: \Design Review \Radovich TUC \90APE_ShorelineSR.doc 02/28/2008 9:59 AM Project: File Number: Applicant: Owner: Request: Associated Permits: Comprehensive Plan Designation: • City of Tukwila Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW DEPARTMENT OF COMMUNITY DEVELOPMENT March 13, 2008 Zoning Designation: SEPA Determination: Staff: Attachments: JR Page 1 of 17 H:\Design Review\Radovich TUC \90APE_DesignReviewSR.doc E07 -018, SEPA Environmental Review L07 -083, Shoreline Permit L06 -073, E06 -006 Shoreline Permit and SEPA review for gas station demolition and remedial excavation Jim Haggerton, Mayor 90 Andover Park East, a retail development to be constructed at the southeast corner of Tukwila Parkway and Andover Park East L07 -084 Rebecca Davidson, JCR Development Company John C. Radovich, LLC Public Hearing Design Review approval to construct a 12,114 square foot building for retail use, including associated parking. Tukwila Urban Center (TUC) Tukwila Urban Center (TUC) District Determination of Non- Significance issued on February 1, 2008. Jaimie Reavis, Assistant Planner A. B. C. D. E. F. G. Applicant's response to Design Review Criteria Site Plan; Floor Plan; Elevations & Section; Tenant Signage, Sections & Roof Plan; Landscape Planting Plan; Landscape Irrigation Plant; Colored Elevations; Photometric Plan Color rendering — front and back of building Printed copies of the colors and materials board Site Furniture SEPA Determination Shoreline Permit 15.3nn .Sn,,thrvntar Rnnlpvard .S11ity *inn • Tukwila Wachinotnn OR1RR • Phnno• 91M_Q 71_ ?R71) o Pay. 9fA_A21.2A/. I. VICINITY /SITE INFORMATION The proposed project is a one- story, 12,114 square foot building for retail use, located at the southeast corner of Tukwila Parkway and Andover Park East. The building will be constructed of concrete with an average height of 25 feet. The project includes frontage improvements along Andover Park East and Christensen Road, as well as 51 parking spaces, 1 loading space, and associated landscaping. The site is accessed by three driveways, including one on Andover Park East and two on Christensen Road. Surrounding Land Uses Previous use of this site was as a gas station. All structures associated with the previous use were demolished and excavated in 2006, at which time soil remediation for the site was completed. The site is currently vacant. Adjacent development and land uses include a one -story building that houses Fed/Ex Kinko's to the south, a one -story building to the west (across Andover Park East) which houses Lowe's hardware store, a public parking lot for access to the Green River Trail and Riverton Park to the east, and Tukwila Parkway and I -405 to the north. Farther to the east across Christensen Road are three - story buildings including the Best Western located across the river, and the Riverton Office Plaza southeast of the site along the Green River Trail. Fed/Ex Kinko's (immediately south) • • JR Page 2 of 17 H:1Design Review\Radovich TUC19OAPE DesignReviewSR.doc Lowe's (west, across Andover Park East) Best Western (east, across the Green River) Riverton Office Plaza (southeast across Christensen Road) III. DESIGN REVIEW CRITERIA This project is subject to design review approval under Tukwila Municipal Code (TMC) Chapter 18.60. In the following discussion the Design Review criterion is shown in bold, followed by staff's comments. 18.60.050 General Review Criteria 1. Relationship of Structure to Site. JR Page 3 of 17 H:\Design Review\Radovich TUCDOAPE_DesignReviewSR.doc All L.; '.iii + etr-2 .. szty a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. a) This project site has street frontage along three sides: Tukwila Parkway on the north, Andover Park East on the west, and Christensen Road on the east. Both Tukwila Parkway and Andover Park East are arterial streets with heavy traffic volumes. On the east side is Christensen Road, a low- traffic, low -speed street that dead -ends just north of the project site. Access to the project site for vehicles is provided via three driveways, one from Andover Park East and two from Christensen Road. Frontage improvements are required along Andover Park East and Christensen Road. Pedestrian access to the site will be available from all three frontages, as well as around the perimeter of the building. The existing sidewalk along Tukwila Parkway, as well as new 15 -foot wide sidewalks with street trees along Andover Park East, will provide access to a corner plaza area at the southeast corner of the intersection of Tukwila Parkway and Andover Park East. New, 10 -foot wide sidewalks with street trees will also be provided along Christensen Road. Several pedestrian connections are included in this project to connect the building with the public right -of -way. The main pedestrian connection and visual axis for the project is provided from the northwest corner of the site, from the main entrance of the building through the parking lot to the plaza area at the intersection of Tukwila Parkway and Andover Park East. This pedestrian connection has been changed from the applicant's original submittal to contain pedestrian amenities including bollard lighting and benches in the plaza area and a raised concrete walkway extending through the parking lot to the building to provide convenience as well as enhanced visibility for pedestrians and automobiles as they move through the site. This pedestrian connection terminates at the front of the building, where there is another, smaller plaza area containing a circular planter with seating around it. This amenity has been added to the plans to help create a focal point and a meeting place for visitors to the site. An additional raised concrete pedestrian connection from Andover Park East to the proposed development is provided on the north side of the driveway. On the east side of the site, pedestrian connections are provided along each of the two driveways, connecting the sidewalk along the north side of the building and along the east side of the site to Christensen Road. b) Parking for this project is disbursed to break up the paved area of the site, as well as to provide an area for employee parking separate from customer parking. A double - loaded aisle of parking is proposed for the west side of the building, in front of customer entrances to retail spaces; one row of parking is provided across from the entrances to retail spaces on the north side of the building; and one row of parking is provided on the east side of the building for use by employees as well as for service uses to include loading and trash/recycling. Since this area of the site contains the service and loading area, it is subject to Type II perimeter landscaping, which is meant to more adequately screen parking, loading, and service areas, as well as blank walls, from view. Native evergreen trees and shrubs have been added to the landscaping plan in the area directly to the east of this parking area in order to provide additional screening and native plantings within the shoreline management zone of the Green River. c) The maximum height allowed in Tukwila Urban Center (TUC) district is 115 feet. The proposed height of the building ranges between 20 and 30 feet. According to the design narrative provided by the architect, the height of the proposed building is greater than the typical one -story building in order to "provide a presence and identity greater than a normal one -story building on a small site." At an average of 25 feet in height, the building will be in keeping with the height of surrounding development, which ranges from one to three stories. In the immediate vicinity, building heights are one - story. Fed/Ex Kinko's located immediately to the south of the project site is a one -story building, with a design element that projects above the height of the roof to accentuate the location of the building's entrance. Across the street to the west is Lowe's hardware store, a one -story building with a roofline that is closer to the height of a two -story building. Moving south towards the intersection of Andover Park East and Baker Blvd, building heights tend to be higher, where there is a greater concentration of office JR Page 4 of 17 H:\Design Review\Radovich TUC \96APE_DesignReviewSR.doc • A buildings that are interspersed with one -story retail development. Building in the vicinity of the project site along the bank of the river are three stories in height, including the Best Western immediately across the river, and the Riverton Plaza office park to the southeast. The building design is an L- shape, with a long linear expanse of frontage along Andover Park East, and a long expanse of the back of the building along Christensen Road. The length of the building is approximately 150 feet. Tenant spaces wrap around the north side of the site to create the L -shape of the building. The linear expanse of the west side of the building is broken up by vertical and horizontal projections from the building facade. This building shape is typical of strip retail development, and is similar in site design and scale to other nearby retail developments to the south including the Andover Plaza at 200 Andover Park East on the southeastern corner of Baker Blvd and Andover Park East, as well as the warehouse conversion project currently under construction on the north side of Baker Blvd between Andover Park East and Andover Park West (see pictures below). Andover Plaza (southeast corner of Andover Park East and Baker Blvd) 2. Relationship of Structure and Site to Adjoining Area. Baker Retail Project — warehouse conversion (currently under construction on the north side of Baker Blvd near corner with Andover Park East) a. Harmony on texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. JR Page 5 of 17 H:\Design Review\Radovich TUC\9OAPE_DesignReviewSR.doc • • a) There are a wide variety of styles and scales of development near the project site, including strip retail, multi -story office (up to three stories), and warehouse /industrial. The proposed development makes use of a range of textures and materials. To break up the length of the building along Andover Park East, accentuating the entrances to individual tenant spaces, elements faced with stone veneer project both horizontally and vertically from the facade and from adjacent heights of the roofline. Pedestrian weather protection in the form of metal awnings project into the horizontal plane from the building, and are painted in such as way as to create horizontal lines that are carried around all sides of the building. Additional elements that help to create a harmonious visual pattern in terms of lines and masses are use of mullions that add a pattern to the window areas along the west, north, and south sides of the building. On the south and northeast sides of the building, windows and trellises have been added to the plans to reduce the area of blank walls on both of these sides. The design of the east side of the building adjacent to the employee parking area has been modified to extend the pedestrian weather protection architectural feature to cover the entire section of the building painted Classic Caramel (color sample B as shown on the Colored Elevations in Attachment B). Additionally, evergreen trees and shrubs have been added in a landscaping strip between the parking lot and the sidewalk to provide screening, so that more trees will be provided than are required for Type II perimeter landscaping to screen the back side of the building and the parking, service and loading area. b) Though there is no requirement for side yard landscaping in the TUC district, groundcover and shrubs have been included on the south side of the property, acting to screen the project site from the Fed/Ex Kinko's property to the south. New 15 foot sidewalks along Andover Park East extend a small distance beyond the project site's southern property lines to connect up with the adjacent Fed/Ex Kinko's property. Street trees in planting strips within the sidewalk area are complemented by trees located within planting strips at the back of the sidewalk on Andover Park East and Christensen Road. These trees are planted in a triangular pattern in order to provide additional screening, as well as a transition from the project site to the public right -of -way. Type I perimeter landscaping provided on the north side of the site works to screen the site's parking area from Tukwila Parkway c) The design and scale of this building is consistent with other retail developments within Tukwila's urban center. The height of the building is taller than a one -story building, at an average of 25 feet, in order to create a greater presence for the development along Andover Park East. However, this height is not out of scale with surrounding development, which ranges between one and three stories. Tilt up concrete with metal accents are common construction materials for retail development in the area, and the warm, neutral tones proposed for the building complement each other and fit in with nearby development. The dispersal of parking into different areas on the site works to reduce the dominance of parking areas as viewed from the public right -of -way. The addition of widened sidewalks along Andover Park East, as well as new sidewalks along JR Page 6 of 17 H:1Design Review\Radovich TUC190APE_DesignReviewSR.doc • • Christensen Road help to increase the pedestrian character envisioned for the Tukwila Urban Center district. d) Pedestrian circulation is accommodated on the site by (1) a sidewalk that runs around the perimeter of the building, connecting to building entrances as well as providing access around the south and rear sides of the building; (2) wide sidewalks provided along public frontages; (3) raised concrete walkways provided through parking areas; and (4) sidewalk connections provided on the east side of the site, connecting to Christensen Road. Instances where pedestrians must cross into the same space used by automobiles are when moving from the building entrances on the west and north sides of the building to the sidewalks along Andover Park East and Tukwila Parkway, and when moving from the project site to the Green River Trail across Christensen Road. The inclusion of raised concrete walkways through the customer parking areas, including one at the northwest corner of the site (connecting to the plaza area at Andover Park East and Tukwila Parkway), as well as another on the north side of the driveway off Andover Park East, help mitigate the potential conflict that is inherent when pedestrians must cross through parking areas by providing a visual cue and physical grade change for automobiles, as well as by providing guidance to pedestrians as to their preferred path as they circulate through the site. Use of only one curb cut along Andover Park East improves circulation and safety for pedestrians by minimizing the number of vehicle - pedestrian crossing points along this busy street. Additionally, pedestrian and vehicle circulation patterns are improved through the physical separation of the service /loading and employee parking areas from customer parking areas. e) The location of the project site so close to the intersection of Andover Park East and Tukwila Parkway limits the number of vehicle access points along Andover Park East to one, located at the south end of the parcel. Since Andover Park East is a much busier street than Christensen Road, use of only one driveway along this frontage reduces the potential for traffic impacts in terms of traffic slowing and backups from vehicles turning into and out of the site. Additionally, a modification was made to the plans to eliminate a parking space in the row of parking on the southern portion of the site, just east of the driveway off Andover Park East. This was done to reduce the potential for conflicts between vehicles backing out of parking spaces into the driveway area. Two driveways providing ingress /egress to the site are located along Christensen Road, one at the north side and another on the south side. The ingress /egress driveway on the north side is for access to the customer parking areas on the north and west sides of the site. The driveway on the south side of the site along Christensen Road is for the employee parking and service /loading area. Having a separate driveway for the service/loading area helps improve on -site vehicular circulation by separating high - traffic customer circulation from the area on the site where trucks will need to maneuver for service and deliveries. JR Page 7 of 17 H:\Design Review\Radovich TUC \90APE_DesignReviewSR.doc • • 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; g. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided a) The project parcel is flat. Areas adjacent to the site do contain slopes, including the area to the north of the parcel, which slopes up to the guardrail separating the site from the sidewalk and the street along Tukwila Parkway. Perimeter landscaping along the north side of the parcel will help screen this area from the building, and will help encourage pedestrians to use either of the raised concrete walkways that connect the building's entrances to pedestrian access points along Andover Park East. Adjacent to the east property line is a swale that serves as drainage for the parking lot on the east side of Christensen Road. This area will remain to serve its current function, with a modification to allow pedestrian connections from the new 10 foot sidewalk located along the eastern edge of the property down to Christensen Road. b) The size and location of the tree wells within the sidewalk along Andover Park East and Christensen Road has been revised from the original plans to provide room for tree health, as well as more room within the sidewalk area for pedestrians. The size of the tree wells has been changed from 5'X5' to 4' X 6', and the location of the wells has been moved closer to the street, at a distance of 1 foot from the back of the curb. This configuration allows a 5 foot area from the back of the curb in which street trees will be located, with room for street furniture (i.e., street lamps, newspaper racks, etc.) in the adjacent to the curb between tree wells. The area of the sidewalk beyond the street trees provides unobstructed space for pedestrians (10' for Andover Park East, 5' for Christensen Road). JR Page 8 of 17 H:\Design Review\Radovich TUC190APE_DesignReviewSR.doc • • Additionally, the site plan has been revised to ensure that the sidewalk along the western side of the building, from which store entrances will be accessed, is at least 5 feet wide. At the northwest corner /plaza area of the building, the shape of the planter and the location of the bike rack have been changed to provide fewer obstructions for pedestrians. c) Landscaping as arranged on the site serves a variety of different functions. The triangular spacing of street trees and trees placed within planting strips at the back of sidewalk along Andover Park East and Christensen Road work to screen parking areas, as well as to create an amenable streetscape for pedestrians along each of these public frontages. Triangular spacing of the trees helps to ensure that as the trees along the sidewalk grow, they will provide shade within the sidewalk area. The arrangement and clustering of a variety of different types of plantings on either side of the plaza area at the corner of Andover Park East and Tukwila Parkway helps signify that area's significance as an entry point to the project site. The landscaping treatment at this corner also works to strengthen the axis that extends from this plaza area at the intersection of Andover Park East through the raised walkway extending across the parking lot, to a smaller plaza area adorned with a circular planter providing seating in front of the main entry of the building. This access culminates in the tower architectural feature located on the northwest corner of the building. Landscaping on the project site within 200 feet from the mean high water mark of the Green River has been changed in the Landscaping Planting Plan (see Attachment B) to consist primarily of plantings that are native to the Puget Sound region. Native plantings have also been interspersed throughout the project to create a cohesive planting pattern for the site. d) There are no wheelstops proposed for any of the parking spaces on the site. However, landscaping as shown in plans allows enough space between the car overhang of the curb and the location of shrubs and trees. On the south side of the site, the Oregon Ash trees in the narrow landscaping strip south of the loading space will need to be monitored, maintained, and replaced (if needed) to ensure they are not damaged by large vehicles using the loading space. e) The project site is surrounded on three sides by public streets, including Tukwila Parkway to the north, Andover Park East to the west, and Christensen Road to the east. The front yard for the site is along Andover Park East, with two second front yards located along Tukwila Parkway and Christensen Road. According to the landscaping chapter within Tukwila's zoning code, front yards (including second fronts) require 15 feet of Type I perimeter landscaping. Within the TUC zoning district, according to the notes section for the Perimeter Landscaping Requirements by Zone District in section 18.52.020, "Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features...... Required plant JR Pagc 9 of 17 H:\Design Review\Radovich TUC \90APE_DesignReviewSR.doc materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian oriented space." The north side of the site along Tukwila Parkway contains 15 feet of landscaping as required. On the west side of the site, along Andover Park East, the applicant is proposing to construct a 15 -foot wide sidewalk with 4'X6' planters containing street trees and shrubs, according to direction from DCD staff. The first five feet of sidewalk will be within City of Tukwila right -of -way, and the remaining ten feet will be on the subject parcel. Five feet of landscaping will separate the sidewalk from the parking stalls. In addition to the widened sidewalk along Andover Park East, a plaza is proposed for the northwest corner of the site, where pedestrian amenities including benches and bollards have been clustered per direction by city staff to enhance this area as entry point to the site. It is recommended that 10 feet of sidewalk, as well as the plaza area and associated street furniture, substitute for a proportional amount of required perimeter landscaping. On the east side of the site, a 10 -foot wide sidewalk with street trees and shrubs is proposed for construction according to direction given to the applicant by DCD staff. It is recommended that this 10 -foot sidewalk area with street trees substitute for a proportional amount of required perimeter landscaping (an amount equal to 10 out of the required 15 feet of required landscaping). The remaining 5 feet of required landscaping is provided within a 5 -foot landscaping strip on the west side of the sidewalk. Along the building at the northeast corner of the site, this 5 -foot landscaping area is planted with shrubs, groundcover, and a trellis that is intended to screen the portion of the wall not covered by windows. Moving south, the 5 -foot planting strip will contain evergreen trees (planted 20' on center, in a triangular pattern with street trees planted within the sidewalk area), as well as shrubs and groundcover to screen the employee parking and service /loading area. Plantings including trees, shrubs, and groundcover are located on the southern perimeter of the site. Additionally, plantings surround the trash enclosure to provide screening from adjacent properties. 4. Building Design. a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; !R Page 10 of 17 H:\Design Review\Radovich TUC \90APE_DesignReviewSR.doc a -b. f g. • • Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The design of the building is in scale and harmony with surrounding development in terms of height, massing, and site design. Architectural features added to the building work to create visual interest in the project's design, including the standing seam metal roof with copula located at the northwest corner of the site, horizontal and vertical modulation provided by elements which project from the facade (including the walls finished with stone veneer and pedestrian weather protection), as well as windows /transparency provided along storefronts and window bays on the south and northeast sides of the building. Frontage and landscaping improvements also work to create harmonious transitions to adjacent properties, including enhancement of the shoreline management area (the area located within 200 feet from the shoreline of the Green River) through the use of native plantings. c -g. Windows and trellises have been added as a modification from the original design submittal on the northeast and south sides of the building to screen blank wall areas. Materials used in the project are consistent with surrounding development, and finishes as proposed will create a mix of textures including stucco, painted concrete, stone veneer, metallic, aluminum mill, transparent glass, and etched glazing. These finishes, as well as a palette of neutral colors, add variety to the look of the project, and work together to create a balanced look for the building. Six colors are proposed for the building, including gold, caramel, tan, red, metallic copper, and cultured stone (see Attachment D for printed copies of the colors and materials board). Colors of the walls of the building include the lighter of the six; gold, Carmel, and tan. Accent walls finished with stone veneer work to tie together the three colors used for building walls. The metallic copper color is used on architectural features, including the standing seam metal roofs located on the northwest and east sides of the building and the cupola at the northwest corner of the site, as well as for accent on portions of the pedestrian weather protection structures on the north and west sides of the building. The red color is also used for accent on the steel pedestrian weather protection structures, as well as for a horizontal band of color on the west side of the building and along the top of some sections of the parapet walls. The back sides of parapet walls will match the finishes of the front of the walls, so that portions viewable from areas adjacent to the project will be consistent with the color scheme and design of the building. Additionally, the roof plan submitted by the applicant (see Attachment B) demonstrates how mechanical equipment will be screened from view by a combination of its location on the roof of each tenant space, as well as by the height of the parapet walls. JR Page 11 of 17 H:\Design Review\Radovich TUC \90APE_DesignReviewSR.doc • • S. Miscellaneous Structures and Street Furniture. a -b. Light fixtures, as well as street furniture provided on the site will be painted to match colors used in the building. This applies as well to the materials and colors used for the trash/recycling enclosure. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale; b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. The cut sheets submitted by the applicant show pictures of street furniture and lighting that are proposed for the site (see Attachment E). Pole- and building - mounted lighting used on the project site will be painted to match the mill finish, as well as the copper color used on the building. Bollards, benches, and trash receptacles included in the site plan will also be painted to match the mill finish used on the building storefronts, tying the lighting and street furniture proposed for the site into the color scheme of the building design. The Tenant Signage Plan (see Attachment B) identifies the wall area to be included in the calculation for allowable sign area for each tenant space. Wall signs for this site shall be subject to section 19.32.140 of the Tukwila Sign Code. As a condition of approval, the design and location of signs will be reviewed as part of sign permit review to ensure that they are consistent with the architectural design of the building. According to a review of the Photometric Plan by the Tukwila Police Department, several areas of the site fall below adequate lighting levels for surveillance. All parking areas, as well as the sidewalk along Andover Park East should have lighting at a level of 1 footcandle. The sidewalks along the perimeter of the building on the north and west sides should have lighting at a minimum level of 2 footcandles in order to provide adequate nighttime surveillance for storefront areas. These changes can be reviewed as part of the building permit application, and shall be made as a condition of approval of the design review. JR Page 12 of 17 H:1Design Review\Radovich TUC190APE_DesignReviewSR.doc • • IV. COMPREHENSIVE PLAN POLICIES The following is a list of comprehensive plan goals and policies relevant to this project, followed by a description of how the proposed project meets each. Goal 1.7 Community Image. Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth flowing traffic patterns, are well - maintained with adequate streetscape lighting, and are wholesome and in harmony with adjacent uses. 1.7.2 Community Image. Require sidewalks for all new construction and redevelopment. 1.7.3 Community Image. Require adequate parking and lighting. Response: The project as proposed includes the construction of new sidewalks with street trees along Andover Park East and Christensen Road. These new, wide sidewalks will help add to the pedestrian- friendly character that is envisioned for the area within the Comprehensive Plan. Additional lighting is recommended as a condition of approval of the design of this project. Goal 1.8 Transportation Corridors. A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles. 1.8.3 Transportation Corridors. Upgrade the streets that serve principal transport corridors with curbs, gutters, sidewalks, and tree plantings. Plant trees in accordance with a street tree plan and street improvements. 1.8.6 Transportation Corridors. In new development and redevelopment, incorporate substantial landscaping both along street frontages and within parking lots. 1.8.7 Transportation Corridors. In new and redeveloped building facades, provide pedestrian weather protection, see - through glass, and distinctive rooflines. On minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. Response: Sidewalks and street trees, as well as landscaping provided on all areas of the site, are included as part of this project proposal. The building facade includes pedestrian weather protection, see - through glass, and a variation in the height of the roofline that adds visual interest to the building. JR Page 13of17 H:\Design Review\Radovich TUC\9OAPE_DesignReviewSR.doc • • 5.1.1 Urban Open Space Environment: In the Urban - Open Space Environment, priority shall be given to the following: • Maintenance of existing single-family residential development patterns; and • Redevelopment of existing commercial and industrial areas, with enhanced access to the river; and • Protection and restoration of natural environment features and riverbank characteristics. Response: This is a proposal to redevelop a site that was formerly the location of a gas station. Concrete sidewalks and walkways to be constructed as part of this project will improve access to the river. 5.5.1 River Design Quality. Require that shoreline development outside of the MIC: • Reflects principles of high - quality design in such areas as site planning, architecture, and landscaping. • Includes setbacks, bulk, height, density, landscape buffers, and provisions for open space that enhance the shoreline environment. Response: Plans for this project were modified to include additional windows on the east side of the building, to create more of a connection between the building and the river in terms of views and the enhanced look of the building. Plans were also modified to include a larger number of native plantings than were originally proposed. The result is that plantings within 200 feet of the Green River are predominantly native species to the Puget Sound Region, therefore enhancing the buffer area from the river. 10.2.7 Building Design. Promote high quality, market feasible architecture in the Tukwila Urban Center, with attention to guidelines which: a. Promote an appropriate display of scale and proportion; b. Give special attention to developing pedestrian- oriented features and streetfront activity areas such as ground floor windows, modulated building facades, rich details in material and signage; c. Provide quality landscape treatment; d. Provide an appropriate relationship to adjacent sites and features and; e. Encourage overall building quality, and sensitivity to, and respect for, the area's important features such as the Green River and Tukwila Pond. f Include property owners in developing urban design guidelines to ensure that the intent of this policy is met. Response: Building proportions and scale are in harmony with surrounding development. The project proposal contains a variety of elements that add quality to the design of the building, including the following: horizontal and vertical modulation; ground -floor transparency provided by storefront windows and window bays on the south and east sides of the building; pedestrian weather protection; sidewalks provided along JR Page 14 of 17 H:1Design Review\Radovich TUC190APE_DesignReviewSR.doc • • street frontages and around the perimeter of the building; landscaping; and a variety of colors and textures. A substantial amount of native plantings have been added to the landscaping planting plan to enhance the area of the site within the 200 foot buffer from the Green River. Sidewalk and landscaping transitions to adjacent properties have also been included in the project plans. CONCLUSIONS (1) Relationship of Structure to Site. The proposed building meets height and setback requirements, and is similar in scale to surrounding development. The project site is adjacent to three public frontages: Tukwila Parkway to the north, Andover Park East to the west, and Christensen Road to the east. Required frontage improvements include construction of sidewalks with street trees along Andover Park East and Christensen Road. These new sidewalks will provide transitions to existing sidewalks along Tukwila Parkway and Andover Park East, and to the right -of -way along Christensen Road. Additionally, landscaping is located around the perimeter of the site, which enhances the pedestrian-scaled streetscape along Andover Park East and Christensen Road, and provides screening from adjacent properties on the north, east and south sides. Parking is disbursed to break up the paved area of the site, as well as to provide a parking area for employees separate from customer parking areas. Customer parking areas include a double - loaded aisle of parking on the west side of the building and one row of parking on the north side of the building. Employee parking, as well as the service /loading area, is located on the east side of the building, with access provided by a separate driveway off Christensen Road. (2) Relationship of Structure and Site to Adjoining Area. Similar to nearby development, which includes strip retail, multi -story office, and warehouse /industrial, the building height for this strip retail project will range between 20 and 30 feet. Vertical and horizontal modulation and the variety of colors and textures used in the building add visual interest to the project design. Pedestrian circulation will consist, in part, of sidewalks located along all public frontages, including existing sidewalks along Tukwila Parkway, and new sidewalks that will be constructed along Andover Park East and Christensen Road. Two raised concrete walkways are proposed through the parking areas, connecting from street frontages to building entrances. These are located (1) at the northwest corner of the site, connecting the pedestrian plaza area at the intersection of Tukwila Parkway and Andover Park East to the main entrance of the building, and (2) at the north side of the driveway off Andover Park East. These concrete walkways are meant to guide pedestrians, and to serve as a visual and physical cue for drivers that they should use caution when moving through parking areas. JR Page 15 of 17 H:\Design Review\Radovich TUC\ 9OAPE_DesignReviewSR.doc • • The construction of only one driveway off Andover Park East reduces potential conflicts posed by vehicles turning into and out of the site along this busy street. The location of two driveways off Christensen Road, one for the customer parking area and the other for employee parking and the service /loading area helps to improve circulation for pedestrians and vehicles, directing traffic to a lower -speed and lower - traffic volume street than Andover Park East. The two driveways off Christensen Road are located just south of the cul -de -sac where Christensen Road terminates in a dead -end directly north of the project site. (3) Landscaping and Site Treatment. Within the Tukwila Urban Center (TUC) zoning district, required perimeter landscaping may include a mix of plant materials and pedestrian amenities and features. Upon approval, required plant materials may be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. It is recommended that 10 feet of required perimeter landscaping be reduced on the west and east sides of the site to allow the construction of sidewalks with street trees along Andover Park East and Christensen Road. Pedestrian amenities will also include bollard lighting and benches located in a pedestrian plaza at the corner of Andover Park East and Tukwila Parkway. Landscaping for the site works to accomplish a variety of goals, including screening of parking and service /loading areas, as well as screening of walls on the east and south sides of the site. As the street trees located within tree wells along Andover Park East and Christensen Road mature, they will help to provide shade within sidewalk areas. Almost exclusive use of native plantings on the portion of the site within 200 feet of the mean high water mark of the Green River will help to enhance the quality as well as the quantity of vegetation within the Shoreline Management Area. Incorporation of these native plantings throughout the project site also works to create a cohesive planting pattern. Landscaping provided at the northwest corner of the site, on either side of the pedestrian plaza at the corner of Andover Park East and Tukwila Parkway, helps to highlight the significance of this area as an entry point to the site, and as an axis connecting the public right -of -way to the building's main entrance, where a raised planter with seating around the edges provides a meeting place for visitors to the site. (4) Building Design. Architectural features added to the building work to create visual interest in the project's design, including the standing seam metal roof with copula located at the northwest corner of the site, horizontal and vertical modulation provided by elements which project from the facade, and windows provided along storefronts and window bays on the south and northeast sides of the building. Windows and trellises have been added as a modification from the original design submittal on the northeast and south sides of the building to screen blank wall areas. Materials used in the project are consistent with surrounding development, and finishes as proposed will create a mix of textures including stucco, painted concrete, stone veneer, metallic, aluminum mill, transparent glass, and etched glazing. These finishes, as well as a palette of neutral colors, add variety to the project, and work together to create a balanced look for the building. (5) Miscellaneous Structures and Street Furniture. Light fixtures, as well as street furniture provided on the site will be painted to match colors used in the building. This applies as well to the materials and colors used for the trash/recycling JR Page 16 of 17 H:1Design Review\Radovich TUC190APE_DesignReviewSR.doc • • enclosure. Mechanical equipment for each tenant space is located back from the edge of the roof in such a way as to prevent it being seen from the public right -of -way, and is further screened by the height of the parapet walls. The Tenant Signage Plan (see Attachment B) identifies the wall area to be included in the calculation for allowable sign area for each tenant space. Wall signs for this site shall be subject to section 19.32.140 of the Tukwila Sign Code. As a condition of approval, the design and location of signs will be reviewed as part of sign permit review to ensure that they are consistent with the architectural design of the building. According to a review of the Photometric Plan by the Tukwila Police Department, several areas of the site fall below adequate lighting levels for surveillance. All parking areas, as well as the sidewalk along Andover Park East should have lighting at a level of 1 footcandle. The sidewalks along the perimeter of the building on the north and west sides should have lighting at a minimum level of 2 footcandles in order to provide adequate nighttime surveillance for storefront areas. These changes can be reviewed as part of the building permit application, and shall be made as a condition of approval of the design review. (6) Comprehensive Plan. The project as proposed meets applicable sections of the Comprehensive Plan, including Community Image, Shoreline and Tukwila Urban Center. The construction of features to include sidewalks, pedestrian walkways, street trees and other landscaping, pedestrian weather protection, see - through glass, and distinctive rooflines all meet policies within the Community Image and Tukwila Urban Center sections of the Comprehensive Plan. Redevelopment of the site with enhanced access to the shoreline area and a large number of plantings native to the Puget Sound region meets the Shoreline goals and policies of the Comprehensive Plan. RECOMMENDATIONS Staff recommends approval of the Design Review application with the following conditions: (1) Prior to issuance of the building permit, the applicant shall revise the lighting plan to provide additional lighting to meet the Tukwila Police Department requirements. These changes will be reviewed as part of the building permit and shall include the following: a) Pedestrian-scaled lighting for the sidewalk along Andover Park East. b) Additional lighting in parking areas and along the north and west sides of the building. (2) Design of signs shall be reviewed as part of sign permit review to ensure that signage is consistent with the architectural design of the building. JR Page 17 of 17 H:\Design Review\Radovich TUC \90APE_DesignReviewSR.doc R oyce A. Berg, A I A Prin ipal 3003 80th Avenue SE Mercer Island, WA 98040 -2915 (206) 230 -6648 Fax (206) 230 -664 90 Andover Park East, Tukwila JCR Development Design Criteria Narrative: 1. Site relationship site and structure: Building is located per a 60 ft. CC &R setback from Tukwila Parkway and Andover Park East. It is sited to provide a visual transition and exposure from both Andover Park East and Tukwila Parkway. Pedestrian access is emphasized from Tukwila Parkway and Andover Park East to Christiansen Road for access to river area. Parking areas are disbursed to minimize large areas and to provide adequate allocation of parking for customers and separate areas for employees. Building height and scale are established to provide presence and identity greater than a normal one -story retail building on a small site. 2. Relation to adjacent areas: Adjacent buildings are diverse including large retail, older industrial and 3- story office buildings. Building uses elements to enhance textures and masses and establish a visual presence. Landscape areas define new areas and transitions to neutral landscaping on adjacent properties. Vehicle access is relocated south on the western side of the property to reduce impact at Andover Park East and Tukwila Parkway intersection. Access is maintained to Christensen Road to provide alternate means of egress and access to site. The main service and employee parking access is separated at east side of site. 3. Landscaping and Site Transition Landscape / pervious areas have increased from prior service station use. Site is basically flat with a sloped section off the property at the north. A 15 ft. sidewalk boulevard has been provided at Andover East with street tree wells per City direction. A low evergreen hedge is used to buffer parking from adjacent streets. Season color pockets are placed to highlight entry walks and pedestrian flow areas Architectural lighting fixtures have been selected that have copper color accents to reflect the colors used on the stone and sloped roof portions of Attachment A the building. Base color of fixture is bronze. Pole lights are low at 20 ft. and building mounted fixtures will use the same fixture to provide architectural accent and harmony of accessories on the building. Light fixtures have internal shields and control patterns to maintain light on site, provide security and interest in highlighting stone textured building. 4. Building Design Roof mounted HVAC equipment is screened by raised parapets on perimeter of building. Small HVAC units are used per individual tenant bays. Northwest end of building is emphasized as a focal point to visually round the corner from the south wing and the north wing of the building. Trash enclosure is screened with a painted concrete wall structure and landscaped. Colors used are warm and compatible with the rock finish used on highlighted wall planes. 90 Andover Park East, Tukwila DESIGN CRITERIA NARRATIVE, Pg. 2 F'- l �Y ,} 63+ - 0".;',4 ,I [¢ - r ya . Z., =:, 7:-..2.. :;. - - C. - - 7 r �. ,, .,.. ,� . . tee. ;.' i 4 n. w5- ;Gt , s :��"':-_ 'ter r = - r te > F r �si : sr t - ,.cam_. -. o-4 .. . - �.. > — . ,ter F,"___"'.ir.� . «l 7ri: ar —� .. .r.-� y rr lAiPir SOUTH ERN STONE y r C11I.1UKen SIovf:CSI< 2 0 2 6 , gfi _..,s_'- <_._._.i..,... K.t.x. t . :'sU ..,-" .,...'.- ." BENJAMIN MOORE 1295 APACHE RED BENJAMIN MOORE 194 HATHAWAY GOLD A JCR DEVELOPMENT. TUKWILA COKINERCOAL JO ANDOVER PARK EAST TUKWILA, KWILA, WASHINGTON I 7 &6oq ROYCE A. BERG, PRINCIPAL 3003 80TH AVE SOUTHEAST MERCER ISLAND. WA. 98040 (206)230-6648 FAX 230 -6647 SITE FURNITURE JCR Development TUKWILA COMMERCIAL Attachment E r :i r�. 1 .t ski r�? 1'. k* ��,`: ��`:. �' Y�:}_ f:. T�: �" siii� ,'',`.e';'i'-e`:ve;+''�i�Y ^ixi3y�'t� +' dr �ti�p'r+�S+,i7 Standard Entablature•)ecifications Arched Entablatures For adding an accent color only. This entablature only covers the standard recessed portion of the fixture ends. 111191 ICBM LIGHTING Arch Broken Arch Stepped Arch Stepped Broken Arch Cat. No. Al Cat. No. A2 Cat. No. A3 Cat. No. M Standard Entablature Cat. No. A5 Peaked Entablatures Peak Broken Peak Stepped Peak Stepped Broken Peak Cat. No. P6 Cat. No. P7 Cat No. P8 Cat. No. P9 Stepped Cat. No. P10 Entablature Specifications: (Optional) Stamped from .090' Entablatures are available in the standard Kim colors listed on aluminum sheet, mechanically attached to front and back of pages 12 - 15. For custom colors and /or custom Entablatures, housing with no visible fasteners. consult your Kim representative. Specify entablature and color. Example: [ A2ILG =P ] Cijion Specifications See pages 12 -15 for complete ordering information Wall Mounting: Large ET model mounted to poured concrete walls only. A modified support arm is provided with side access to allow field splices within the arm. A wall embedment bracket is provided to accept draw bolts, and a trim plate covers the wall- embedded Junction Box. All wall mount components are finished to match the fixture. Small SET model mounts to 3" or 4' Junction Boxes by a cast aluminum adapter plate with fixture mounting bolts. NOTE: Junction Box in wall must provide adequate fixture support. See NEC sections 370 -13, 17 and 410 -14, 16. Quick - disconnect plug and wiring are provided to allow field connections prior to SET fixture mounting. ET wall mount using wall embedment bracket J -box In wall (by others) 43/4 SET wall mount using adapter plate 3" or 4' J -box (by others) — Photocell Control: Large E f model supplied with a fully gasketed receptacle above the electrical compartment for NEMA base photocell (by others). For all multiple -fixture pole mountings with two or three fixtures, one fixture has a receptacle to operate the others. Four fixtures (250 watt or less) also require one fixture with a receptacle. Four fixtures (400 watt) require two fixtures with receptacles. Small SET model supplied with an internal photocell with the sensor on the fixture end facing the pole. For multiple -fixture pole mountings, one fixture has a photocell to operate the others. Not available for SET if wall mounted (1 W). Convex Glass Lens: The 3 /,s" thick clear convex tempered glass lens replaces the standard fiat glass lens. Provides increased lens presence and provides a subtle improvement in uniformity where pole spacing is extreme. Increases effectiveness of houseside shielding. Polycarbonate Lens: One piece vacuum formed, clear, UV stabilized convex polycarbonate, fully gasketed, replacing the standard tempered glass lens. 250 watt maximum in ET model. ET model may be used with 400 watt HPS in outdoor locations where ambient air temperature during fixture operation will not exceed 85 °F. CAUTION: Use only when vandalism is anticipated to be high. Useful life is limited by UV discoloration from sunlight and metal halide lamps. ET photocell receptacle SET photocell sensor For pole mounted fixtures only NEMA base photocell (by others) Convex Glass Lens I 1J WINO. L— fl y Polycarbonate Lens Houseside Shield: (types II, 01, and IV only). Fixtures with the standard flat glass lens are available with stamped aluminum louvers that pass streetside light and block houseside light, and a blackened panel added to the reflector to reduce houseside reflections. Fixtures with the optional convex glass lens are available with a formed aluminum shield that passes streetside light and blocks houseside light, and a black anodized panel added to the reflector to reduce houseside reflections. Use with clear lamps onl as coated lamps reduce effectiveness. Houseside Shield for flat lens V rti l Sli titte M ts Al Horizontal Slipfitter Mount: Replaces standard mounting arm with a slipfitter which allows ET or SET model to be mounted to a horizontal pole davit -arm with 2' pipe -size mounting end (2 0.0.). Cast aluminum clamp -type slipfrtter with set screw anti - rotation lock. Bolts to housing from inside the electrical compartment using mounting holes for the standard support arm. Davit -arm must be field drilled at a set screw location to Insure against fixture rotation. Finished to match fixture. ET =4 SET = 3'/; ecapr oun: ows ET or SET model with standard support arm to be mounted to poles having a 2' pipe -size tenon (2 0.0. x 41/2' min. length). All mounting configuration can be used (ET 1A, 2B, 2L, 3T, 3Y, 4C or SET: 1SA, 2SB, 2SL, 3ST, 3SY, 4SC). 4' square or round die-cast aluminum with flush cap, secured by four 3 /e' Pole with 2' pipe -size stainless steel set point ellen screws, finished to match fixture and arm. tenon (by others) Special Options for Street Lighting Alr Filter. Allows for ventilation through the optical chamber, filtering all air particles above 500 microns. Multi-layer disc assembly mounted on solid wall between optical compartment and latch cavity. Terminal Block: (For field wire connections in ET model only). 85AMP, AIr Filter 600V box clamp terminal block mounted to the housing inside the electrical compartment. Accepts #14-4 wire. Factory prewired to Terminal Block electrical module quick - disconnect plug. Round Davit -arm with 2' pipe -size fixture mount (by others) Detail Stainless steel — set screws — Horizontal Slipfitter Mount Houseside Shield for convex lens _I Square KIM LIGHTING 17 c. Standard Fixtures Foremost, The Entablature is a rectilinear luminai designed to complement rectilinear architecture. Its sharp corners and straight lines exude precision and quality while the outward appearance is always a box from normal viewing angles. Yet, The Entablature is far more than ust a box Contemporary principles of industrial design have been used to provide design logic and functional expressiveness. For example, the fixture top has been crowned to provide efficient water runoff. Cooling fins have been added to critical ourfoneu, producing a self- uoo|ing function that lowers temperatures on heat-sensitive electrical components. This promotes extended life for these internal electrical elements. The slight recess in both ends of the fixture has three functions. First, it provides a cradle for the mounting arm to aid in the alignment of fixture and pole. Second. It unifies the entire luminaire design by carrying a visual imprint of the arm through the fixture to the opposite side. And third, it provides a surface to add the optional entablature elements as described on the opposite page. da KIM LIGHTING • Table of Contents Relativity 2-3 Standard Fixtures 4 Optional Entablatures 5 Optical DesignNersatllity 6-7 Mechanical Design 10 Installation and Maintenance 11 ET Ordering Information 12 -13 SET Ordering Information 14-15 Luminalre Specifications 16 Option Specifications 17 Standard Entablature Specifications 18 Proportion Guide 19 Lamp and Electrical Guide 20-21 Application Engineering Services 21 Photometrics — See separate AR/ET Photometric Catalog ISO 9001:2000 KIM LIGHTING SITE / AREA PARKING STRUCTURE ROADWAY ARCHITECTURAL FLOOD ACCENT LANDSCAPE MAILING ADDRESS. P.O. BOX 60080 CITY OF INDUSTRY, CA 91716 -0080 BUSINESS ADDRESS: 16555 EAST GALE AVENUE CITY OF INDUSTRY, CA 91745 U.S.A. PHONE 626 / 968 -5666 FAX 626 / 369 -2695 ENTIRE CONTENTS C COPYRIGHT 2003 KM LIGHTING INC. All RIGHTS RESERVED REPRODUCTION IN WHOLE OR IN PART WITHOUT PERMS0ON S STRICTLY PROHIBITED US. PATENTS NO. 0389.262.0399528. D402.386. 13403.298. 0403.791. 0404.511, 0404.5•2 0404,841. D407.837. 0407238. D407.839, 0407.840. 134071341. D408.093. 0408,094.0408.571.0408,572 AND 0409,324 www.kimlighting.com Hubbell Lighting, Inc. Printed In U.S.A. 5501503244 Version 1.01 (6/06) Entab ure® The "shoebox" luminaire was first introduced to outdoor lighting over thirty years ago. It revolutionized area lighting because it was the first luminaire to demonstrate that performance, glare control and architectural compatibility could be accomplished in a single fixture design. Today, the "shoebox" is still widely used. However, its compatibility with architecture is declining because it has failed to evolve with the changes that have occurred in architectural design and Industrial design. Today's architecture demands a new rectilinear luminaire that reflects the latest thinking in industrial design, and readily adapts to the unique forms and accent colors that are often used to create distinctive character in building exteriors. The Entablature° has been created as the "chameleon" of rectilinear luminaires. It can be whatever the specifier wants it to be; a contemporary box luminaire reflecting the latest in industrial design, or an intriguing extension of the surrounding architecture. It is the next generation of outdoor luminaires and another Kim innovation. The ET (Large Entablature®) is available in HID lamp modes up to 400 watts. As such, it is most often mounted on 20' to 30' poles in single or multiple fixture configurations. The fixture has been sized to look in -scale at these heights, and is considerably smaller and less obtrusive than many existing box luminaires. The SET (Small Entablature) has been scaled to complement the larger model at lower mounting heights of 10' to 16'. Available up to 175 watts H.I.D., the smaller model is ideal for pathways and courtyards where fixtures should be at human scale. When used together, the large and small Entablatures can provide a logical transition from parking lot to pathway and building entrance by decreasing luminaire scale while maintaining consistent design. • .4.,...*MA WW S ... 6 volltofto• 6041.041,0*. .1.1,eiraboo*ey'ommotroke% ********* iitill,•41,..*** ***** 11 **** •10.1641 **** AI * 601V0014114.$0,011 s arialia*Ookil 40066#60•66‘imaretribie SS *** Ir4,0011•1 • * OO 6 60 41 •0•.• •04,000,00••••airmlismorwmille•wo to. *OMB** 0 , 0**** ***** 001************ ** 14:%1V:. * *0111 I IUI •** *4'04.11:1 • - D Annapolis stands Its ground and performs multiple maneuvers with style. This new bollard functions as a defining element to mark pathways and direct pedestrian traffic; as a safety barrier to protect pedestrian areas from vehicular traffic; and as a security bulwark against Intentional, destructive trespass. Designer: Brian Kane, IDSA DESCRIPTION Annapolis design is patent pending. MI P annapoiis o!iards 6" Embedded Bollard 6" x 33" Ughted Embedded Boi 6 x' tr Mei7lbvaaie tfollard tr x :3:1" 12" Embedded Bollard 12" x 33" 12" Ughted Embedded Bollard 12" x 33" Specify model description, powercoat color, with or without sleeve and sleeve color. dimensions (h x die) choices/options/notes choices: powdercoat color. options: polyethylene sleeve for 6" and 12" bollard. Available In Grotto, Ivy or Silver. Transformer for lighted bollard. notes: specify transformer and quantity, If ordering the lighted option. 31 t":=441;?'; • • ' • ,andscapeforms. • Petoskey charted new territory as the first bench in the Industry to use steel rods to create a separate seating element. Today it is a Landscape Forms classic. The elegant counterpoint of floating curved seat within a robust steel tube frame gives Petoskey Its unique visual and structural character. petoskey Designer: Beckett and Raeder, Inc. BENCHES: Specify description, seat Insert, support style, powdercoat color. DESCRIPTION TM dimensions (d x I) Petoskey Full, Backless Metal Rod Bench 14" x 62° . Petoskey Short, Backless Metal Rod Bensh 14" x 29. , >PetoskevB de ted M i Bench 22" x 77" x 17" seat halt e oa cey acked Bench 25" x 78" 31" to top of back 70" seat length 17° seat height support choices Rat perforated metal bench: quad support only. Rat metal rod benches: embedded support only. Backed benches: dual support (embedded only). Quad support (freestanding, surface mounted, or embedded). Petoskey protected by the following design patents: U.S. Patent Nos. D319,520, D385,731 and D392,821. 18 8 0 0. 5 2 1 . 2 5 4 6 l a n d s c a p e f o r m s. c o m PH 11 choices/options /notes choices: for all styles choose powdercoat color for metal. For backed bench, also choose wood (red oak, redwood, Jarrah or be), PolySite' 4 , perforated metal, or steel rod for seat insert notes: ice, redwood for exterior use only; red oak for hterior use ony: Jarrah, specify Interior or exterior use. File Number: E07 -018 Applied: 11/01/2007 Issue Date: 02/01/2008 Status: APPROVED Applicant: DAVIDSON, REBECCA Lead Agency: City of Tukwila Location of Proposal: Address: Parcel Number: Section/Township /Range: City �i • C y Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 -431 -3670 Fax: 206 -431 -3665 Web site: http://www.ci.tukwila.wa.us DETERMINATION OF NON - SIGNIFICANCE (DNS) Description of Proposal: 12,200 SQ. FT. RETAIL BUILDING ON FORMER TEXACO STATION SITE. 90 ANDOVER PK E TUKW 0223000040 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by Z! / S /.ZOZ g' . The lead agency will not act Dn this proposal for 14 days from the date below. os lack Pa , esponsib e Official Date ), City of a 6300 Southcenter Blvd Tukwila, WA 98188 (206)431 -3670 Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of actior unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) Attachment F SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT File Number: L07 -083 Applied: 11/01/2007 Approved: 03/03/2008 Expiration: 03/03/2009 City o k Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206 - 431 -3665 Web site: http://www.citukwila.wa.us A permit is hereby granted to: RADOVICH DEVELOPMENT CO. to: Construct a 12,114 square foot retail development with associated parking. Upon the following property: Address: 90 ANDOVER PK E TUKW Parcel Number: 0223000040 Section/Township /Range: The following master program provisions are applicable to this development: Tukwila Shoreline Master Program Development under this permit shall comply with the following conditions. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statutes, ordinances or regulations applicable to this project, but not inconsistent with th Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY -ONE (21) DAYS FROM THE DATE OF FILING WITH THE DEPARTMENT OF ECOLOGY (D.O.E.) AS DEFINED IN RCW 90.58.140(6) AND WAC 173- 14 -090, OR UNTIL ALl REVIEW PROCEEDINGS INITIATED WITHIN TWENTY -ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT Af PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearing Board. Appeals must be filed with the Shorelines Hearing Board within 21 -days from the filing of this permit with D.O.E. as defined in RCW 90.58.140. For more detail information on appeals, refer to RCW 90.58 and WAC 461.08. /1644 2.) Jack Pa irectbf of Department of Community Development Construction or substantial progress toward construction must begin within two (2) years from the effective date of the permit (th date the permit is filed with D.O.E.), per RCW 90.58.143(4). Attachment G Type of Permit: • Cizy of Tukwila Department of Community Development Shoreline Management Act Permit Data Sheet and Transmittal Letter From: City of Tukwila Department of Community Development 6300 Southcenter Blvd. Suite 100 Tukwila WA 98188 Date of Transmittal: 03 -03 -2008 Substantial Development Local Government Decision: Approval Applicant Information: Name: Rebecca Davidson Address: 2835 82 Ave S.E. #300, Mercer Island, WA 98040 Phone: (206) 267 -2669 • To: Ms. Sandra Lange, Environmental Planner Department of Ecology NW Regional Office 3190 160 Ave SE Bellevue WA 98008 Date of Receipt: Is the applicant the property owner? No Location of the property: 90 Andover Park East, Tukwila, WA 98188 Water Body Name: Duwamish/Green River Shoreline of Statewide Significance: Yes Environment Designation: Urban Description of Project: Construction of a 12,114 square foot retail building with associated parking. Notice of Application Date: 12 -06 -2007 Final Decision Date: March 3, 2008 By: Jaimie Reavis, Assistant Planner, City of Tukwila Phone Number: (206) 431 -3659 Jim Haggerton, Mayor Jack Pace, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 City qf Tukwila Department of Community Development CHAIR, CHUCK PARRISH, VICE CHAIR, GEORGE MAUNA, COMMISSIONERS, ALLAN EKBERG, MARGARET BRATCHER, BILL ARTHUR, HENRY MARVIN, AND LYNN PETERSON BOARD OF ARCHITECTURAL REVIEW (BAR) PUBLIC HEARING AGENDA MARCH 27, 2008 - 7:00 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER II. ATTENDANCE III. ADOPTION OF THE MINUTES — 01 -24 -08 IV. CASE NUMBER: L07 -084 APPLICANT: Rebecca Davidson, JCR Development Company REQUEST: Design review approval for a 12,114 square foot retail building, and associated site improvements. LOCATION: 90 Andover Park East, Tukwila, WA 98188 V. CASE NUMBER: L07 -091 APPLICANT: Travis Price on behalf of the McDonald's Corporation REQUEST: Design review approval for a 4,587 square foot fast -food restaurant With associated landscaping and parking. LOCATION: 15210 Tukwila International Blvd, King County Parcel 004300 -0090 VI. Director's Report • Discussion on meeting procedures • Discussion on obtaining clear public records • Seattle Planning Commission Retreat VII. Adjourn How to testify at the Public Hearing If you would like to address the Planning Commission, please sign in on the "SIGN IN SHEET" located at the entrance. Your name will be called, when you go to the podium please state your name and address clearly for the record. Q:\P LANCOM\AGEN DAS \03- 27- 08.doc Jim Haggerton, Mayor Jack Pace, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECTINFORMATION Rebecca Davidson, on behalf of John C. Radovich Development Company, has filed applications for development of a 12,114 square foot retail building to be located at 90 Andover Park East in Tukwila. Permits applied for include: L07 -084 (Design Review) Other known required permits include: L07 -083 (Shoreline Substantial Development Permit), E07 -018 (SEPA Environmental Review), C08 -001 (Traffic Concurrency Certificate) FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L07 -084 (Design Review), PRE06 -032 (Pre Application Meeting), L07 -083 (Shoreline Substantial Development Permit), E07 -018 (SEPA Environmental Review), C08 -001 (Traffic Concurrency Certificate) OPPORTUNITTFOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for March 27, 2008 at 7:00p.m. at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Jaimie Reavis at the Department of Community Development at (206) 431 -3670. For further information on this proposal, contact Jaimie Reavis at (206) 431 -3659 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: November 1, 2007 Notice of Completeness Issued: November 19, 2007 Notice of Application Issued: December 6, 2007 JR Page l of 1 H: \ Design Review \ Radovich TUC \ 90APE_Hearing Notice.DOC 03/12/2008 11:46 AM SO NCR POLE USM7. 7V. RAISED cotton WALK SASS ASPHALT AT EDDES Emct •' 1 /IRE ...L_ _ _�����G \7Grl�l•t• ■ ■�i. ■■ Suns. 11807 S.F. 39 4 7 /1625 S.F. 59 12159 S.F. MAc155J�•r iii! 7iNS/cR ' f,� PI ...57 MOLD aasxl LTC 11 � • $ �o • yl P&C .a Ell IW _ � w - It, LAND , r' 9• -D' s l -! DVE'. D yin ■•• 4. -0 161S. MAZI/REC7CLE ENCLOSURE ■r.: 18/■►tttic,'S' f.lil1 !.' YE N 'I IFJII W [LU S Nrirrpf.0. "ram � ( rv ) FEDERAL HIGHWAY ADMINISTI EPT OF FISH & WILDLIFE v ICE OF ARCHAEOLOGY O NSPORTATION DEPARTMENT PT NATURAL RESOURCES FFICE OF THE GOVERNOR _ PT OF COMM. TRADE & ECONOMIC DEV. EPT OF FISHERIES & WILDLIFE () BOUNDARY REVIEW BOARD () FIRE DISTRICT 011 () FIRE DISTRICT 02 () K.C. WASTEWATER TREATMENT DIVISION . DEPT OF PARKS & REC . ASSESSORS OFFICE () TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON LIBRARY () KENT UBRARY () CITY OF SEATTLE LIBRARY OWEST TILE CITY LIGHT GET SOUND ENERGY O HIGHUNE WATER DISTRICT TTLE WATER DEPARTMENT (j AT &T CABLE SERVICES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE () POLICE () FINANCE ( ) PLANNING () BUILDING () PARKS & REC. () MAYOR O CITY CLERK ( )PUG C NB CHAMBER REGIONAL OF COMMERCE COUNCIL KLESHOOT INDIAN TRIBE TURAL RESOURCES PROGRAM ERIES PROGRAM ( ) WILDLIFE PROGRAM U SEATTLE TIMES U SOUTH COUNTY JOURNAL PA ADMINISTRATTVEIFORMSICHKLIST.DOC WASHINGTON STATE AGENCIES DEPT OF SOCIAL & HEALTH SERV. PT OF ECOLOGY, SHORELAND DIV EPT OF ECOLOGY, SEPA DIVISION* FACE OF ATTORNEY GENERAL SEND CHKLIST W/ DETERMINATIONS SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES SCHOOLSILIBRARI UTILITIES CITY AGENCIES OTHER LOCAL MEDIA O U.S. DEPT OF D. MOTIONAL IFISHERIES SERVICE CI ( ) HEALTH DEPT U PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES-SEPA INFO CNTR . TRANSIT DMSION - SEPA OFFICIAL C. LAND & WATER RESOURCES E STER LIBRARY O K C PUBLIC LIBRARY ()HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT LYMPIC PIPELINE O AL WE SEWER DISTRICT ( ) WATER DISTRICT 020 ( ) WATER DISTRICT 0125 U CITY OF RENTON PUBUC WORKS () BRYN MAWR- LAKERIDGE SEWERANATER DISTRICT () RENTON PLANNING DEPT () CITY OF SEA-TAC O CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS OF SEATTLE - SEPA INFO CENTER - DCLU O STRATEGIC PLANNING OFFICE' • NOTICE OF ALL SEATTLE RELATED PLNG PROJ. AMISH INDIAN TRIBE . AIR POLUTION CLEAN AGENCY ND TRANSIT ISH RIVER CLEAN -UP COALITION 'SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHUNE TIMES ( ) CI.TUKWILA.WA.US.VWWV Mail to: (comment period stw L 1 date or marling) Dept. of Ecology Environme .eview Section *Applicant "Other agencies as necessary (checked off on attached list) "Any parties of record • send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21-day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General 'Applicant •Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record • send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross- sections of site with structures A shoreline — Grading Plan — Vicinity map • SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P: ADMINISTRATIVE IFORMS\Ct1XLIST.DOC NELSEN,JAMES R 16113 W VALLEY HWY TUKWILA WA 98188 NELSEN,JAMES FROHMUTH LOREN 16113 W VALLEY HWY TUk WILA WA 98188 LOWES HIW INC 101 ANDOVER PARK E 200 TUKWILA WA 98188 PIETROMONACO & PB L L C 7900 SE 28TH ST 310 MERCER ISLAND WA 98040 • • CITY OF TUKWILA 6300 SOUTHCENTER BLVD TUKWILA WA 98188 BRE & ESA PROPERTIES 100 DUNBAR ST SPARTANBURG SC 29306 JOHN C RADOVICH LLC 2835 82ND AVE SE 300 MERCER ISLAND WA 98040 HOME ELECTRIC COMPANY 2366 EASTLAKE AVE E 312 SEATTLE WA 98102 CITY OF TUKWILA 6200 SOUTHCENTER BLVD TUKWILA WA 98188 PHOENIZ HOTELS & HOSPITLTY 15901 W VALLEY HWY TUKWILA WA 98188 CRIM INVESTMENTS INC PO BOX 1146 EDMONDS WA 98020 CITY OF TUKWILA 6200 SOUTHCENTER BLVD TUKWILA WA 98188 Woody's Chicago Style 101 ANDOVER PARK E, TUKWILA, WA 98188 -2902 Fed ,x Kinko's ( #5173) 112 ANDOVER PARK E, Ste A TUKWILA, WA 98188 -2901 ZZ Business Print & Design 116 ANDOVER PARK E, #130 TUKWILA, WA 98188 -2901 Impress Rubber Stamps 120 ANDOVER PARK E, #140 TUKWILA, WA 98188 -2901 Homestead Studio Suites 15635 W VALLEY HWY, TUKWILA, WA 98188 -5535 Lowe's (#10) 101 ANDOVER PARK E, TUKWILA, WA 98188 -2902 Wallbeds Northwest 116 ANDOVER PARK E, #110 TUKWILA, WA 98188 -2955 Paper Zone LLC 120 ANDOVER PARK E, #100 TUKWILA, WA 98188 -2901 Jade King 120 ANDOVER PARK E, #160 TUKWILA, WA 98188 -2901 FedEx Kinko's ( #0737) 112 ANDOVER PARK E, #B TUKWILA, WA 98188 -2901 Pitney Bowes 116 ANDOVER PARK E, #120 TUKWILA, WA 98188 -2955 Seattle Metro. Credit Union 120 ANDOVER PARK E, #120 TUKWILA, WA 98188 -2901 Globelink Mortgage, LLC 120 ANDOVER PARK E, #160 TUKWILA, WA 98188 -2910 Rebecca Davidson JCR Development Company 2835 82 Ave S.E. #300 Mercer Island, WA 98040 Scott Williams Washington Dept. of Archaeology & Historic Preservation P.O. Box 48343 Olympia, WA 98504 -8343 C. Radovich, LLC 2835 82 Ave S.E. #300 Mercer Island, WA 98040 Karen Walter Muckleshoot Indian Tribe, Fisheries Division 39015 172 Ave SE Auburn, WA 98092 "free Carpenter Seattle Public Utilities P.O. Box 34018 Seattle, WA 98104 • Was mailed to each of the addresses listed on this / 3 day of f in the year 20 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I • ((J r ( OA HEREBY DECLARE THAT: k Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Project Name : � /�f� �/�'D.( PM' Mitigated Determination of Non - Significance Project Number: 07 "Og' Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Person requesting mailing: .4 717/y /,/,/,-, 7 Board of Appeals Agenda Pkt /,/, t e_2, Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other • Was mailed to each of the addresses listed on this / 3 day of f in the year 20 Project Name : � /�f� �/�'D.( PM' ), /� / �� 0C Jp y Project Number: 07 "Og' Mailer's Signature: Ole Person requesting mailing: .4 717/y /,/,/,-, 7 ,,,, /-% /,/, t e_2, • Was mailed to each of the addresses listed on this / 3 day of f in the year 20 To: Ms. Jaimie Reavis From: Off. Gerry Myklebust Date: 3/13/08 Subject: 90 Andover Park East Lighting Comments GM/gm City M Tukwila MEMORANDUM Police Department David W. Haynes, Chief of Police An Accredited Agency Thank you for the opportunity to discuss this project on 3- 12 -08. When I reviewed the plans, I made the following observations: 1. Parking areas should have a minimum lighting level of 1.0 Foot - candles (FC). Note that as minimum, not average. There are two parking areas in these plans that fall below this level. They are in the North parking lot and in the West parking lot. 2. The sidewalk along Andover Park East should have better lighting. From memory, I told you 1 -2 FC. I have since looked it up and found that the minimum value is actually 0.9 FC. I would like to hold the line at 1 FC minimum, which would tie in with the parking lot. 3. I am really concerned with the lighting in the NW corner. The plans show a raised pedestrian walkway across the parking lot from the roadside meeting/sitting area to the business at the NW corner of the building. This is the darkest section of the plan and coincides with where they have purposely planned for pedestrians to cross the parking lot. For an active use entry, the minimum lighting level is 5 FC. I recommended 2 FC for the walkways along the building. I couldn't find the reference I was thinking of; but did find the next closest one that would put the lighting at a minimum of 1 FC. 1 FC would be better than what I remember seeing on the North and West walkways. 4. I have a concern about the trash/recycling enclosure on the SE corner. It is parallel to and butts up against the walkway that passes by the rear doors to the businesses. The effect is that it screens the back door to the southernmost business from public view. The better position, from my perspective, would be to rotate it 90 degrees so it opens to the North and move it to the SE corner of the parking lot. In its current configuration, I can predict, with a high degree of certainty, that the southernmost business will be burglarized. To avoid that happening, there will need to be increased surveillance of the area. Increased surveillance can be accomplished by either the landlord or tenant providing recorded CCTV surveillance of the area. Please call (206- 391 -0796) or email me if you have any further questions. Jim Haggerton, Mayor LJaimie Reavis - Fwd: Commisioner Peter advance notice comments /questions for 3/27/08 Public Hearing From: To: Date: Subject: Hearing CC: Jaimie Reavis Maybe we should set up a time to meet with Lynn prior to the meeting. Brandon Brandon J. Miles Senior Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us Brandon Miles Minnie Dhaliwal 03/26/2008 1:20 pm Fwd: Commisioner Peterson advance notice comments /questions for 3/27/08 Public »> Wynetta Bivens 03/26/2008 12:57:40 pm »> Jaimie and Brandon, You may have already received this email from Commissioner Peterson. However, in the event that his email has not arrived I am forwarding my copy to you. Please see his comments below. Wynetta »> On 03/26/2008 at 12:50 pm, in message <3C158E9D0B6C5643B8E32CE9E5423CO2017D1ADE@XCH- F22-1V1.nw.nos.boeing.com>, "Peterson, Lynn E" <lynn.e.peterson @boeing.com> wrote: Wynetta, in the event that I don't have the right email address for Jamie and /or Brandon, could you forward this to them (or their backup presenters) so they have a chance to think about these items prior to the 3/27/08 public hearing in case I ask questions along the lines of these topics. I'll caveat my comments with the fact that I have only reviewed the data packet once very quickly last night after stopping by the post office to pick up my mail on the way home from a long drive from the Oregon Coast, so the comments will be pretty jumbled. As usual with my comments, no response requested /required from staff prior to the hearing, I just want to give them a heads up on potential questions they may have to field from me. L07 -084 (Reavis) 1) Building Orientation - -> Looking at the rendering of the building (attachment C) and the site plan (attachment B, shhet A -2), it appears that the "back" of the building is facing the trail /park. While the "back" looks okay and is probably driven by facing the prominent building features toward the intersection of Tukwila Parkway and Andover Park East, would it have made more sense to orient the "back" of the 1 Jaimie Reavis - Fwd: Commisioner Peterson advance notice comments /questions for ii 7/08 Public Hearing L07 -091 (Miles) building toward the big mound of dirt forming the ramp up of Tukwila Parkway to the I -405 overpass? This back facing north orientation would seem to make the building more presentable to the trail and with store fronts to the south it may have provided a muffling of noise pollution from I -405 to the north. Also with regard to orientation, I thought we were trying to get folks to move buildings closer to the street like on the Wig Property project, although admittedly we have plenty of recent proposals where we have allowed parking between the street and the building. Also, moving the building to the northwest corner of the site, would have allowed it to be set back farther from the river, which I had the impression was a good thing. 2) Is restaurant usage supported by design - -> The reason I ask, is that it seems like we want to encourage usage of the bike /pedestrian path along the river. I would think that path /trail users may want refereshments and /or use of restroom facilities that are normally found in restaurants or small coffee shops. On a bicycle, it isn't too far north to Fort Dent and Fun Center or Bicentennial Park to the south and fast food along the interurban trail to the east, but by foot it is a ways to go. The ability to support a future tenant like a ice cream or coffee shop may encourage trail use by pedestrians. 3) Housing near river - -> I have it stuck in my mind that we were trying to encourage housing in the TUC especially along the river, of which this project includes none. Could you set me straight if I am confused about this goal. 1) Traffic Circulation - -> Are the one way internal drives (front/west and rear /east) wide enough to accommodate Fire Truck, Delivery semi - truck - trailer, vistor /guest larger vehicle (RV, car /horse trailer) etc, if required to handle that kind of traffic (might not be required if suitable clearence in north and south lots along with signage)? 2) Building Modulation - -> There seems to be a lack of vertical and horizontal modulation along the north and south sides of the building. The elevations (attachment D) do show some texture /color changes and canopies. The drive through side (north) appears to be "softened" /screened and /or modulated to some degree by trees shown in the landscaping plan (attachment B, sheet L2.1), but they all appear to be deciduous Plum trees that would lose their leaves during the winter. The south side appears to have much less vegetation /screening /modulation and due to the new building orientation of being perpendicular to TIB, it may be more visible to northbound traffic on TIB than the previous building orientation. Any thoughts? 3) Scale of building - -> My first impression is that this is the type of "stealth" design that would be what you would try to incorporate adjacent to single family residences. Is it the proper scale, considering what the Seatac folks presented for what they had planned 21 I I Jaimie Reavis - Fwd: Cornmisioner Peterson notice comments /questions for 7/08 Public Hearing across TIB to the west and current (and future due to light rail station) multistory/multifamily in the vicinity of the project? 4) Lighting for pedestrian connection to Sound Transit overflow lot - -> It seems like I read in the staff report that mature trees were being preserved along the east edge of the property to protect (light, noise, etc ? ? ?) the apartments along that edge of the property. When the final design comes in for this pedestrian connection (southeast corner of site), will it be lit with lighted path bollards versus overhead lights to keep light from shining into those apartments on the east side? Lynn Peterson Project: 90 11tfc e ' Pi, ke L s / — 2A t/61(m A RIA , j Address: � /0 1dow --a4 k- 67161" Date transmitted: 21/ 5" /70Z) ( Response requested by: 2 f �7 /70-o" Staff JJ coordinator: iii r C Date response received: ❑ DRC review requested City of Tukwila Department of Community Development LAND USE PERMIT ROUTING FORM TO: ❑ Building ❑ Planning [ Public Works ❑ Fire Dept. ❑ Police Dept. ❑ Parks /Rec ?(,e'w rPv,e/AI )11)4 m - - COMMENTS 41,62", ty142 Sfieee � . P� / /2,`%`ti 0- 32A97„-t /, c4 /I aoced ota- p em9-1-ei - yd--ev--"e„ Plan approved Comments prepared by: ❑ Plan submittal requested File Number Lv 7 - 3 Lv . _ RECIPIvED f tb 1 9 2008 fu r\VV ILI PUBLIC WORKS Plan check date: i f 0 8 TO: FROM: • Cizy of Tukwila Department of Community Development Jack Pace, Director Karen Walter, Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Jaimie Reavis, Assistant Planner City of Tukwila DATE: February 1, 2008 SUBJECT: DNS for 90 Andover Park East retail project. FILE NO. E07 -018 • Thank you for your comments related the 90 Andover Park East project, located at the southeast corner of Andover Park East and Tukwila Parkway. Per our phone conversation last week, I spoke with Carol Lumb, project manager for the City's Shoreline Master Program update, about the possibility of setting up a mechanism to enable the City to collect funds for shoreline mitigation projects. According to my conversation with Carol, a mechanism for collecting fees for mitigation related to the shoreline impacts of development projects is under consideration as part of the Shoreline Master Program update. During the upcoming public review process for the update, we welcome your involvement and recommendations. Enclosed is the staff report and notice of decision for the SEPA review of 90 Andover Park East. The project is currently under review for a Shoreline Substantial Development Permit and Design Review. The notice period for the SEPA decision is 14 days, during which time no other decisions may be made for this project. Please let me know if you would like to review revised plans, including landscape and site plans that are resubmitted for City of Tukwila review. Sincerely, Jaimie Reavis Jim Haggerton, Mayor h11)1) Cnrfthrontor Rn,rlvvarrl Grito iilnn • Titittui WA/achinntnn 01:2 /RR • Din" na. 9 /A_A21.2A . Gam... 1/1A A'21 2AA Project: 1 ado -� f fi t/ 8irCc- ( Address: ,J 6o I 714-0- /4 Pew I & ' Adcv r - 73%k- £asl Date transmitted: 11b4 /-zr Response requested by: IZ /S 12v Staff coordinator: ektt ( - 2PGCvi'S Date response received: TO: L' Building • City of Tukwila Department of Community Development -Ji Planning Public Works REVIEWERS: Please specify how the development regulations, including citations. want made to the plans. When referencing plan change needed. COMMENTS (Attach additional comment sheets and/or support materials as needed.) 47 &'i sP. i(P. f i &W (''44 rrviOde /g. A b ( 1 s vwk. :71 Fire Dept. File Number L. LAND USE PERMIT ROUTING FORM Police Dept. Eiji Parks /Rec attached plans conflict with your ADOPTED Be specific in describing the types of changes you codes, please identify the actual requirement and The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. Plan check ate: Z° \1 \l Comments prepared by Update date: CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Rebecca Davidson, on behalf of property owner John C. Radovich, LLC, has filed applications for development of a 12,114 square foot retail building with 54 associated parking spaces. The project location is at 501 Tukwila Parkway, at the southeast corner of Andover Park East and Tukwila Parkway. Projects applied for include: L07 -083, Shoreline Permit; L07 -084 Public Hearing Design Review, and E07 -018 SEPA/Environmental Review Other known required permits include: building permit Studies required with the applications include: Preliminary Technical Information Report (stormwater). An environmental checklist has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. Project Files include: L07 -083, L07 -084, E07 -018 OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. Written comments for the Design Review and SEPA applications must be received within 14 days; that is by 5:00 P.M. on Friday, December 21st. Written comments related to the Shoreline Permit must be received within 30 days, by 5:00 P.M. on Monday, January 7th, 2008. These comments must be delivered to DCD at the address above or postmarked no later than 5:00 P.M. of the last day of their respective notice periods (Design Review and SEPA: 12/21/2007; Shoreline Permit: 1/7/2008). Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review. APPEALS i You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. The decision on the Shoreline Permit may be appealed to the State Shoreline Hearings Board; the design review decision may be appealed to the City Council; and SEPA environmental review for this project may be appealed to the Hearing Examiner. For further information on this proposal, contact Jaimie Reavis at (206) 431 -3659, jreavis@ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: November 1, 2007 Notice of Completeness Issued: November 19, 2007 Notice of Application Issued: December 6, 2007 Imo«: R W 1 • 0 ill Sns PLAN 05029/ g III: JCR DEVELOPIAENT 1 T ILA UKW COHMERCIAL I › g r:1 a 1 b SOI TUICWILA PARICWAY 1111CWILA, WAIIIINGTON r .r. 4 . 111 k, A micv gm mgRen I ............... 11-- ,-. Nu.•1, II 11 soli AI : r. ur " HE, II • r n• o II. us' II t alll _ __, •tliu II ilV II r In ISIAMIMMILEMEMINMEMMUMMENC 1111 n1 m V 1117 am um p: ,:. . -d al Iii 1,.., in lo c in 261mommo ANDOVER PARK EAST at, li ANOMIHOMMAIMMOMIUMMEM•1•1111Mft, MUm44 ANSMEMMEPIEKALIE:AIMEMEMEMOIZOMMil. • .- ''''''''' ---..-- -. .. smog& V MOW/ • . . ... IRV .. v GREEN RIVER Irtf 02 1s 4 R a a a Rom I i 1 SITE PLAN Fie ami9 /*Z .9 E m �g� Epp JCR Q DEVELOPMENT TUKWIL A ©O MIERICOGJI g g iv 0 501 TUKWILA PARKWAY TUKWILA, WASHNKiTON r P 111' I■■■■ .l■■■ Ili ■11UIw■000■■■ ■liiU•Ail■ ■■■U■. MAIM !RP11WI J FIRIERKl9NI\PMYEW?AE4PIWEEMMEM. r- ildti R ..... •:•: .;. • .:: .;..; \auu\ MEOW HMV NI ni i� � d i \ Inein ■ ■n Sin iin nS ii• 111,1 , 111E1 7.11 Ail II 11 11 n a s isammummulammmummmic i MC K n M IA C Ma [II ..•■u MU MN NM =. � -i ANDOVER PARK EAST al • ................. GREEN RIVER 0 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I • Xi/n/1/e geu,✓i'S. HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Pro ject Number: L-0 - O 3 L.07- o f / E0 Notice of Public Meeting �- - Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this of Dec . in the year 206 PA ADMINISTRATIVEFORMSTORMS \AFFIDAVITOFDISTRIBUTION Project Name: 9O /1-7//g - a r k EgS�- Pro ject Number: L-0 - O 3 L.07- o f / E0 Mailer's Signature: �- - Person requesting mai l i ng:.U ( iav,. S Was mailed to each of the addresses listed on this of Dec . in the year 206 PA ADMINISTRATIVEFORMSTORMS \AFFIDAVITOFDISTRIBUTION November 19, 2007 Dear Ms. Davidson: S Ms. Rebecca Davidson 2835 82 Ave SE, Suite 300 Mercer Island, WA 98040 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION Subject: Radovich Retail Building, 501 Tukwila Parkway & Andover Park East L07 -083 L07 -084 E07 -018 Your applications for a Public Hearing Design Review, SEPA Environmental Review, and a Shoreline Substantial Development Permit are considered complete on November 19, 2007 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please arrange to have the public notice board for this project manufactured and installed on site within the next 14 days. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board. Once the public notice board is installed, the public comment period for this project will be 14 days for the SEPA Environmental Review and Public Hearing Design Review applications, and 30 days for the Shoreline Substantial Development Permit Application. These notice periods will run concurrently. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431 -3659. JR Page 1 of 2 H:\Design Review\Radovich TUC \Completeness_Radovich Retail.DOC 1 1/19/2007 3:00 PM 6300 .Snuthcenter Rnulevard_ . Suite #1nn • Tukwila Wachinntnn OR1RR • Phnno• 2nis.4 1..A7n • Fa v • 91/S.471.2AA4" s Sincerely, g iV 14/1 i/10141. . -7 Jaimie Reavis Assistant Planner cc. L07 -083 dd. L07 -084 ee. E07 -018 JR Page 2 of 2 11/19/2007 3:00 PM H:\Design Review\Radovich TUC \Completeness_Radovich Retail.DOC • • PRELIMINARY TECHNICAL INFORMATION REPORT Proposed Tukwila Commercial Building SEC - Tukwila Parkway and Andover Park East Tukwila, Washington Prepared for: JCR Development 501 Tukwila Parkway Tukwila, Washington October 24, 2007 Our Job No. 12614 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 -6222 (425) 251 -8782 FAX BRANCH OFFICES • OLYMPIA, WA • TACOMA, WA • SACRAMENTO, CA • TEMECULA, CA www.barghausen.com • • • TABLE OF CONTENTS 1.0 PROJECT OVERVIEW Figure 1 — Technical Information Report (TIR) Worksheet Figure 2 — Vicinity Map Figure 3 — Drainage Basins, Subbasins, and Site Characteristics Figure 4 — Soils Map 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Core Requirements 2.2 Analysis of the Special Requirements 3.0 OFF -SITE ANALYSIS 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology B. Developed Site Hydrology C. Performance Standards D. Flow Control System E. Water Quality System 12614.002.doc • • • 1.0 PROJECT OVERVIEW 1.0 PROJECT OVERVIEW • The Tukwila commercial building and site is an existing 1.12 -acre site, which will be redeveloped into a commercial site with a building on it. The existing site has more impervious surface on it than the proposed site does; therefore, detention will not be a requirement for this project. In addition, the existing site consists of a gas station, which is considered a remediation site due to the fact of its leakage of gasoline from the underground storage tanks. Monitoring wells have been placed on the project site and these will be kept intact until all risk of contamination and cleanup of the site has been performed. The proposed project site lies on the southeast corner of Tukwila Parkway and Andover Park East. Christensen Road forms the project site's eastern boundary and the Green River lies easterly of Christensen Road. I-405 is immediately north of the project site on the other side of Tukwila Parkway and existing commercial development is located south of the project site. Since the Green River is so close, a shoreline permit will also have to be applied for with this development. A portion of the proposed building is located in the 200 -foot setback from the ordinary high water mark of the Green River. • • The following is a table which shows the pervious areas associated with the existing conditions compared to the proposed conditions for this project site. Existing Condition Landscaping within property lines: Proposed Condition New impervious surface outside of property lines: Total Additional Landscaping Compared to Existing Conditions with Proposed Conditions 5,522 square feet <256> square feet Proposed landscaping within property lines: 8,622 square feet Proposed condition: 2,844 square feet of additional landscaping All runoff generated on this project site will ultimately drain to the Green River. Runoff from the western portion of the site drains to Andover Park East where it is conveyed by 24 -inch storm pipe to the north underneath Tukwila Parkway, and ultimately into a 108 -inch diameter culvert which discharges to the east almost immediately into the Green River. Runoff from the eastern portion of the site discharges into the right -of -way of Christensen Road, where it is conveyed in a southerly direction and ultimately this conveyance system drains to the same 24 -inch culvert in Andover Park East, which drains to the north, as mentioned previously. Since there is less impervious surface in the proposed conditions as there was under existing conditions, and detention therefore is not a requirement for this project, water quality is still a requirement for this project, therefore this project is proposing to treat runoff from the parking and sidewalk areas of the project site with storm filters, which meets the 1998 King County Surface Water Design Manual as adopted by the City of Tukwila requirements for the Basic Water Quality Menu since Washington State Department of Ecology (DOE) has approved storm filters to meet general use level designations for Basic Water Quality. The letter from DOE is attached herewith to this report stating that storm filters can be used as a Basic Water Quality standalone treatment system. 12614.002.doc • • • All roof runoff will bypass water quality and be routed to the downstream conveyance system through a roof drain into the eastern conveyance system. 12614.002.doc • • • FIGURE 1 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET • Pait 1 PROJECT OWNER AND PROJECTENGINEER Project Owner JCR Development Address 501 Tukwila Parkway Phone King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Tukwila, WA Project Engineer Dan Balmelli Company Barghausen Consulting Engineers, Inc. Address/Phone 18215 — 72nd Avenue South Kent, WA 98032 / (425) 251 -6222 Part 3 TYPE OF PERMIT APPLICATION : - • ❑ Subdivision HPA El Short Subdivision ® Grading ® Commercial ❑ Other 'Part =G SITE:CHARACTERISTICS: • ❑ River ❑ Stream ❑ Critical Stream Reach ❑ Depressions/Swales ❑ Lake ❑ Steep Slopes Part2' • PROJECT LOCATIOM•AND DESCRIPTI • Project Name Tukwila Commercial Location Township 23N Range 4E SE 1/4 Section 23 Part 4 OTHER IIEVIEWS AND .PERM[LS: ` ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands is Shoreline Management ❑ Rockery ❑ Structural Vaults ❑ Other _ :Parts.. SITE COMMONrEY Arsiv DRAINAGE. BASiN;fi Community Tukwila Drainage Basin Green River ❑ Floodplain ❑ Wetlands ❑ Seeps/Springs ❑ High Groundwater Table ❑ Groundwater Recharge ❑ Other -1- 12614.00I .doc Part 7 SOILS REFERENCE Soil Type Urban ❑ Additional Sheets Attached Part 8 DEVELOPMENT LIMITATION§ Slopes 0 ❑ Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Sedimentation Facilities Stabilized Construction Entrance Perimeter Runoff Control Clearing and Grading Restrictions Cover Practices Construction Sequence Other MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION ® Stabilize Exposed Surface • Remove and Restore Temporary ESC Facilities ® Clean and Remove All Silt and Debris • Ensure Operation of Permanent Facilities ❑ Flag Limits of SAO and Open Space Preservation Areas ❑ Other 'Pi VIO• SURFACE WATER 'SYSTENR j.r" • • ❑ Grass Lined Channel ® Pipe System ❑ Open Channel ❑ Dry Pond ❑ Wet Pond ❑ Tank ❑ Vault ❑ Energy Dissipater ❑ Wetland ❑ Stream Brief Description of System Operation Catch basin collection to pipe conveyance through storm filters to discharge off site. Facility Related Site Limitations Reference Facility Limitation Erosion Potential Erosive Velocities LIMITATION /SITE CONSTRAINT K �.'J�:M1M�`• �...1 ❑ Infiltration ❑ Depression ❑ Flow Dispersal ❑ Waiver ❑ Regional Detention Method of Analysis SBUH Compensation/Mitigation of Eliminated Site Storage -2- 12614.001.doc i • • Part 11 STRUCTURAL ANALYSIS ❑ Cast in Place Vault ❑ Retaining Wall ❑ Rockery > 4' High ❑ Structural on Steep Slope ❑ Other Part 12 EASEMENTS/TRACTS ❑ Drainage Easement ❑ Access Easement ❑ Native Growth Protection Easement ❑ Tract ❑ Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. 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S.-22.1,1 6.82 27.64\ , APF.51t.. i 1 1 M r ja / 00> 6.89 11 !1/ 27.24)/ 204 (t07 r , 6.77 / / i..Pj 27.77l27) ' /18.29 \ I 1 4226 t 27.54 2 SO: rn 17.98 ; 71.1 187 27 0 3 OP OF • 4973.451/ T EXISTING RANK 1 7 18 ,/ • NOTE: 100 YEAR FLOOD RAIN ELEM..23.0 PER FEMA FROM MP, PANEL 979 OF 1 725 SITE 5 LOCATED IN ZONE N. 100 YEAR 71.000 RAIN 01 CONTNNED WINN THE RNERBANIC SITE DATUM: WAD EMI FDA OATUM: NORD 29 CONVERSION EQUATION 1CVD 29- NAVE BB+ I 6 5 g 8 ° 2 6. 0 • • • FIGURE 4 SOILS MAP PMENT OF AGRAJLTURE TSERVATION SE'VICE SEATTLE (CITY P.O.) 10 M1•12'30" 6 MI. TO INTERSTATE 90 • • • 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.0 CONDITIONS AND REQUIREMENTS SUMMARY • 2.1 Analysis of the Core Requirements • • Core Requirement No. 1: Discharge at the Natural Location. Response: The site will continue to discharge to the same downstream conveyance system it does under existing conditions. Core Requirement No. 2: Off -Site Analysis. Response: This project has a short downstream drainage course from the project site, and is well documented by the City of Tukwila, and the off -site analysis for this downstream drainage course is included in Section 3.0 of the Technical Information Report. Core Requirement No. 3: Flow Control. Response: Detention is not a requirement for this project site since there is less impervious area under the proposed condition as there was under existing conditions since this is a redevelopment project. Core Requirement No. 4: Conveyance System. Response: The conveyance system for this project site will be sized in accordance with the 1998 King County Surface Water Design Manual as adopted by the City of Tukwila such that the modified Rational Method will be used since this project site is less than 10 acres in size. The 100 -year storm will be conveyed in the pipes without surcharging any manholes. A minimum time of concentration of 6.3 minutes will be utilized with a Manning's "n" value of 0.014. Core Requirement No. 5: Erosion and Sediment Control Response: Erosion and sediment control measures will be instituted in accordance with the 1998 King County Surface Water Design Manual for this project site, including a minimum amount of erosion control such that a sediment trap will be provided or a pond with rock construction entrance, temporary v- ditches with rock check dams, and perimeter control in the form of silt fences. Streets will be swept regularly should sediment be tracked off site and catch basin protection will be installed on all manholes immediately adjacent to the project site that could be subject to sediment deposition. Core Requirement No. 6: Maintenance and Operations. Response: A Maintenance and Operations Manual will be prepared for this project should it be required by the City of Tukwila, unless they assume maintenance of the project themselves. Core Requirement No. 7: Financial Guarantees and Liability. Response: This project will conform to all financial guarantees and liability requirements of the City of Tukwila for projects of this nature. 12614.002.doc • • • Core Requirement No. 8: Water Quality. Response: The City of Tukwila has indicated by telephone conversation that Basic Water Quality is the menu to be followed for this project site since it is a redevelopment site and the City of Tukwila will allow the use of storm filters as a standalone treatment system meeting the Basic Water Quality Menu as it has been approved by DOE for general use level designation. A letter is attached to this report from the Department of Ecology stating that it is approved; therefore, storm filters are the proposed means of Basic Water Quality for this project site. 2.2 Analysis of the Special Requirements Special Requirement No. 1: Other Adopted Area - Specific Requirements. Response: There are no other adopted area- specific requirements since this project site is not in a critical drainage area; therefore, this requirement does not apply. Special Requirement No. 2: Floodplain/Floodway Delineation Response: The Green River has recently been updated with a FEMA study determining base flood elevations in the Green River adjacent to this project site. The previously prepared FEMA elevations were well below the existing site elevations in the location of the proposed building and in fact all over the entire site. Therefore, it is assumed this will not be a problem with this site. Special Requirement No. 3: Flood Protection Facilities. Response: This project does not propose to construct or modify an existing flood protection facility; therefore, this requirement does not apply. Special Requirement No. 4: Source Control. Response: This project will provide water quality source controls applicable to the proposed project in accordance with the King County Storm Water Pollution Control Manual and King County Code Section 9.12, which will likely include covering the trash enclosure to prevent stormwater from leaching out contaminants from the trash. In addition, the owner will likely be educated to use a minimal amount of pesticides and fertilizers on the landscaping. Also, the parking lot will be swept regularly. Special Requirement No. 5: Oil Control. Response: This project is not considered a high use site; therefore, this requirement does not apply. 1 2614.002.doc • • • 3.0 OFF -SITE ANALYSIS • 3.0 OFF -SITE ANALYSIS There is a small amount of upstream runoff contributing to the project site between Tukwila Parkway and the project site located west of Christensen Road. This minimal grassy area will sheetflow on the project site as it does under existing conditions or will be conveyed in a westerly direction towards the right -of -way of Andover Park East and collected in a conveyance system there. This runoff likely will not enter the impervious surfaces of the project site. In addition, this upstream basin is approximately 0.10 acre in size. • • The downstream drainage course from this project site is short in length, especially for the west side of the project site where runoff will course from the catch basins on the western portion of the project site and drain into a 24 -inch diameter culvert coursing northerly on the east side of Andover Park East underneath Tukwila Parkway, where it will enter a 108 -inch diameter culvert, which discharges to the east directly into the Green River. The eastern portion of the project site will discharge off the east side of the project site into a conveyance system which courses southerly and ultimately discharges to the west into Andover Park East where it will enter the 24 -inch culvert system where it is also coursing northerly into the 108 -inch diameter culvert as mentioned previously. 12614.002.doc • • • 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN • A. Existing Site Hydrology • • Under existing conditions, the entire site consists of 1.12 acres of development, of which 5,522 square feet could be considered landscaping. The vast majority of the existing site is impervious surface. This a remediation site since it existed as a Shell gas station in the past. B. Developed Site Hydrology Under developed conditions, the entire site will be cleared and graded and the underground storage tanks removed. Cleaning of the underground contamination will also be performed for the leaking storage tanks. Then, the site will be repaved with more landscaping adjacent to the parking areas than it has under existing conditions. The total amount of landscaping within the property lines is 8,622 square feet and there will be an additional 256 square feet of new impervious surface outside the property line, yielding a 8,356 square feet of landscaping which can be considered new, and when subtracting out the 5,522 square feet of existing landscaping, the total new net landscaping over existing conditions is 2,844 square feet. The remainder of the 1.12 -acre site is impervious surface, of which 0.29 acre is considered rooftop, 0.17 acre will drain to the eastern downstream drainage course, and 0.66 acre will drain to the western downstream drainage course. The entire rooftop area will also drain to the eastern downstream drainage course. C. Performance Standards There is no flow control required for this project site. The conveyance system performance standard is the modified Rational Method, which applies to sites less than 10 acres in size, and the Water Quality Treatment Menu followed is the Basic Water Quality Menu, modified by the City of Tukwila to allow storm filters as a standalone treatment system which meets the Department of Ecology requirements. D. Flow Control System This is not applicable. E. Water Quality System The water quality system proposed for this development is storm filters located on the eastern and western basins of this project site, treating runoff from the sidewalk and parking areas draining to them. The proposed eastern basin will have a two - cartridge catch basin filter system and the west basin will have a five - cartridge manhole located near the northwestern corner of the project site, ultimately discharging to Andover Park East. 12614.002.doc • • • DEPARTMENT OF ECOLOGY APPROVAL LETTERS November 2, 2005 KCSWDM Blanket Adjustment L05V0057 • KCSWDM BLANKET ADJUSTMENT: L05V0067 Blanket Adjustment to allow the use of The Stormwater Management StormFilter (StormFilter) containing ZPGTM (zeolite /perlite /granular activated carbon) media mix to meet the Basic water quality treatment requirement. • • APPLICABLE SECTION(S) OF STANDARDS: 1998 KCSWDM: Section 1.2.8 Core Requirement #8: Water Quality Section 1.2.8.1 Area - Specific Water Quality Menus; Basic WQ Menu 2005 KCSWDM: Section 1.2.8 Core Requirement #8: Water Quality Section 1.2.8.1.A Basic Water Quality Treatment Areas JUSTIFICATION PER KCSWDM SECTION 1.4.2: The Storm Filter meets the pollutant removal goal of 80% TSS for Basic water quality treatment. The Washington Department of Ecology (DOE) has given the StormFilter, using ZPG media and operating at 7.5 gpm per cartridge, a General Use Level Designation for Basic (TSS) treatment: http: / /www.ecy.wa.gov/ programs /wq /stormwater /newtech/use designations / stormfilter g uld.pdf. CONDITIONS FOR USE OF THIS BLANKET ADJUSTMENT: 1. The StormFilter shall be sized as follows: • The maximum flow rate per cartridge shall be 7.5 gpm. • The water quality design flow shall be defined as follows: Preceding detention: 35% of the developed two -year peak flow rate, as determined using the KCRTS model with 15 - minute time steps calibrated to site conditions. Downstream of detention: The full 2 - year release rate from the detention facility. • The StormFilter shall be sized using both the flow -based and mass -based methods as described in the Product Design Manual Version 3.1 (February 2004), or most current version, and the designer shall select the result yielding the larger number of cartridges. 2. Presettling shall be provided per KCSWDM Section 6.5.1 General Requirements for Media Filtration Facilities. 3. StormFilter systems shall be installed in such a manner that the flows exceeding 7.5 gpm per cartridge are bypassed or will not suspend captured sediments. StonuFilter systems shall be designed in accordance with the performance goals of the KCSWDM and Stormwater Management Inc.'s Product Design Manual Version 3.1 (February 2004), or most current version, unless otherwise specified. 4. Design Criteria. Design criteria in KCSWDM Section 6.5.5.2 shall apply, unless otherwise specified in these conditions. • November 2, 2005 KCSWDM Blanket Adjustment L05V0057 5. Access Requirements shall be the same as for detention vaults (KCSWDM Section 5.3.3), and Stormfilters (KCSWDM Section 6.5.5) except for the following modification: • Access shall be provided by a minimum of one 3' X 9' access door. All cartridges shall be within ten feet of an access door. Additional 3' X 9' access doors shall be provided to meet the ten foot distance requirement. 6. ZPG media used shall conform to the following specifications. Verification that these specifications are met shall be required. • Each cartridge contains a total of approximately 2.6 cubic feet of media. The ZPG cartridge consists of an outer layer of perlite that is approximately 1.3 cubic feet in volume and an inner layer, consisting of a mixture of 90% zeolite and 10% granular activated carbon, which is approximately 1.3 cubic feet in volume. • Perlite Media: Perlite media shall be made of natural siliceous volcanic rock free of any debris or foreign matter. The expanded perlite shall have a bulk density ranging from 6.5 to 8.5 lbs per cubic foot and particle size ranging from 0.09" ( #8 mesh) to 0.38 (3/8" mesh).. • Zeolite media: Zeolite media shall be made of naturally occurring clinoptilolite. The zeolite media shall have a bulk density ranging from 44 to 50 lbs per cubic foot and particle sizes ranging from 0.13" ( #6 mesh) to 0.19" ( #4 mesh). Additionally, the cation exchange capacity (CEC) of zeolite shall range from approximately 1.0 to 2.2 meq /g. • Granular Activated Carbon: Granular activated carbon (GAC) shall be made of lignite coal that has been steam - activated. The GAC media shall have a bulk density ranging from 28 to 31 lbs per cubic foot and particle sizes ranging from a 0.09" ( #8) mesh to 0.19" (#4 mesh). Asa" b asic stormwater treatment practice for tot re moval, Using ZPGTM media (zeol telperlitetgranutat activates ar distribution described below, Si at a design rate at 7 .5 GPM per c rtridg kce ` #1 below), an Int ernal bypassing needs to b e consistent wi the de curr ent desi Applicant: Stormwater Management, Inc., (SMI), Manufacturer and Vendor James H. Lenhart, PE, Senior Vice President and Responsible Corporate Officer (800) 548 -4667 Address of Applicant: 12021 -B NE Airport Way, Portland, OR 97220 Application Documents: The applicant's master report, titled, "The Stormwater Management StormFilter Basic Treatment Application for General Use Level Designation in Washington ", Stormwater Management, Inc., November 1, 2004, includes the following reports: • (Public) "Evaluation of the Stormwater Management StormFilter Treatment System: Data Validation Report and Summary of the Technical Evaluation Engineering Report (TEER) by Stormwater Management Inc., October 29, 2004" Ecology's technology assessment protocol requires the applicant to hire an independent consultant to complete the following work: 1. Complete the data validation report. 2. Prepare a TEER summary, including a testing summary and conclusions compared with the supplier's performance claims. 3. Provide a recommendation of the appropriate technology use level. 4. Recommend relevant information to be posted on Ecology's website. 1 • 5. Provide additional testing recommendations, if needed." • (Public) "Performance of the Stormwater Management StormFilter Relative to the Washington State Department of Ecology Performance Goals for Basic Treatment," is a summary of StormFilter performance that strictly adheres to the criteria listed in the Guidance for Evaluating Emerging Stormwater Treatment Technologies, Technology Assessment Protocol — Ecology (TAPE). • "Heritage Marketplace Field Evaluation: Stormwater Management StormFilter with ZPG Media," is a report showing all of the information collected at Site A as stated in the SMI Quality Assurance Project Plan (QAPP). This document contains detailed information regarding each storm event collected at this site, and it provided a detailed overview of the data and project. • "Lake Stevens Field Evaluation: Stormwater Management StormFilter with ZPG Media," is a report that corresponds to Site E as stated in the SMI QAPP. This document contains detailed information regarding each storm collected at this site, and includes a detailed overview of the data and project. • (Public) "Evaluation of the Stormwater Management StormFilter for the removal of SIL -CO -SIL 106, a standardized silica product: ZPG at 7.5 GPM" is a report that describes laboratory testing at full design flow. • "Factors Other Than Treatment Performance." • "State of Washington Installations." • This report, authored by Dr. Gary Minton, Ph. D., P.E., Resource Planning Associates, satisfies the Ecology requirement. III Above - listed documents noted as "public" are available by contacting SMI. Applicant's Use Level Request: That Ecology grant a General Use Level Designation for Basic Treatment for the StormFilter using ZPGTM' media (zeolite /perlite /granular activated carbon) at 7.5 GPM in accordance with Ecology's 2001 Stormwater Manual (SMI's September 28, 2004 letter). Applicant's Performance Claim: The combined data from the two field sites reported in this TEER (Heritage Marketplace and Lake Stevens) indicate that the performance of a StormFilter system configured for inline bypass with ZPG media and a 28 liters per minute per cartridge (7.5 GPM) filtration rate meets Ecology performance goals for Basic Treatment. Technical Review Committee Recommendations: The TRC, based on the weight of the evidence and using its best professional judgment, finds that • StormFilter, using ZPG media and operating at no more than 7.5 GPM per cartridge, is expected to provide effective stormwater treatment achieving Ecology's Basic Treatment TSS removal performance goals, as demonstrated by field and laboratory testing performed in accordance with the protocol; and, • StormFilter® is deemed satisfactory with respect to factors other than treatment performance (e.g., maintenance; see the protocol's Appendix B for complete list). 2 • • • Findings of Fact: • Influent TSS concentrations and particle size distributions were generally within the range of what would be considered "typical" for western Washington (silt to silt loam). • Thirty -two (32) storm events were sampled at two sites for storms from April 2003 to March 2004, of which twenty -two (22) were deemed "qualified" and were therefore included in the data analysis set. • Statistical analysis of these 22 storm events verifies the data set's adequacy. • Analyzing all 22 qualifying events, the average influent and effluent concentrations and aggregate pollutant load reduction are 114 mg /L, 25 mg /L, and 82 %, respectively. • Analyzing all 22 qualifying events based on the estimated average flow rate during the event (versus the measured peak flow rate), and more heavily weighting those events near the design rate (versus events either far above or well below the design rate) does not significantly affect the reported results. • For the 7 qualifying events with influent TSS concentrations greater than 100 mg /L, the average influent and effluent concentrations and aggregate pollutant load reduction are 241 mg /L, 34 mg /L, and 89 %, respectively. If the 2 of 7 events that exceed the maximum 300 mg /L specified in Ecology's guidelines are excluded, the average influent and effluent concentrations and aggregate pollutant load reduction are 158 mg /L, 35 mg /L, and 78 %, respectively. • For the 15 qualifying events with influent TSS concentrations less than 100 mg /L, the average influent and effluent concentrations and aggregate pollutant load reduction are 55 mg /L, 20 mg /L, and 61%, respectively. If the 6 of 15 events that fall below the minimum 33 mg /L TSS specified in Ecology's guidelines are excluded, the average influent and effluent concentrations and aggregate pollutant load reduction are 78 mg /L, 26 mg /L, and 67 %, respectively. • For the 8 qualifying events with peak discharge exceeding design flow (ranging from 120 to 257% of the design rate), results ranged from 52% to 96% TSS removal, with an average of 72 %. • Due to the characteristics of the hydrographs, generally the field results reflect flows below (ranging between 20 and 60 percent of) the tested facilities' design rate. During these sub - design flow rate periods, some of the cartridges operate at or near their individual full design flow rate (generally between 4 and 7.5 GPM) because their float valves have opened. Float valves remain closed on the remaining cartridges, which operate at their base "trickle" rate of 1 to 1.5 GPM. • Laboratory testing using U.S. Silica's Sil- Co -Sil 106 fine silica product showed an average 87% TSS removal for testing at 7.5 GPM per cartridge (100% design flow rate). • Other relevant testing at 1 -5 Lake Union, Greenville Yards (New Jersey), and Ski Run Marina (Lake Tahoe) facilities shows consistent TSS removals in the 75 to 85% range. Note that 1 -5 Lake Union was operated at 50 %, 100 %, and 125% of design flow. • SM1's application included a satisfactory "Factors other than treatment performance" discussion. Note: Ecology's 80% TSS removal goal applies to 100 mg/I and greater influent TSS. Below 100 mg /L influent TSS, the goal is 20 mg /L effluent TSS. 3 Use Conditions. StormFilters shall be designed, installed, and maintained to comply with these conditions: 1 StormFilter systems containing ZPG (zeolite /perlite /granular activated carbon) mix arc a Pp roved for basic treatment at 7.5 GPM maximum flow rate per .artridge atthe water quality design flow rate (as specified lr Ecology s 2001 S Manual), as calculated 'using ', "anacceptable continuous simulation runoff model (such as the latest versions of the Western Washington Hydrology Model or MGSFIood). Note that if the method outlined in Ecology's 1992 Stormwater Manual (single -event runoff model, such as Santa Barbara Unit Hydrograph, and 6 -month storm peak flow) is used, this approval applies at 15 GPM per cartridge. This approval applies to urban land ,uses where stormwaferinfluent "1�SS concentrations are expected to be 50Dmg %C or less an TSS particles are { not unusually fine (in the clay size ranr or StormFilter systems, to be located t the StormFilter size shall be calculated `using bathythe flow beseci'anc mass -based methods as descr bed in the Product Design Manual Version 3. (February 2004), or most current version, and the designer shell select the result., yielding the larger number of cartridges. 3 StormFilter systems shall be installed in such a manner that flows exceeding 7 5 GPM per cartridge are bypassed or will <notresuspend captured sediments StormFilter systems shall. be designed in accordance with performance goals in Ecology's 2001 Stormwater Manual and'SMI's Product Design Manual Version 3.1 (February 2004), or most current version, unless otherwise specified The de sign, pretreatment land use application, and n a ntena ce criteria in resign ManyetinUSt be closely followed. Pretreatment of TSS and oil and grease rna be necessary and sk provided irtaccordance with mo st`- currentversions of th 1l' Design M or t applic Ecology Stormwater M� r ual, and pe rformance criteria and ' pretreatment practrees p r l= "Evaluation of Emerging " tormwater T re atmen t T ies " StormFilter systems ar typ ically designed to be maintained on an'fafirival which} shall serve as g e default maintenan ce freq uency Mai ice Inc rem ng acc u m ulated sed iment from the fault` ands re sp ent cartr rged with r ch CO s lied of annualirn" ntenance, inspections c i s' used t •efinerm a ns si e e a ;te �t specific main a cek te ce schedu le and /or requirements. 1 Then s tio ar p the following findings shall serve1as maintenance triggers e avera 9:eot` (a) Accumulated vault sediment depths excee� (b) Accumuatedsediment depths on thp tops average of 0.5 inches; or (c) ^Standing! water remains i Note: If excessive floatables (trash and debris) are pres�r}1 maintenance_ sonsisting'of gross solids removal-;.not cart!' le ref? face rri`ent 4 7. Operation: Each cartridge contaii s'atotal° of approximately 2.6 cubiefeet of me Th ZPGTM cartridge consists of an outer layer of perlite that is approximately 1.3 cubic feet in volume and an inner layer, consisting of a mixture of 90% zeolite and 10% granular activated carbon, which is approximatel 1 3 cubic f ee t volume. " Perli Media: , Perlite media shall be made of natural siliceous volcanic rock free of any debris or foreign matter.. The expanded perlite s hall have a b d ranging from f 5 to`8.5 lbs per cubic foot and p" art s ize`s'ranging fr 0 s ( #8esh ).ta r,. ,....,.� ._ . zeolite s Zeolite Mediae Zeolite media shall be ma ave-a bulk ctensi f oot and par sizes ranging from 0 1 a (# rr Additionally, the cation exchange capacity (CE approximately 1.0 to 2.2 meq /g Granular Activated Carbon: Granular `activated carbon (GAC) shall be made of lignite coal that has been steam-activated. " The G media shall ; have a bulk: density ranging from 28 to 31 lbs per""cubicf rot. and particle s rangingg from 0 09 "':( #8, mes i) fo Q 19"1 "(#4 mesh) Technology Description: The Stormwater Management StormFilter® (StormFilter), a flow- through stormwater filtration system, improves the quality of stormwater runoff from the urban environment by removing pollutants. The StormFilter is used to treat runoff from a wide variety of sites including, but not limited to: retail and commercial development, residential streets, urban roadways, freeways, and industrial sites such as shipyards, foundries, etc. The StormFilter is typically comprised of a vault that houses rechargeable, media - filled, filter cartridges. Various media may be used, but this designation covers only the zeolite - perlite - granulated activated carbon (ZPGTM) medium. Stormwater from storm drains is percolated through these media - filled cartridges, which trap particulates and may remove pollutants such as dissolved metals, nutrients, and hydrocarbons. During the filtering process, the StormFilter system also removes surface scum and floating oil and grease. Once filtered through the media, the treated stormwater is directed to a collection pipe or discharged to an open channel drainage way. 5 • • • A bypass schematic for flow rates exceeding the water quality design flow rate is shown below. Figure 1. SMI StormFilter Configuration with Bypass JUNCTION STRUCTURE (IF REQUIRED) INLET' Fit' BYPASS PIPE WATER QUALITY STORK/f ALTER TREATED FLOW i f mom STORM FILTER STORMGATE. HIGH FLOW BYPASS (WttEN REQUIRED) STORMFILTER • .. 111.IA'/INUT IMO. I8Lq� 5E94887 STORMQATE HIGH fI,OW BYPASS PRECAST STORM' FILTER SCHEMATIC - PLAN VIEW WILEI T/1 VAIL 1'J4 I " I cn T * I sa•ar owo StormFilter Configurations: The StormFilter is offered in five basic configurations: precast, linear, catch basin, cast - in- place, and corrugated metal pipe form. The precast, linear, and catch basin models 6 • • • use premanufactured units to ease the design and installation process; cast -in -place units are customized for larger flows and may be either uncovered or covered underground units. The corrugated metal pipe units can be customized to meet special site requirements. The typical precast StormFilter unit is composed three bays: the inlet bay, the filtration bay, and the outlet bay. Stormwater first enters the inlet bay of the StormFilter vault through the inlet pipe. Stormwater in the inlet bay is then directed through the flow spreader, which traps some floatables, oils, and surface scum, and over the energy dissipater into the filtration bay where treatment will take place. Once in the filtration bay, the stormwater begins to pond and percolate horizontally through the media contained in the StormFilter cartridges. After passing through the media, the treated water in each cartridge collects in the cartridge's center tube from where it is directed into the outlet bay by an underdrain manifold. The treated water in the outlet bay is then discharged through the single outlet pipe to a collection pipe or to an open channel drainage way. In some applications where heavy grit loads are anticipated, pretreatment by settling may be necessary. Cartridge Operation: CENTER IttBil IsCRUS8910 RE talutiCAS tin WIRLIERIED UNDEXCRAIN GAP HOOD GASP:b7 Figure 2. The StormFilter Cartridge tfirmiti �, - - AIR LOCK GAP IWO CHECVALYE ROATLVB .0 — .00rea Lam As the water level in the filtration bay begins to rise, stormwater enters the StormFilter cartridge. Stormwater in the cartridge percolates horizontally through the filter media and passes into the cartridge's center tube, where the float in the cartridge is in a closed (downward) position. As the water level in the filtration bay continues to rise, more water passes through the filter media and into the cartridge's center tube. The air in the cartridge is displaced by the water and purged from beneath the filter hood through the one -way check valve located in the cap. Once the center tube is filled with water (approximately 18 inches deep), there is enough buoyant force on the float to open the float valve and allow the treated water to flow into the underdrain manifold. As the treated water drains, it tries to pull in air behind it. This causes the check valve to close, initiating a siphon that draws polluted water throughout the full surface area and volume of the filter. Thus, the entire filter cartridge is used to filter water throughout the duration 7 • • • of the storm, regardless of the water surface elevation in the filtration bay. This continues until the water surface elevation drops to the elevation of the scrubbing regulators. At this point, the siphon begins to break and air is quickly drawn beneath the hood through the scrubbing regulators, causing energetic bubbling between the inner surface of the hood and the outer surface of the filter. This bubbling agitates and cleans the surface of the filter, releasing accumulated sediments on the surface, flushing them from beneath the hood, and allowing them to settle to the vault floor. Adjustable cartridge flow rate: Inherent to the design of the StormFilter is the ability to control the individual cartridge flow rate with an orifice- control disk placed at the base of the cartridge. Depending on the treatment requirements and on the pollutant characteristics of the influent stream as specified in the SMI Product Design Manual, the flow rate may be adjusted through the filter cartridges. By decreasing the flow rate through the filter cartridges, the influent contact time with the media is increased and the water velocity through the system is decreased, thus increasing both the level of treatment and the solids removal efficiencies of the filters, respectively (de Ridder, 2002). Recommended research and development: Ecology encourages SMI to pursue continuous improvements to the StormFilter. To that end, the following actions are recommended: • Determine, through laboratory testing, the relationship between accumulated solids and flow rate through the cartridge containing the ZPGTM media. • Determine the system's capabilities to meet Ecology's enhanced, phosphorus, and oil treatment goals. • Develop easy -to- implement methods of determining that a StormFilter facility requires maintenance (cleaning and filter replacement). For Additional Information: Applicant e-mail address: Contact Sean Darcy, seand @stormwaterinc.com (800) 548 -4667 or info @stormwaterinc.com Applicant Web link: www.stormwaterinc.com Ecology web link: http://www.ecy.wa.gov/programs/wq/stormwater/newtech/ Ecology Contact: Stan Ciuba, P.E., Water Quality Program sciu461@ecy.wa.gov (360) 407 -6435 Technical Review Committee: Mark Blosser, P.E., City of Olympia, TRC Chairperson, mblosser @ci.olympia.wa.us (360) 753 -8320 8 WASHINGTON STATE OEPARTME NT OF ECOLOGY Ecology's Decision., Ecology 's Conditions of Use: StormFilte condi cob ersion 0 - mink art January 2005 (Updated September 2005) GENERAL USE LEVEL DESIGNATION FOR BASIC (TSS) TREATMENT For Stormwater Management, Inc.'s StormFilter As a basic stormwater treatment practice for total suspender olids TS removal, • Using ZPGTM media (zeolite /perlite /granular activated carbon),{ wig distribution described below, • Sized at a design rate of 7.5 GPM per cartridge (except as stated in Condii J., below ,and • Internal bypassing needs to be with the design: guidelii s id SM current design manual. This designation has no expiration date, but it may be amended or a oked by Ecology, and is subject to the conditions "specified below. Based on SMI's application submissions and recommendations bl Review Conmittee(TRC), Ecology hereby issues a "Genera (GULD) for the SMI StormFilter: approved ntinuous runoff model (e g. MGS Flood) Nate that f in e+e methods are co "lased `to estimate runoff fl u .rates F ore 6a a 9.6b in Volume V `of the 2005 Stormwater Management Manual Wester W should be used to adjust the app hydraulic loading rate of 7.5 G done by multiplying the above hydrau loading r ate by the rat �o indicated in Figure 9 a foie online desi r Figure 16b f� _ :471131e dour rainfall amount for th p site. i atio. The a d j uste d `hydraui` approvala ses;wI stormwater influent TSS concentrations are expected to be 500 mg /L or less and TSS particles are not unusually fine (in the clay size range). 2. For StormFilter systems to be located downstream of a stormwater detention ormFilter siz ali be cal usin both the ba;� and ;" ma bas ed m e thod's as-de sh crib ed in the P r oduct Desig 1V flo(►w er swn 3 1 (February 2004), or most current version, and the desi s select the result yielding the larger number of cartridges. 5 • Storilte s are typically designed t o be maintained on an an nual bans, which s rve as the default maintenance frequency Maintenance includes ' a emulated sediment from the vault, and repl acing spent cartridges wi. ! rechairted ca'trldL T li of a nnu a l , maint enance, inspections: can be us d t determine a s. specific maintenance schedule and/or requirements. h ins pection Performed, the following findings shall serve as maintenance`triggers esign 'ov . StormFilter systems shall be installed in such a manner that flows exceeding 7.5 GPM per cartridge are bypassed or will not resuspend eaptured sediments, StormFilter systems shall he designed m accordance with the performance goal in'Ecoip m recent:Stormwater Manual and SMI's " ProductDesign" Manua l Version n 3.1 (February 2004), or most current version, unless otherwise specified. T1... il_•;��: �� L .. " - .. eatment,.land use application, end maintenance criter in e, "closelyfollowed " ° retreatmeno and:ol' an,d grease maybe ecessary aid in accordance with the most current versions of the,SMI's Produci. Manual or the applicable Ecology Stormwater Manual, and using t erformance criteria and pretreatment practices provided o "Evaluation of Emerging Stormwater Treatment Technologies" t'websife. 6 SMY shall ma i ntai n readily available those reportslissted unc er Q t a `on Documents ":(above) as pul lie ,as well as the d ocumenta tion submitte th ii previous "conditional "use design "'ation application. �S1VII sh provide_ inks s to t • inform ation from its acorporate website; and make this° information available up request, at'no cost and in a timely manner. 2 7. ZPGTM media used shall conform with the following specifications: Applicant: Each cartridge contains a total of approximately 2.6 cubic feet of media, The ZPGTM cartridge consists of an outer layer of perlite that is approximately eet in volume ud miner 1 , '; consis Zeolite Media: Zeolite media shall be made of naturally occurring tea ib ens ty rn nging'from 28 to S1 lbs per cubic foo ranging from a 0.09" ( #8 mesh) to 0.19" ( #4 mesh). Stormwater Management, Inc., (SMI), Manufacturer and Vendor Application Documents: Applicant's Address: 12021 -B NE Airport Way Portland, OR 97220 James H. Lenhart, PE, Senior Vice President and Responsible Corporate Officer The applicant's master report, titled, "The Stormwater Management StormFilter Basic Treatment Application for General Use Level Designation in Washington ", Stormwater Management, Inc., November 1, 2004, includes the following reports: • (Public) "Evaluation of the Stormwater Management StormFilter Treatment System: Data Validation Report and Summary of the Technical Evaluation Engineering Report (TEER) by Stormwater Management Inc., October 29, 2004" Ecology's technology assessment protocol requires the applicant to hire an independent consultant to complete the following work: Pe,rlite : ' ; ,Perlite media shall be made of - natural s iliceous volcanic rock free of any debris or foreign matter. The expanded perlite shall have a bulk dR,ils *t - rran mg fro 5 to 8.5 lbs per cubic foot and particle izes rangin to 6:38' clinoptilo The zeolite media shall have a bulk density ranging from 44 to SQ Ibs per cubic foot and sizes ranging from 0.13" ( #6 mesh) to 0 ( #4 me s h Additionally the cation ,exchange capaci C C) of z shall roximate anuia oi (GiAC inediapsshall � and particle sizes 3 • • • 1. Complete the data validation report. 2. Prepare a TEER summary, including a testing summary and conclusions compared with the supplier's performance claims. 3. Provide a recommendation of the appropriate technology use level. 4. Recommend relevant information to be posted on Ecology's website. 5. Provide additional testing recommendations, if needed." This report, authored by Dr. Gary Minton, Ph. D., P.E., Resource Planning Associates, satisfies the Ecology requirement. • (Public) "Performance of the Stormwater Management StormFilter Relative to the Washington State Department of Ecology Performance Goals for Basic Treatment," is a summary of StormFilter performance that strictly adheres to the criteria listed in the Guidance for Evaluating Emerging Stormwater Treatment Technologies, Technology Assessment Protocol — Ecology (TAPE). • "Heritage Marketplace Field Evaluation: Stormwater Management StormFilter with ZPG Media," is a report showing all of the information collected at Site A as stated in the SMI Quality Assurance Project Plan (QAPP). This document contains detailed information regarding each storm event collected at this site, and it provided a detailed overview of the data and project. • "Lake Stevens Field Evaluation: Stormwater Management StormFilter with ZPG Media," is a report that corresponds to Site E as stated in the SMI QAPP. This document contains detailed information regarding each storm collected at this site, and includes a detailed overview of the data and project. • (Public) "Evaluation of the Stormwater Management StormFilter for the removal of SIL- CO -SIL 106, a standardized silica product: ZPG at 7.5 GPM" is a report that describes laboratory testing at full design flow. • "Factors Other Than Treatment Performance." • "State of Washington Installations." Above - listed documents noted as "public" are available by contacting SMI. Applicant's Use Level Request: That Ecology grant a General Use Level Designation for Basic Treatment for the StormFilter using ZPGTM media (zeolite /perlite /granular activated carbon) at 7.5 GPM in accordance with Ecology's 2001 Stormwater Manual (SMI's September 28, 2004 letter). Applicant's Performance Claim: The combined data from the two field sites reported in this TEER (Heritage Marketplace and Lake Stevens) indicate that the performance of a StormFilter system configured for inline bypass with ZPG media and a 28 liters per minute per cartridge (7.5 GPM) filtration rate meets Ecology performance goals for Basic Treatment. 4 • • • Technical Review Committee Recommendations: The TRC, based on the weight of the evidence and using its best professional judgment, finds that: • StormFilter, using ZPG media and operating at no more than 7.5 GPM per cartridge, is expected to provide effective stormwater treatment achieving Ecology's Basic Treatment TSS removal performance goals, as demonstrated by field and laboratory testing performed in accordance with the protocol; and, StormFilter® is deemed satisfactory with respect to factors other than treatment performance (e.g., maintenance; see the protocol's Appendix B for complete list). Findings of Fact: • Influent TSS concentrations and particle size distributions were generally within the range of what would be considered "typical" for western Washington (silt to silt loam). • Thirty-two (32) storm events were sampled at two sites for storms from April 2003 to March 2004, of which twenty -two (22) were deemed "qualified" and were therefore included in the data analysis set. • Statistical analysis of these 22 storm events verifies the data set's adequacy. • Analyzing all 22 qualifying events, the average influent and effluent concentrations and aggregate pollutant load reduction are 114 mg/L, 25 mg/L, and 82 %, respectively. • Analyzing all 22 qualifying events based on the estimated average flow rate during the event (versus the measured peak flow rate), and more heavily weighting those events near the design rate (versus events either far above or well below the design rate) does not significantly affect the reported results. • For the 7 qualifying events with influent TSS concentrations greater than 100 mg/L, the average influent and effluent concentrations and aggregate pollutant load reduction are 241 mg/L, 34 mg/L, and 89 %, respectively. If the 2 of 7 events that exceed the maximum 300 mg/L specified in Ecology's guidelines are excluded, the average influent and effluent concentrations and aggregate pollutant load reduction are 158 mg/L, 35 mg/L, and 78 %, respectively. • For the 15 qualifying events with influent TSS concentrations less than 100 mg/L, the average influent and effluent concentrations and aggregate pollutant load reduction are 55 mg/L, 20 mg/L, and 61%, respectively. If the 6 of 15 events that fall below the minimum 33 mg/L TSS specified in Ecology's guidelines are excluded, the average influent and effluent concentrations and aggregate pollutant load reduction are 78 mg/L, 26 mg/L, and 67 %, respectively. • For the 8 qualifying events with peak discharge exceeding design flow (ranging from 120 to 257% of the design rate), results ranged from 52% to 96% TSS removal, with an average of 72 %. • Due to the characteristics of the hydrographs, generally the field results reflect flows below (ranging between 20 and 60 percent of) the tested facilities' design rate. During these sub - design flow rate periods, some of the cartridges operate at or near 5 • • • their individual full design flow rate (generally between 4 and 7.5 GPM) because their float valves have opened. Float valves remain closed on the remaining cartridges, which operate at their base "trickle" rate of 1 to 1.5 GPM. • Laboratory testing using U.S. Silica's Sil- Co -Sil 106 fine silica product showed an average 87% TSS removal for testing at 7.5 GPM per cartridge (100% design flow rate). • Other relevant testing at I -5 Lake Union, Greenville Yards (New Jersey), and Ski Run Marina (Lake Tahoe) facilities shows consistent TSS removals in the 75 to 85% range. Note that 1 -5 Lake Union was operated at 50 %, 100 %, and 125% of design flow. • SM1's application included a satisfactory "Factors other than treatment performance" discussion. Note: Ecology's 80% TSS removal goal applies to 100 mg /1 and greater influent TSS. Below 100 mg /L influent TSS, the goal is 20 mg /L effluent TSS. Technology Description: The Stormwater Management StormFilter® (StormFilter), a flow - through stormwater filtration system, improves the quality of stormwater runoff from the urban environment by removing pollutants. The StormFilter is used to treat runoff from a wide variety of sites including, but not limited to: retail and commercial development, residential streets, urban roadways, freeways, and industrial sites such as shipyards, foundries, etc. Operation: The StormFilter is typically comprised of a vault that houses rechargeable, media - filled, filter cartridges. Various media may be used, but this designation covers only the zeolite - perlite - granulated activated carbon (ZPGTM) medium. Stormwater from storm drains is percolated through these media - filled cartridges, which trap particulates and may remove pollutants such as dissolved metals, nutrients, and hydrocarbons. During the filtering process, the StormFilter system also removes surface scum and floating oil and grease. Once filtered through the media, the treated stormwater is directed to a collection pipe or discharged to an open channel drainage way. A bypass schematic for flow rates exceeding the water quality design flow rate is shown below. 6 • • • JUNCTION STRUCTURE (IF REQUIRED) swamp= wit RA 111,1111i lid. 54104657 DAIL. ALtr Krr MUM Wit fan MATED FLOW FROM 5TORNIFILIFIR 4— BYPASS PIPE WATER QUALITY STORWILTER FLOW TO -\ 5TORMGATT. HIGH FLOW BYPASS (MEN REQUIRED) STORMGATE HIGH FLOW BYPASS it PRECAST STORM FILTER somata - PLAN 1NEW .PROJECT. W AVOMALE IUND Figure 1. SMI StormFilter Configuration with Bypass STOWFILTER 1/f 7 • • • StormFilter Configurations: The StormFilter is offered in five basic configurations: precast, linear, catch basin, cast - in- place, and corrugated metal pipe form. The precast, linear, and catch basin models use premanufactured units to ease the design and installation process; cast -in -place units are customized for larger flows and may be either uncovered or covered underground units. The corrugated metal pipe units can be customized to meet special site requirements. The typical precast StormFilter unit is composed of three bays: the inlet bay, the filtration bay, and the outlet bay. Stormwater first enters the inlet bay of the StormFilter vault through the inlet pipe. Stormwater in the inlet bay is then directed through the flow spreader, which traps some floatables, oils, and surface scum, and over the energy dissipater into the filtration bay where treatment will take place. Once in the filtration bay, the stormwater begins to pond and percolate horizontally through the media contained in the StormFilter cartridges. After passing through the media, the treated water in each cartridge collects in the cartridge's center tube from where it is directed into the outlet bay by an under -drain manifold. The treated water in the outlet bay is then discharged through the single outlet pipe to a collection pipe or to an open channel drainage way. In some applications where heavy grit loads are anticipated, pretreatment by settling may be necessary. CAP roltex b Figure 2. The StormFilter Cartridge Cartridge Operation: 10„10; 'JR LOGE CAP MIN CHECK VFWE As the water level in the filtration bay begins to rise, stormwater enters the StormFilter cartridge. Stormwater in the cartridge percolates horizontally through the filter media and passes into the cartridge's center tube, where the float in the cartridge is in a closed (downward) position. As the water level in the filtration bay continues to rise, more water passes through the filter media and into the cartridge's center tube. The air in the cartridge is displaced by the water and purged from beneath the filter hood through the 8 • • • one -way check valve located in the cap. Once the center tube is filled with water (approximately 18 inches deep), there is enough buoyant force on the float to open the float valve and allow the treated water to flow into the underdrain manifold. As the treated water drains, it tries to pull in air behind it. This causes the check valve to close, initiating a siphon that draws polluted water throughout the full surface area and volume of the filter. Thus, the entire filter cartridge is used to filter water throughout the duration of the storm, regardless of the water surface elevation in the filtration bay. This continues until the water surface elevation drops to the elevation of the scrubbing regulators. At this point, the siphon begins to break and air is quickly drawn beneath the hood through the scrubbing regulators, causing energetic bubbling between the inner surface of the hood and the outer surface of the filter. This bubbling agitates and cleans the surface of the filter, releasing accumulated sediments on the surface, flushing them from beneath the hood, and allowing them to settle to the vault floor. Adjustable cartridge flow rate: Inherent to the design of the StormFilter is the ability to control the individual cartridge flow rate with an orifice- control disk placed at the base of the cartridge. Depending on the treatment requirements and on the pollutant characteristics of the influent stream as specified in the SMI Product Design Manual, the flow rate may be adjusted through the filter cartridges. By decreasing the flow rate through the filter cartridges, the influent contact time with the media is increased and the water velocity through the system is decreased, thus increasing both the level of treatment and the solids removal efficiencies of the filters, respectively (de Ridder, 2002). Recommended research and development: Ecology encourages SMI to pursue continuous improvements to the StormFilter. To that end, the following actions are recommended: • Determine, through laboratory testing, the relationship between accumulated solids and flow rate through the cartridge containing the ZPG'`"' media. • Determine the system's capabilities to meet Ecology's enhanced, phosphorus, and oil treatment goals. • Develop easy -to- implement methods of determining that a StormFilter facility requires maintenance (cleaning and filter replacement). Contact Information: Applicant Contact: Sean Darcy, sdarcy @stormwater360.com (800) 548 -4667 or info @stormwater360.com Applicant Web link: www.stormwater360.com Ecology web link: http : / /www.ecy.wa.gov/ programs/ wq /stormwater /newtech/index.html 9 • • • Ecology Contact: Technical Review Committee: Mieke Hoppin Water Quality Program (360) 407 -6435 mhop461@ecy.wa.gov Dave Tucker, P.E. Kitsap County (360) 337 -7292 dtucker @co.kitsap.wa.us 10 • • WATER QUALITY CALCULATIONS Directly Connected CN Cale Description - -! SubArea I Sub cn Impervious surfaces (pavements, roofs, etc) L 0.17 ac it 98.00 • • • Event ; Peak Q (cfs) Peak T (hrs)I1l3yd Vol (acft)1 8 0.0151 1 16 month! 0.0456 10_ year] 125 year Appended on: 09:34:00 Wednesday, October 24, 2007 12614eastparking Event Summary 2 year Design Method Pervious CN Pervious TC 0.0751 0.1114 0.1315 Ix Intv (Pervious Area 8.00 8.00 8.00 SBUH 10.00 min 0.00 ac JL 0.00 0.0251 0.0378 0.0449 I 0.00 min DC TC omposited CN (AMC 2) Area (ac)I Method' Raintypet 0.1700 0.1700 0.1700 0.1700 SBUH SBUH _SBUH .. 1 SBUH 100 year'' 0.1538 ;L 8_00 , 00528 :I 0.1700 ii SBUH Record Id: 12614eastparking TYPEIAI TYPEIA TYPE 1 Aj TYPEIA TYPE 1 A Rainfall type Peaking Factor Abstraction Coeff IDCIA DC CN Licensed to: Barghausen Engineers TYPEIA 484.00 0.20 0.17 ac 98.00 5.00 min 98.00 L Type (Fixed Description Directly Connected TC Cale Length Slope Coeff Misc Directly Connected TC TT 5.00 min 5.00min Event ! Peak Q (cfs)iLPeak T (hrs)J Hyd Vol (acft)iIArea (ac) (MethodiIRaintypej 16 month 0.0778 !Abstraction 8 IL 0.0257 _J 0.2900 ' SBUH ITYPEIAI 2 year 0.1281 0.00 J DC CN 1 8.00 I 0.0429 0.2900 SBUH ' TYPE 1 A 10 year , 0.1901 • 1 8.00 f 0.0645 0.2900 I SBUH I I TYPE 1 A 1 25 year 0.2243 Type J Description 8.00 0.0765 , 0.2900 ' SBUH f TYPEIA 100 year! 0.2624 1 15.00 min 8.00 ! 0.0900 I 0.2900 SBUH I TYPE1A ' Design Method ' SBUH Rainfall type TYPEIA IHyd Into 10.00 min [Peaking Factor 484.00 !Abstraction Coeff -1[ 0.20 Pervious Area i 0.00 ac IDCIA i 0.29 ac Pervious CN 0.00 J DC CN 1 98.00 'Pervious TC 'L 0.00 min j[DC TC l 5.00 min '- Directly Connected CN Cale Description ' SubArea I Sub cn Impervious surfaces (pavements, roofs, etc) 0.29 ac I 98.00 DC Composited CN (AMC 2) I 98.00 I Directly Connected TC Cale f . Type J Description Length Slope j1 Coeff Misc TT i (Fixed 15.00 min I Directly Connected TC 5.00min • • Appended on: 09:34:41 Wednesday, October 24, 2007 12614roofdev Event Summary Record Id: 12614roofdev Licensed to: Barghausen Engineers Directly Connected CN Cale Description I SubArea I Sub cn Impervious surfaces (pavements, roofs, etc) I 0.54 ac I 98.00 DC Composited CN (AMC 2) II 98.00 Event 1 Peak Q (cfs)j Peak T (hrs)jIHyd Vol (acft) Area (ac) Method Raintypel 6 month ` I 0.1512 8.00 0.0514 J 0.6600 SBUH 1 TYPE 1 A 2 year 0.2599 8.00 0.0883 i 0.6600 1 SBUH ' TYPEIA' 10 year ; 0.3982 8.00 0.1359 I 0.6600 j SBUH ± TYPE1Aj 125 year 100 year:[ 0.4755 8.00 0.1626 ' I 0.1927 !I 0.6600 SBUH 0`6600 al SBUH ! TYPEIA TYPEIA1 0.5624 8.00 • • • Appended on: 09:34:59 Wednesday, October 24, 2007 12614westdev Event Summary Record Id: 12614westdev Design Method IHyd Inty (Pervious Area (Pervious CN Pervious TC Type I Description Fixed Type Fixed Description SBUH 10.00 min 0.12 ac 86.00 IDC CN 5.00 min ADC TC Pervious TC Length j Rainfall type !Peaking Factor Abstraction Coeff DCIA Directly Connected TC Calc I Slope Coeff Misc TYPE1A 484.00 0.20 Pervious TC Cale Length J Slope II Coeff II Misc II TT 5.00 min 0.54 ac I � 5.00 min j L_ Description Pervious CN Cale Open spaces, lawns,parks ( >75% grass) SubArea 0.12 ac Pervious Composited CN (AMC 2) I Sub cn I 86.00 86.00 5.00 min TT 5.00 min • • Directly Connected TC Licensed to: Barghausen Engineers 5.00min 51 �A10 • STORMWATER - SOLUTI INC. • Prepared by Kathryn Thomason on October 24, 2007 Tukwila Commercial JCR Development — Stormwater Treatment System Tukwila, WA Information provided: • Structure ID = West • Total Area (acre) = 0.66 • Percent Impervious = 82 • Water Quality Flow, WQF (cfs) = 0.15 • Peak Flow, Q100 (cfs) = 0.56 Assumptions: • Media = ZPG cartridges • Per Cartridge flow rate = 15 gpm • Drop required from inlet to outlet = 2.3' minimum • Presiding agency = City of Tukwila Size and cost estimates: The StormFilter is a flow -based system, and therefore, is sized by calculating the water quality flow rate associated •with the design storm. The water quality flow rate was calculated by the design engineer using the SBUH method and provided to CONTECH Stormwater Solutions. The estimated costs are for complete systems delivered to the job site. The final system costs will depend on the actual depth of the units and whether extras are specified. The contractor is responsible for setting the StormFilter systems and all external plumbing. The 72" manhole StormFilter has an internal bypass capacity of 1.5 cfs and the steel Catchbasin StormFilter has an internal bypass capacity of 1.0 cfs. If the peak discharge off the site is expected to exceed this rate, we recommend placing a high -flow bypass upstream of the StormFilter system. CONTECH Stormwater Solutions could provide our high -flow bypass, the StormGate, which provides a combination weir -orifice control structure to limit the flow to the StormFilter. The estimated cost of this structure is $4,500. The final cost would depend on the actual depth and size of the unit. ©2006 CONTECH Stormwater Solutions 12021 -B NE Airport Way, Portland OR 97220 Page 1 of 1 Toll -free: 800.548.4667 Fax: 800.561.1271 TS -P027 contechstormwater.com Size and Cost Estimate West Water Structure Quality Approximate No. of System Size Estimated ID Flow Depth Cartridges Cost 0.15 6' 5 72" Manhole $23,000 atchbasin . 70gz May 7, 2007 Nora Gierloff Minnie Dhaliwal City of Tukwila 6300 Southcenter Boulevard Tukwila, Washington 98188 RE: Tukwila Parkway Retail Dear Nora: We have discussed our options regarding development of the Tukwila Parkway Retail and have reached the decision to forego any Development Agreement with the City of Tukwila. With both office and apartment rents unable to support underground parking, it was our hope a partnership with the City would give us the extra parking we needed to support a larger development. Unfortunately, requiring us to pay for all of the off -site improvements (parking, pedestrian river connection, river outlook, and pocket park) proved too onerous. We appreciate the time and consideration the City has given to our project It is our hope we might partner in the future on a development that will be beneficial to both the City of Tukwila and JCR Development Sincerely, JOHN C. RADOVICH DEVELOPMENT COMPANY R becca Davidson J o&ii.1idovicli Development Company 2835 82nd Ave. S.E. #300, Mercer Island, WA 98040 (206) 267 -6060 (206) 267 -6061 Fax Website: www.jcrdevco.com • • DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND , FOR THE DEVELOPMENT I. PREAMBLE THIS DEVELOPMENT AGREEMENT is made and entered into this day of , 200, by and between the City of Tukwila, a noncharter, optional code Washington municipal corporation, hereinafter the "City," and , a (corporation, limited partnership, partnership, etc.) organized under the laws of the State of , hereinafter the "Developer." II. RECITALS WHEREAS, the Washington State Legislature has authorized the execution of a development agreement between a local government and a person having ownership or control of real property within its jurisdiction (RCW 36.70B.170(1)); and WHEREAS, a development agreement must set forth the development standards and other provisions that shall apply to, govern and vest the development, use and mitigation of the development of the real property for the duration specified in the agreement (RCW 36.70B.170(1)); and WHEREAS, for the purposes of this development agreement, "development standards" includes, but is not limited to, all of the standards listed in RCW 36.70B.170(3); and WHEREAS, a development agreement must be consistent with the applicable development regulations adopted by a local government planning under chapter 36.70A RCW (RCW 36.70B.170(1)); and WHEREAS, this Development Agreement by and between the City of Tukwila and the Developer (hereinafter the "Development Agreement "), relates to the development known as , which is located at: (provide street address ) (hereinafter the "Subject Property "); and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing (RCW 36.70B.200); and WHEREAS, a public hearing for this Development Agreement was held on and the City council approved this Development Agreement by Ordinance/Resolution on NOW THEREFORE, in consideration of the mutual promises set forth here, the parties hereto agree as follows: 1 C: \DO('11MF -1\ Minnie\ I. OCALS--- I\ Tcmp\ XPGrpWise \DEVELOPMENT_AGREEMENT_TEMPLATE sink1.doc • III. AGREEMENT Section 1. The Project. The Project is the development and use of the Subject Property, consisting of acres in the City of Tukwila. The (identify development permit/approval) describes the Project as (number of residential units, retail and service uses, parks, etc.). Section 2. The Subject Property. The Project site is legally described in Exhibit attached hereto and incorporated herein by this reference. Section 3. Definitions. As used in this Development Agreement, the following terms, phrases and words shall have the meanings and be interpreted as set forth in this Section. a) "Adopting Ordinance" means the Ordinance which approves this Development Agreement, as required by RCW 36.70B.200. b) "Council" means the duly elected legislative body governing the City of Tukwila. c) "Design Guidelines" means the Tukwila Design Manual, as adopted by the City. d) "Director" means the City's Community Development Director or Director of Planning and Building. e) "Effective Date" means the effective date of the Adopting Ordinance. f) "Existing Land Use Regulations" means the ordinances adopted by the City Council of Tukwila in effect on the Effective Date, including the adopting ordinances that govern the permitted uses of land, the density and intensity of use, and the design, improvement, construction standards and specifications applicable to the development of the Subject Property, including, but not limited to the Comprehensive Plan, the City's Official Zoning Map and development standards, the Design Manual, the Public Works Standards, SEPA, Concurrency Ordinance, and all other ordinances, codes, rules and regulations of the City establishing subdivision standards, park regulations, building standards. Existing Land Use Regulation does not include non -land use regulations, which includes taxes and impact fees. g) "Landowner" or is the party who has acquired any portion of the Subject Property from the Developer who, unless otherwise released as provided in this Agreement, shall be subject to the applicable provisions of this Agreement. The "Developer" is identified in Section 5 of this Agreement. h) "Project" means the anticipated development of the Subject Property, as specified in Section 1 and as provided for in all associated permits /approvals, and all incorporated exhibits. i) "Vesting date" means submitted. , the date the complete Application was 2 C: \DOCUME -1 \Minnie \LOCALS -1 \Temp \XPGrpWise \DEVELOPMENT AGREEMENT TEMPLATE smkl Section 4. Exhibits. Exhibits to this Agreement are as follows: • • a) Exhibit A — legal description of the Subject Property. b) Exhibit B — Map showing Development Phases. c) Exhibit C — Map of Wetland Areas.(if applicable) d) Exhibit D - Section 5. Parties to Development Agreement. The parties to this Agreement are: a) The "City" is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98335. b) The "Developer" or Owner is a private enterprise which owns the Subject Property in fee, and whose principal office is located at c) The "Landowner." From time to time, as provided in this Agreement, the Developer may sell or otherwise lawfully dispose of a portion of the Subject Property to a Landowner who, unless otherwise released, shall be subject to the applicable provisions of this Agreement related to such portion of the Subject Property. Section 6. Project is a Private Undertaking. It is agreed among the parties that the Project is a private development and that the City has no interest therein except as authorized in the exercise of its governmental functions. Section 7. Effective Date and Term. This Agreement shall commence upon the effective date of the Adopting Ordinance approving this Agreement, and shall continue in force for a period of years unless extended or terminated as provided herein. Following the expiration of the term or extension thereof, or if sooner terminated, this Agreement shall have no force and effect, subject however, to post - termination obligations of the Developer or Landowner. Section 8. Terms. [Insert Terms of the Agreement- i.e. zoning amendments, :statutory warranty. deed, easement, etc.] A. Planning and Development. B. Public Works. C. Fire Department. D. Police Department. E. Parks Department. 3 C: \DOCUME-I \LOCALS —I \ Temp\ XPGrpWise\ DF. VELOPMENT _AGREEMENT_TEMPLATE_smkI .doc Include a section requiring the Project to be subject to the City';s ;permitting process. Section 9. Vested Rights. During the term of this Agreement, unless sooner terminated in accordance with the terms hereof, in developing the Subject Property consistent with the Project described herein, Developer is assured, and the City agrees, that the development rights, obligations, terms and conditions specified in this Agreement, are fully vested in the Developer and may not be changed or modified by the City, except as may be expressly permitted by, and in accordance with, the terms and conditions of this Agreement, including the Exhibits hereto, or as expressly consented thereto by the Developer. Section 10. Minor Modifications. Minor modifications from the approved permits or the exhibits attached hereto may be approved in accordance with the provisions of the City's code, and shall not require an amendment to this Agreement. Section 11. Further Discretionary Actions. Developer acknowledges that the Existing Land Use Regulations contemplate the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under SEPA. Nothing in this Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying Existing Land Use Regulations. Section 12. Existing Land Use Fees and Impact Fees. A. Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and are applicable to permits and approvals for the Subject Property, as long as such fees apply to similar applications and projects in the City. B. All impact fees shall be paid as set forth in the approved permit or approval, or as addressed in chapter _ of the Tukwila Municipal Code. IV. GENERAL PROVISIONS Section 1. Assignment of Interests, Rights, and Obligations. This Agreement shall be binding and inure to the benefit of the Parties. No Party may assign its rights under this Agreement without the written consent of the other Party, which consent shall not unreasonably be withheld. This Agreement shall be binding upon and shall inure to the benefit of the heirs, successors, and assigns of and the City. 4 C: \ DOCUML l \Minnie \LOCALS - -1 \Temp \XPGrpWisc \I)EVEI. OPMENT _AGREEMENT_TEMPLATE_smkl -doc below: • • Section 2. Incorporation of Recitals. The Recitals contained in this Agreement, and the Preamble paragraph preceding the Recitals, are hereby incorporated into this Agreement as if fully set forth herein. Section 3. Severability. The provisions of this Agreement are separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this Agreement, or the validity of its application to other persons or circumstances. Section 4. Termination. This Agreement shall expire and/or terminate as provided A. This Agreement shall expire and be of no further force and effect if the development contemplated in this Agreement and all of the permits and/or approvals issued by the City for such development are not substantially underway prior to expiration of such permits and/or approvals. Nothing in this Agreement shall extend the expiration date of any permit or approval issued by the City for any development. B. This Agreement shall expire and be of no further force and effect if the Developer does not construct the Project as contemplated by the permits and approvals identified in this Agreement, and submits applications for development of the Subject Property that are inconsistent with such permits and approvals. C. This Agreement shall terminate upon the expiration of the term identified in Section 7 or when the Subject Property has been fully developed, which ever first occurs, and all of the Developer's obligations in connection therewith are satisfied as determined by the City. Upon termination of this Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Agreement has been terminated. This Agreement shall automatically terminate and be of no further force and effect as to any single - family residence, any other residential dwelling unit or any non - residential building and the lot or parcel upon which such residence or building is located, when it has been approved by the City for occupancy. D. This Agreement shall terminate upon the abandonment of the Project by the Developer. The Developer shall be deemed to have abandoned the Project if/when E. This Agreement may terminate pursuant to Section 3 Severability or Section 10 Default. Section 5. Effect upon Termination on Developer Obligations. Termination of this Agreement as to the Developer of the Subject Property or any portion thereof shall not affect any of the Developer's obligations to comply with the City Comprehensive Plan and the terms and conditions or any applicable zoning code(s) or subdivision map or other land use entitlements approved with respect to the Subject Property, any other conditions of any other development 5 C: \DOCUME —I \Minnie \LOCALS—I \Temp \XPGpWisc \DP.V ELOPMENT_AGREEMENf_ TEMPLATE_smkl.doc Section 9. Attorneys' Fees. • • specified in the Agreement to continue after the termination of this Agreement or obligations to pay assessments, liens, fees or taxes. Section 6. Effects upon Termination on City. Upon any termination of this Agreement as to the Developer of the Subject Property, or any portion thereof, the entitlements, conditions of development, limitations on fees and all other terms and conditions of this Agreement shall no longer be vested hereby with respect to the property affected by such termination (provided that vesting of such entitlements, conditions or fees may then be established for such property pursuant to then existing planning and zoning laws). Section 7. Specific Performance. The parties specifically agree that damages are not an adequate remedy for breach of this Agreement, and that the parties are entitled to compel specific performance of all material terms of this Agreement by any party in default hereof. Section 8. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. In the event of any litigation or dispute resolution process between the Parties regarding an alleged breach of this Agreement, neither Party shall be entitled to any award of attorneys' fees. Section 10. Notice of Default/Opportunity to Cure/Dispute Resolution. A. In the event a Party, acting in good faith, believes the other Party has violated the terms of this Agreement, the aggrieved Party shall give the alleged offending Party written notice of the alleged violation by sending a detailed written statement of the alleged breach. The alleged offending Party shall have thirty (30) days from receipt of written notice in which to cure the alleged breach. This notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out of this Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the latter of (a) the end of the 30 day cure period or (b) the conclusion of any dispute resolution process. B. After notice and expiration of the thirty (30) day period, if such default has not been cured or is not being diligently cured in the manner set forth in the notice, the other party or Landowner to this Agreement may, at its option, institute legal proceedings pursuant to this Agreement. In addition, the City may decide to file an action to enforce the City's Codes, and to obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this Development Agreement and the Code. Section 11. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or 6 C: \DOCUME —I\ Minnie \LOCALS— I \Temp\XPGrpWise \DEVELOPMENT_ AGREEMENT TEMPLATE_smkl.doc • • entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. Section 12. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are not other agreements, oral or written, except as expressly set forth herein. Section 13. Authority. The Parties each represent and warrant that they have full power and actual authority to enter into this Agreement and to carry out all actions required of them by this Agreement. All persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their respective organizations. Section 14. Covenants Running with the Land. The conditions and covenants set forth in this Agreement and incorporated herein by the Exhibits shall run with the land and the benefits and burdens shall bind and inure to the benefit of the parties. The Developer, Landowner and every purchaser, assignee or transferee of an interest in the Subject Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Subject Property, or such portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall observe and fully perform all of the duties and obligations of a Developer contained in this Agreement, as such duties and obligations pertain to the portion of the Subject Property sold, assigned or transferred to it. Section 15. Amendment to Agreement; Effect of Agreement on Future Actions. This Agreement may be amended by mutual consent of all of the parties, provided that any such amendment shall follow the process established by law for the adoption of a development agreement (see, RCW 36.70B.200). However, nothing in this Agreement shall prevent the City Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning Map or development regulations affecting the Subject Property during the next five years, as the City Council may deem necessary to the extent required by a serious threat to public health and safety. Nothing in this Development Agreement shall prevent the City Council from making any amendments of any type to the Comprehensive Plan, Zoning Code, Official Zoning Map or development regulations relating to the Subject Property five years from the anniversary date of the Effective Date of this Agreement. Section 16. Releases. Developer, and any subsequent Landowner, may free itself from further obligations relating to the sold, assigned, or transferred property, provided that the buyer, assignee or transferee expressly assumes the obligations under this Agreement as provided herein. Section 17. Notices. Notices, demands, correspondence to the City and Developer shall be sufficiently given if dispatched by pre -paid first -class mail to the addresses of the parties as designated in Section 5. Notice to the City shall be to the attention of both the City Administrator and the City Attorney. Notices to subsequent Landowners shall be required to be 7 C : \DOCUME -1 \Minnie \LOCALS -1 \Temp \XPGrpWise \DEVELOPMENT_ AGREEMENT TEMPLATF._smkI.doc • • given by the City only for those Landowners who have given the City written notice of their address for such notice. The parties hereto may, from time to time, advise the other of new addresses for such notices, demands or correspondence. Section 18. Reimbursement for Agreement Expenses of the City. Developer agrees to reimburse the City for actual expenses incurred over and above fees paid by Developer as an applicant incurred by City directly relating to this Agreement, including recording fees, publishing fess and reasonable staff and consultant costs not otherwise included within application fees. This Agreement shall not take effect until the fees provided for in this section, as well as any processing fees owed to the City for the Project are paid to the City. This Agreement shall be terminated if the Developer does not pay to the City the fees provided for in this section. Upon payment of all expenses, the Developer may request written acknowledgement of all fees. Such payment of all fees shall be paid, at the latest, within thirty (30) days from the City's presentation of a written statement of charges to the Developer. Section 19. Police Power. Nothing in this Agreement shall be construed to diminish, restrict or limit the police powers of the City granted by the Washington State Constitution or by general law. Section 20. Third Party Legal Challenge. In the event any legal action or special proceeding is commenced by any person or entity other than a party or a Landowner to challenge this Agreement or any provision herein, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer and/or Landowner(s). In such event, Developer and/or such Landowners shall hold the City harmless from and defend the City from all costs and expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including but not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing party or parties in such litigation. The Developer and/or Landowner shall not settle any lawsuit without the consent of the City. The City shall act in good faith and shall not unreasonably withhold consent to settle. Section 21. No Presumption Against Drafter. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. Section 22. Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 23. Recording. Developer shall record an executed copy of this Agreement with the King County Auditor, pursuant to RCW 36.70B.190, no later than fourteen (14) days after the Effective Date. Section 24. Legal Representation. hi entering into this Agreement, Developer represents that it has been advised to seek legal advice and counsel from its attorney concerning the legal consequences of this Agreement; that it has carefully read the foregoing Agreement and 8 C: \DOCUME --1 \Minnie \LOCALS -1 \ Temp \XPGrpWisc\ DEVELOPMENT_ AGREEMENT_ TEMPLATE_smk 1.doc • • knows the contents thereof, and signs the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed as of the dates set forth below: OWNER/DEVELOPER: CITY OF TUKWILA By By Its Its Mayor STATE OF WASHINGTON ) ) ss. COUNTY OF ) ATTEST: By City Clerk APPROVED AS TO FORM: By City Attorney On this day of , 2006, before me personally appeared , to me known to be the individual that executed the within and foregoing instrument, and acknowledged the said instrument to be his/her free and voluntary act and deed for the uses and purposes therein mentioned, and on oath stated that he /she is authorized to execute said instrument. Print name: NOTARY PUBLIC in and for the State of Washington Residing at Commission expires: 9 C: \DOCUME-i\Minnic\LOCALS -1\ Temp\ XPGrpWisc \DEVELOPMENT_AGREEMENT_ TEMPLATE_smk l.doc STATE OF WASHINGTON ) ) ss. COUNTY OF ) • • On this day of , 2006, before me personally appeared , and said person acknowledged that he /she signed this instrument, on oath stated that he /she was authorized to execute the instrument, and acknowledged as the of the City of Tukwila to be the free and voluntary act of said party for the uses and purposes mentioned in this instrument. Print name: NOTARY PUBLIC in and for the State of Washington Residing at Commission expires: 10 (': \DOCUME -1\ Minnie \LOCALS -1\ Temp \XPGrpWise \DEVELOPMENT_ AGREEMENT TEMPLATE_smkl.doc S. ARMY CORPS OF ENGINEERS () EDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. ( ) DEPT OF FISHERIES & WILDLIFE ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC >QK.C. ASSESSOR'S OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT () COMCAST ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS () FIRE () POLICE ( ) FINANCE ( ) PLANNING ( ) BUILDING ( ) PARKS & REC. () MAYOR ( ) CITY CLERK ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM'* ( ) FISHERIES PROGRAM** ( ) WILDLIFE PROGRAM *"Send SEPA Checklist and full set of plans w/ NOA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATW E\FORMS \CHECKLIST.DOC • • CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES WASHINGTON STATE AGENCIES KING COUNTY AGENCIES SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE ( ) DEPT OF SOCIAL & HEALTH SERV. DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS • SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT ( ) PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR K.C. TRANSIT DIVISION - SEPA OFFICIAL ( )k.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWER/WATER DISTRICT ( ) RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE* ( ) P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT ( ) DUWAMISH RIVER CLEAN -UP COALITION* * SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross- sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:IADMINISTRATIVE\FORM SICHEC KLIS T. DOC Rebecca Davidson 2835 82 Ave SE, Suite 300 Mercer Island, WA 98040 v Scott Williams Office of Archaeology P.O. Box 48343 Olympia, WA 98504 • N John C. Radovich 2835 82 Ave SE, Suite 300 Mercer Island, WA 98040 N Karen Walter Fisheries Division Muckleshoot Indian Tribe 39015 172 Ave SE Auburn, WA 98092 • V Pree Carpenter Seattle Public Utilities P.O. Box 34018 Seattle, WA 98104 Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SURFACE WATER For all development except one single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, or non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 501 Tukwila Parkway PARCEL #: 022300- 0040 -03 Contact's Name: Rebecca Davidson Contact Phone #: 206- 267 -6060 Contact Address: 2835 SE 82nd Ave . , Ste 300, Mercer Island WA 98040 PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: By: Approved 01.20.2006 DOES NOT PASS Print Name: Ryan D. Larson Sr. Surface Water Engineer Contact e-mail: davidsonrs@hotmail.com 9 //8/07 Date Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE WATER For all development except one single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, exisiting failities, and proposed facilties. ne -year from of the proops ervice Stan PROJECT ADDRESS: 501 Tukwila Parkway Contact's Name: Rebecca Davidson Contact Phone #: 206- 267 -6060 Contact Address: 2835 SE 82nd A test notice is valid Capacity of the co� enc i with addition of capa better than capaci �� ; uired do .' t e established level DOES `, t T PASS 1. Fire flow would be . •roximately 2. Water service will re • ire the following improvem By: Print Name: Approved 01.01.2006 a) Installation o and/or Sr. Utility Engineer feet of 0 b) Construction of a stribution system on the site; and/or C) Other: CEL #: 022300 - 0040 -03 Date onrs @hotmail.com 9:040 e date. lopment is equal to o hour(s). rrency test: in r ma to rech the site; 3. The water system improvement wi . require an amendment to the Comprehensive Water System Plan. wiike 0 u+y g Tkw',�Q �Zalo-t For all development except a single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, or a non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS:501 Tukwila Parkway CONCURRENCY TEST NOTICE SEWER Contact's Name: Rebecca Davidson Contact Phone #: 206-267-606 Contact a avidsonrs@hotmail.com Contact Address: 2835 SE 82nd ve., Ste 300, M. cer I and WA 98040 D This test notice is v 'd for one -year fr Capacity of ' concurre facilities with addit .n of capacity of equal to or be i than capact -quired to maint.:'n the established D I S NOT PASS 1. Sewer servic will require the followin_ ' ', .ro -ment(s) to pass e concurrency test: -inch w. - r main to reach the site; By: Print Name: a) lnst. ' ation of and/o C) Other: Approved 01.01.2006 Sr. Utility Engineer feet of b) Constr• tion of a distribution system on th- ite, . nd/or Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 PARCEL #: 022300- 0040 -03 2. The water system improvement will require an amendment to the Comprehensive Water System Plan. Date For M i lq a7 P. \ Planning Forms\ Applications\ newBAR.doc, fb CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431 -3670 FAX (206) 431 -3665 E- mail: tukplan@ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 1 am the current owner of the property 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 other representatives the right to enter upon Owner's real property, located at 501 Tukwi 1 a Parkway. Tukwil a, WA 98188 for the purpose of application review, for the limited time necessary to complete that purpose 5. Owner agrees to hold the City harmless for any Toss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. ss EXECUTED at Mercer Island (city), WA (state), on October 22nd , 20 Print Name 2835 82nd Ave SE, Address Mercer Island WA Phone Number 206 - 267:6060 Signature NOTAI' P residing at L` My Commission expires on Suite 300 98040 On this day personally appeared before me 30h r \ C • ( CcX CV' Ch to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his /her voluntary act and deed for the uses and purposes mentioned therein. � SUBSCRIBED AND SWORN TO BEFORE ME ON THIS '8 y `" DAY OF OCt•C'bc c , 20 D +- 3LIC in and o the,State oTWashington e.v- `e `lam' r e / i April 4. 2006 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104 -1511 Senior Title Officer, Mike Sharkey (mikesharkey @pnwt.com) Title Officer, Curtis Goodman (curtisgoodman @pnwt.com) Title Technician, Annette Strate (annettestrate @pnwt.com) Unit No. 12 FAX No. (206)343 -1330 Telephone Number (206)343 -1327 City of Tukwila Public Works Department 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Attention: Mike Cusick Your Ref.: CITY OF TUKWILA A. L. T. A. COMMITMENT SCHEDULE A Effective Date: July 13, 2004, at 8:00 a.m. 1. Policy(ies) to be issued: A.ALTA Owner's Policy Amount Standard (X) Extended ( ) Premium Tax (8.8 %) Proposed Insured: CITY OF TUKWILA NOTE: IF EXTENDED COVERAGE FOR OWNERS OR LENDERS WILL BE REQUIRED FOR A PENDING TRANSACTION, PLEASE NOTIFY US AT LEAST ONE WEEK PRIOR TO CLOSING SO THAT WE MAY INSPECT THE PREMISES. B. WORK CHARGES 2. The Estate or interest in the land described herein and which is covered by this commitment is fee simple. 3. The estate or interest referred to herein is at Date of Commitment vested in: TEXACO REFINING AND MARKETING INC., a Delaware corporation (NOTE: SEE SPECIAL EXCEPTION NUMBER 8 REGARDING EXECUTION OF THE FORTHCOMING DOCUMENT(S) TO BE INSURED). 4. The land referred to in this commitment is situated in the State of Washington, and described as follows: As on Schedule A, page 2, attached. Title Order No.: 571502 TO BE AGREED UPON Amount $ 330.00 Tax (8.8 %) $ 29.04 E 06 -000 A.L.T.A. COMMITMENT SCHEDULE A Page 2 The land referred to in this commitment is situated in the State of Washington, and described as follows: Tract 4, Andover Industrial Park No. 1, according to the plat thereof recorded in Volume 66 of Plats, page 36, in King County, Washington; EXCEPT the south 28 feet thereof; ALSO EXCEPT that portion thereof condemned in King County Superior Court Cause No. 592245, according to decree filed January 14, 1963. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: Tract 4, Andover Industrial Park No. 1, Vol. 66, pg. 36 Order No. 571502 The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A COMMITMENT Schedule B Order No. 571502 I. The following are the requirements to be complied with: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II. Schedule B of the Policy or Policies to be issued (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. C. SPECIAL EXCEPTIONS: As on Schedule B, attached. SPECIAL EXCEPTIONS: NOTE FOR INFORMATION PURPOSES ONLY: FORMAT: A.L.T.A. COMMITMENT SCHEDULE B Page 2 Order No. 571502 EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM - 1" ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. RETURN ADDRESS IS ONLY ITEM ALLOWED WITHIN SAID 3" MARGIN. NOTHING WITHIN 1" MARGINS. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 1/2" BY 14 ". NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS; PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE UPPER LEFT HAND 3" MARGIN. TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE, REFERENCE TO RECORDING NUMBER OF SUBJECT DEED OF TRUST. NAMES OF GRANTOR(S) AND GRANTEE(S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGES, IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED). ASSESSOR'S TAX PARCEL NUMBER(S). (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 3 Order No. 571502 SPECIAL EXCEPTIONS (continued): 1. EASEMENT AS DELINEATED AND /OR DEDICATED ON THE FACE OF THE PLAT: PURPOSE: Not disclosed AREA AFFECTED: The northerly and westerly 10 feet of said premises 2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: City of Tukwila, a municipal corporation PURPOSE: Sidewalk AREA AFFECTED: The 15 feet adjacent and parallel with public right of way RECORDED: November 30, 1995 RECORDING NUMBER: 9511300546 3. Building^ set - back - - 1±ne - s — as — delineated on of lie plat . 4. RESTRICTIONS AND EASEMENTS CONTAINED IN DECLARATION OF PROTECTIVE RESTRICTIONS AND EASEMENTS, AS HERETO ATTACHED: RECORDED: February 28, 1961 RECORDING NUMBER: 5256443 AMENDMENT AND /OR MODIFICATION OF SAID RESTRICTIONS, AS HERETO ATTACHED: RECORDED: September 22, 1961 RECORDING NUMBER: 5332848 AMENDMENT AND /OR MODIFICATION OF SAID RESTRICTIONS, AS HERETO ATTACHED: RECORDED: November 1, 1962 RECORDING NUMBER: 5500900 (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 4 Order No. 571502 AMENDMENT AND /OR MODIFICATION OF SAID RESTRICTIONS, AS HERETO ATTACHED: RECORDED: February 10, 1967, February 24, 1967 and June 12, 1967 RECORDING NUMBERS: 6138154 through 6138173, inclusive, 6143022 and 6188232 AMENDMENT AND /OR MODIFICATION OF SAID RESTRICTIONS, AS HERETO ATTACHED: RECORDED: RECORDING NUMBER: RECORDED: RECORDING NUMBER: Recording Number 8703200329. May 24, 1967 6180358 AMENDMENT AND /OR MODIFICATION OF SAID RESTRICTIONS, AS HERETO ATTACHED: June 6, 1994 9406061388 Said instrument is a re- recording of instrument recorded under 5. Right of the public to make necessary slopes for cuts or fills upon said premises in the reasonable original grading of streets, avenues, alleys and roads, as dedicated in the plat. 6. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2004 TAX ACCOUNT NUMBER: 022300 - 0040 -03 LEVY CODE: 2380 CURRENT ASSESSED VALUE: Land: $794,700.00 Improvements: $265,900.00 AMOUNT BILLED GENERAL TAXES: $14,189.54 SPECIAL DISTRICT: $1.59 $5.00 TOTAL BILLED: $14,196.13 PAID: $7,098.07 TOTAL DUE: $7,098.06 7. Unrecorded leaseholds, if any; rights of vendors and holders of security interests on personal property installed upon said property and rights of tenants to remove trade fixtures at the expiration of the term. (continued) I A.L.T.A. COMMITMENT SCHEDULE B Page 5 10. Payment of Real Estate Excise Tax, if required. Order No. 571502 8. Evidence of the identity and authority of the members or managers of Equilon Enterprises, a limited liability company, to execute the forthcoming instrument must be submitted. 9. Until the amount of the policy to be issued is provided to us, and entered on the commitment as the amount of the policy to be issued, it is agreed by every person relying on this commitment that we will not be required to approve any policy amount over $100,000, and our total liability under this commitment shall not exceed that amount. The property described herein is situated within the boundaries of local taxing authority of City of Tukwila. Present Rate of Real Estate Excise Tax as of the date herein is 1.78 %. Ralph Potts can/9807231496 END OF SCHEDULE B Title to this property was examined by: Any inquiries should be directed to one of the title officers set forth in Schedule A. Andover Industrial Park No. 1 66/36 Company of Washington, Inc. N PACIFIC NORTHWEST Ti'1'LE Order No . 571502 IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. 9511300546 CONVEYANCE OF EX1SIING UTILITY EASEMENT FOR USE AS SIDEWALK EASEMENT STATE OF WASHINGTON COUNTY OF KING R ECPIl /F© NOV 191995 r `a s K INta t. OUNTY RECORDER easement Is made and given this 7 day of ' 1945. by Texaco Reflnlng and Marketing Inc. a Delaware Corporation (GRANTOR). to and fur the benefit of the CV OF 3 TUKWILA. a Washington municipal corporation (the 'City'). This conveyance of existing ututty casement for use by the Ctty of Tukwila as sidewalk FOR ONE DOLLAR (S1.00) and other voluable consideration. the receipt and 8 sufficiency of which Is hereby acknowledged. Grantor hereby conveys and quitclaims to the City without warranties of tote, non - exclusive easements for the purpose of construction and maintenance and use by the public of public sldewatks over that property which fronts public street right -of -way and which has been previously recorded as a utility easement. attoched hereto as Exhibits A and B and Incorporated herein by reference within the parcel known as that portion of the SE1 /4-S23- T23 -R04E. records of King County. Washington. more particularty described as parcel number 022300 -0040. The rights and obligations set forth In Exhibit A shall remain Intuit force and effect and shall not be affected In any manner by this agreement. The rtght of the public to use the easement granted herein shall be subject to the reasonable right of the Grantor to regulate or control any activities which may. In the Grantor's reasonable discretion. present a threat of harm to persons or property. nuisance. annoyance. d or breach of the peace on the adjoining property owned by the Grantor. The terms and condittons of this Easement shall be binding upon and Inure to the benefit of the City. Grantor. and their respective successors and assigns. The easement EXCISE TAX NOT REQ&RRED Pope 1 o(4 al eCo. . ds T 4 conveyed herein Is fa the beneftt at the pubic. and the burden of the easement conveyed shall run wtth the tale to the property. and be binding upon the Grantor and their successors and assigns. IN WITNESS WHEREOF. grantors have executed thes Instrument as of the day and year first above written. CITY OF TUKWILA Id 4 7 /f- ay John W. Rants Attest: C135 Approved as to Form Only: Attorney i `` 9 / Clerk. Jane Cantu Texaco Refining and Marketing Inc. a Delaware Corporation By. (mot Page 2ot4 Approved as to: Form Description Tams On this the 1 t n . day of J U , 19 Q�i before me, SHAM WIETSTRUCK, the unde ed Nota�y Public, personally appeared ,Ini�n A. tP tS V :rr_Pter(Meyr ::nmt rPcc4. Stlrefan4 , personally known to me (or proved to me the basis of satisfactory evidence) tb be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/shehhey executed the same in his/her/their authorized capadty(Ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the Instrument. Witness my hand and official Seal. .liha 1 elAt, 4 7117i/ f/C1 Notary's Signature 6a+ INTERSECTION STA. 441+57.06 TUKWILI PKWY. - STA. 374+19.3.3 ANDOVER PK. E. FD. M.I.C. /100 8 e � m • TUKW A PARKWAY 30' 30' Vi a 15' UTILITY Q EASEMENT 0 0 PARCEL NO. 012300 -0040 YV SCALE: 1 - -50 EXHIBIT 'B' Sidewalk Easement conveyance 9807231496 After Recording Pigmy Retn I 'fa: C P.O. Box 4453 Houston, TX 77210 -4453 • ❑ Xddit rimes on page of docutout Graatoe(s) (Last name fast, tam Bret name and alas) I. Eguilon Enterprises LLC 2, 3. 4. • motional names on page of document. WASBINGTON STATE RECOf tDSR'S Cover S t (RCW 5.O4) Document Title(s) (car ttaaawn= contained tbeaein): (ell antes applicable to Wet docomtzu mtbe Sled in) l.Special Warranty Deed 1. 3. 4. Reference Numbeefs) of Documental assignd or rinsed: o Additional noSteaee are on page of doctmaettt Grantors) (Test name first then Sat one and initials) I. Texaco Refining & Marketing Inc. 2. 3. 4. abbreviated: ie. lot, block, plat or section, tone Nhtp, ange) �` Legs) Daeripiion: ( 1 ® L ;� z- y /�4ovCJL�rotA- 5-a E�a(� *� , , “f�� ' J • Adad...t le is !m pate . 4 of doatmmt ,{ Aasesoor's Property Tat Pareel/Aeeovat Nambot: 02,2.. 3 oO - 00 4-0 --03 [� Assessor Tax it not Yd esnigned• Ei6271.35 07/83/98 .00 - ANDOVER INDUSTRIAL PARK M. GENERAL PROVISIONS A. _. a File No. 5256443 as Amended by Auditor's File Nos. 5332848, 5500900 and 6138154. Amendment No. 4 under Auditor's File No. 6138159.hru Auditor's File No. 6138173, inclusive. I. All of the building sites in ANDOVER INDUSTRIAL PARK are for industrial, commercial and warehousing pur- poses, and all grantees agree to use the sites only for such purposes and under such conditions as hereinafter o et forth. (A) In ANDOVER INDUSTRIAL PARK no land shall be used and no building or structure shall be used, erected or converted to any use other than those permitted under City of Tukwila C -M zoning. (B) Building sites in this district may be used for such commercial, industrial and warehousing purposes as are described in Section (A) above, but grantee agrees not to use or allow the use of said premises or any por- tion thereof at any time for the manufacture, storage, distribution or sale of any products or items which shall unreasonably increase the fire hazard of adjoining property; or for any purpose or use in violation of the laws of the United States or of the State of Washington. II. ARCHITECTURAL CONTROL COMMITTEE (Referred to as "the A. C. C. ") For the period until 90% of the acreage originally described and designated as ANDOVER INDUSTRIAL PARK shall be originally sold b-• the Developers, or by the Successor or Successore in interest of any. thereof, the A. C. C. shall be composed of sever. (7) members, including (1) Charles O. Baker; (2) Chairman of the Planning Comm :sir.:' of Tukwila; (3) Rcbert C. Wing; (4) Wells B. McCurdy; and (5), (6) and (7), three (3) members nominated by Puget Western, Inc., from the owners or resident management employees of industries owning or !easi plant facilities within the originally described acreage of ANDOVER INDUSTRIAL PARK. The written ap- proval e; any four (4) of the members of the A. C. C. shall constitute the approval of said Committee. During said period, in the event of the death or refusal or incapacity to act of any of the designated members of said Commit- tee, the ra.nainisg members are authorized to appoint a successor by instrument in writing filed with the King County icditcr's office of the State of Washington. Neither the members of the Committee nor its designated representatives shall be entitled to any compensation for services performed pursuant to this covenant. applications to the committee for approval shall be in writing, shall be served upon the committee at the office of PU:CET WESTERN, INC., Seattle, Washington, and shall be supplemented by such supporting data as the committee .hall require. PUGET WESTERN, INC., shall, immediately upon receipt applications for approval, cause written notice thereof to be provided each member of the A. C. C., which notice shall set forth the time and place at which action shall be taken upon the application by the A. C. C. For the purpose of the preceding notice provicon , "Applications for Approval" shall be deemed to- include all matters submitted by owners of tracts for the approval of the A. C. C. pursuant to the requirements of these protective covenants. Action by a majority of the committee shall be controlling: The committee's approval or disapproval as required in this covenant shall be in writing. In the event the committee, or its designated representative fails to approve or diszp rove within, thirty days after a location plan and plans and specifications for a building have been submitted to it. or in any not wept, if no suit to enjoin the construction has been commenced prior to the completion thereof, approval be required and the related covenant shall be deemed to have been fully complied with. FROi DED. however, that the A. C. C. and /or its successors or assigns shall not be liable in damages to anyone so submitting plans for approval or to any owner or owners of land covered by this instrument by reason ci mistake in judgment, negligence or nonfeasance of itself. its agents or employees, arising out of or in ccnnec- tic . with the a:'j r oval or disapproval, or failure to approve any such plans, likewise anyone so submitting plans to tae A. C. C., for approval, by the submitting of such plans and any owner by so acquiring title to any of the prop - ert; covered hereby, agrees that he or it will not bring any action, or suit to recover for any such damages against the A. C. C. In the event the A. C. C. fails to approve or disapprove in writing such design and location within thirty days after said plans and specifications have been submitted to it, this covenant will be deemed to have been duly complied with. Construction or alteration of all buildings in ANDOVER INDUSTRIAL PARK shall meet the standards pro- vided in t :esa covenants. Purchasers, prior to construction or alteration of any building must sutin:it two sets of plans and specifications for such building to PUGET WESTERN, INC., its successors or assigns, and written approval of such plans by the A. C. C. shalt be proof of compliance with these restrictions. BUILDING: (a) Setbacks shall be a minimum of 60 feet on front and 15 feet or_ side yards. (o) A maximum of 60% of total ground arca can be covered by buildinga. (c) Truck parking shall be as specified under Chapter 4, Tukwila Zoning Ordinance, side or rear yard load- in; only. A truck loading dock running parallel to a frontage street but positioned at least 50 feet back of the front face of the retraining part of the building shall be considered to qualify under this require ment, providing the length of said loading dock noes not exceed 75% of the total. fro ; of the gs buildin ;._.••••• Ardover Industrial Park Auditor's File No. 5256443 as Amended by Auditor's File Nos. 5332848, 5500900 and 6138154 (Page 2) (d1 Land to be ccnveyed subject to I5 -foot utility easements on frontage streets and 27 -foot rail and utility easements et rear or side of property, together with easements under, over and across a right of way 5 feet in width on each side of the common boundary of any two tracts. Said 15 -foot utility easements along frontage streets shall be landscaped by the Developers and maintained by owner to a manner approved by the A. C. C. in accordance with the remaining provisions of Para- graph III relating to landscaping. All of the remaining portion of the site not covered by buildings and not developed with paved parking areas shall be. landscaped and maintained by the owner with - the minimum requirement being that all such areas be coyered•with a ground cover planting which will prevent wind or water erosion of the earth. Placement and maintenance of all utilities condi- tioned upon any entry for installation, replacement, or maintenance; the entities furnishing the utilities shall restore the surface of the ground substantially to its original condition with reason- able expediency. All utility service lines, whether part of the primary service connections to the building or secondary services to other buildings and appurtenances shall be entirely underground. (e) Maximum building height not to exceed 35 feet, except as may be amended by the owners and the A. C. C. (f) On corner lots both frontages shall be considered "front" yards. Any buildings erected in the area originally designet' d as AN R I I Uf STRIAL CPA °K` hal is of rm in all respects to the Building Code and Fire Zone restrictions Y Council thereof. In addition thereto, all buildings erected in the area originally designated as ANDOVER de Ir:DUSTEL4L PARK shall conform to the further requirement that the a teri r finish of front rol concrete and o si de wails to a minimum depth of 20 feet must be of architectural concrete, units, stucco, terra- cotta, architectural clay tiles, metal panels with factory baked -on enamel finish or equiva- lent quality finish materials; the remaining portior. of side walls and the rear wall may be of plain concrete, plain ccncrete masonry units, or any of the finishes previously designated for front walls. A1.1 other types of finish materials not roversd in the above must first be submitted to and have the written approval of the A. C. C. In no eve.;• will weed siding, plywood or plain or corrugated sheet metal or other materials of similar appearance qua'_•ties be permitted. Plans and specifications for the constriction, installation or alteration of all signs and lands =ape planting rust first he submitted to and have the written approval of the A. C. C. Any sign erected shall relate to a use located on the property where such sign is located. No more than one free - standing sign. not to exceed 150 square feet in area, shall be permitted in the setback area for each street frontage. .No traffic regulation or direction signs shall be permitted without the approval of the A. C. C. The design and erection of signs upon buildings shall be with the written approval A. C. in the No acceesory building use shall be construed to permit the keeping of articles, goods nr open or expobed to public view. When necessary to store or keep such materials in the open, not to exceed six feat in height, the lot area shall be fenced with a screening fence at least six feet in height; said storage shall be limited to the rear 20% of the property. The building Codes of the City of Tukwila in effect at the time of any construction shall apply to such coa- struct :on, except to the extent that such building code regzirements are less than the requirement prescribed by these Protective Covenants. En-ploy cestomer, owner or ter.ant parking wit not be permitted on pr'•vat o or d cat edssors s in ANDOVER INDUSTRI.L PARK, and it will be the resnonsibility of the property oers, assigns, to provide such minimum parking facilities as follows: (1) One passenger car space shall be provided for each 1C00 square feet of building area, or one for every two employees or visitors.. The owner shall submit to the A. C. n be e . indicating the basis on which the proposed number of parking spaces computed. (2) Parking areas muet be paved with a year - around surface (asphalt or concrete) the et) C. must be screened from view from adjacent streets in a manna approved by (3) No more than one driveway entrance to parking or loadi:.g areas shall be permitted for eacn 100 feet of frontage and the nearest edge of a driveway entrance shall be no closer than 20 feet to a side lot line or 1.25 feet from the second front line in the case of corner lots. Driveways shall not exceed 25 in width (not counting curb returns). Planting areas and landscaping shall conform to reasonable minimum standards as proposed by PUGET • WESTERN, INC., and approved by the A. C. C. All landscaping and planting shall be permane.ttly maintained by grantee on his property at his expellee. The A. C. C. shall also act as of of aint nee co for the a our. and the right s hall be reserved to them to enter upon any tract for the purpose P of the property owner, if ea' id owner shall not have taken corrective action within fourteen days from receipt of r of any notice in writing filed by the A. C. C. of failure to perform necessary landscape ani and appurtnen e a safe . The tract in this district must at all times :seep the premises, buildings, improvements • clean, wholesome condition and comply in all re/ hb ish of any character whats ever which may ate on d F, Nos. 53332848, 5500900. and 6�:.til Arnenoment No. ti under ' ^Ztor, S r,_le os. o A' ditcr's File NL 138173, inclusive, A File Nos. 6143 1 and 6189232 r,m«ndment No. 5 under Auditor's File No. 6180358 Subdivision after the o tract sold underthesar f the date of cxe utror sae contract agree on fy all terms d covenants. If, after the expiration of y tract within ANDOVER INDUSTRIAL PARK, any purchaser shall not have begun in good faith the construction of table buildin upon said tract, PUGET WESTERN, INC., may. at its option, refund the purchase price and enter p g P and ent into possession of said land. At any time, PUGET,WESTERN, INC., its successors or assigns, may • extend in writing the time in which sue_^. building construction may be started. .. V. Each condition and covenant in the PUGET WESTERN, INC., .ANDOVER INDU s IAL PA-Ry sha the terminate and be cf no further effect on January 1, 2010, provided that at any .n ANDOVER INDUSTRIAL PARK may, by written declaration signed and ackncwledged by them and recorded in the Deed ar. t his r i g t Kin Count amend or alter, exists lorg as the then owners of conditions of t he acre- or extenci such restrictions, a :i and this right R N alter, provided, however, that the restrictions, conditions and cone- age in said ANDOVER INDUSTRIAL PARK desire; nests cantai ) and t or pov�f lte � application of this section. • . . mere lapse of time shall not affect or alter the app Invaldation of any of the foregoing protective covenant's shall not affect the validity of any ether of each covenants, but same shall remain in full force and effect. ..s and AMENDMENT NO. 4 c inclusive, Auditor's File :;.• {rsiru.^ients executed by all present owners of all property , blo l and Ind errty locatted d with within!rAz3ote. er Industrial Part:. :• erled under Aud'itor's File N23.. 6138154 through 5132 : : r• ^22 and 6153232, subpa:agrapn (a) under "auILDING" of L Paragraph III (GSNLRi P?37ISIO:•iS) :•:n; a- =_::cc b deleting the present language of the aforesaid subparagraph (a) and substitutir. e the fo11c: :_'nz in lieu therof: (a) Setbacks shall conform to the requirements of Tukwila Zoning Ordinance No. 261, as in amended, Chapter 4, Section 4 -12, entitled "District C -M Industrial ar or rear and addition thereto there shall be required a 15 -foot setba:,k on side ya yer ds, except where a greater setback is required for railroad easement purposes; not be PROVIDED, that the provisions cf this Amend na north of the southerly boundary of portiInduntriaon ria?Park described Andover Industrial Park.acreage lying Nc•. 4 as presently platted. AMENDMENT NO. 5 E+ instrument executed by the owners of a majority of III in Andover FROV- �•SIONS)awas further amended by a adding ng 1967 under auditor's an additional file No. E180358, the end thereof c read as follows: by di PRIVATE STREETS: " "private streets" means a btreet not reflected on the originally recorded plat of A s used in this h . r paragraph, p : ;�e wires which it is located, •ah:ch abuts rx•o or =ore less and which does not intersect two or more public dedicated streets. Construction and maintenance cf a private street shall in all respects conform to the following standards: (1) The length of any private street measured along its centerline perpendicular ular point of r line from the p rp. intersection with the curb line of a joining public dedicated street to its end shall not exceed six hundred (600) feet. (2) The minimum width of private street right - of stare gall be forty a minimum of twenty -five ( 25) feet (3) Building front setback on lots iro4.ing private and the front twenty -five (25) feet shall all be landscaped, except for driveways. (The 60% limitation • on building site area coverage shall apply) (4) No vehicular parking shall be permitted can private streets. iENDMENT NO. 1, Under Auditor's File No. 5332848 KNOW ALL HEN BY THESE PRESENTS: That PUGET WESTERN, INC. a. corporation being the owner of s majority of the acreage in Andover Induotrtal Park, consisting of all that property described byrreferenca to conveyance and roe-. cording data in the Protectiva Covenants bearing King County • td V 4 1page 353,Grecords of said d County, does hereby at Volume 4 L.ro p R amavd acid [ticotectivo Covenants in accordance ularaha provisions of Paragraph V. thsraof in the following'p end�(4),r raapectivaly,EaN all be smendad)t vied • BUILDING: * * * (b) A maximum • of 60% of total ground area can ba covered by buildings. * * * (d) manta frontagaeetreetscand 27-foot util- ity saw:manta et rear or side of property. together S fe at a in width on side n of s tha e common g way esemants boundary of any designated tract or tracto and 10 feet in width plus normal construction right of way under, over and across any portion of said tracts not adapt- able or praviounly used as a building site in the original installation, whata nacaaaary to serve any tract or trecte with utility services. Said 10 -foot • lendecepadaond frontage be approved by the A.C.C. in accordance with the re- veining proviciona of this paragraph III relating to landscaping. Placcmant and anintace of instal- utilitiao couditiouad upon any Y for lation, vaplaccment or maintenance; the antitiea furnishing tha utilities shall raetore the surface•• of the ground substantially to its original condition with raaaanabls sxpadiency. 2. Paragraph V shall bi amended to read so follows: Each condition and covenant in tha PUGET WESTERN, INC., ANDO= INDUSTRIAL PARK shall terminate and be of no fur- ther effect on January 1, 2010, providud that at nny time the owners of a majority of the acreage in ANDOVER ItDUS- TwIA.L LtRK may, by written declaration signed and acknowl- edged by them and recorded in the Deed Records of King County, Washington, alter, amend or extend such reatric- ti.onn, conditions and covenants and this right to so altar, amend or extend shall exist as long as the then owners of a sire;iprovided�, however,ithatithertrestrictionls,,,Iconditionadew and covenants contained in subparagraphs (a) and (b) of paragraph III hereof, as amended hereby shall not be Air-. thar subject to any right or power of attaration, amend - mant or crtonaion whatsoever aubaaqueat to the date hereof. The mera lapse of time shall not affect or alter the appli- cation of this section. • BUCUTSD this 21st day of September, 1961. Attaat: irdivgio /Wrote STATE OF WASHINGTON as. COUNTY OV KIN 0 ' PUGET WESTERN, INC. By ;:z 1 J • /? f Presidant On this 21st day of September, 1961, before me, the under - signed, a Notary Public in and for the State of Washington, duly comoisaioned and sworn, personally appeared FREDERICK W. KIC:ti?.LL and RALPH H. DAVIS, co me known to be the President and Secretary, respectively, of PUGET WESTERN, INC., tha corporation that exe- cuted the foregoing instrument, and acknowledged the said inetru- oaot to ba the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned and on oath stated the authorizad to execute the corporate seal h of 6 said instrument, corporation. and that WITNESS my hand and official seal he eto affixed, the day and year in this certificate itte • of ing to c n iresiding for atthe Saattls o! ti3aching , g 2. AMENDMENT NO. 2, Under Auditor's File No. 5500900 KNOW ALL HMI BY THESE PRESENTS* That PUGET WESTERN, INC., a corporation, being the owner of a majority of the acreage in Andover Industrial Park, con- sisting of all that describpd by reference to convey- ance and recording data in those Protectivo Covenants bearing King County Auditor's Pile Number 5256443 and recorded on Feb- ruary 28, 1961, at Volume 4127, page 353, records of said County, does hereby amend said Protective Covenanta'in accord- ance with the provisions of Paragraph V thereof in the follow- ing particularas 1. Paragraph (A) of Paragraph I shall be amended to read as follows * (A) In ANDOVER I)DUSTRIAL PARK no land shall ba used and no building'or structure ehall be used, erected or converted to any use other than those per- witted under City of Tukwila C -M zoning. 2. The first paragraph of Paragraph II (ARCILITECTURAL CONTROL COMMITTEE) shall be amended to road as follows* Yor the period until 90% of the ANDOVER INDUS- TRIAL PARK shall be originally sold by the developers, or by the successor or aucteasors in interest of any thereof, the A.C.C. ahall be composed oft (1) Charles Baiter* (2) Chairman of Planning Commission of Tuk- •, wile; (3) Walls B. McCurdy* (4) Robert C. Keever, (5) Robert C. Wing* (6) an architect•or professional • engineer registered under the laws of the State of Washington, to be appointed by the developer, and (7) an industry representative, to be nominated and selected by Majority vote of the A.C.C. from manage- ment employees of industries 'owning or leasing tracts in Andover Industrial Park. The written approval of any four of tho members of the A.C.C. shall consti- tute the approval of aaid Committee. During said period, in the event of the death or refusal or in- capacity to act of any of the designated members of • said Committee, the remaining members are to appoint a successor by instrument in writing filed with the King County Auditor's office of the State of Washington. Neither•the members of the Committee nor its designated representativea shall bo entitled to any compensation for services performed pursuant to • this covenant. 3. The second paragraph of Paragraph II (ARCHITECTURAL CONTROL COMMITTEE) shall be amended by adding between the first two'sentencce (after the words "shall require" and be- fore the words. "Action by ") the followings PUGET WESTERN, INC., shall, immediately upon receipt of applications for approval, cause written notice thereof to be provided each member of the A.C.C., • which notice shall set forth the time and place at which action shall be taiten upon the application by the A.C.C: For the purpose of the preceding notice provision, 'Applications for Approval" shall be deemed to include all matters submitted by owners of tracts for the approval of the A.C.C. pursuant to the require-. _slants of these protective covenants'. 4. Paragraph III (GENERAL PROVISIONS) shall be amended as set forth bolows .(i) In the subparagraphs under 'BUILDING" the . subparagraph denoted "(c)' shall bo deleted and the following shall be substituted in lieu thereofs ENDMENT NO. 2, Under Auditor's File No. 5500900 • • • (c) Truck parking shall be as specified undor - Chapter 4, Tukwila Zoning Ordinance, aide or roar yard loading only. A truck loading dock running parallel to.a.frontago etreot but positioned at least 60 feet back of the front face of the remain- ing part of the building shall bo considered to qualify undor this requirement, providing the length of said loading dock does not exceed 75% of the total frontage width of the building.. (ii) In the subparagraphs under "BUILDING" the sub- paragraph denoted "(d)" shall be deleted and the follow- ing shall be substituted in lieu thereof& •(d) Land to be convoyed subject to 10 - foot utility easements on frontage streets and 27 -foot rail and utility easement's at roar or aide of prop- erty, together with easements under, over and across a right of way 5 foot in width on each side of the :common boundary of any two tracts. Said 10 -foot utility easements along frontage streets shall be landscaped and maintained by owner in a manner ap- proved by the A.C.C. in accordance with the remain- ' ing proviaiona of Paragraph III rolating to land- scaping. Placement and maintenance of all utilities conditioned upon any entry for inotallation, re- placement, or maintenance; tho entitiea furnishing the utilities shall restore the surface of the ground substantially to its original condition with reasonable expediency. All utility service lines, whether part of the primary service connections to the building or secondary aervices to other build - inga and appurtenances shall be entirely underground. (iii) In the subparagraphsundor "BUILDING" follow✓ ing subparagraph (o) there shall be added subparagraph (f), which ■hall read as follows* (f) On corner lots both frontages ehall'be con- sidered -"front" yards, A minimum of 25% of the lot area located between the street and the setback lino and 100% of the 10 feet nearest the street (except' for driveways) shall be landscaped. The remaining setback area may be developed with either landscaping or as paved automobile parking areas. (iv)' In the original Protective Covenants the aecond main paragraph following subparagraph (o) of • Paragraph III, beginning with the words "Plana and specifications," ahall•bo deleted and in lieu thereof the following shall be substituted* • Plano and specificationa for the construction, installation or alteration of all signs and land- scape planting must first be submitted to and have the written approval of the A.C.C. Any sign erected shall relate to a use located on the property whore such sign is located. No more than one freo- standing sign, not to oxcecd150 square feet in area, shall be permitted in tho 'setback area for each street front- age. No traffic regulation or direction signs shall be permitted without tho approval of the A.C.C. (v) In the original Protective Covenants the fifth main paragraph following subparagraph (c) of Paragraph III, beginning with the words "The building Codes," shall be . amended to road as followat The building Codes of the City of Tukwila in effect at tho time of any construction shall apply to such construction, except to the extent that such building code requirements are lees than the requirement° proscribod•by these Protective Coven- ants. (vi) In the original Protective Covenants the sixth main paragraph following subparagraph (o) of Paragraph III, 'beginning with the words "Pseployoo, customer," (including subparagraphs (1) and (2) thereof) shall bo.doloted and • the following shall bo substituted in lieu thereof* Employee, customer, owner or tenant parking will not be permitted on private or public dedicated streets in ANDOVER INDUSTRIAL PARK, and it will be the responsibility of the property owners, their suc- cessors and assigns, to provide -such minimum parking .facilities as follows: IENDMENT NO. 2, Under Auditor's File No. 5500900 (1) Ono paasenger car space shall be provided for each 1000 square feot of building area, or one for every two employees or visitors. The owner shall submit to the A.C.C. an analysis indicating tho beets on . which tho proposed number of parking space° has been. . computed. (2) Parking areas must be paved with a year - around sur- face (asphalt or concrete) and must bo screened from view from adjacent streets in a manner approved by the A.C.C. No more than one driveway entrance to parking or load- ing areas shall be permitted for each 100 feet of frontage and the nearest edge of a driveway entrance shall bo no closer than 20 foot to a side lot line or 125 feet from the second front line in the case of corner lots. Driveways shall not exceed 25 feet in width (not counting curb returns). • 5. In Paragraph IV, in the second sentence, after the word .'within ", change the words "this district," to the words "ANDOVER INDUSTRIAL PARK. ". EXECUTED this 31st day of October, 1962. (3 4 QQ«„rw Assistant Secretary • PuaET WESTERN, INC. By f"a, cd• k�,.��•�t O . President STATE OF WASHINGTON) (ss COUNTY or K I N O) On this 31st day of October,. 1962, before me, the undersigned, a Notary Public in and for tho State of Washington, duly commis- sioned and sworn, personally appeared P. W. KIMBALL and R. E. WIL- LIAMS, to ma known to be the President and Assistant Secretary, AMENDMENT NO. 3, Under Auditor's File No. 6138154 KNOW ALL MEN BY THESE PRESENTS' That PUGET WESTERN, INC., a corporation, being the owner of a majority of the acreage in Andover Industrial Park, con- sisting of all that property described by reference to conveyance and recording data in those Protective Covenants bearing King County Auditor's Pile Number 5256443 and recorded on February 28, 1961, at Volume 4127, page 353, records of said County, and • as heretofore amended by instruments filed for record under King County Auditor's Pile Numbers 5332848 and 5500900 on September 22, 1961 and November 1, 1962, respectively, does hereby further amend said Protective Covenants in accordance with the provisions of Paragraph V thereof in the following particulars; PROVIDED, ;hat the provisions of Paragraph 2 of this Declaration of Amend- rant No. 3 shall not be applicable to that portion of the ori- ginally described Andover Industrial Park acreage lying north of the southerly boundary of Andover Industrial Park No. 4 as , presently platted' • 1. The first full paragraph of Paragraph II TECTURAL CONTROL COMMITTEE) shall be amended to read as follows' For the period until 90% of the acreage originally described and designated as ANDOVER INDUSTRIAL PARK shall be originally sold by the Developers, or by the Successor or Successors in interest of any thereof, the A.C.C. shall be composed of seven (7) members, including (1) Charles 0. Baker; (2) Chairman of the Planning Commission of Tukwila; (3) Robert C. Wing; (4) Wells B. McCurdy; and (5), (6) and (7), throe (3) members nominated by Puget western. Inc., from the owners or resident management employees of industries owning or leasing plant facilities within the originally described acreage of ANDOVER INDUSTRIAL PARK. The written approval of any four (4) of the members of the A.C.C. shall constitute the approval of said Committee. During said period, in the event of the death or refusal or incapacity to act of any of the designated members of said Committee, the re- maining members are authorized to appoint a successor by instrument in writing filed.with the King County Auditor's office of the State of Washington. Neither the members of the Ccm- uittee nor its designated representatives shall be entitled to any compensation for services performed pursuant to this covenant. 2. Paragraph III (oENZRAL PROVtaTOWE) snail MI amended as sot forth below' • (i) In the subparagraphs under "BUILDING" the subparagraph denoted "(c)" shall be deleted and the following shall be substituted in lieu thereof' (c) Truck parking shall be as specified under Chapter 4, Tukwila Zoning Ordinance, side or rear yard loading only. A truck loading deck 'running parallel to a frontage street but positioned at least 50 feet back of the front face of the remaining part of the building shall be considered to qualify under this requirement, providing the length of said loading dock does not exceed 75% of the total frontage width of the building. (ii) In the subparagraphs under "BUILDING" the subparagraph denoted "(d)" shall be deleted and the following shall be substituted in lieu thereof' (d) Land to be conveyed subject to 15- . foot utility easements on frontage streets , and 27 -foot rail and utility easements at 1. AMENDMENT NO. 3, Under Auditor's File No. 6138154 rear or side of propsrtx. together with ease- ments under, over and across a right of way S feet in width on each adds of the common boundary of any two tracts. Said 15 - foot utility easements along frontage streets shall be landscaped by the Developers and maintained by owner in a manner approved by the A.C.C. in accordance with the • remaining provisions of Paragraph III relating to landscaping. All of the remaining portion of the site not covered by buildings and not developed with paved parking areas shall be landscaped and maintained by the owner with the minimum requirement being that all such . areas be covered with a ground cover planting which will prevent wind or water erosion of the earth. Placement and maintenance of all utilities conditioned upon any entry for installation, replacement, or mainten- ance; the entities furnishing the utilities shall restore the surface of.the ground sub- stantially to its original condition with reasonable expediency. All utility service_ lines, whether part of the primary service connections to the building or secondary services to other buildings and appurten- ances shall be entirely underground. (iii) In the subparagraphs udder "BUILDING" the . subparagraph denoted "(1)" shall be amended by deleting the second and third sentences thereof. • (iv) In the subparagraphs under "BUILDING" the first major paragraph following subparagraph (1), commencing with the words Any buildings erected in ANDOVER INDUSTRIAL PARK shall be masonry construction" and ending with the words " . . . must first be sub- mitted to and have the written approval of the A.C.C." shall be amended by deleting the aioreaaid paragraph in its entirety and substituting the'follow- ing in lieu thsrsofs -3- Attests Any buildings erected in the area originally designated as ANDOVER INDUSTRIAL PARK shall. con- form in all respects to the Building Code and lire Zone restrictions officially adopted for the City of Tukwila by the Council thereof. In addition thereto, all buildings erected in the area originally designated as ANDOVER INDUSTRIAL PARK shall conform to the further requirement that the exterior finish of front walls and of side walls to a minimum depth.of 20 feat must be of architectural concrete, brick, architectural concrete masonry units, stucco, terra - cotta, architectural clay tiles, metal panels with factory baked -on enamel finish or equivalent o ion g of l side f walls and the rear wall remaining p plain concrete w 11 may y be of plain concrete, p • masonry units', or any of the finishes previously designated for front walls. All other types of finish materials not covered in the above must first be submitted to and have the written ap- proval of the A.C.C. In no event will wood siding, plywood or plain or corrugated sheet metal or other materials of similar appearance qualities be permitted. EXECUTED this Assistant Secretary 9th . day of September. 1966. PUGET WESTERN,INC. -4- sy President 614392 STATE Or WASN1NCrO1C ) COUNTY Or KING ) declaration of amendment no 4 protective covenants ANDover industrial park . KVC 4 ALL KGR 1Y TIO5i PRLsones T Krf RS AB, .by .init* VTent sXecr i �4 on the 2 s.t 44,4 of September, 19(:.1. and reroide :. it Volt:'*' 4 : r bee.:s, records o! R+ +c• County, Wr shir^.ton. rUOrT Lrr SI :;N, INC. amended Protective Covenants a p p i t Part. ar:eeor by providing in j'• 'hell r n (b) of Paragrrrh III t or hereof, as w err tine'. 'hel n nE 1 +e further it t. Y mint or oxtor.orselonnn w:►atsoevsr eubar•yscnt to the diets tt:rl:s.l1 and WUtltrkf. the Fresent tn•ners or all pril.ertie!+ Invited within thb afnretaid l.nnov•.r Irre :ustr-.:1 rarl, tc•e. - dt• in- dividually and r• 11.. tive/y, dekire to Srs:r in further om::,? en. sut�parrpraph (r) rt the eLorureid Yere;r't: III, .': IC•:T 4P;STtk1. INC., SAY.h'i+M/IS:'• t:1M1/.11::1'.1. Cc.., INC. • R:..X r.L,i.l!:Z', iiC ?:LA 8. McCVRDY, TUR: :.U. CI.ACA, RICI :Art` T. DAVIDhON'and ,41e a Co.V1DnoC. his wilt, rFANY A. Dahl, JP—. cr t'1: o ;.1' his w!1r, ELS16 Fti?.5YDll. hi wife, N. -.741 {i- :'•.i' ,-, .Cr t , ,,. . AL1 LhBON .TO: •t• :' :: It ' AM:J .CA Orlr FF''Z'.'V S. Cr*eC. I i0i;, CII :CRr•Ctj Ph•L'iT1h TOM. caer1ti4,• FI'U..•7 r TIrr. A Rt'lit) C.414 Al OLNL 7'' CLECTRI C C;uti•Auy, J(0„1,Y' . YJ .JFr.C:t"L': r, & r : ! ) 1 Y C'` n Y. 1 ?:C i, p' 11,., t ulle CO`i;''' �. e• ,c, r. Ir:C. KI1::.L6Cr"r. Ki::. ::v` V0.'1 I:, I. DI 0 L rl:\^i. D. Crv::'•'�l"bs. Wcr i1: `L:.LI CC , r•' .r '1 I:i• I .l�Y, NORTON COt: , Y.• c•'II:e CC ... and U t C Il"vi the do hereby amen! ce:E Prots ^rive CQVtr.r...tf i11 rcr 'o'`�ticuiares ptcv Iiors of PeragraN: V thsreot ir. the Lolie• p St,hrtragroph (a) unit "rtfi1L';T^" ef paregr:p`:: 2I:. (0Sti RAL PROV1PIa' :) tha1 b, a rr+ded b; dstr :in;' " p'earr,►. Iswisgs of Or efores'•id sut•pbre0ralh la) anti Ini,atituting the !piloting in limn thersott • 24 f.tr / 1 r •a+ww+.wa«..., a a m.b.w us....r.,w.... ..r -.. - ...+.. +.. ,w.... . . 614392 6180358 declaration of amendment no 5 protective covenants andover industrial park - KNOW ALL MLN SY THESG PRELENTOt That PUc1 T WCSTEkK, INC., a corporation SAMUJt' 1"il VflMM} RCIAL CO, , INC., a rtu l nrr:t f an, RGY, ALL/LOA Aral Wf.: L! B. McCURUY, being the owners of a m:Jnrfty of the arrnr In ,Pnduvrr In,os:,rin Park,cpna'eting 0: all that wor...rty descfibrd by reference to conveyance end r.r•t.rdfny uut.a in thaw. Proteri t• Ctivenontr brnrinn King County . 4u4it7 - 's rile Number 5t5644.'• and treordc"l on re1idary T , 15' at Veltanr 4127, page ]sa:t, t rc o. do of said (.•L''.ty, e, hert to` ..re nmende' by instruments filed fc:: record und.r.Kitty Qta:nt 6adlfor t .., {. rile Nuw,er, `13264n, 550cv0!�, bItf 1'4• and t,: %'l16'l, on September 22, 79t.1. Noven•1•er 1, 1gi,t, re•'iu.ry It', 190,.anI1 rrhrunry:1 19L7, r.wprttivrly, d.. hereby further nncnd said Protective Covariant* in accnr4nnce with lhu provisions of Parsgreph V thereat in the following pnrticulnrst Pnragr*Pli III tcr. P1c7Vlt'J01:£; ii. further amended by st:dfng an additional auction atthc eadthrten: to read an follawnt ) as. 1 2VATE STPUIPs Al. used in this paragraph, "private street," rnt ens a atrea:. not reflected an the originally -- r•:frdetl plat of the arrn within wti.n ft is ]orated, which nluts:,tWa or morn iota and which •' does h intersect Iwo or mr..rr public deufratr streets. Conrtroutir:n ,fat nnin:cnnn'' of n private atrcut shall In all.re.rrete conform to the following atnrntartirt ill The length of any private street measured along its centerline from the perpendicular print of inter -' arrtion with the curb 1Inu of a joining p shlfc dedic'tcd stti•.t to its end shall not exceed a:> hundred (60L) feet. The minim wiith of p:_vctr street • right- of -vsy shall be forty (4O) feet.' (3) front artt =_'k on lc!.s fronting private sttte-C. shall ttssc c rinfrnm of twee cy -ffvr (25) fret en:t the f:oct twen'y -five (:5) 1 ct mall . all be 1sa'tcap d, except for t1rikokrys. (The 6Cf limiLet!on on building mitt area coverage 'shell apply) (4) No vehicular perking shall be permitted on private street,. EXECUTE: th: /E , day of .!'. PUGET WL^aTERN, INC. BY Its i'ra:.iocnt EAMMJ Mifiil COW t. CAL CO.. INC. 1t.;1 r -( it • ^i, Its 1 • r DECLARATION Or AMENDKENT,NO. 4 . PROTECTIVE comminc Al ESEUSTAIAL SA= • 11•••••■■••■11 MI : C..) STATE OE Wtrrillren* ) ,..„ „.. .43 4i� TeX: ) ga ' ' ' .' -'. • • . , ' '-' ;"*. • : : ....... , . ., CQTOF 46tie ) , . . .. KIM ALL $X! BY THE= PRESENTS' . . . • , . • . . . . • ' TIM, verpnAs, by inctrunenL exteutrd or the 2let of September, 1961, and recorded in Volume 4174, pogo 399, of ., Deeds. records of )in o Co:ntr, Wushington, PVCT V",LA, INC. Amended Protective Coventnts spplicable co h.ndover Iriduetrial Park acreage by provadino in port thLt rub7sragraphs AO and lb) of Paraora0 III therecf, se amendee: therohy, ihsIl not be further subject to any right or pousr of .alteration, amend- - mcnt or extension whatsoever subseqvent to the date thereof: , . . WHET:AS, the present ownere of all properties lecoted within ttt aforeuid Andover Industrial Pork scre:,ne do in- dividuolly ane collectively dezioe to join in El:1'th:: amt:nding ... '.. „: . . subparagraph (a)•of the efortsoid Pors7rspt I/Z, rurrm VISTM, INC.. EAIWAISH CUMrPC.1 CO., INC., Rr:>: ALLISOV, WTILS S. .. . . . DAVI-EVA, hie wife, pithNK A. COMR, alt., CSUnri.EPJhEO:TE and : ...,• •., .•.• McCTIDE, TORKr.P. CIACW, P.ICHALD T. CAVIDS0 an RCSM:RY W. . ELSIE POF,SYTK, his wife, M. 31.1 GOULD and LELIA GeVIZ., thereof* t'-',' 4; • S :tbacks sha :1 c »ior:: to t:c recur. recent. of Tukwila :nin. Ordinar._e No, 251. ac rcro..d, Ch -p• Lcr 4. Section 4-12. a nt•t • .,a. rit :.nd i:7• tddition tnz rCt e si de arils b_ and/or r- eat y rdr.- except where ' side yarc:;o t � A creoter setback is res,,uirec for rail:pad easement parposea o • this F c.ndre h:� s all net P :.Ot'1D -v, b ... the =o'�• ons o f 4 �' � .d Andover portion o the originally d� c.ib: "mac a pli pa co that pc north har1y boundary aout industrial part. acrcaya lying n.r c- the T of Andover industrial Park No. 4 as precentiy p. atted. ,. 1966. t.. • • Sy Cao�'T"�r- " ;cFr Atcestl i 'r It. +r�•r :%�� STATE OF r. �` n ) ) is.. cou:;: x or L +� m.� �S _ ) 1 961, be` -ore me, On this day of '' ° r �:.:.: c:: =r C r«W Public in.. and ..r t St is of the undersigned a Actar; ,:�..r.r duly commissioned and sworn, persona iv appeared L�_�___ _-- ---- -- to as 'kno �:. to bt - *.� c R. l ;• :r t is a n G Fc R.� •/ ER:: Oaf =� y, of ` D cF$e CtiYC1_ titeY�� :,C and F Jas rri y.cr °7" the co:pc :E ant exa u a and achnow :engsd the said instrument t e t'r. tree and voluntaryt. corporation, !or the useC. t.r.G purposes voluntary act and taFd c_ laic: therein mentioned, and on oath stated that they were authorized to JU..'P4 121901 cxocuta the a »id inetrtment sl:a th..t the ¢uT atii::cl: iv t}.c. trt■ F watt' se..l of saidt,rkarstioa. ti:d1 "SS r.k 1'.eAl an: uil:ciLl. ossl hlsete.sfaxsu tha dsy and pas: tirat a:.ava tws;..to. j 0 4 : i i ` . !: i c. t::. L.. c : s. en • . 4i:i �W r wwI tla fi r' . IJ..� r..i n: h.... -a .......f • trrYr...+ I.ra.. ]:••• 1914 • f. 8703200329 FILED for Record dame 11k.___.: Address ?. 0 • e0X UTL: Revised 3/4/85 / Request of ►J0.- c tIPlE5 DECLARATION OF AMENDMENT NO. PROTECTIVE COVENANTS ANDOVER INDUSTRIAL PARK 6 87/03/20 RECD F CRSHEL 43.00 THIS DECLARATION of Amendment No. 6 to the Protective o Covenants of ANDOVER INDUSTRIAL PARK is made this day of Se , 1985, by the undersigned, the owners of a major ty of the acreage in ANDOVER INDUSTRIAL PARK. BACKGROUND 1. PUGET WESTERN, INC., a corporation, owned and developed certain property known as ANDOVER INDUSTRIAL PARK (the "Property "). The Property consisted' of all that property conveyed by Warranty Deed and by Deed and Assign- ment of Real Estate Contracts dated May 17, 1960, as filed and recorded under King County Auditor's p File Nos. 5163318, Volume 4041, 5210219, and2 and appearing page 528 of Volume at e4086, records of King County Auditor. 2. In connection with the development of the Prop- erty, PUGET WESTERN, INC., executed and declared "Protective Covenants Andover Industrial Park ". Those covenants are dated February 2, 1961 and are recorded under King County Auditor's File No. 5256443 and are referred to here as the "Original Covenants". The Original Covenants were sub- sequently amended as follows: Declaration of Amendment Protective Covenants Andover Industrial Park dated September 21, 1961, recorded September 22, 1961, under King County Auditor's File No. 5332848; Declaration of Amendment No. 2 Protective Covenants Andover Industrial Park dated October 31, 1962, recorded November 1, 1962 under King County Auditor's File No. 5500900; Declaration of Amendment No. 3 Protective Covenants Andover Industrial Park dated September 9, 1966, •recorded February 10, 1967 under King County Auditor's File No. 6138154; Declaration of Amendment No. 4 Protective Covenants Andover Industrial Park dated February 17, 1967, recorded February 24, #0329 E .* *43.00 C 1967 under King County Auditor's File No. 6143022= Declaration of Amendment No. 5 Protective Covenants Andover Industrial Park dated May 22, 1967, recorded May 24, 1967 under King County Auditor's File No. 6180358. 3. Since the time that the Original Covenants and the amendments were recorded, significant changes have taken place which make portions of the covenants inappropriate for the Property. Those changes, including changes in the character of the area and significant revisions in zoning and other land use restrictions have rendered portions of the Original Covenants, as amended, unnecessary -and inapprop riate. 4. The undersigned, being the owners of a majority of the acreage of the Property, wish to modify portions of the Original Covenants, as amended. NOW. THEREFORE, BASED ON THE FOREGOING, THE UNDERSIGNED HEREBY AMEND THE ORIGINAL COVENANTS, AS AMENDED, AS FOLLOWS: I All covenants, conditions and restrictions set forth in Paragraph I of the Original Covenants, as that paragraph has been amended, are hereby deleted and declared to be of no further force or effect. II A. Except as otherwise provided in subparagraph B below, all covenants, conditions and restrictions contained in Paragraph II of the Original Covenants, as that paragraph has been amended, are hereby deleted and declared to be of no further force or effect. B. As to any building, construction or structure completed on the Property prior to the effective date of this amendment, or to any plan approval or other uction pertaining to the Property and taken prior to the effective date of this amendment, the following provision set forth on page 3 of the Original Covenants under Paragraph II, is not modified by this instrument: "In the event the Committee or its designed representative fails to approve or disapprove within thirty days after a location plan and plans and specifica- tions for a building have been submitted WTL: Revised 3/4/85 2 to it, or in any event, if no suit to enjoin the construction has been com- menced prior to the completion thereof, approval will not be required and the related covenants shall be deemed to have been fury complied with. PROVIDED, however, that the A.C.C. and /or its successors or assigns shall not be liable and damages to anyone so submitting plans for approval or to any owner or owners of land covered by this instrument by reason of mistake in judgment, negligence, or nonfeasance of itself, its agents, or employees, arising out of or in connection with the approval or disapproval, or failure to approve any such plans, likewise anyone so submitting plans to the A.C.C., for approval, by the submitting of such plans and any owner by so acquiring title to any of the property covered thereby, agrees that he or it will not bring any action or suit to recover for any such damages against the A.C.C. in the event the A.C.C. fails to approve or disapprove in writing such design and location within thirty days after said plans and specifications have been submitted to it, this covenants will be deemed to have been duly complied with." The terms "Committee" and "A.C.C." shall mean the Architectural Control Committee, as established in the Original Covenants, as amended. C. The following covenant is hereby added: If no suit to enjoin any construc- tion not in compliance with any covenant affecting the Property has been instituted within thirty days of the commencement of such con- struction, the related covenant, even though not complied with, shall be deemed to have been fully complied with. WTL: Revised 3/4/85 C 0 3 III A. The covenants, conditions and restrictions set forth in subparagraphs a. and b., under the term "BUILDING" under Paragraph III, as amended, are not modified by this instrument. The following subparagraphs simply restate subparagraph III a. and III b., as originally established and as subsequently amended: 1. As set forth in the Original Covenants, subparagraphs III a. and III b. read as follows: Setbacks shall be a minimum of 60 feet on front and 15 feet on side yards. b. A maximum of 50% of total ground area can be covered by buildings." 2. The Declaration of Amendment Protective Covenants Andover Industrial Park dated September 21, 1961 and recorded September 22, 1961 under King County Auditor's File No. 5332848 amended subparagraph III b. of the Original Covenants as follows: "b. A maximum of 60% of total ground cover can be covered by buildings." That Declaration of Amendment also provided in Paragraph V: ,. p rovided, however, that the restrictions, conditions and covenants contained in subparagraphs a. and b., of Paragraph III hereof, as amended hereby, shall not be further subject to any right or power of alteration, amendment of extension whatsoever sub- sequent to the date hereof. The mere lapse of time shall not affect or alter the appli- cation of this section." 3. Declaration of Amendment No. 4 Protective Covenants Andover Industrial Park dated WTL: Revised 3/4/85 "a. 4 0 • February 17, 1967 and recorded February 24, 1967 under King County Auditor's File No. 6143022, was executed by Abbott Laboratories and provides in part: "THAT, WHEREAS, by instrument executed on the 21st day of September, 1961, and recorded in Volume 4194, page 399, of Deeds, records of King County, Washington, PUGET WESTERN, INC., amended Protective Covenants applicable to Andover Industrial Park acreage by providing in part that subparagraphs a. and b. of Paragraph III thereof, as amended thereby, shall not be further subject to any right or power of altera- tion, amendment or extension whatsoever subsequent to the date thereof; and WHEREAS, the present owners of all properties within the aforesaid Andover Industrial Park acreage do individually ly and collectively desire to j oin further amending subparagraphs a. of the aforesaid Paragraph III, PUGET WESTERN, INC., . and U & S INVESTMENT COMPANY, do hereby amend said Protective Covenants in accordance with the provisions of Paragraph V thereof in he following particulars: Subparagraph a. under "BUILDING" of Paragraph III (GENERAL PROVISIONS) shall be amended by deleting the present language of the aforesaid subparagraph a. and substituting the following in lieu thereof: (a) Setbacks shall conform to the requirements of Tukwila Zoning Ordinance No. 251, as amended, Chapter 4, Section 4 -12, entitled "District C -M Industrial Park ", and in addition 'tWiereto there "sal be required a 15 -foot setback on side yards and /or rear yards, except where a greater setback as required for railroad easement purposes; PROVIDED, that the provisions of this Amendment No. 4 shall not be applicable to that portion of the originally described Andover Industrial Park acreage lying WTL: Revised 3/4/85 5 B. all covenants, Paragraph III hereby deleted effect. WTL: Revised 3/4/85 c north of the southerly boundary of Andover Industrial Park No. 4 as pres- ently platted." Except as provided in subparagraph A above, conditions and restrictions set forth under of the Original Covenants as amended, are and declared to be of no further force and IV All covenants, conditions and under Paragraph IV of the Original graph was amended are hereby deleted further force and effect. restrictions set forth Covenants as that pare- and declared to be of no V The covenants, conditions and restrictions set forth under Paragraph V of the Original Covenants, as amended, are not modified by this instrument. Paragraph V, as amended, is set forth in the Declaration of Amendment dated September 21, 1961, and reads as follows: "Each condition and covenant in the PUGET WESTERN, INC., ANDOVER INDUSTRIAL PARK shall terminate and be of no further effect on January 1, 2010, provided that at any time the owners of a majority of the acreage in ANDOVER INDUSTRIAL PARK may, by written declaration signed and acknowledged by them, and recorded in the Deed of Records of King County, Wash- ington, alter, amend or extend such restrictions, conditions and covenants and this right to so alter, amend or extend shall exist as long as the then owners of a majority of the acreage in said ANDOVER INDUSTRIAL PARK desire; provided, however, that the restrictions, conditions and •covenants contained in subparagraphs A and B of Paragraph III hereof, as amended hereby, shall not be further subject to any right or power of alteration, amendment or extension whatsoever subsequent to the date hereof. The mere lapse of time shall not affect or alter the application of this section. Invalidation of any of the foregoing protective covenants shall not affect the validity of any other of such covenants, but the name shall remain in full force . and effect." This Amendment may be executed in counterpart copies. The counterpart signature pages may be attached to and be considered a part of the original document. /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// 1/1 /// /// /// /// /// /// /// /// /// /// WTL: Revised 3/4/85 VI Any provisions of the Original Covenants, as amended, which are not specifically modified by this instrument shall have whatever force or affect they had, if any, prior to the recording of this instrument and shall not be affected in any manner by such recording. V II 7 C 1 J C. DATED this /44 day of STATE OF WASHINGTON ) ) ss. COUNTY OF )' %TL: Revised 3/4/85 X I have read and approve the Declaration of AmenJment No. 6 Protective Covenants Andover Industrial Park marked 'WTL 3/4/85'. This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. OREGON- WASHINGTON RAILROAD b NAVIGATION COMPANY and UNION PA F ROAD CO1PANY By Its \Tice i sident STATE OF NEBRASKA ) ) ss. COUNTY OF Douglas ) On this /04 day of , 19&•, before me, the undersigned, a Notary Pubc in and for the State of Nebraska , duly commissioned sworn, personally appeared R K. Davidson to me known to be the vic�rslside of OREGON- WASHINGTON RAILROAD _ • ILROAD COMPANY. the corporations that executed the foregoing instrument, and acknowledged the said instrument to he the free and voluntary act and dead of said corporations for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument and that the sealsaffixed arethe corporate sealsof said corporations Witness my hand and official seal hereto affixed the day and year first above written. , 1986. NOTARY USLI In a for he - tate of Nebraska , residing at • On this day of , 198 , before me, the undersigned - a Notary Pub is in Tod for said State, personally appeared , to me known to be the General Partner of , the WTL: Revised 3/4/85 • C {; I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument constitute my execution ' and my signature r allay shall e .acreage owned.by us in Andover that original, for all of the Industrial park. DATED this 17th day of Novels . 198 . "PIO grin Amor.: 0 4 4 i p CD C1t STATE OF WASHINGTON ) cl ) ss. 1. C OF _ ) Up On this day of the undersigned, a Notary P ubl r , 19 before me, of Washington, duly commissioned and sworn, for r the State ed — �_ to me known to Personally appeared the corporation be the of nsttrument anT`acknowleddhe said i strume� nt b the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, authorized to execute they and instrument oath stated that the seal affixed is the corporate said instrument and that porate seel of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. NOTARY PUBLIC n anArTor the ' a of Washington, residing at STATE OF WASHINGTON ) COUNTY OF ) ss. On this _ day of undersigned, ` a Notary pob c - -�n -- ' 19 8 , before me, the Personally appeared and for said State, to be the General Partner of '— ---�_ to me known , the • STATE OF IASSECTCN ss. - COUNTY OF POW /0. On this day of 7/441-x-e3144-40 1986, before me, a Notary Public in and for the State of Washington, pemasally appeared David A. Sabey, rely 100wn . to me (or proved to me cn the basis of satisfactory evi- dence) to be the person who executed this instrunznt; no oath stated that he uns authorized to execute the instrusent as attorney-infact for his wife, Sandra L. Sabey/ acknowledged that he signed and sealed the same as his free and voluntary act and deed for himself and as attorney-infact for said principal for the uses and purposes therein mentioned/ and on oath stated that the Power of Attorney authorizing the executico of this instru- ment has not bean revoked and that the said principal is nvd living and is not insane. IN WTINESS liEMREOF, I have hereunto set my hand and official seal the day and year first above written. Notary Public in and of Washintjton residing at My canisaion expires / . •-- (X) •.':-...,',;s•S'41.! ':-.-... CO .:...:,.....,%. ..... .... ,..... , '-1...':......1 -, e... CD '''• -.:-.. -''..:er) . -.'i ... ...... ' . - t.0 Ch . an GO OD CD O td O rr OFFICIAL 8F VIRGINIA F. COLLINS LOS e COMY W Coma. eva Fag 27. tee, � WTL: Revised 3/4/85 fa ( I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85", This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this and day of ?an „„ , 19S2. TEXACO RE By I STATE OF PP1(d� ) COUNTY OFa1� ) ss. ) On this % foil... day of , 191Z, before me, the undersigned, a Notary ublic n and for the State of Washin•ton, duly commission d and sworn, ersonally appeared �_ , to me known to be the of a .• i s_ the corporation that exe ted the fo going instr 'ent, and acknowledged the said instrument to be the free and voluntary act and decd of said corporation, for the uses and purposes therein mentioned, and on oath stated that yl. is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. Ar � n RXFTTNG INC. giona Manac rte__ NOTAR PUBLIC n and for the State of , residing at _• STATE OF WASHINGTON ) COUNTY OF ) ss. On this day of the undersigned, a , 198 , before me, a ' Notary P ub ic and for said State, personally appeared , to me known to be the General Partner of , the • I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 10 i . 4 . _ day of PVcJ. , 198t. STATE OF WASHINGTON ) ) ss. COUNTY OF On this olbl' day of 7 L 0 " • 19A before me, the undersigned, a Notary Puic bl n and for the State of W•shi to , duly commissioned and sworn, pefsonall , ap eared to _ to me known to be the /u of tJ a corporation that executed the foregoing instrument, and a nowledyed the said instrument to be the free and voluntary act and decd of said corporation, for the use and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. STATE OF WASHINGTON ) ss. COUNTY OF On this day of , 198 , before me, the undersigned, - a Notary Publican and for said State, personally appeared , to me known to be the General Partner of , the WTL: Revised 3/4/85 • ' l • NOTARY PUBLIC in and for. -.5: E Washington, residing at ��� WTL: Revised 3/4/85 I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. 86 DATED this 23rd day of Sept enter , 19... P r <a:• ,,• By /.E. Dew' 1.. i uo to Manager, Corporate Properties Management STATE OF 44fietrit4EffeN ) ss. COUNTY OF j4rid ) On this ..43.4d day of , 191I, before me, the undersigned, a Notary Pibl c n and for the State of Washi ,:ton, duly commissioned and sworn, ersonally appeared to me known to be the of the corporation that executed he foregoing strum -n , an acknowledged the said instrument to be the free and voluntary act and decd of said.corporation, for the use and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. NOT PUBLI in an or the state CI . L. �a„;,,e72,:1�Via, residing at a 1,1: Commission Expires March 31, 1987 STATE OF WASHINGTON ) ) ss. COUNTY OF On this day of , 198 , before me, the undersignee ,a Notary Pubic — in and for said State, personally appeared , to me known to be the General Partner of , the I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 2181 day of g. WTL: Revised 3/4/85 1985. is _Seneral Paler STATE OF WASHINGTON ) 1 ss. COUNTY OF _ ) On this day of , 19 , before me, P blic the undersigned, a Notary u n and for the State of Washington, duly commissioned and sworn, personally appeared to me known to be the of the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that 60 is authorized to execute the said instrument and that 00 the seal affixed is the corporate seal of said corporation. CI Witness my hand and official seal hereto affixed the day and year first above written. c.C1 O 0 NOTARY PUBLIC n and for the State of Washington, residing at STATE OF WASHINGTON ) ss. COUNTY OF KING On this 21st day of October , 198 5 , before me, the undersigned, a Notary P ublic n and for said State, personally appeared Burke F. Gibson , to me known to be the General Partner of Gibsou_Qo8188nY _ , the . partnership th edg d'• :po me th ;" '.. ;, ar , tlfeks m • Sa: On this day of me, the undera gned, a Notary Public personally appeared be the general partner of Washington Limited Partnership that instrument, and acknowledged to me executed the same. WITNESS my hand and official seal. WTL: Revised 3/4/85 at executed the within instrument, and acknowl- at such partnership executed the same. y hand and off ial seal 27ot� lsublic in and for t of Washington, residing at STATE OF WASHINGTON COUNTY • 19 in and for , to executed that such State • , before said State, me known to , the the within partnership Notary Public in and for the of Washington, residing at STATE OF WASHINGTON ) ) se. County of ) On this day personally appeared and , to we known to be the individuals described in and who executed the within and foregoing instrument and acknowledged to me deed the same as free therein and voluntary act mentioned. GIVEN under my hand and official seal this day of , 19 NOTARY PUBLIC in and for the State of Washington, residing at i5` WTL: Revised 3/4/85 I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute .my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 10Th day of December _, 1985. ED Itmaos- fl Its Paul H. War an, GeneratThnager mil/ /U rtj.� -- STATE OF WASHINGTON ) ss. COUNTY OF `____ On this _ day of , 19 , before me, of the undersigned, a Notary Public 3n and r the State ar Washington, duly commissioned and sworn, personally pp ed appeared to me known to be the the corporation that executed the foregoing nstrument, ancf acknowledged the said instrument to he the free and voluntary act and decd of said corporation, for the uses and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that tie seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On thin 10th__ day of December_, 1985 , before me, the undersiynu(l, ,a Notary 1'ub[it in and tor said State, personally appeared Paul R_ tbrgan _ , to me known to be the General of E -B Irnestors — : the partnership that executed the within instrument, and acknowl- edged to me that such partnership executed the same. Witness my hand and official seal Notary Public n a or th of Washington, residing at STATE OF WASHINGTON ) ) ss: COUNTY OF ) WITNESS my hand and official seal. WTL: Revised 3/4/85 -9 /7 On this day of , 19 . before. me, the undersigned, a Notary Public in and,for sated State, personally appeared to me known to..:' be the general partner of , the Washington Limited Partnership that executed tliie` w ithin instrument, and acknowledged to me that such partnership executed the same. Notary Public in and for the State of Washington, residing at STATE OF WASHINGTON ) ) as. County of ) On this day personally appeared and ,.to me known to be the individuals described in and who executed the within and foregoing instrument nd acknowledged to me that 'signed the same as and voluntary act and - 'deed for the purposed tf►erein mentioned. GIVEN under my hand and official seal this day of , 19 NOTARY PUBLIC in and for the State of Washington, residing at • STATE OF WASHINGTON ) ss. COUNTY OF ke/ NCr ) On this the undersigned, Washington, duly WTL: Revised 3/4/85 I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 20 _ day of , 198.6. By co to m the co instrument, rument, and acknowledg free and voluntary act and uses and purposes therein ment is authorized to execute t the seal affixed is the corporate se day of , 19W, before me, ub Notary Pl� n and for the State of issioned and sworn, personally appeared known to be the of ration that executed the foregoing the said instrument to be the d of said corporation, for the ed, and on oath stated that said instrument and that of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at STATE OF WASHINGTON ) ss. COUNTY OF X, A/er ) On this 2.6 day of��`' , 198, before me, the undersigned, a Notary P c -in and for said State, personally appeared Fi'T.uK N TY , to me known to be the General Partner of dicidy4 mn 47 k , the STATE OF WASHINGTON ) ) ss: COUNTY OF On this day of me, the undersTd, a Notary personally appeared be the general partner of Washington Limited Partnership instrument, and acknowledged to executed the same. WITNESS my hand and official STATE OF WASHINGTON ) ) se. County of ) WTL: Revised 3/4/85 Witness my hand and offici i partnership that executed the within instrument, and edged to me that such partnership executed the same. Noty' Public in and for of Washington, residing at g • 19 tar u c n an for seal. , to that executed me that ouch ` ail; ' . J ,,• ••■ gtatec .• 3 -'s- ei'o , before said State, me known to , the the within partnership Notary Public in and for the State of Washington, residing at On this day personally appeared and , to me known to be the individuals described in and who executed the within and foregoing instrument and acknowledged to me that 'signed the same as free and voluntary act and deed for the purposes therein mentioned. GIVEN under my hand and official seal this day of , 19 NOTARY PUBLIC in and for the State of Washington, residing at • STATE OF WASHINGTON ) ss. COUNTY OF WTL: Revised 3/4/85 - 8'..7.0 I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original for all of the acreage owned by us in Andover Irldust•ial P DATED this �/ d ay of 1985. B wookir fl, y ` 2 e 400 eS on this day of , 19 , before me, the undersigned,-1 Notary Pub1T n and for the State of Washington, duly commissioned and sworn, personally appeared to me known to be the of the corporation that executed the foregoing nstrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at STATE OF WASHINGTON ) ss. COUNTY OF On this day of , 198 , before me, the undersigned, - a Notary PubTia and for said State, personally appeared , to me known to be the General Partner of , the (- N STATE OF WASHINGTON ) VD ) ss: O COUNTY OF ) Y O 02 On this day of . , 19 , before C', me, the unders gn a Notary Public in and for — Wrd State, CD personally appeared , to me known to OD be the general partner of , the Washington Limited Partnership that executed the within instrument, and acknowledged to me that such partnership executed the same. partnership that executed the within instrument, and acknowl- edged to me that such partnership executed the same. Witness my hand and official seal. WITNESS my hand and official seal. WTL: Revised 3/4/85 Notary Public in and for the State of Washington, residing at Notary Public in and for the State of Washington, residing at STATE OF WASHINGTON ) ss. County of ) On this day personally appeared s.V and , to me known to be the individuals described in and who executed the within and foregoing instrument and acknowledged to me that - signed the name as AS free and voluntary act and deed for the purposes therein mentioned. GIVEN under my hand and official seal this 1 day of Novcaaorfi -- , 19 % . n a 0 of Washington, i:ei'sit i$` r j; I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. STATE OF WASHINGTON ) } ss. COUNTY OF WTL: Revised 3/4/85 DATED this _ day of eaJb$r% , - 19 8 V PEO ?LES ?; It 1 On this 7X'' day of (S!a , , 19 8` , before me, the undersigned, a Notary Public in and for the State of. Washingt_ , dul. commissioned and sworn, pe sonall ppeared/ ,.. e:. to me known to be the It � �u 4 I. 6. �.-6E .,.kthe corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and decd of said corporation, for the __ _ uses an hat urposes therein mentioned, and on oath •stated t J authorized to execute the said instrument and that' .,•. ' the/ seal affixed is the corporate seal of said corporation. -•; Witness my hand and official seal hereto affixed =Xht'•iay_; •': ; :'. and year first above written. Or' (_J 4 19X Mr-MST AIM GSWER YIr; P2➢1111f/17 NOTARY PUB IC n an 'for the State of Washington, residing at STATE OF WASHINGTON ) ss. COUNTY OF On this day of , 198 , before me, the undersigned, Notary Pubiir In and for said State, personally appeared , to me known to be the General P'rtner of , the WTL: Revised 3/4/85 � I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this faa_ day of , 1986. �Z.3 STATE OF WASHINGTON ) ) ss. COUNTY OF A. ,; 4 ) �/ On this ■ day of i� . , 19� , before me, the undersigned, a Notary Public n and for the State of shington, duly commissioned and sworn, per nal y appeared kW, I , to me known to be the of lit:. Al la , the corporation that executed the foregoing nstrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that t e seal affixed is the corporate seal of said corporation...... . Witness my hand and official seal hereto affixed the day and year first above written. . NOTARY PURL n and for Washington, residing at _ STATE OF WASHINGTON ) ) ss. COUNTY OF ) On this day of , 198 , before me, the undersigned, - a Notary Public — in and for said State, personally appeared , to me known to be the General Partner of , the he •State .d£-, : ~' STATE OF WASHINGTON ) ) ss. COUNTY OF _ ) WTL: Revised 3/4/85 I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. . DATED this day of �g6,c _ 1985. 4 44000 . . a /ag cici.6l8s By &11i , 1"1 STATE OF WMMINO4Patt ) ss. COUNTY Of ,(as 15 ) On this __at day of , 19.*<, before me, t 1 Undersigned, a Notary Publ c in and for the State of k rr -, duly commissioned and sworn, person 1 yy appeared / to me known to be the 3 Lem of the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and decd of said corporation, for the uses and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. NOTARY PUBLIC n any for the State of t ftlIon, re iding at ,4% Rx.' c' e,s #/ ales G'A 94:V47 �,di� ►,,fir, • -er-z- OPT, TWAr OFFICIAL SEAL SARA J WHATULE NOTARY PUBLIC - CALIFORNIA. 1.05 /AGM COUNTY 6t1 cemm. who JUL 15, 1987 On this day of , 198 , before me, the undersigned, a Notary Public in and for said State, personally appeared , to me known to be the General Partner of , the • 0 I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 2 of 44( Dr,a By STATE OF WASHINGTON ) ) ss. COUNTY OF I _ %N6 ) On this 24.A - day of AUsOST , 19E17 before me, the undersigned, a Notary Public in and for th a a e o Washington, duly commissioned and sworn, personally pP c.HA -L G HASeL 4C1D to me known to be the FgfaalDetr1T of TALLA corporation that executed the foregoing nstrument, and acknowledged the said instrument to be the free and voluntary act and decd of said corporation, for the uses and purposes therein mentioned, and on oath stated that j_a is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto and year first above written. STATE OF WASHINGTON ) ss. COUNTY OF On this day of , 198 , before me, the undersigned, a Notary P� u6TT 1n and for said State, personally appeared , to me known to be the General Partner of —, the WTL: Revised 3/4/85 _, 1985. L t glse/ ac( t rp/fsP5 / i .SG, n24i.rilii, affixed' ' TARY PUBLIC in and or,:h • :eS 0f` Washington, residing at° Ki On this 3rd day of October , 19 , before me, the undersigned, a Notary Public n and for the State of Illinois, duly commissioned and sworn, er. na}} yy appeared St en F. Stockton to me known to be the A 4gii §Eni S� Sta Fa M Utumub e the corporation that executed the foregoing I nsurance � ��n tr ument, and _ acknowledged the said instrument to be the free and voluntary act and decd of said corporation, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. ® Witness my hand and official seal hereto affixed the day Cl and year first above written. CD CD --w 'm. 7��-, UD NOTARY PUBLIC in and fd t ie Stat ' of"'• • •.., ?; , p Illinois residing at Towanda,.,SL� ` C ..,)\_ . c" F Ir �! I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 3rd _ day of October _, 1985. STATE OF ILLINOIS ) ss. COUNTY OF McLEAN STATE OF WASHINGTON ) ) ss. COUNTY OF By. atephen . Aocktorl Its:Vice Pre ident- Administrative Services On this day of , 198 , before- me, the undersigned, a Notary Pu017 and for said State, personally appeared , to me known to be the General Partner of , the WTL: Revised 3/4/85 By Its I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original. for all of the acreage owned by us in Andover Industrial Park. DATED this 9th day of December. 1986. SCHUCK'S AUTO SUPPLY. INC., a Washington color•: on By Ite Sacra esiden STATE OF WASHINGTON ) ) se. COUNTY OF KING ) ti On this o1 day of J T JfeEc...1oe r , 1986, personally appeared before me, G. Daniel Siewert, III. and David LaBau, to me known to be the President and Secretary of SCBUCK'S AUTO SUPPLY, INC., the corporation that executed the within and foregoing instrument. and acknowledged the said inatrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned and on oath stated that they are authorized to execute said instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. Notsry Pilblic in and fo ,State of Washington, residing at` ► Z7 CI rl • O O c7 S TATE OF WASHINGTON NGTON ) V) ) ss. COUNTY OF kiV 6 ) WTL: Revised 3/4/85 I have read and approve the Declaration of Amendment No. 6 protective Covenants Andover Industrial park marked 'WTL 3/4/85'. This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. t DATED this day of RUGusi , 198‘. On this 47r day of ficIAA7 , 19 , before me, the undersigns , a Notary bc in and for the State of Washington, duly commissioned and sworn, rsonally appeared I ,,Nk to me known to be the 1 of a j a,7the corporation that exe ute the oregoing nstrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that is authorized to execut the said instrument and that..._.•,. seal affixed is the corpo e seal of said corpora on. .!;;, ;. • ia: . ANY,.- _ Witness my hand and of ial seal hereto affix and year first above writte LIC ' a • o.► State Of shington, residing at STATE OF WASHINGTON ) ) ss. COUNTY OF _ ) On this day of , 198 , before me, the undersigns - a Notary Public n and for said State, personally appeared , to me known to be the General Partner of , the t I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ° . This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this /e day of _1711414.,01Y____ __ 1985. STATE OF WASHINGTON ) ) ss. COUNTY OF the On this undersign ingt9P1.duly day of a Notary bommissi to me the c ns� trument, and ackno free and voluntary ac uses and purposes t is authorize the seal affixed i STATE OF WASHINGTON ) ss. COUNTY OF WTL: Revised 3/4/85 , 194 ?, before me, - 17 - n and for the State of and sworn, personally appeared to be the of poration that executed the foregoing edij the said instrument to be the and deb of said corporation, for the nown rein went to execute t the corporate se Witness my hand and official seal and year first above written. ed, and on oath stated that said instrument and that of said corporation. reto affixed the day NOTARY PUBLIC in and for the State of Washington, residing at ) rryy-- y� On this day of _\, for d 1 "" , before me, the undersigned, a Notary Pub n and for said State, personally appeared . , to me known to be the General Partner cf , the _ _ ' • partnership that executed the within instrument, and acknowl- edged to me that such partnership executed the same. Witness my hand and official seal. WITNESS my hand and official seal. )Revised 3/4/85 - 9'30 • Notary Public in and for the State of Washington, residing at STATE OF WASHINGTON ) ) ss: COUNTY OF ) On this day of ,19 me, the undersigned, a Notary Public in and for personally appeared , to be the general partner of Washington Limited Partnership that executed instrument, and acknowledged to me that such executed the same. , before - Wad State, me known to , the the within partnership Notary - Public in and for the State of Washington, residing at STATE OF WASHINGTON ) ) as. County of ) On thisay personally appeared and , to me known to be the individua escr ed in and who executed the within and foregoing nst nt and acknowledged to me that 'signed the same as IS free and voluntary act and eed for the purposes t erein mentioned. GIVEN unde my hand and offi ial eal thia tialf day of TM" , 19 IC in and for the State,// of Washington, residing atl�{1� • I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution_ of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 24.."- of "` -"'4-/ 19 813 /' STATE OF WASHINGTON ) } COUNTY OF WTL: Revised 3/4/85 �. 88• �° u� 19A, before me, On this /r ! day of the undersigned, a Notary Public in and for the State of ashin g ten, du commissioned and swern, . r I s�only�. > appp red > to me known to be the Lam'_ f`, ' � . of he corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that Ara is authorized to execute the said instrument and that tie seal affixed is the corporate seal of said corporation. Witne3's my hand and official seal hereto affixed the day and year first above written. STATE OF WASHINGTON ) ) ss. COUNTY OF ARY PUBLIC - in an for j'he ; te of ashington, residing at On this day of , 198 , before me, the undersigned, -- a Notary Pabfl c in and for said State, personally appeared , to me known to be the General Partner of , the Dy _ Its COUNTY OF I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this • _Jj day of JdQJe. ne. , 198‘. STATE OF WASHINGTON ) ) $s. ) On this day of , 191L, before me, the undersigne , a Notary Pub c n an for the State of shing on •ul commissioned and sworn, rsonall appeared to me known to be the �`f ,,,a ln.r�sd� h nOt he corporation that executed the foregoing instrumen , .n• acknowledged the said instrument to be the free and voluntary act and decd of said corporation, for the us s and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed ,.:riQK�:?�' > , ., , NOTAR'PUBLIC i and or t8 :o£• ' Washington, residing at and year first above written. STATE OF WASHINGTON ) ) ss. COUNTY OF ) By WTL: Revised 3/4/85 0 198 , before me, On this day the undersigned, a Notary-751-1C---57—and for said State, personally appeared , to me known to be the General Partner of , the . STATE OF WASHINGTON ) ) ss. COUNTY OF KING STATE OF WASHINGTON ) ) se. COUNTY OF WTL: Revised 3/4/85 -8- 33 I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover industrial Park. DATED this Il]__ day of ,r /n _ 198q. ROSENBERG REAL STATE EQUITY F N EST - , a California Group Trust By: RREEF MANAGEMENT COMPANY, a California Corporation On this 17th day of jharch , 19 87, before me, the undersigned, a Notary Public 357 and for the State of Washington, duly commissioned and sworn, personally appeared Wend V. Stevenson to me known to be the District Manager of RREEF AGEMENT CO., the corporation that executed the foregoing instrument, trument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that she is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. the State of NOTARY /PUBLIC n an Washington, residing at King County . On this day of , 198 , before me, the undersigned, a Notary PubTfc in and for said State, personally appeared , to me known to be the General Partner of , the ) OD GO C"1 t-1 LO O COUNTY OF I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this 6th_ day of B r Via35 • 1987 The New England a Massachusetts corporatio •••...! The Roll STATE OF WASHINGTON ) ) ss. ) , 19 , before me, a Notary Public in and for the State of commissioned and sworn, person 1y appeared to me known to be the /). of the corporation that executed the foregoing nstrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the us s and purposes therein mentioned, and on oath stated that is authorized to execute the said instrument and that t he seal affixed is the corporate seal of said corporation. On this the undersigned, Washin•ton, duly i • 1! • day of "1. ; = ; . Witness my hand and official seal hereto affixed year first above written. YIASIA Ij7/1±W STATE OF WASHINGTON ) ) ss. COUNTY OF By WTL: Revised 3/4/85 Its Washington, residing at Regional Asset Manager the day NOTARY. PUBLIC in and forte State of On this day of , 198 , before me, the undersigned a Notary P ubU t and for said State, personally appeared , to me known to be the General Partner of , the C I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park .marked 'WTL 3/4/85'. This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this L 27th day of January __ 1987. STATE OF WASHINGTON ) COUNTY OF KING WTL: Revised 3/4/85 SS. STATE OF WASHINGTON ) ss. COUNTY OF 0 On this d 7tja_ day of ry ____ 1931_, before me, the undersigned, a Notary Publ c n 717a personally .State Washington, duly commissioned and sworn, p y pp eared of God.. Van Dusen to me known to be the M CITY OF TUKWILA the MUNICIPALITY that execute av the foregoing nstrument, and - acknowledged the said instrument to be the free and voluntary act and deed of said Municipality, for the uses and purposes therein mentioned, and on oath stated that He is authorized to execute the said instrument and that the seal affixed is the Municipal seal of saidMunfcipality. 14itness my hand and official seal hereto affixed the day .`and first above written. OTp y PUBLIC n and for the State of Washington, residing at Tukwila, Wa. . On this _ day of , 198 , before me, the undersigned, a Notary Public In and for said State, personally appeared _ __, to me known to be the General Partner of —, the I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover marked signature t at "WTL 3/4/85". This signature page may below ached Co shall original of that instrument, and my constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this al day of '' 'n4-. ► 1985. STATE OF WASHINGTON ) as. COUNTY OF 0\3 On this jj day of . flr vtr b r 199M, before me, the undersigned, a Notary Public in and for the State Washington, duly commissioned and sworn, i appeared rsan ily a ed G i L, Tr«0, to me known to be the of u the corporation that executed the foregoing neerument `and ackl deed the said said corporation, for the be the free and voluntary act a uses and purposes therein mentioned, and on oath stated that ht, is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day an�'t p first above written. t tca ^r By jerae-X4--1 [.• 7X.1-ee Its �4 LL NO Was 11 S. s .... - Y USLIC in and for the State of n• on, residing at c6Cift10 STATE OF WASHINGTON ) ) ss. COUNTY OF _ ) On this day of 198 , before me, ed, the undersign - a Notary—WRIT—in and for said eState, personally appeared ' the to be the General Partner of ` WTL: Revised 3/4/85 ' e I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. 87 DATED this _Iu4 day of �ia_ , STATE OF WASHINGTON ) I ) ss. COUNTY OF A j �l1 ) On this lel day of ,7A , 19/E, before me, Was undersigned dul Y commissioned and for the State of and sworn, personally appeared Washington, of i�.�s2 ��- to me known to be the /jasr. « �• C,esfLn i s lwilA, the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the UD free and voluntary act and deed of said corporation, for the CO uses and purposes therein mentioned, and on oath stated that UD hE, is authorized to execute the said instrument and that (.100 the seal affixed is the corporate seal of said corporation. QD G Witness my hand and official seal hereto affixed the day . CD and year first above written. ' � ` BY � �InsN.►LA. Its k. ._ NOT yU C in and the State: Washington, residing at • STATE OF WASHINGTON ) ) ss. COUNTY OF ) On this day of nd , 198_, before me, the undersigned, a Notary Publics a for said State, personally appeared , to me known to be the General Partner of __, the WTL: Revised 3/4/85 • • I have read and approve the Declaration of Amendment No. 6 Protective Covenants Andover Industrial park marked "WTL 3/4/85 ". This signature page may be attached to the original of that instrwnent, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. DATED this _II_ day of ems 198 %4 By Se.ak• rRt 0 n r_ ICs "k- rotir • "r�� 4 P te.ri ■A. Fkn•lnec CiQ M : r. =\‘,,, \° � C STATE•: OF WASFFhti64'9tt ) G� ) ss. l.. COUNTY OF _Coqk ) On this _ day of IeCc _• 19110 before me, I _ hndersigned, a Notary Public in and for the State of flea duly commissioned and sworn, personally appeared e SAC eArt4IC_k',to me known to be the Co&rro \kGr of e . ��.A�e k corporation that executed the foregoing O instrument, nd acknowledged the said instrument to be the C7 free ani voluntary act and decd of said corporation, for the r 4 uses and purposes therein mentioned, and on oath stated that iD ht.. is authorized to execute the said instrument and that O the seal affixed is the corporate seal of said corporation. GO O vl 0) Witness my hand and official seal hereto affixed the day and year first above written. NOTARY =Mine 6S 0 WTL; Revised 3/4/85 . BLIC n and f. the State of , residing at 'I tRors STATE OF W?9tiItielett ) ) ss. COUNTY OF C,94 k • ) On this day of , 198 , before me, the undersigned, r a Notary Public in and for said State, personally appeared , to me known to be the General Partner of , the + ,,Ch o ilyCommiuionEspiresNoy.14,198r! I have read and approve the Declaration of Amendment No, 6 Protective Covenants Andover Industrial Park marked "WTL 3/4/85 ° . This signature page may be attached to the original of that instrument, and my signature below shall constitute my execution of that original, for all of the acreage owned by us in Andover Industrial Park. MARYLAND STATE OF )4AIRINSTOIi ) es. COUNTY OF M:RIM:MEI ( ) DATED this o ?0 1 day of STATE OF WASHINGTON ) ) ss. COUNTY OF ) WTL: Revised 3/4/85 199. MARRIOTT CORPORATION Dy ..�. Its Vice Presi .L- i^ On this Qdf'+. day of , , 19 , before me, th unde signed, a Notary PublL an n d for the State of Wh �a, duly commissioned and sworn, personally appeared 206eit 4 , me•4fi:L to me known to be the g4e /,c� ,ar! s;de' �( the corporation that executed the foregoing CIO OD instrumented acknowledged the said instrument to be the Cl free and voluntary act and decd of said corporation, for the CAD uses and purposes therein mentioned, and on oath stated that O A.g is authorized to execute the said instrument and that UD ,,,,..the seal affixed is the corporate seal of said corporation. d. t - r'itness my hand and official seal hereto affixed the day apd. yea "r first above written. • r NOT y LIC in and for he State of , residing at 3 1,0 4wc Ac d n'ae, My coc::rani:a bpircs Jay 1, I990 On this day of , 198_, before me, the undersigned, a Notary Publ c n and for said State, personally appeared , to me known to be the General Partner of , the June 03, 1994 Ma. Sharon McDonald King County Recorder's Office 500 4th Avenue, Room 311 Seattle, Washington 98104 RE: Auditor's File No. 8703200329 Dear Ms. McDonald: As you may already be aware, the document recorded under your file number 8703200329 was improperly filmed — that ia, only 38 of the 39 pages were filmed. The rnitdng page is page 7. As a result of this, I have received 'several telephone calls from tide company, asking that 1 fax them a copy of page 7. It is my understanding based upon conversations today with Stacy of your office, that the King County Recorder's Office Is willing to either re-record page 7 alone, or in the alternative re-record the entire 39- page document, such that the County's record will be permanently corrected. I do not wish to have only page 7 recorded and filmed. It is my preference that the entire document be re- rexordod and filmed. Enclosed is the original document. Kindly re- record it in its entirety, and return the original to me at the address which appears on the original document in the 'FILED for Record at Request or block. Thank you for your attention. Very truly yours, LAURIE A. PINARD Attorney at Law P. 0. Box 88050, Tukwila, Washington 98138 18010 Southcenter Parkway, Tukwila, Washington 98188 Telephone: (206) 575 -3200 FAX (206) 575 -3207 CERI7FIED MAIL IP 005 975 744 RETURN RECEIPT REQUESTED Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SURFACE WATER • For all development except one single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, or non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: 501 Tukwila Parkway PARCEL #: 022300- 0040 -03 Contact's Name: Rebecca Davidson Contact Phone #: 206- 267 -6060 Contact e davidsonrs@hotmail.com Contact Address: 2835 SE 82nd Ave . , Ste 300, Mercer Island WA 98040 PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: By: Approved 01.20.2006 DOES NOT PASS Print Name: Ryan D. Larson Sr. Surface Water Engineer 9 //8/07 Date Contact's Name: Rebecca Davidson Contact Phone #: 206- 267 -6060 Contact e- Contact Address: 2835 SE 82nd Av: Ste 300, Mer Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE WATER For all development except one single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, exisiting failities, and proposed facilties. PROJECT ADDRESS: 501 Tukwila Parkway CEL #: 022300 - 0040 -03 onrs @hotmail.com 9,040 P • . S ' test notice is valid �ne -year from igna , e date. Capacity of the co enc with addition of capa of the proops ' d: - lopment is equal to o better than capaci � uired do . e established level o ervice stan 1. Fire flow would be . .roximately \ gpm .r \ hour(s). 2. Water service will re ire the following improvem o pas e con ency test: a) Installation o feet of -in -r ma to rech the site; and/or b) Construction of a • stribution system on the site; and/or By: Print Name: Approved 01.01.2006 DOES `, t T PASS C) Other: 3. The water system improvement wi require an amendment to the Comprehensive Water System Plan. Sr. Utility Engineer Date Wl�ke 0 U�y o� 1146.111a Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SEWER For all development except a single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, or a non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS:501 Tukwila Parkway Contact's Name: Rebecca Davidson D This test notice is v.. 'd for one -year fr PARCEL #: 022300- 0040 -03 Contact Phone #: 206 - 267 -606 Contact a avidsonrs @hotmail. com Contact Address: 2835 SE 82nd ve. , Ste 300, M. cer I and WA 98040 Capacity of � concurre' . acilities with addi .n of capacity of proposed j, -• :'� nt is equal to or be i than capaci -quired to maint n the established vel of s= ce stan D I S NOT PASS 1. Sewer servic will require the followin: pro -ment(s) to pass e concurrency test: a) Inst ation of feet of -inch w - r main to reach the site; and/o b) Const , tion of a distribution system on th- ite, . nd/or c) Other: 2. The water system improvement will require an amendment to the Comprehensive Water System Plan. By: Print Name: Approved 01.01.2006 Sr. Utility Engineer Date fae: MI6 gl � l ecTi�kkwil �1 05- 24 -'07 09:58 FROM-pi 1icworks /dcd 2064313665 T -497 P002/002 F-854 CITY OF LA ° II Public Works Deparhnent Permit No. Pennell Center 8300 Southcenter Blvd, Suite 100 Pxojedt No. Tukwila. WA 98188 ttttniMww.al.fukwla.wa.us " SITE LOCATION J Date Application Accepted: PERMIT APPLICATION NOTES - TRAFFIC CONCIURRENCY CERTIFICATE APPLICATION Applications and plaits must be complete in order to be accepted for plan review. Applications will not be accepted through the mail or by fax. **Please print;" Site Address: 501 Tukwila Parkway Tenant Name: Not selected yet Property Owners Name: JCR Development Mailing Address: 2835 -82nd Ave . S Type of Existing Use: Vacant gas station site is existing building vacant? Demolished Name: Rebecca Davidson /JCR Development Mailing Address: 2835 -82nd Ave. S.E. E-Mail Address: davidsonrs @hotmail . com associated paved parking, landscaping, utility on a 1.16 acre site. Tvpo of work: a New 0 • Addition 0 Change of use Type of Proposed Use: Strip Retail King Co. Assessor's Tax No.: CONTACT PERSON - Who do we contact when your eanenrrency certificate is ready to be issued O Remodel Size of Proposed Use: (For office use only) 022300 -0040 Suite Number: at, Mercer Island scan WA Size of Existing Us= 1.16 acres For how long? Approx . 1 year Day Telephone: 206 Zip 98040 cy Mercer Island snit WA Zip 98040 Fax Number: 206 - 267 -6061 Scope of Work (please provide detailed information): Construction of an approximate 12,012 square foot strip retail shell building and the connections and stormwater improvements 0 tenant Improvement Approx. 12,012 sq. ft. Expiration - The coneurreney test notice shall expire 90 days after issuance tntitxs Out applicant submits a SI PA or other dooamanation pursuant to TMC 21.04. Ifthe submittal is made within 90 days. the test notieoslwll he valid fbr one calendar yea from the dace issuance ofthe notice. Once the associated development permit or building permit is approved, the Weal oancanrncy certificate shall be valid far 2 years or as long as the developer possesses a valid building permit for the dcvdopmeot Extensions may be granted in accordance with TMC 9.S0. Transferability - A certificate of concutrency is not trans&reble to other land, but mny be traostbtred to new ownas'of the original land. 'A certificate of concarnarey shall apply only to the specific land use. density. and intensity described in the application for a development prradt or building permit. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TORE TRUE UNDER PENALTY OF PERJURY BY THE CAWS OF THE STATE OF WASHINGTON, AND 1 AM AUTHORIZED TO APPLY FOR THIS PERMIT. PROPERTY OWNER OR AUTHORIZED AGENT: Signature: Date: Print Name: Day Telephone: Mailing Address: City Spa Zip Date Application Expires: Staff initial& 1. CITY OF TUKWILA PUBLIC Department of Community Development 4IEARING 6300 Southcenter Boulevard, Tukwila, WA 9818gt E Pi r' Telephone: (206) 431 -3670 FAX (206) 431 -3665 �ov 0 1 2001 DESIGN E -mail: tukplan @ci. tkwila. wa. us REVIEW COMMUNiry DEVELOPMENT NAME OF PROJECT/DEVELOPMENT: 90 Andover Park East LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 501 Tukwila Parkway & Andover Park East LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 022300 - 0040 -03 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Rebecca Davidson Address: 2835 82nd Ave SE, Suite 300. Mercer Island, WA 98040 Phone: E -mail: david�, s @hotmail j om Signature: 206 - 267 -6060 FAX: 206 - 267 -6061 P'\ Planning Forms \ App i :lions \BARApp- 6 -06.doc December 4,2006 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: ��. jn11 { a_ y/$ File Number: 1.- 01-09'4 Application Complete (Date: ) Project File Number: Pp CoG -03Z Application Incomplete (Date: ) Other File Numbers: L 01 -Co 3 t G O'1 -0I' 1. CITY OF TUKWILA PUBLIC Department of Community Development 4IEARING 6300 Southcenter Boulevard, Tukwila, WA 9818gt E Pi r' Telephone: (206) 431 -3670 FAX (206) 431 -3665 �ov 0 1 2001 DESIGN E -mail: tukplan @ci. tkwila. wa. us REVIEW COMMUNiry DEVELOPMENT NAME OF PROJECT/DEVELOPMENT: 90 Andover Park East LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 501 Tukwila Parkway & Andover Park East LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 022300 - 0040 -03 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Rebecca Davidson Address: 2835 82nd Ave SE, Suite 300. Mercer Island, WA 98040 Phone: E -mail: david�, s @hotmail j om Signature: 206 - 267 -6060 FAX: 206 - 267 -6061 P'\ Planning Forms \ App i :lions \BARApp- 6 -06.doc December 4,2006 F �.` ,rv',�.p, a�}. .. APPLICATION �; 1'tt F `.Yy "� §?�, � t{ ���P�I � bg � �• � i to . A , - MATERIALS: `t 5p GtS �:�1 K�CiI' S F � ..,,} o �.. .�, a Gh'i"f.Ji"CCM �"' ri E� s `Q : . . C $ .G - pbF e4. , "S ,:A :. AY• 5YS r%�'�,•�:"r �''J` 5 �wY'#S'�dX aE��tu��.c"�`ESGI"��� fA�•( 5 �C #5��.'�^��i� "^,;' XT5 " 9` es r,p' d @ +# ".." ,�'""� � d fi�� +,y x . ,� � a � r YN�.W✓�aa ! kl,� �_,. w%5ry }XCE {} .. �t�r{k}�-, ��S58'`�4 4 J ••••- 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form and drawings (5 copies). a' 3. One set of all plans reduced to 8 1/2" by 11" or 11" by 17 ". ✓ 4. Application Fee $1,635. 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 6. SEPA Environmental Checklist if required (see SEPA Application Packet). PUBLIC NOTICE MATERIALS: 7. Payment of a $365 notice board fee to FastSigns Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 8. Payment of a $105 mailing label fee to the City of Tukwila or Provide two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple - family buildings --e.g. apartments, condos, trailer parks- -must be included (see Public Notice Mailing Label Handout). 9. If providing own labels King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. PROJECT DESCRIPTION AND ANALYSIS: ✓ 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). 11. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. ✓ 12. A written discussion of project consistency with decision criteria, see application. This is your opport to hi blight the design features of your project. t1 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines (online at . - . i , www. ci .tukwila.wa.us/dcd/dcdplan.htm) for additional information. SURVEY: ('O1\1PI.E FF. I'I'I.I(':k "I IO\ ('I11' ('KI.IS The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). P \Planning Rums \ Applications \BARApp-0647.doc June6, ZYS Check items submitted with application Information Required. • • May be waived in unusual cases, upon approval of both Public Works and Planning J 14 (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right - of -way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. (c) Existing and proposed building footprints. (d) Fire access lanes and turn- arounds per Fire Department standards. (e) Dash in required setback distances from all parcel lot lines. SITE PLAN: z `i 15 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". s. (b) Existing and proposed building footprints. - (c) Vicinity Map with site location, does not have to be to scale. — (d) Fire access lanes and turn- arounds per Fire Department standards. -- (e) Parking lots with dimensioned stalls and drive aisles. - (f) Loading and service areas. (g) Fences, rockeries and retaining walls with called out colors, height and materials. (h) Street furniture such as benches and bike racks. -- (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. (j) In MDR and HDR zones provide a development coverage calculation (maximum 50 %). LANDSCAPE PLAN: 16 (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36 ". — (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). SENSITIVE AREAS PLAN: v 17 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15 %, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36 ". - (b) Location of all required sensitive are( uffer setbacks tracts and protection measures. (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. (d Existin and proposed building footprints. CIVIL PLANS: - V. 18 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36 ". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See www.ci. tukwil a. wa. us /pubwks/bulletins /floodcontrol.pdf for further information P.\ Planning Fonns\ Applications\ BARApp-06- 07.doc June 6, 2007 Check items submitted with application Information Required. . May be waived in unusual cases, upon approval of both Public Works and Planning - v (c) Existing (dashed) and proposed (solid) topography at 2' intervals. ✓ (d) Total expected cut and fill. .. — (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. , (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to www.ci.tukwila.wa.us /pubwks /pwpermit.htm #techinfo. 6.- (g) Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. v (i) Plan, profile and cross - section for any right -of -way improvements. (j) Show planned access to buildings, driveways, fire access lanes and turn- arounds. OTHER: L.--" 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. "' 20. Color and materials board accurately representing the proposed project. " 21. A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). ✓ 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot - candles), and measures to shield adjacent properties from glare. ✓ 23. All existing and proposed signage with sign designs and locations. • • P \Planrung Forms \Applications \BARApp-06- 07.doc June 6, 2007 • POCKET' PARK S 17E STUDY Fee ' 71 cWU.fr P 1 PrrF E4-7av Derr If"( : tkliAlso u BRAUA/!7 P (&i J6ROU?, !^,e.. FO3 14- 20o-7 -• $cs►ti6 : J'/' 4z - - EXISn me, 7l1ASdf liecipactE 44,1r + �• 0 • EME E �. C SM,N 8 •' .l. Ems ■E. '. WEI EMI :.' ■� 17 i C IL . .W. 1' -6' OVERHANG ��� MEM VI. } a,�aF BUILDING, SEE ELEVATION {.� lIR U t 6. C S 1 17'-6' '7n ... . •.I . 1' -6 QVERHANG �� wrig MOE MEM N ■N WAK FASE ASP I o MP .�.. __. AT EDGES -_ .. 1 uw.IU.LlllIl MEW MI MEM �® VAN ■I '2 ■G 20' NCH POLE LICHT, TIP. RAISED CONCRETE WALK EASE ASPHALT AT EDGES ENKE RACK 8' ROUND RAISED PRECAST CONCRETE PLANTER/SEATING WALL t18' 84' -6' BUILDING 1 C 17' -6' 1 -6 OVERHANG I. ummarr 1' -6' 0: 59 I rum �I� 106110E VERTICAL �i:U reaus 36 ®�i■. ; TRANSFORMER 11 it1 I'�1 RASED CONCRETEi. •• a'D ''. PAD WITH WALK a. , .. I - ,• inn • LANDSCAP ':66400 j j. SIDEWALK :64' -0' VARIES ■. is I. s , I r ROCKERY 4 111111/ ■r 62 , - .v>NOSGAeE ... WeirmjL/�'!Jj ° TUKWILA HT MODEL 1 0 TO 175 WAIT MEDIUM BASE LAMPS MAXIMUM FIXTURE WEIGHT (150HPS) =25LB VICINITY MAP Type III COPPER CAP STEPPED CAT. N0. P10 LIGHTING FIXTURE 20' KOH POLE LICHT, TYP. SPRINKLER ALARM ON BUILDING, SEE ELEVATION 5 117' -6" 19' -0 84'-6" BUILDING R= 437.50' ' A =08'36'24 1 L =65.72' 1 EXISnNC DRNEWAY 1 1 1 1 1 1 1 1 / - _ TO GRE:N RI 0 0 o 5 w ~� �. •,.;`✓`/ RAKED CONCRETE WALK \\ ��5'�'i�lU ■���is. 8 y : ASPHALT A EDGES fUtE LANE_ _ C p BIKE RACK �� ������iG� ■� ■ ■�� ■ ■ ■-, tirilg i�i a•,_irl■�� i iin i 1 111 t►G�� ■ ■ ■R =�� ' — / \ �E 40, -0" 6' ROUND RAKED jj��\��■ `� 1 , I■■ PLANTER /$�EA E n ■ ■rl� � l Imo WALL ±16" I Mir EN a 11 1 59 10 %%% i 47 T 1 �� ini . ±18 0 7 S.F. 39 ±1625 S.F. 1 ±2159 S.F. 1 1 r�' I ,.' TRELLK VERTICAL Q 1 VERHANG C I■ 1 1 �.. O EL ���• \ ` _ 26 ±159 _ S.F. J_ 33 3 I■ 3 t I■� �t .� ■ fir ■f • ._ iIA I� Will 11 < -N Z I■K 2 5 0 ,I O � D CCN RETE ■■ a ri 1 / 1' -6 OVERHANG PI PAD WITH WALK IN '2,". 1 iii" 61 —. / T LANDSCAP .11 z Z L 1 - I II�� �i / s ' —o �I Z I MN � i ,T . — P ' r SIDEWALK y SIDEWALK ��� 5 ±1515 S �. I� ■ , IX _ o I L 6 ii 19 —0• 24 -0 , U / WW11 FASE ASRNLT 1 -� � I■� }64 -0 VA ■■ / MN Ar EDGES NMI ±1550 S.F. / I1 ■r LOW / L NEI C ,.�r ROCKERY / / ■■■/ ±1575 S.F. I / / / 8'x15' / / ge TRASH /RECYCLE / / / �•'• I� ENCLOSURE / \ N 84' '00" ET;59 E • uu. to MI ME IANE ,i• I 60' -0" PLAT SETBACK k VAN .0 ■ �• i F 02E LANE 1 ir' 111111 :. .. n ::.::::•.•1: ==-:1 ::: ,z/,. Maiiii "? 0' WIDE VERTICAL TRELLIS 3o' - 0" RELOCATE 00511145 STREET LIGHTS TO BASE OF WALK, REPLACE ARMS 1 WITH 14' ABMs 15 -0" WALK PER CITY EXISTOIO CURB 30' -0" 4'X6' TREE WELLS 4 R=50.00' A =8456'09" L =74.12' A�a p P aKW pv �cvKW - -- 0 5 5 5 5 \ 5 - t 5 5 5 5 5 5 5 5 5 5 5 5 1 \ SIDE YARD 10 FT. • 15 FT. PER PLAT 5 \ SIDE YARD, REAR YARD • 0 FT. ` 5 \\ LANDSCAPE 1 \ FRONT YARD 15 FT. 1 5 2ND FRONT YARD 15 FT. \5 `55 \ \\ 5 5 \ \ 1 S.F. . INTERIOR NONE STALL \ 795 S.F. REOUIRED \ !1,095 S.F. PROVIDED 5 5 RETAIL \ SITE - *48,476 S.F. 1 \ BUILDING - *12,114 S.F. RETAIL 1 1 COVERAGE - 25.0% OF SITE 1 5 IMPERVIOUS - ±28,998 S.F. 1 LANDSCAPE - * 6,133 S.F. 1 \ LANDSCAPE 0 PARKING - ± 1,231 S.F. 1 \ 1 1 °� PARKING - Ip @@@ $ \ ‘ 't 1 ' \ 1 t. 1 s• 1 \g 1 \ \ ' p CODE 12,114 0 1/250 S.F. = 48 1 s PROVIDED 12,114 0 1/232 S.F. = 52 1 1 5 5 5 1 5 1 1 5 5 5 5 5 5 5 5 1 5 1 1 5 5 5 5 1 JIINO APPROVED e cah be made to these itriout approval from the ing / / /Division of DCD ed;By BAP- / Z TUC 70NE FRONT YARD 15 FT. • 60 FT. PER P 2ND FRONT YARD 15 FT. • 60 FT. PER PLAT m' SITE PLAN 52 STALLS 1/228 34 STANDARD 14 COMPACT -30% 3 HANDICAP 1 LOADING 20' NORTH GREEN RIVER EVELOPN KM NO DESCRIPTION DATE DESIGN DEVELOPMENT 5 -10 -07 REVISED 9 -21 -07 CITY REVIEW SET 10 -25 -07 CITY REVISIONS 2 -07 -08 2 -08 -08 2 -14 -08 SITE PLAN File: 06029 /A2.dwg JOB NO.: 06029 SHEET NO: DATE: 7-30-07 DRAWN: SAM A -2 CHECK: RAB ° TUKWILA HT MODEL 1 0 TO 175 WAIT MEDIUM BASE LAMPS MAXIMUM FIXTURE WEIGHT (150HPS) =25LB VICINITY MAP Type III COPPER CAP STEPPED CAT. N0. P10 LIGHTING FIXTURE 20' KOH POLE LICHT, TYP. SPRINKLER ALARM ON BUILDING, SEE ELEVATION 5 117' -6" 19' -0 84'-6" BUILDING R= 437.50' ' A =08'36'24 1 L =65.72' 1 EXISnNC DRNEWAY 1 1 1 1 1 1 1 1 / - _ TO GRE:N RI 0 0 o 5 w ~� �. •,.;`✓`/ RAKED CONCRETE WALK \\ ��5'�'i�lU ■���is. 8 y : ASPHALT A EDGES fUtE LANE_ _ C p BIKE RACK �� ������iG� ■� ■ ■�� ■ ■ ■-, tirilg i�i a•,_irl■�� i iin i 1 111 t►G�� ■ ■ ■R =�� ' — / \ �E 40, -0" 6' ROUND RAKED jj��\��■ `� 1 , I■■ PLANTER /$�EA E n ■ ■rl� � l Imo WALL ±16" I Mir EN a 11 1 59 10 %%% i 47 T 1 �� ini . ±18 0 7 S.F. 39 ±1625 S.F. 1 ±2159 S.F. 1 1 r�' I ,.' TRELLK VERTICAL Q 1 VERHANG C I■ 1 1 �.. O EL ���• \ ` _ 26 ±159 _ S.F. J_ 33 3 I■ 3 t I■� �t .� ■ fir ■f • ._ iIA I� Will 11 < -N Z I■K 2 5 0 ,I O � D CCN RETE ■■ a ri 1 / 1' -6 OVERHANG PI PAD WITH WALK IN '2,". 1 iii" 61 —. / T LANDSCAP .11 z Z L 1 - I II�� �i / s ' —o �I Z I MN � i ,T . — P ' r SIDEWALK y SIDEWALK ��� 5 ±1515 S �. I� ■ , IX _ o I L 6 ii 19 —0• 24 -0 , U / WW11 FASE ASRNLT 1 -� � I■� }64 -0 VA ■■ / MN Ar EDGES NMI ±1550 S.F. / I1 ■r LOW / L NEI C ,.�r ROCKERY / / ■■■/ ±1575 S.F. I / / / 8'x15' / / ge TRASH /RECYCLE / / / �•'• I� ENCLOSURE / \ N 84' '00" ET;59 E • uu. to MI ME IANE ,i• I 60' -0" PLAT SETBACK k VAN .0 ■ �• i F 02E LANE 1 ir' 111111 :. .. n ::.::::•.•1: ==-:1 ::: ,z/,. Maiiii "? 0' WIDE VERTICAL TRELLIS 3o' - 0" RELOCATE 00511145 STREET LIGHTS TO BASE OF WALK, REPLACE ARMS 1 WITH 14' ABMs 15 -0" WALK PER CITY EXISTOIO CURB 30' -0" 4'X6' TREE WELLS 4 R=50.00' A =8456'09" L =74.12' A�a p P aKW pv �cvKW - -- 0 5 5 5 5 \ 5 - t 5 5 5 5 5 5 5 5 5 5 5 5 1 \ SIDE YARD 10 FT. • 15 FT. PER PLAT 5 \ SIDE YARD, REAR YARD • 0 FT. ` 5 \\ LANDSCAPE 1 \ FRONT YARD 15 FT. 1 5 2ND FRONT YARD 15 FT. \5 `55 \ \\ 5 5 \ \ 1 S.F. . INTERIOR NONE STALL \ 795 S.F. REOUIRED \ !1,095 S.F. PROVIDED 5 5 RETAIL \ SITE - *48,476 S.F. 1 \ BUILDING - *12,114 S.F. RETAIL 1 1 COVERAGE - 25.0% OF SITE 1 5 IMPERVIOUS - ±28,998 S.F. 1 LANDSCAPE - * 6,133 S.F. 1 \ LANDSCAPE 0 PARKING - ± 1,231 S.F. 1 \ 1 1 °� PARKING - Ip @@@ $ \ ‘ 't 1 ' \ 1 t. 1 s• 1 \g 1 \ \ ' p CODE 12,114 0 1/250 S.F. = 48 1 s PROVIDED 12,114 0 1/232 S.F. = 52 1 1 5 5 5 1 5 1 1 5 5 5 5 5 5 5 5 1 5 1 1 5 5 5 5 1 JIINO APPROVED e cah be made to these itriout approval from the ing / / /Division of DCD ed;By BAP- / Z TUC 70NE FRONT YARD 15 FT. • 60 FT. PER P 2ND FRONT YARD 15 FT. • 60 FT. PER PLAT m' SITE PLAN 52 STALLS 1/228 34 STANDARD 14 COMPACT -30% 3 HANDICAP 1 LOADING 20' NORTH GREEN RIVER Q 59' -0' Ir' 25' -D" 159' -0" M Tf fj 25 -0" 25' - 0" 25 0 PLANNING A No changes can b plans without a Planning Div Date: , ,' 312-gaw0' FLOOR PLAN 1/8' VELOPN KME NO DESCRIPTION DATE CITY REVIEW SET 10 -26 -07 CITY REVISIONS 2 -18 -08 FR EM WA N t made to theso 3 "oval from ti 13 >bon :f DCD 06029 /A3. s JOB NO.. 06029 SHEET N0: DATE: 7-30-07 B o NJ. ■ CHECK: RAB Q 59' -0' Ir' 25' -D" 159' -0" M Tf fj 25 -0" 25' - 0" 25 0 PLANNING A No changes can b plans without a Planning Div Date: , ,' 312-gaw0' FLOOR PLAN 1/8' NEMO 161=11111 MEM METAL CAP. PAINTED CONCRETE PANEL, PAINTED STANDING SEAM METAL ROOF, COPPER COLOR STEEL FASCIA, PAINT II�II IIIIIIIIIIIIIII11III 'I111111Mii11m1•.. -,..... STUCCO FINISH CANOPY WITH PAINTED i STEEL FASCIA I LOWER 2 WALKWAY SIGNACE STEEL STRUCTURE STEEL FASCIA, PAINTED ❑D TRASH ENCLOSURE, PAINT COVERED CANOPY HANGING PLANTERS WALKWAY SIGNAGE 1 STUCCO FINISHED PARAPET AND HVAC SCREEN STONE 1 BEYOND HVAC BEYOND CHANNEL ER SIGN SYSTEM WITH BACK LIGHT ILLUMINATION ETCHED INSULATED GLAZING WALL MOUNTED LIGHT FIXTURE SIGN STRUCTURE COPPER ❑E CLEAR INSULATED GLAZING IN MILL FINIISH ALUMINUM STOREFRONT SYSTEM BACK UGHTED COPULA STANDING SEAM METAL ROOF, COPPER COLOR STONE VENEER PAINTED FASCIA SOFFIT LIGHTS TO HIGHLIGHT STONE COLUMNS INSULATED CLEAR GLAZING WITHIN MILL FINISH ALUMINUM STOREFRONT TYPICAL BUILDING SECTION 216 -0" A.F.F. 213' - 6� A.F.F. A.F.F. 0 EAST /SOUTH PORTION ELEVATION 0 O • 216' ROOF UNE USING RAISED PARAPET TO SCREEN HVAC UNITS, SEE BLDG SECTIONS STUCCO FINISH SOUTHWEST PORTION ELEVATION STANDING SEAM METAL ROOF. COPPER COLOR TRASH ENCLOSURE CONCRETE PANELS, PAINT 10 Wx14'H TRELLS, PAINTED STEEL WEST ELEVATION STONE VENEER 0 COLOR BEYOND METAL CAP, PAINTED ROOF LINE BEYOND CONCRETE PANEL, PAINTED CONCRETE PANEL REVEALS 10'Wx14'H TRELLIS, PAINTED STEEL EAST /NORTH PORTION ELEVATION SOUTHEAST PORTION ELEVATION 1/8' TYP. (13 LOCATIONS) 1/8' CONCRETE N W U T BEYOND, SEE Noes plBmeRWlthoL STANDINf METAL ROOF, I� (� a WALL MOUNT U of kT) LIME 4 ME VAVFP P NO DESCRIPTION DATE CITY REVIEW SET 10 -26 -07 CITY REVISIONS 2 -14 -08 1 a 1 ttegSWid approval from tip J vision 1 DCD 13/1 ...... JOB NO.: 08029 SHEET N0: e . .r DRAWN: SAM CHECK: RAB NEMO 161=11111 MEM METAL CAP. PAINTED CONCRETE PANEL, PAINTED STANDING SEAM METAL ROOF, COPPER COLOR STEEL FASCIA, PAINT II�II IIIIIIIIIIIIIII11III 'I111111Mii11m1•.. -,..... STUCCO FINISH CANOPY WITH PAINTED i STEEL FASCIA I LOWER 2 WALKWAY SIGNACE STEEL STRUCTURE STEEL FASCIA, PAINTED ❑D TRASH ENCLOSURE, PAINT COVERED CANOPY HANGING PLANTERS WALKWAY SIGNAGE 1 STUCCO FINISHED PARAPET AND HVAC SCREEN STONE 1 BEYOND HVAC BEYOND CHANNEL ER SIGN SYSTEM WITH BACK LIGHT ILLUMINATION ETCHED INSULATED GLAZING WALL MOUNTED LIGHT FIXTURE SIGN STRUCTURE COPPER ❑E CLEAR INSULATED GLAZING IN MILL FINIISH ALUMINUM STOREFRONT SYSTEM BACK UGHTED COPULA STANDING SEAM METAL ROOF, COPPER COLOR STONE VENEER PAINTED FASCIA SOFFIT LIGHTS TO HIGHLIGHT STONE COLUMNS INSULATED CLEAR GLAZING WITHIN MILL FINISH ALUMINUM STOREFRONT TYPICAL BUILDING SECTION 216 -0" A.F.F. 213' - 6� A.F.F. A.F.F. 0 EAST /SOUTH PORTION ELEVATION 0 O • 216' ROOF UNE USING RAISED PARAPET TO SCREEN HVAC UNITS, SEE BLDG SECTIONS STUCCO FINISH SOUTHWEST PORTION ELEVATION STANDING SEAM METAL ROOF. COPPER COLOR TRASH ENCLOSURE CONCRETE PANELS, PAINT 10 Wx14'H TRELLS, PAINTED STEEL WEST ELEVATION STONE VENEER 0 COLOR BEYOND METAL CAP, PAINTED ROOF LINE BEYOND CONCRETE PANEL, PAINTED CONCRETE PANEL REVEALS 10'Wx14'H TRELLIS, PAINTED STEEL EAST /NORTH PORTION ELEVATION SOUTHEAST PORTION ELEVATION 1/8' TYP. (13 LOCATIONS) 1/8' CONCRETE N W U T BEYOND, SEE Noes plBmeRWlthoL STANDINf METAL ROOF, I� (� a WALL MOUNT U of kT) LIME 4 • PLANNED SHOPPING CENTER (MALL) "PERMANANT SIGN' MEANS ANY SIGN WHICH IS ERECTED WITHOUT A DEVELOP1AENT. AS DEFINES IN TMC 18.06.750 (SHOPPING CENTER, PLANNED). SHOPPING CENTER. PLANNED 'PLANNED SHOPPING CENTER" MEANS A GROUP OF ARCHITECTURALLY UNIFIED COMMERCIAL ESTABUSHMENTS BUILT ON A SITE WHICH IS PLANNED. DEVELOPED, D MANAGED AS AN OPERATING UNIT RELATED IN ITS LOCATION. SIZE. AND TYPE OF SHOPS TO THE TRADE AREA THAT THE UNIT SERVES. THE UNIT PROVIDES )N -SITE PARKING IN DEFINITE RELATIONSHIP TO THE TYPES AND TOTAL SIZE OF THE STORE. BUILDING IDENTIFICATION SIGNS - DISPLAYS A. VIDUAL BUSINESSES IN A PLANNED SHOPPING CENTER (MALL) SHALL BE LIMITED TO WALL MOUNTED SIGNS. THE TOTAL ALLOWED SIGNACE FOR ANY BUILDING FACE SHALL BE EOUAL TO 6% OF THE EXPOSED BUILDING FACE AREA ON WHICH THE SIGNS ARE TO BE PLACED, UP TO A MAXIMUM OF 500 SQUARE FEET. EACH BUSINESS IS PERMITTED A MAXIMUM OF FOUR SIGNS WITH NOT MORE THAN ONE SIGN FOR ANY PARTICULAR BUSINESS ALLOWED ON ANY ONE EXPOSED BUILDING .CE. NO ONE SIGN SHALL CONTAIN MORE THAN 50% OF THE ALLOWABLE SIGN AREA. UNLESS APPROVED AS A TYPE 2 DECISION. APPUCATIONS FOR SIGN PERMITS WILL BE REQUIRED TO DOCUMENT THE AREA OF THE EXPOSED BUILDING FACE ON WHICH THE SIGN IS TO BE PLACED, TOTAL ALLOWED SIGN AREA FOR THAT FACE. AREA OF ANY EXISTING SIGNS. AND AREA OF THE PROPOSED SIGN. B. BUSINESSES LOCATED ON THE PERIMETER OF A PLANNED SHOPPING CENTER (MALL) IN DETACHED. SEPARATE BUILDINGS SHALL BE ALLOWED FREESTANDING SIGNS PER MC 19.32.140C. TUKWILA SIGN CODE TYPICAL BUILDING SECTION 3/8' 5 6 WEST ELEVATION 11/8' NORTH ELEVATION 11/8' EAST ELEVATION ,1, MUM =� MI ■ IN • ELEVATION BEYOND SOUTH ELEVATION 2 1/8' 1 3 PLANNIN No changes plans without Planning Approved By: Date: 1/7 -7/7.9d 1/8' 4 3/13/2003 5:48,20 AM :VELON NO DESCRIPTION DATE CITY REVISIONS 2 -14 -D8 - . i APPReVel TENANT to thet rpproval from the i rision DCD JOB NO.: 08029 SHEE NO: .ia.MMEMMrei•J00 DRAWN: DAM — A A CHECK: RAB • PLANNED SHOPPING CENTER (MALL) "PERMANANT SIGN' MEANS ANY SIGN WHICH IS ERECTED WITHOUT A DEVELOP1AENT. AS DEFINES IN TMC 18.06.750 (SHOPPING CENTER, PLANNED). SHOPPING CENTER. PLANNED 'PLANNED SHOPPING CENTER" MEANS A GROUP OF ARCHITECTURALLY UNIFIED COMMERCIAL ESTABUSHMENTS BUILT ON A SITE WHICH IS PLANNED. DEVELOPED, D MANAGED AS AN OPERATING UNIT RELATED IN ITS LOCATION. SIZE. AND TYPE OF SHOPS TO THE TRADE AREA THAT THE UNIT SERVES. THE UNIT PROVIDES )N -SITE PARKING IN DEFINITE RELATIONSHIP TO THE TYPES AND TOTAL SIZE OF THE STORE. BUILDING IDENTIFICATION SIGNS - DISPLAYS A. VIDUAL BUSINESSES IN A PLANNED SHOPPING CENTER (MALL) SHALL BE LIMITED TO WALL MOUNTED SIGNS. THE TOTAL ALLOWED SIGNACE FOR ANY BUILDING FACE SHALL BE EOUAL TO 6% OF THE EXPOSED BUILDING FACE AREA ON WHICH THE SIGNS ARE TO BE PLACED, UP TO A MAXIMUM OF 500 SQUARE FEET. EACH BUSINESS IS PERMITTED A MAXIMUM OF FOUR SIGNS WITH NOT MORE THAN ONE SIGN FOR ANY PARTICULAR BUSINESS ALLOWED ON ANY ONE EXPOSED BUILDING .CE. NO ONE SIGN SHALL CONTAIN MORE THAN 50% OF THE ALLOWABLE SIGN AREA. UNLESS APPROVED AS A TYPE 2 DECISION. APPUCATIONS FOR SIGN PERMITS WILL BE REQUIRED TO DOCUMENT THE AREA OF THE EXPOSED BUILDING FACE ON WHICH THE SIGN IS TO BE PLACED, TOTAL ALLOWED SIGN AREA FOR THAT FACE. AREA OF ANY EXISTING SIGNS. AND AREA OF THE PROPOSED SIGN. B. BUSINESSES LOCATED ON THE PERIMETER OF A PLANNED SHOPPING CENTER (MALL) IN DETACHED. SEPARATE BUILDINGS SHALL BE ALLOWED FREESTANDING SIGNS PER MC 19.32.140C. TUKWILA SIGN CODE TYPICAL BUILDING SECTION 3/8' 5 6 WEST ELEVATION 11/8' NORTH ELEVATION 11/8' EAST ELEVATION ,1, MUM =� MI ■ IN • ELEVATION BEYOND SOUTH ELEVATION 2 1/8' 1 3 PLANNIN No changes plans without Planning Approved By: Date: 1/7 -7/7.9d 1/8' 4 3/13/2003 5:48,20 AM PAINTED PARAPET CAP PAINTED WALL NVAC UNITS TOP ROOF MEMBRAINE ±18' NOT USED NORTH -SOUTH SECTION LOOKING WEST AT GRID 3 11/8 EAST -WEST SECTION LOOKING NORTH BETWEEN GRIDS C & D LI UNITS ±48' WITH CURB ImmonoN 1/8 NQ than •I ,_ c .. - , .(, man mg ROOF PLAN 11/16' EVELOPN X Ng [ NO DESCRIPTION DATE CITY REVISIONS 2 -14-08 S tigfitiF n trINOFTMVIto the approval from th Tivision of DCD gtwg 08028 a SHEET NO.. Xn NO.: T 30-07 V ATF CHECK: RAB PAINTED PARAPET CAP PAINTED WALL NVAC UNITS TOP ROOF MEMBRAINE ±18' NOT USED NORTH -SOUTH SECTION LOOKING WEST AT GRID 3 11/8 EAST -WEST SECTION LOOKING NORTH BETWEEN GRIDS C & D LI UNITS ±48' WITH CURB ImmonoN 1/8 NQ than •I ,_ c .. - , .(, man mg ROOF PLAN 11/16' Luminaire Schedule Sy,boi Oty Lobel Lumens LLr Description 6 ME 12800 0.700 SET3_175MMxx x_ a Fi l 13 142 NO DESCRIPTION DATE 0.700 CITY REVIEW SET 10-26-07 PHOTOMETRIC PLAN JOB NO.: 08029 SHEET NO: /� A- DATE: 7 -90.07 DRA SAM CHECK: RAB Luminaire Schedule Sy,boi Oty Lobel Lumens LLr Description 6 M1 12800 0.700 SET3_175MMxx x_ a Fi l 13 142 5900 0.700 SET3_70MNxx a_ xx 4 1. 4 4 4 4 4 4 1. I. 1. L. L. b t. 4 4 4 4 L 4 I. b b 4 L 4 1. 4 t. 4 4 1. t. L 4 4 y 4 A. L b 4 Is Is 1. /t. 4 L 4 b 4 4 4 Y L 4 1{ 4 4 4 L 4 4 4 4 4 ',4 4 l N~ ` la A4 to - -4 4 -'. L i. 4 4\ is . 4 L 4 4 4 to 4 b 4 u uuuuuuuu 4 4 4 4 4 4 4 L 4 4 4 L 4 4 4 b 4 4 4 L 4 4 4 4 4 4 4 4 4 p* 4 .4 4 4 _t•. 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Dtuminonce Valuestr0 Average .1.51 Maximo, .4.8 Marino" .02 vg Min Ratio =7.55 Max /Min Rat0O.24.00 N.ar,eNC S.amnary Label Ground_Top_1 Units 1 Avg Cc 10.44 Nax I Man I Avg /oti 4.8 0.0 N.A. 1a x /Man N.A. 1 c i c rrc t Electrical Group, Inc 1,.Il ,1 1111 1... Sollr �i o�ll 1,1 111.11),Illl ' � 111..11.100 PHOTOMETRIC PLAN 1/16° 1 . 1 1 , L L b r r r Y L L L L b b b b b Is b IF r r b b Its L b Y b b * b b Y L 4 L L r to r r b b b r b b b b b B b L r L b b b b r b Is 1. 1 . 17 1. 1 ? U L Y 4 Y b Y b b b L b 4 b Is b b IF b b b L b Y 4 h 4 b b 4 Y b Y b - b b b 4 b b b 1? 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L b Ir 1. 17 17 1. 17 1. 17 11 17 1 17 17 11 1. 11 17 17 17 17 11 17 1. 11 4 .4 17 17 L b l o b ly4rb 4 b 17 11 17 14 1. 1. 17 11 14 11 11 14 17 1. 1. 11 1. _La _y l..-ar rT r L 4 L b L L L b L Y b _y_ Yob - l. Is 4 L 4 4 4 4 4 b 4 L is b Y 4 4 4 b 4 r b Y L 4 4 4 Y 4 4 L 4 b 4 4 1 1 4 4 4 4 4 1 , 1 6 b 4 r b Y b r 4 4 4 Y b r b 4 4 b b Y 4 4 L L 4 b 4 4 4 4 b Y b b b Y Y Y L ♦ Y 1 4 b 4 1 4 17 1 14 11 17 17 17 11 b Y bb 17 11 17 1. 11 14 Y b Is b Is b b b b 17 17 .4 14 • b Is Y 4 4 17 .4 1 . 1 . 1. 11 11 14 11 1 . 1. 11 4 4 Y Is 4 b b 4/ b b 4 4 Y Is Parking and Perim Itkl,*ance Values6c) Average =151 Maxim,., =4.8 Minimum =02 vg/Min Ratlo=755 Max/Mtn Ratio =24.08 Lun4nlre Schedule Symbol Oty 6 13 Label ML 112 Lumens 12800 5900 LLF 0.700 0.700 Description SET3_175044xxx xx SET3_7014Hxxx_xx Numeric Summary Label Ground_Top_1 Units Fc Avg 0.44 Max 48 Min 0.0 Avg/Nln Max /Min N.A. 9 c crr Electrical Group, Inc 1 i 1,1 : u.14t.Iin 1...511 .441.111i ARCHITECTURE and PLANNING NO DESCRIPTION CITY RENEW SET w CC ^ Q LL 0 w ` 0 Z 0 0) PHOTOMETRIC PLAN File: 06029 /Lign hnq /sl le- v2, dwq JOB NO.: 08029 SHEET NO DATE: 790-07 8AM DRAWN: ROYCE A. BERG. PRINCIPAL 3003 80TH AVE SOUTFIEA.ST MERCER ISLAND, Wk 98040 (206)2306648 FAX 2306647 DATE 10 -26-0 JCR John C. Radovich Development Company Rebecca Davidson DIRECT 206 2672669 OFFICE 206 267 6060 CELL 206 669 3773 FAX 206 267 6061 davidsonrs ©hotmail.com 2835 82nd Ave. S.E. #300, Mercer Island, WA 98040 www.jcrdevco.com